Vallejo City Council
May 26, 2026

proposed Planned Development and to the applicable standards of Chapter 15.08 (Tentative Maps) of Title 15 (Subdivisions) of the VMC.

As proposed, the Amended 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 the elements required for a tentative map set forth in VMC Section 15.08.030.

3. 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 Amended Vesting 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 Amended Vesting 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. Complies with all applicable specific standards and criteria of this Zoning Code; Facts in Support: The proposed project is located on a property zoned Planned Development and implemented by the Fairview at Northgate Master Plan, as amended. The project is consistent with the Amended Master Plan specific standards, such as setbacks, lot coverage, building height and design standards.

2. Is consistent with the general plan and any applicable approved specific plan or planned development;
Facts in support: The project site currently has a General Plan Land Use Designation of Mix of Housing Types/Medium Density (R-MH). The R-MH allows single‐family homes but with a mix of other housing types, including duplexes, triplexes, fourplexes, some smaller scale apartment buildings and small commercial spaces; or 2) primarily single‐use, multi‐family developments with common outdoor spaces and maximum

permitted residential density of 25 dwelling units per acre. the project includes 245 units; 119 detached single-family residences and 126 cluster type single-family detached homes (i.e., bungalows) with a neighborhood and linear parks and providing

10.3 units an acre. In addition to being consistent with the General Plan Land Use Designation, the project is consistent with General Plan goals and policies.

3. 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 overall design of the project complies with applicable design and development standards that have been set forth by the proposed Amended Fairview at Northgate Master Plan. The detached single-family and the cluster type residential units comply with minimum setbacks, lot coverage, overall building height, etc. and meet the design standards by incorporating different finished materials such as stucco, stone or brick veneer, cementitious lap siding or panels and cementitious board and batten siding for a high-quality development.

4. Is in substantial compliance with any applicable adopted design guidelines; Facts in support: The Amended Fairview at Northgate Master Plan provides design guidelines in the style of the Wine Country Agrarian architectural style. The proposed Amended Master Plan provides development and design standards to encourage diversity and visually interesting neighborhood street scene. The homes will incorporate different finished materials such as stucco, stone or brick veneer, cementitious lap siding or panels and cementitious board and batten siding. The architectural detailing have been used to provide visual interest and richness to the elevations. Overall, the project uses high-quality, long-lasting material that will result in quality development.

5. 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 proposed project is designed to create a cohesive grouping of structures that are visually and functionally well-related to one another, resulting in a unified and well composed urban design that incorporates a Wine Country Agrarian design. The careful consideration to site planning, building height and arrangement to ensure internal consistency. These design elements are also compatible with and

responsive to surrounding structures in the immediate area, supporting neighborhood consistency.

6. 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; and Facts in support: The development has been designed to protect the existing wetlands area located between the residential and commercial components of the Fairview at Northgate planned development by creating a 5.7-acre parcel that will be left undeveloped and preserved as open space, integrating a linear park with trails for existing and future residents to enjoy. The placement of the cluster style homes helps transition the area near Turner Parkway to a less dense development of detached single-family residences.

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

Facts in support: An Addendum to the Fairview at Northgate Project Certified EIR (SCH# 2018102007) has been reviewed and considered in compliance with CEQA.

By separate Resolution No. 26-___ adopted prior hereto, the City Council did consider the Addendum prior to making a recommendation on the Project.

Section 5. Design Review Findings
Note: In accordance with VMC Section 16.604.02 the Planning and Development Services Director has forwarded the request for Design Review to the Planning Commission. The 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;
Purpose 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 the City’s objective regulations and 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 home are designed in a ‘Wine Country Agrarian” architecture style 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 Wine Country Agrarian architectural style. The homes will incorporate different finished materials such as stucco, stone or brick veneer, cementitious lap siding or panels and cementitious board and batten siding. The architectural detailing have been used to provide visual interest and richness to the elevations. Overall, the project uses 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 south, 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, and in the neighborhood and linear parks and around the bioretention basin. 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 settling 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: Not applicable; no existing tress will be removed 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: Not applicable; no sign is proposed as part of the residential component of the development.

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.

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.

Adopted applicable design guidelines.

Facts in support: The project is consistent with the adopted design guidelines for the Fairview at Northgate Master Plan in such that the residential development incorporates a variety of different materials and colors to ensure there is a consistent and cohesive development throughout the subdivision.

B. Is consistent with any planning are zoning approvals by the director or the planning commission;
Facts in support: As mentioned above and detailed below, the increase in residential units is consistent with the overall vision and design guidelines of the formally approved Fairview at Northgate Master Plan.

C. Complies with any other relevant city policies or regulations; and Facts in support: The project complies with the General Plan Policies and the proposed amended Fairview at Northgate Planned Development.

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 Wine Country Agrarian architectural style includes a variety of different building materials such as stucco, stone or brick veneer, cementitious lap siding or panels, and board and batten siding. 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 environmental 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 Wine Country Agrarian 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 and south. The existing development to the east is classified as detached, single- and two-story homes with hip and gable roofs, with a mixture of stucco, wood and batten siding and existing development two-story multi-family development to the south. 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, and cementitious board and batten siding. 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 east and south.
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 Sulphur Springs Mountains, 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 east and south of the site. The project will incorporate common open spaces, such as a neighborhood park and a linear park adjacent to the existing wetland that will incorporate trails, to create a sense of place and provide an area for activity for future residents. 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 has been designed to protect the existing wetlands area between the residential and commercial components of the Fairview at Northgate development, by creating a 5.7-acre parcel that will be left undeveloped and preserved as open space. The open space parcel abuts a linear park with trails for existing and future residents to enjoy the natural features of the site.

Section 6. Decision
BE IT FURTHER RESOLVED that City Council hereby approves a Vesting Tentative Map Amendment (TM24-0002), Development Review (DVR24-0021), Design Review (DR24-0008), and Landscape Review (LR24-0021) for the Fairview at Northgate Development Project, subject to the conditions of approval set forth in Exhibit A to this Resolution.

Section 7. Effective Date
This resolution is effective only upon the effective date of the ordinance of the City Council of the City of Vallejo amending the Fairview at Northgate Master Plan and amending the Zoning Map to change the Zoning Districts for the property located at the southeast corner of Admiral Callaghan Lane and Turner Parkway from Regional Commercial (APNs: 0069-048-040, & -050) and Residential Medium Density (APNs:
0069-048-030) to Planned Development (PD). In the event the ordinance does not become effective, this Resolution shall be 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 OF COUNCIL OF THE CITY OF VALLEJO at a regular meeting held on March 24, 2026, with the following vote:

AYES:

NOES:

ABSENT:

ABSTAIN:

_____________________________

ANDREA SORCE, MAYOR
Attest:
_____________________________

DAWN G ABRAHAMSION, CITY
CLERK
Exhibits:

A. Conditions of Approval
B. Conditions of Approval from June 9, 2020
C. General Plan Consistency
D. Planned Development Consistency
E. Amended Vesting Tentative Map and Floor Plans – Dated December 2025

1 CONDITIONS OF APPROVAL
AMENDED VESTING TENTATIVE MAP (TM24-0002)
DEVELOPMENT REVIEW (DVR24-0008)
DESIGN REVIEW (DR24-0021)
PLANNED DEVELOPMENT AMENDMENT (PD24-0002)
LANDSCAPE REVIEW (LR24-0015)
****

FAIRVEW AT NORTHGATE
APN:0069-048-030
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 Developer 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.

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 Developer 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.

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, submit construction level plans for proposed bridge walkway connecting the residential to the commercial component of the project and provide documentation of approved agency permit(s) necessary to install bridge over wetlands. The Developer shall ensure bridge walkway are consistent to Regional Water Quality Control Board Approvals.

8. Atthe time of building permitissuance,theDeveloper shall pay all applicable park dedication (Quimby Act) and Park Impact Fees, in accordance with Chapter 3.18 – Land Dedication and Fees for Park and Recreational Purposes. The exact amount and applicability of such fees shall be determined by the City in accordance with applicable municipal code provisions and adopted fee schedules including the provision of publicly accessible parks within the project (e.g., 7.51 acres of park dedication: 1-acre

2 for the Neighborhood Park, 0.84-acres for the linear park and 5.67-acres of open space as shown in exhibit C.13 of the Planned Development Plans).

Homeowners’ Association

9. A Homeowners’ Association (HOA) shall be created for the project, which shall maintain all shared improvements, including but not limited to:
a. Private Alleyways
b. Shared Private Utilities
c. If necessary, Concrete V-Ditch (south side of project). Refer to “Offsite Drainage Ditch and Storm Drain Line” Condition above (Public Works #9) Linear Park and Linear Trail d. Private Pedestrian Paseos
e. Neighborhood Park
f. Shared/Common Landscaped Areas
g. Bio-retention Basin
h. Existing Wetlands area
Prior to final approval of the Final Map, Developer shall submit a copy of the draft CC&Rs for the HOA to the City for the City’s review and approval. City, as third-party beneficiary, shall have the power but not the obligation to enforce the HOA’s maintenance requirements and standards. The CC&Rs shall include a clause that there shall be no amendments without the City’s approval.

During Construction

10. Construction activities shall be managed in compliance with the following requirements:
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 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 to ensure compliance with the requirements for construction activity in Subsection 16.502.12.D.1., Maximum Noise Level for Temporary Construction Activity, or as otherwise restricted as part of an approval. 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.

11. Construction, demolition, and related loading/unloading activities that may generate noise shall be limited to the following: 7 a.m. and 6 p.m., Monday- Friday, Saturday 9 am- 6 pm. No construction is to occur on Sunday or federal holidays. Construction equipment noise levels shall not exceed the City’s maximum allowable noise levels.

12. The fencing for construction sites shall not be installed until a building permit or grading permit has been issued and shall be removed priorto final inspection. In the eventthat the building permits expire before the construction is completed, the Planning and Development Services Director may issue a

3 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

13. 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:
• Fencing/wall layout and details
• Locations and sizes for irrigation services
• Sight distance constraints for fencing and landscaping • Depth of cover and tree setbacks over water, sewer and storm drain lines in landscape areas

14. Landscape plans shall include landscaping for the Neighborhood Park and Linear Park.

15. Prior to the final building inspection (of the last residential unit of) the subdivision, the landscape architect shall provide a Certificate of Completion and Certificate of Installation according to the Landscape Documentation in accordance with VMC Chapter 16.504.09: Water Efficient Landscape Requirements. The documentation shall include the following:
a. Irrigation Scheduling (VMC Section 16.504.11)
b. Schedule of Landscape and Irrigation Maintenance (VMC Section 16.504.08) c. Landscape Irrigation Audit Report (VMC Section 16.504.13) d. Soil Management Report (VMC Section 16.504.10)

16. Prior to final building inspection of each residential unit, all landscaping and irrigation shall be installed for each said unit, in accordance with the approved plans.

17. The HOA shall ensure all HOA 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 as 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 as 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

4 planting installation, approved landscaping plan, or as approved by the director. (VMC Section 16.504.08 (D))

18. Litter shall be removed from all landscaped areas in a timely fashion. (VMC Section16.504.08 (B))

19. 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))
Fences and Screening

20. Prior to final building inspection of each residential unit, fencing shall be installed per approved plans.

21. Fencing shall be continuously maintained with no sign of rust or disrepair. Any graffiti shall be removed within forty-eight hours of discovery by the property manager. (VMC Section 16.505.02 (B)).

22. 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:

23. Exterior residential lighting shall be designed, located, and installed to be directed downward or toward structures, be shielded orfully shielded, and shall be well-maintained in orderto 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 described in VMC Chapter 16.506 – Lighting and Glare.

General Conditions

24. The development of the subdivision shall be subject to the development standards of the Fairview at Northgate Planned Development Master Plan.

25. The project shall implement the following applicable Mitigation Measures prior to site disturbance or issuance of a building permit, as required by the adoptedMitigation Monitoring and Reporting program and as cited in the Addendum to the Fairview at Northgate EIR:
- Aesthetics

1. AES-1: Lighting Plan
- Air Quality

1. AQ-1: Bay Area Air Quality Management District (Air District) Basic Construction Measures

5 2. AQ-2: Bay Area Air Quality Management District (Air District) Additional Construction Mitigation Measures
- Biological Resources

1. BIO-1: Nesting Birds

2. BIO-2: Wetland Permits

3. BIO-3: Wetland Compensation

4. BIO-4: Construction Fencing

5. BIO_5: Construction Staging
- Cultural Resources

1. CUL-1: Cultural Awareness Training Program

2. CUL-2: Cultural Resources Construction Monitoring

3. CUL_3: Discovery of Unknow Resources

4. CUL-4: Discovery of Human Remains
- Geology and Soils

1. GEO-1: Geotechnical investigation

2. GEO-2: Paleontological Monitor
- Greenhouse Gases

1. GHG-1: Electrical Powered Landscape Equipment

2. GHG-2: Health Emissions

3. GHG-3: Vehicle Trip Reduction

4. GHG-4: Traffic Calming

5. GHG-5: Pedestrian Connectivity

6. GHG-6: Internal trails

7. GHG-11: Additional GHG Emissions Reduction Measures

8. GHG-12: GHG Emission Offsets
- Hydrology and water Quality

1. HYD-1: Construction Water Quality Plan

2. HYD-2: Stormwater Control Plan

3. HYD-3: Final Drainage Plan
- Noise

1. Noi-1: Construction Noise
- Transportation

1. TR-1: roadway Improvements

2. TR-2: Initial Signal Timing Study

3. TR-4: New Bus Pull-Out
Specific actions related to each Mitigation Measure cited above shall also include the following:
a. Project action to ensure light and glare impacts do not adversely affect visual quality of the areas or wildlife including nesting birds (Implementation of Mitigation Measure[MM] AES-1:

Lighting Plan):
i. Prior to issuance of a building permit, the project applicant shall submit, to the satisfaction of the Planning & Development Services Director, a lighting plan for the project site demonstrating that outdoor lighting fixtures will not cause substantial glare and light spillover to surrounding properties including the open space area. At the Director’s discretion the lighting plan can be broken up into commercial and residential components. The plan shall include photometric contours, manufacturer’s specifications on the fixtures, and mounting heights.

b. Project action for reducing construction emissions (Implementation of MM AQ1-: Bay Are Air Quality Management District [Air District] Basic Construction Measures):

6 i. Prior to any grading activities, the applicant shall prepare and implement a Construction Management Plan that includes the Air District Basic Construction Mitigation Measures to minimize construction related emissions. This plan shall first be reviewed and approved by the Director of Public Works/City Engineer. The Air District Basic Construction Mitigation Measures are:

1. All exposed surfaces (e.g., parking areas, staging areas, soil piles, graded areas, and unpaved access roads) shall be watered two times per day.

2. All haul trucks transporting soil, sand, or other loose material off-site shall be covered.

3. All visible mud or dirt track-out onto adjacent public roads shall be removed using wet power vacuum street sweepers on an as-needed basis. The use of dry power sweeping is prohibited.

4. All vehicle speeds on unpaved roads shall be limited to 15 mph.

5. All roadways, driveways, and sidewalks to be paved shall be completed as soon as possible. Building pads shall be laid as soon as possible after grading unless seeding or soil binders are used.

6. Idling times shall be minimized either by shutting equipment off when not in use or reducing the maximum idling time to 5 minutes (as required by the California airborne toxics control measure Title 13, Section 2485 of California Code of Regulations [CCR]). Clear signage shall be provided for construction workers at all access points.

7. All construction equipment shall be maintained and properly tuned in accordance with manufacturer’s specifications. All equipment shall be checked by a certified mechanic and determined to be running in proper condition prior to operation.

8. Post a publicly visible sign with the telephone number and person to contact atthe Lead Agency regarding dust complaints. This person shallrespond and take corrective action within 48 hours. The Air District’s phone number shall also be visible to ensure compliance with applicable regulations. c. Project action to further reduce construction emissions ( Implementation of MM AQ-2: Bay Area Quality Management district [Air District] Additional construction Mitigation Measures):
i. Prior to the issuance of any grading permits, the applicant shall prepare and implement a Construction Management Plan that includes the Air District Additional Construction Mitigation Measures to minimize construction-related emissions. This plan shall first be reviewed and approved by the Planning & Development Services Director. The applicable AirDistrict AdditionalConstruction Mitigation Measures are:

1. The simultaneous occurrence of excavation, grading, and ground disturbing construction activities on the same area at any one time shall be limited.

Activities shall be phased to reduce the amount of disturbed surfaces at any one time.

2. Idling time of diesel-powered construction equipment shall be limited to two minutes.

3. The project shall develop a plan demonstrating that the off-road equipment (more than 50 horsepower) to be used in the construction (i.e., owned, leased, and subcontractor vehicles) will meet United States Environmental Protection Agency Tier 4 final off-road emissions standards or would achieve a project-wide fleet-average 20 percent NOX reduction and 45 percent PM reduction compared to the most recent CARB fleet average. Acceptable

7 options for reducing emissions include the use of late model engines, lowemission diesel products, alternative fuels, engine retrofit technology, aftertreatment products, add-on devices such as particulate filters, and/or other options as such become available.

4. Use low VOC (i.e., ROG) coatings beyond the local requirements (i.e., Air District Regulation 8, Rule 3: Architectural Coatings).

5. Requiring that all construction equipment, diesel trucks, and generators be equipped with Best Available Control Technology for emission reductions of NOX and PM.

6. Require the lifting and placing of HVAC units on the roof of the proposed Costco building via helicopter to only occur when no other excavation, grading, and ground-disturbing construction activities are being conducted on the project site.
d. Project action for protection of Nesting Birds (implementation of MM BIO-1: Nesting Birds):
i. Project activities should be initiated outside of the nesting season to the extent feasible (September 1 -January 31). However, if vegetation removal, grading, or initial ground-disturbing activities must be conducted during the nesting season, a preconstruction nesting bird survey shall be conducted by a qualified biologist prior to vegetation removal or initial ground disturbance. Nesting habitat may include grasslands, shrubs, trees, snags and open ground. The survey should be conducted in a sufficient area around the worksite to identify the location and status of any nests that could potentially be affected by Project activities. ii. If active nests are found within the project limits of impact or close enough to these areas to affect breeding success, a work exclusion zone shall be established around each nest by a qualified biologist and confirmed by the City. Established exclusion zones shall remain in place until all young in the nest have fledged or the nest otherwise becomes inactive (e.g., due to predation). Appropriate exclusion zone sizes vary dependent upon bird species, nest location, existing visual buffers and ambient sound levels, and other factors; an exclusion zone radius shall be a minimum of 25 feet (for common, disturbance-adapted species) or as large as 250 feet or more for raptors. Exclusion zone size may also be reduced from established levels if supported with nest monitoring by a qualified biologist indicating that work activities outside the reduced radius are not adversely impacting the nest. e. Project Action for wetland protection (Implementation of MM BIO-2: Wetlands Parmit, BIO3: Wetland Compensation, BIO-4: Construction Fencing, and BIO-5: Construction Staging):
i. BIO-2: Wetland Permits: Prior to the approval of grading permits or improvement plans, the applicant shall provide, to the satisfaction of the Planning and Development Services Director, evidence that the U. S. Army Corps of Engineers (USACE), California Department of Fish and Wildlife (CDFW), and the San Francisco Regional Water Quality Control Board (RWQCB) have been notified in writing regarding the existence of wetlands on the property. Any permits required shall be obtained and copies submitted to the Director prior to any equipment staging, clearing, grading, or excavation work. The permit shall include authorization for temporary construction work within the wetland area.

8 ii. BIO-3: Wetland Compensation: Prior to the approval of grading permits or improvement plans, the applicant shall submit to the satisfaction of the Planning and Development Services Director evidence that the following measures have been completed:

1. Provide written evidence that compensatory mitigation has been established through the purchase of mitigation credits at a qualified wetland mitigation bank established by and in agreement with the U. S. Army Corps of Engineers (USACE) and the San Francisco Regional Water Quality Control Board (RWQCB). The purchase of credits shall be a minimum of a 1:1 ratio or equal to the amount necessary as determined by USACE and RWQCB to replace impacted jurisdictional wetlands including compensation for temporal loss in accordance with approved regulatory permits (e.g., Regional Water Quality Control Board Section 401 Water Quality Certification, US Army Corps of Engineers 404 Permit, and California Department of Fish and Game Section 1602 Lake and Streambed Alteration Agreement) (minimum 1:1 ratio; more if required by other agencies). The total amount of impacted jurisdictional wetlands, as determined by the regulatory agencies, shall be replaced in accordance with the total amount of impacted acreage.
iii. BIO-4: Construction Fencing. Prior to approval of grading or improvement plans, the applicant shall submit to the satisfaction of the Planning & Development Services Director evidence that the following measures have been completed:

1. The grading or improvement plans shall identify the location of protective construction fencing. High visibility and silt fencing shall be erected at the edge of the construction/maintenance footprint if work is anticipated to occur within 50 feet of the preserved jurisdictional features and riparian areas. A qualified biological shall be present during the fence installation and during any initial grading or vegetation clearing activities within 50 feet of jurisdictional features and riparian areas which are proposed for avoidance. Temporary construction activities related to the transfer of graded soil material and equipment to and from the commercial and residential areas shall be described and included in the permit issued for grading and encroachment in the wetland area. The crossing shall be limited to a single span in a single location and shall not be moved during any grading activities. The span shall be fenced and marked and shall be removed at the earliest feasible time upon the completion of grading. The span shall be installed, operated, and removed to minimize disturbance to the wetland area to the maximum extent feasible.
iv. BIO-5: Construction Staging. Prior to the approval of grading permits or improvement plans, the applicant shall submit to the satisfaction of the Planning & Development Services Director evidence that the following measures have been completed:

1. All equipment shall be stored, fueled and maintained in a vehicle staging area 300 feet (or the maximum distance possible) from any wetland feature.

The staging area shall be no closer than 200 feet unless a bermed area is constructed between it and the wetland. Within the staging area the refueling areas shall be lined to prevent fuel contamination and hazardous

9 material absorbent pads shall be available in the event of a spill. The grading or improvement plans shall include a note clearly stating the requirements for the staging area distances, berming requirements, and use of liner in the refueling areas.
f. Project actions for Archeological Discoveries (CUL-1: Cultural Awareness Training Program, CUL-2: Cultural Resources Construction Monitoring, CUL-3: Discovery of Unknown Resources, CUL-4: Discovery of Human Remains):
i. CUL-1: Cultural Awareness Training Program: Prior to the issuance of grading permits, a Cultural Awareness Training Program shall be provided to all construction managers and construction personnel prior to commencing ground disturbance work at the project site. The training shall be prepared and conducted by a qualified archaeologist to the satisfaction of the City of Vallejo Planning & Development Services Department. The training shall be a length of time adequate to explain applicable statutes, regulations, enforcement provisions; the prehistoric and historic environmental setting and context, local tribal groups; show sample artifacts; and what prehistoric and historic archaeological deposits look like at the surface and when exposed during construction. The training may be discontinued to new workers to the site when ground disturbance is completed. Construction personnel shall not be permitted to operate equipment within the construction area unless they have attended the training. The entity responsible for the training shall extend an invitation to the Yocha Dehe Wintun Nation to be present during the training program. A list of the names of all personnel who attended the training and copies of the signed acknowledgment forms shall be submitted to the City Planning & Development Services Department for their review and approval. ii. CUL-2: Cultural Resources Construction Monitoring: During mass grading activities, a qualified archaeologist and Native American Monitor shall be continuously present onsite, and on-call during trenching activities, to observe disturbance areas. The applicant shall provide to the satisfaction of the Director of Planning & Development Services that a Native American Monitor from the Yocha Dehe Wintun Nation has been retained orthat every reasonable effort has been made to retain a Native American Monitor. The qualified archaeologist or contractor shall halt work in the immediate vicinity if artifacts, exotic rock, shell or bone are uncovered during the construction. In the event such cultural resources are unearthed during ground disturbing activities, and the qualified archaeologist is not in that location, the project operator shall cease all ground-disturbing activities within 50 feet of the find and immediately contact the qualified archaeologist and the Native American Monitor. Work shall not resume until the potential resource can be evaluated by the qualified archaeologist and Native American Monitor. The qualified archaeologist shall be empowered to halt or redirect ground-disturbing activities away from the vicinity of the find until the qualified archaeologist has evaluated the find, determined whether the find is culturally sensitive, and designed an appropriate short-term and long-term treatment plan in consultation with the Native American Monitor. The significance of the find shall be determined by the archaeologist and monitor. If determined to be significant the archaeologist shall prepare a treatment plan in consultation with local experts, Native American Representatives, and the City Planning & Development Services Department.
iii. CUL-3: Discovery of Unknown Resources: The project applicant shall continuously comply with the following requirement: In the event that unanticipated cultural or

10 tribal cultural resources are encountered during the course of grading or construction, the project operator/contractor shall cease any ground-disturbing activities within 50 feet of the find. Cultural and/or tribal cultural resources may include prehistoric archaeological materials such as flaked and ground stone tools and debris, shell, bone, ceramics, and fire affected rock, as well as historic materials such as glass, metal, wood, brick, or structural remnants. A qualified archaeologist shall evaluate the resource and recommend appropriate treatment measures, as appropriate.
iv. CUL-4: Discovery of Human Remains: The project applicant shall continuously comply with the following: If human remains are uncovered during ground-disturbing activities, the project proponent shall immediately halt work and contact the Solano County Coroner to evaluate the remains, and follow the procedures and protocols set forth in Section 15064.5 (e)(1) of the CEQA Guidelines. The City of Vallejo Police Department and City of Vallejo Planning & Development Services Department shall be contacted immediately after contact or attempted contact with the County Coroner. All excavation activities on the project site shall cease. If the County Coroner determines that the remains are Native American, the Native American Heritage Commission shall be notified, in accordance with Health and Safety Code Section 7050.5, subdivision (c), and Public Resources Code 5097.98 (as amended by AB 2641). No further excavation activity shall occur on the site or any nearby area reasonably suspected to overlie adjacent human remains until consultation is complete with the most likely descendant, the Coroner and the City Planning & Department Services Department staff. Authorization to resume construction shall only be given by the City after consultation with the most likely descendent and shall include implementation of all appropriate measures to protect any possible burial sites or human remains.
g. Project specific actions for Seismic Hazards and Paleontological Resources/Unique Geological Features (implementation of MM GEO-1: Geotechnical Investigation and GEO-2:

Paleontological Monitor):
i. GEO-1: Geotechnical Investigation. Prior to construction, the project applicant shall prepare a design-level geotechnical investigation and a final geotechnical report with site-specific recommendations, which must be reviewed and approved by the City of Vallejo prior to issuance of any grading permit. All recommended remedial grading measures identified in the ENGEO reports dated April 17, 2017, shall be updated to reflect current building code requirements and be implemented unless alternative techniques developed by a certified geotechnical engineer or engineering geologist are identified as part of the final geotechnical report. ii. GEO-2: Paleontological Monitor: Prior to the issuance of a grading permit, the project applicant shall, to the satisfaction of the Planning & Development Services Director, provide evidence that a qualified paleontologist has been retained to monitor mass grading and construction activities. The paleontological monitor may periodically inspect construction activities to adjust the level of monitoring in response to subsurface conditions. In the event that any potentially significant paleontological resources are discovered, the paleontological monitor shall stop work inside a zone designated by him/her where additional paleontological resources could be found. A plan for the evaluation of the resource shall be submitted to the Planning & Development Services Director for approval. In the event that a paleontological resource (fossilized invertebrate, vertebrate, plan or microfossil) is found during

11 construction, excavation within 50 feet of the find shall be temporarily halted or diverted until the discovery is evaluated. Upon discovery, the Planning & Development Services Director shall be notified immediately, and a qualified paleontologist shall be retained to document and assess the discovery in accordance with Society of Vertebrate Paleontology’s 2010 Standard Procedures for the Assessment and Mitigation of Adverse Impacts to Paleontological Resources, and determine procedures to be followed before construction is allowed to resume at the location of the find. If determined to be significant, the paleontologist will prepare an excavation plan for mitigating the Project’s impact on this resource, including preparation, identification, cataloging, and curation of any salvaged specimens.
h. Project specific actions for Greenhouse Gas (GHG) Emissions (Implementation of MM GHG1: Electric Powered Landscape Equipment, GHG-2: Hearth Emissions, GHG-3: Vehicle Trip Reduction, GHG-4: Traffic Calming, GHG-5: Pedestrian Connectivity, GHG-6:

Internal Trails, GHG-11: Additional GHG Emissions reduction Measure, GHG-12: GHG Emissions Offsets) :
i. GHG-1: Electric Powered Landscape Equipment: Prior to issuance of building permits, the project applicant shall prepare and submit building plans to the City of Vallejo Chief Building Official that demonstrate that all new structures have outdoor electrical outlets that are accessible to maintenance workers and landscapers front and back exteriors of all residential and nonresidential structures to allow the use of electric-powered equipment.
ii. GHG-2: Hearth Emissions: Prior to the issuance of building permits, the building official shall confirm that the applicable project plans and specifications do not include wood-burning and natural gas hearths.
iii. GHG-3: Vehicle Trip Reduction: The project applicant shall submit a qualifying Commute Trip Reduction (CTR)/Transportation Demand Management (TDM) plan prepared by a qualified transportation consultant acceptable to the City to reduce vehicle trips by 17.8 percent. The TDM plan shall be approved by the City of Vallejo Public Works Director prior to the issuance of occupancy permits and incorporated into the project’s Covenants, Conditions, and Restrictions (CC&Rs). The TDM plan shall discourage single occupancy vehicle trips and encourage alternative modes of transportation such as carpooling, taking transit, walking, and biking. The TDM plan shall include a requirement for annual reporting to theCity PlanningDivision showing good faith compliance with plan requirements. The TDM plan may be modified with the City’s agreement, provided that no additional trips are generated. Examples of trip reduction measures for residential uses may include, but are not limited to:

1. Provide a ride-matching assistance program that will include ride-matching through a website and/or social media site and/or advertisements in community common areas;

2. Provide a school trip matching program via the Homeowners Association (HOA) and the local schools to match local students together for potential carpools through the HOA, PTA, and school website and/or social media site and/or promotion at the local schools;

3. Establish a Transit Management Association, such as through a HOA, to promote, manage, and monitor transit and mobility services and

12 infrastructure, such as through distributing information to homeowners on transit options or through posters in inform the public; and

4. The Transit Management Association shall work with local automotive dealers to help promote CNG electric and hybrid electric vehicles, such as requesting that dealers offer incentive programs to residents of the project. iv. GHG-4: Traffic Calming: The project developers shall integrate the traffic calming measures as shown in the Project Application materials into the community-wide circulation network to promote reduced speeds and encourage pedestrian and bicycle trips. Prior to the issuance of building permits, the building official shall confirm with the Public Works Director that the applicable project improvement plans and specifications include the traffic calming measures shown in the Project Application materials such as marked crosswalks, count-down signal timers, curb extensions, speed tables, raised crosswalks, raised intersections, median islands, tight corner radii, roundabouts or mini-circles, on-street parking, planter strips with street trees, chicanes/chokers, and others where applicable. v. GHG-5: Pedestrian Connectivity: The project developers shall provide as part of the project and consistent with City requirements and limitations, sidewalks and crosswalks at all streets (along with general pedestrian connectivity throughout the project) to encourage pedestrian travel and offer an alternative to vehicle trips. vi. MM GHG-6: Internal Trails: The project developers shall construct a multipurpose internal trail system that includes an off-road multi-use trail and bike lanes within the street right-of-way.
vii. GHG-11: Additional GHG Emissions Reduction Measures: The proposed project shall include, but not be limited to, the following list of Project Design Features, which shall be incorporated into the project to ensure compliance with Air District GHG thresholds. The project applicant may submit a report to the City, prepared by a qualified independent consultant, that substantiates why specific measures are considered infeasible at that pointin time and identify alternate measures that would achieve equivalent reductions. The recommended measures for reducing operational GHG emissions are listed below. The recommended measures may be updated as new technologies or methods become available,to the satisfaction ofthe Planning & Development Services Director. The project applicant shall be required to implement the following:

1. Energy Efficiency Measures
a. Include conduits and space for the future addition of energy storage to optimize renewable energy generation systems and avoid peak energy use. Electrical panels should appropriately be sized to allow for future expanded use. This measure shall be verified prior to building permit issuance.
b. The City shall verify before issuance of all residential building permits that where appliances are offered by residential project developers, Energy Star-rated appliances (or other equivalent technology) for clothes washers, dishwashers, refrigerators, and fans shall be installed in the residences.
c. The City shall verify before issuance of all residential and nonresidential building permits that high-efficiency light bulbs and lighting fixtures are installed in residential and non-residential

13 buildings. High-efficiency light bulbs include compact fluorescent lamps (CFLs), light-emitting diodes (LED), and other light bulbs that provide an energy efficiency of at least 75% compared to traditional incandescent bulbs.
d. The City shall verify before issuance of building permits that buildings comply with Title 24 Building Energy Efficiency Standards, which includes energy-efficient design practices such as highperformance glazing. Energy Star compliant systems, radiant heat roof barriers (including but not limited to high albedo white thermoplastic polyolefin roof membrane), high efficient HVAC with hot-gas reheat, insulation on all pipes, programmable thermostats, solar access, shading of HVAC systems from direct sunlight, use of formaldehyde-free insulation, use of recycled content gypsum board, sealed ducts, orientation of building and incorporation of landscaping to maximize passive solar (heating during cool seasons, and minimize heat gain during hot season), and designs that take advantage of prevailing winds.
e. The project developers shall site and design buildings to take advantage of daylight where feasible and consistent with building purpose.
f. The project developers shall use lighter-colored paving or open grid paving materials for surface parking areas or break up large expanses of paved area with shade trees or shade structures or use light-colored roofing materials.

2. Water Efficiency Measures
a. To the extent feasible, project developers shall landscape to preserve natural vegetation and maintain watershed integrity. This measure shall be verified prior to building permit issuance. b. The project shall use native species and drought-tolerant species for a minimum of 50 percent of the ornamental plant palette in nonturf areas for all retail, common, and public areas, and residential front-yard landscaping to minimize water demand.

3. Solid Waste Measure
a. Reuse, recycle, and divert construction waste, and use locally sourced building materials with a high recycled material content to the greatest extent feasible (including, but not limited to, soil, vegetation, concrete, lumber, metal, and cardboard). This measure shall be verified prior to grading permit issuance.
b. Provide interior and exterior storage areas for recyclables and adequate recycling containers located in public areas. Recycling bins in the storage areas shall be included to promote recycling of paper, metal, glass, and other recyclable material. These bins shall be emptied and recycled accordingly as part of the proposed project’s regular solid waste disposal program. The project applicant or its successor in interest shall only contract for waste disposal services within a company that recycles waste in compliance with AB 341. This measure shall be implemented prior to issuance of an occupancy permit.

4. GHG Reduction Education and Information

14 a. The project applicant or its successors or the HOA shall maintain a Fairview website that includes, but is not limited to, information about greenhouse gas (GHG) reduction opportunities to help educate project residents, as well as schools, other agencies, and businesses with facilities on the project site.
b. The project applicant or its successors or the HOA shall include on the Fairview website information about rebates and low interest loans to residents that make energy-saving improvements to their homes.
c. The project applicant or its successors or the HOA shall include on the Fairview website information about the air quality and greenhouse gas benefits of electric landscape maintenance equipment.
d. The project applicant or its successors or the HOA shall include on the Fairview website educational information on energy and water conservation and efficiency for project residents, customers, tenants, and large energy users.
e. The project applicant or its successors or the HOA shall include in the Fairview website information about energy conservation and financial incentive programs.
viii. GHG-12: GHG Emissions Offsets: The project applicant shall purchase and retire GHG offsets to reduce the project’s GHG emissions for the first 30 years below the Air District’s thresholds of significance (i.e., below 1,100 MTCO2e per year, or 4.6 MTCO2e per service population per year [as adjusted for post-2020 GHG reduction targets], or the latest applicable threshold at the time). GHG offsets shall be purchased either with a lump sum payment prior to occupancy for the entire 30-year period, or on an annual basis for a period of thirty years from project occupancy. If annual payments are made, evidence of the purchase of GHG offsets for the first year of occupancy shall be submitted to the satisfaction of the Planning & Development Services Director prior to the issuance of occupancy permits. Evidence of the GHG offsets years 2-30 shall be submitted annually on or before the anniversary of the occupancy permit (or as adjusted by the Planning & Development Services Director).

GHG offsets shall be consistent with the performance standards and requirements set forth below.

1. The GHG offsets shall be secured from an accredited registry that is recognized by the California Air Resources Board (CARB) or a California air district, or from an emissions reduction credits program that is administered by CARB or a California air district.

2. The GHG offsets shall represent the past reduction or sequestration that is “not otherwise required,” in accordance with California Environmental Quality Act (CEQA) Guidelines Section 15126.4(c)(3).

3. The GHG offsets shall be real, permanent, quantifiable, verifiable, and enforceable.

4. Recognizing that future regulatory mandates, technological advances, new renewable energy programs, or final project design features would likely result in GHG emissions that are lower than the levels presented in this EIR, the project applicant may prepare a final project GHG emissions inventory

5. prior to issuance of the certificate of occupancy. The inventory shall be subject to verification by a City-approved third party (at applicant expense), with the final emissions estimates dictating the increment to be mitigated

15 through purchase of GHG offsets. The offsets must also be secured by the applicant and verified by the City prior to issuance of the certificate of occupancy, thus providing full mitigation prior to completion of the project. i. Project specific actions for water quality standards (Implementation of MM HYD-1:

Construction Water quality Plan, HYD-2: Stormwater Quality Control Plan, HYD-3: Final Drainage Plan):
i. HYD-1: Construction Water Quality Plan: Prior to issuance of any grading permit, the applicant shall submit to the satisfaction of the Public WorksDirector, a Storm Water Pollution Prevention Plan (SWPPP) that satisfies the requirements of the National Pollutant Discharge Elimination System (NPDES) and State General Permit for construction. The SWPPP shall incorporate Best Management Practices (BMPs) to control runoff and sedimentation. The SWPPP shall identify specific types and sources of storm water pollutants, determine the location and nature of potential impacts, and specify appropriate control measures to eliminate any potentially significant impacts on receiving water quality from storm water runoff. The SWPPP shall comply with the most current standards established by the San Francisco RWQCB. The BMPs shall be selected from a menu according to site requirements and shall be subject to approval by the Public Works Director and San Francisco RWQCB. Additionally, the project applicant shall provide to the satisfaction of the Public WorksDirector, evidence of a WasteDischarged Identification (WDID) number generated from the State Regional Water Quality Control Board’s Stormwater Multiple Application & Reports Tracking System (SMARTS). This serves as the Regional Water Quality Control Board approval or permit under the National Pollutant Discharge Elimination System (NPDES) construction stormwater quality permit.
ii. HYD-2: Stormwater Quality Control Plan: Prior to issuance of a grading permit or approval of improvement plans, the project applicant shall submit to the satisfaction of the Public Works Director, a final Storm Water Quality Plan (SWQP), either within the Final Drainage Plan or as a separate document that identifies how this project will meet the City’s MS4 permit obligations. Site design measures, source control measures, and Low Impact Development (LID) standards, as necessary, shall be incorporated into the design and shown on the grading or improvement plans. In addition, per the MS4 permit, projects creating and/or replacing one acre or more of impervious surface (excepting projects that do not increase impervious surface area over the pre project condition) are also required to demonstrate hydromodification management of stormwater such that post-project runoff is maintained to equal or below pre-project flow rates for the 2 year, 24-hour storm event, generally by way of infiltration, rooftop and impervious area disconnection, bioretention, and other LID measures that result in post-project flows that mimic pre-project conditions. For the commercial area, specific source control measures for trash storage areas and the gas station shall be identified in the SWCP.
iii. HYD-3: Final Drainage Plan: Prior to the approval of grading permits or improvement plans, the applicant shall submit to the satisfaction of the Public Works Director a Final Drainage Plan to demonstrate the ability of the planned on-site storm water drainage facilities to adequately collect on-site storm water flows in accordance with all applicable standards and requirements. The final drainage plan shall demonstrate that the new storm water drainage facilities can satisfy the Regional Water Quality Control Board’s Municipal Regional Permit (MRP) requirements by:

16 Minimizing impervious surfaces, as feasible, and directing flows to Integrated Management Practices (IMPs); Integrating appropriately sized IMPs to ensure postdevelopment flows do not exceed pre-development flows; and Incorporating bioretention in combination with site planning, minimizing impervious areas, and dispersion of runoff to meet Low Impact Development (LID) requirements. j. Project specific actions for noise (Implementation of MM NOI-1: Construction Noise):
i. Prior to the start of grading, the Construction Manager shall provide evidence acceptable to the City of Vallejo Public Planning & Development Services Director (“Director”), that:

1. Construction activities shall be restricted to day time hours of between 7:00 a.m. and 6:00 p.m. Mondays through Saturdays. No construction activity shall occur on Sundays or on federal holidays.

2. Prior to the start of construction activities, the construction contractor shall:
a. Maintain and tune all proposed equipment in accordance with the manufacturer’s recommendations to minimize noise emission. b. Inspect all proposed equipment and should fit all equipment with properly operating mufflers, air intake silencers, and engine shrouds that are no less effective than as originally equipped by the manufacturer.
c. Post a sign, clearly visible at the site, with a contact name and telephone number of the City of Vallejo’s authorized representative to respond in the event of a noise complaint.
d. Place stationary construction equipment and material delivery in loading and unloading areas as far as practicable from the residences.
e. Limit unnecessary engine idling to the extent feasible. f. Use smart back-up alarms, which automatically adjust the alarm level based on the background noise level or switch off back-up alarms and replace with human spotters.
g. Use low-noise emission equipment.
h. Limit use of public address systems.
i. Minimize grade surface irregularities on construction sites. k. Project specific action for transportation( Implementation of MM TR-1: Roadway Improvements, TR-2: Initial Signal Timing Study, TR-4: New Bus Pull-Out):
i. TR-1: Roadway Improvements: Prior to the issuance of occupancy permits, the applicant shall construct, to the satisfaction of the Public Works Director, the following roadway improvement:

1. Admiral Callaghan Lane at Turner Parkway – Add a northbound right-turn pocket lane and modify the geometry of the westbound approach to provide a right-turn lane, one left-turn lane and one left-turn pocket. ii. TR-2: Initial Signal Timing Study: Prior to the issuance of Occupancy Permits, the City shall initiate a signal timing study for the proposed traffic signal and the existing traffic signals. The timing study shall include the same traffic signals included in the Transportation Impact Analysis prepared for the project. This study is to assist the

17 City in optimizing traffic flow in the project vicinity and provide a baseline for a postoccupancy signal coordination study. iii. TR-4: New Bus Pull-Out: Priorto issuance of occupancy permits,the applicant shall, to the satisfaction of the Planning & Development Services Director, coordinate with SolTrans and construct a new bus pull-out on eastbound Turner Parkway East of Admiral Callaghan Lane. The Project applicant will construct a bus pull-out and concrete pad per Soltrans’ and the City’s specifications. Soltrans will provide, and the applicant will install, signage, a shelter, lighting, and trash receptacle.

26. The Mitigation Monitoring and Reporting Plan (MMRP) as included in the Fairview at Northgate Environmental Impact Report (EIR) (State Clearing House [SCH]#2018102007).

27. PursuanttoCalifornia Senate Bill (SB) 330, “the HousingCrisis Act of 2019,” this housing development project to be vested for the purpose of subjecting such application to “ordinances, policies, and standards”, as defined by Government Code Section 65589.5, as of the date of March 4, 2024.

28. Pursuant to California Bill SB 330, Construction must start within 30 months of the final approval of Tentative Map Amendment (TM24-0002), Development Review (DVR24-0008), Design Review (DR24- 0021) Planned Development Amendment (PD24-0002), Landscape Review (LR24-0015); otherwise, the vested rights expire.

29. All park improvement shall be installed and completed prior to the issuance of the 100th residential occupancy permit.

30. Bridge walkway connecting the residential to the commercial component of the project shall be installed and completed prior to issuance of the 100th residential occupancy permit.

31. All vents, gutters, downspouts, flashings, electrical conduits, etc., shall be painted to match the color of the adjacent surface.

32. 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 specify who designed and installed the water efficient landscape; and demonstrate low water use approaches to landscaping.

33. Prior to issuance of the first Building Permit, Contact local postal authorities to get their requirements for mail facilities for the project. The design and location of mail receptacles shall be reviewed and approved by the PlanningDivision and Public Works and shown on theUtility, Landscape, and Building Plans. Mail facilities shall be installed prior to issuance of first certificate of occupancy.

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

35. The approval of the Vesting Tentative Map Amendment and Planned Development, as amended, including Development Review, Design Review and Landscape Review, shall automatically expire 36 months after its approval (VMC Section 15.08.110 and 16.610.08 (B.2)). However, if the subdivider is

18 subject to a requirement of one hundred thousand dollars or more to construct, improve or finance the construction or improvement of public improvements outside the boundaries of the tentative map, each filing of a final map shall extend the expiration of the approved amended vesting tentative map by thirty-six months from the date of its expiration as provided in this section, or the date of the previously filed final map, whichever is later. The extensions shall not extend the amended vesting tentative map for more than ten years from its approval or conditional approval except as otherwise provided by state law. For purposes of this section, "public improvement" means traffic controls, streets,roads, highways, freeways, bridges, overcrossings, streetinterchanges, flood control or storm drain facilities, sewer facilities, water facilities, and lighting facilities.

36. Issuance of a building permit shall constitute exercise of this approval; 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

16.602.12 (B))

37. The Planning and Development Services 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 16.602.12 (C.1))

38. All utilities including, but not limited to, for this development 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.

B. Building Division

1. Plans and permits will be 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 the completed Building Permit application date and required fees shall be paid at the time of application.

2. Soils report will be required for foundation design plan reviews.

C. Public Works
Consistency with Previous Conditions of Approval

1. All applicable Conditions of Approval from the Master Fairview at Northgate project (TM17-0002, PD17-0007, dated 6/9/20) associated with development of this project shall remain in effect, unless otherwise modified with these Conditions of Approval.

Frontage Improvements along Turner Parkway

2. The Developer shall be responsible to improve Turner Parkway from the project’s easterly limits to Admiral Callaghan Lane. Prior to obtaining any residential building permits, Developer shall prepare full improvement plans and submit for review and approval, along with a Subdivision Improvement Agreement, and construct the improvements at their expense, including all permit fees, plan review (time and materials), and inspection costs. The required improvements shall include:

19 a. Perform a 2-inch-thick mill and overlay of the roadway surface to the centerline b. Replacement and new signage, pavement markings and striping shall comply with the latest version of the California MUTCD
c. Upgrade all non-compliant ADA curb ramps on the south side of Turner Parkway within project limits
d. A meandering sidewalk on the south side of Turner Parkway from the bus stop near Admiral Callaghan to the project’s easterly roadway intersection. e. Intersection improvements for the two access points to the development. f. Median opening improvements and a new traffic signal at the project’s westerly intersection, including widening westbound Turner Parkway into the median to create a westbound left turn lane.
g. Planting and irrigation behind curb along the project frontage and modifications to irrigation in the median as needed to accommodate the new median opening at the westerly project intersection.
h. Pavement surface improvements associated with connections to public utilities, including water and sewer mains. (City of Vallejo Municipal Code Chapter 16.204.03.F)

3. The westerly project intersection at Turner Parkway shall be designed to be full access with a new traffic signal, including modifications to open the median for westbound left turns and northbound left turns. The easterly project intersection at Turner Parkway shall be designed to be right-in, right-out only.

Interior Streets

4. All interior streets (A through G) shall be publicly owned and maintained, and designed to City Standards including pavement width and street section. A reduction in curb-to-curb width to 28 feet will be allowed for C Street as shown on the Amended Vesting Tentative Map since parking is only proposed on one side of the street.

5. Proposed public streets shall be dedicated to the City as shown on the Amended Vesting Tentative Map.

6. Condition 7 of the previous Conditions of Approval – Public Works Department, shall be modified to read as follows:
“The Vallejo Flood and Wastewater (“VFWD”) shall own and maintain all storm drainage facilities (including but not limited to the storm drain pipes, inlets, manholes, and basin) on Streets A, B, C, D, E, F, and G within Parcel 4.”

7. Condition 8 of the previous Conditions of Approval – Public Works Department, shall be modified to read as follows:
“The Vallejo Flood and Wastewater District (“VFWD”) shall own and maintain all sanitary sewer lines and manholes located within Streets A, B, C, D, E, F, and G in Parcel 4, as shown on the attached Revised Exhibit D.1. Developer shall provide Public Utility Easements (PUEs) on said streets for VFWD construction and maintenance purposes, as shown on the Amended Vested Tentative Map. The PUE shall extend to include VFWD’s lower laterals and District Cleanouts located at each residence.

The storm drainage within the private alleys shall be noted on the Amended Vesting Tentative Map as PVSD and privately owned and maintained by the HOA.”

20 Interior Alleys

8. All alleys shall be designed and constructed as shown on the Amended Vesting Tentative Map. All alleys shall be privately owned and maintained, including utilities within the alleys, except that sewer shall be owned and maintained by Vallejo Flood and Water District (“VFWD”). Private Access and Utility Easements shall be dedicated over the proposed alleys. The alleys and private utilities shall be owned and maintained by the HOA. A 20-ft-wide public sanitary sewer easement shall be dedicated to VFWD for maintenance of the sewer.

Signage and Striping

9. The following signage and striping shall be required:
a. ‘One-way’ sign at the easterly intersection accessing Turner Parkway in center median. b. ‘Right Turn Only’ signs under the Stop Signs at the easterly intersection accessing Turner Parkway.
c. Prohibit parking (painted red curb) within 20 feet of a crosswalk (marked or unmarked) on the approach side of the road (Per Assembly Bill 413).

Site Grading and Drainage

10. 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 the proposed Bio-retention Basin and/or Wetlands Area.

Offsite Drainage Ditch and Storm Drain Line

11. The Preliminary Grading Plan shows a concrete-lined V-Ditch being constructed along the south side of the project beyond the project limits, as well as a storm drain line. The Developer will either need to obtain approvals and private easements from the offsite property owner(s) to allow permission to construct and provide access to maintain these improvements or relocate the ditch and storm drain line to be located within the project boundary.

Stormwater Quality

12. 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, including the Neighborhood Park and Linear Park.

Linear Park/Trail

13. The Linear Trail within the Linear Park shall be designed and constructed consistent with the Amended Vesting Tentative Map. All trail crossings of streets shall have curb cuts, ramps, signs, and pavement markings as approved by the City Engineer. At least one access point on the Linear Trail shall comply with ADA requirements.

Fencing

14. A temporary or permanent perimeter fence/wall that abuts the adjacent properties shall be installed within three weeks from completion of site demolition or grading work in the area of the fence/wall. If the fence at an abutting residential property is planned for removal, or if an existing residential property does not have a fence,the replacement perimeterfence/wall shall be completed within three weeks from removal of the original fence, unless otherwise approved by the City.

15. Submit a temporary fence/wall plan showing the location, design, height, and construction details, for all fencing and walls consistent with, and as a part of, the Grading, Improvement, Landscape, and Building plans, whichever comes first, and provide a timetable for installation.

21 Subdivision Improvement Agreement

16. The Developer/Owner shall enter into a Subdivision Improvement Agreement with the City prior to Recordation of the Final Map. The Developer shall furnish the necessary insurance, bonds and pay all fees associated with the Agreement.

General Conditions of Approval
Adherence to City of Vallejo Design Standards

17. All public improvements shall be designed and constructed to current City of Vallejo Design Standards.

18. Prior to construction, the contractor shall perform a video inspection of existing public facilities within the project limits to document existing conditions. Priorto completion of construction, the contractor, City Inspector, and Developer shall walk the site to identify damaged infrastructure. Existing public facilities within project limits damaged during the course of construction shall be repaired by the Developer, at his sole expense, to the satisfaction of the City Engineer.

Geotechnical Investigation

19. 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 & Settlement
Grading

20. 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:
a. Existing contours, landscaping, fences, buildings, or other improvements b. Furnish all necessary details to clearly convey recommendations outlined in the project geotechnical investigation
c. Cut/Fill interfaces and limits of grading
d. Limits of existing geologic hazards as identified by the Geotech. Engineer e. Lot boundaries and road rights-of-way
f. Proposed pad elevations, finished contours and lot grading details g. Top of curb elevations
h. Perimeter cross-sections along all sides of the project to show the proposed project’s interface with abutting properties and streets
i. Plan view of proposed drainage facilities including storm drains, catch basins, manholes and underdrains
j. Parking lot surface drainage, pavement grades, ridge lines, etc.

21. Slope grading shall comply with the Geotechnical Report. Slopes steeper than 3H:1V shall not be allowed in the public right-of-way. Slopes steeper than 2H:1V shall not be allowed on-site.

22. 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 all geologic hazards as well as retaining wall design parameters.

22 23. Retaining walls over 18 inches tall shall be concrete or masonry. Retaining walls over 4 feet tall shall be designed by a Civil or Structural Engineer.

Stormwater Quality

24. 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.

25. All stormwater treatment measures shall be adequately operated and maintained. To ensure operation and maintenance of stormwater treatment measures, the property owner shall enter into a Stormwater Treatment Measures Maintenance Agreement with the City. This agreement shall be signed by the property owner and submitted to the Department of Public Works prior to the recordation of the final map. It is included in the document entitled “Storm Water Requirements for Development Projects- Packet for Project Developers.”
Erosion Control

26. The Developer shall obtain all necessary permits for storm water discharges, including but not limited to the State Water ResourcesControl 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 or latest revision). 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.

27. 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 sedimentation basins, check dams, straw wattles and hydroseeding details.

28. 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.

Landscaping

29. 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 other water intensive landscaping shall be minimized.

30. 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

31. Landscape plans shall include landscaping for the Neighborhood Park and Linear Park.

Maps

23 32. Prior to submitting improvement plans for City review, a Tentative Subdivision Map, including legal descriptions and plats, shall be submitted to the City for review and approval. Residential building construction shall not commence until a Final Subdivision Map has been approved by the City and recorded. Developer shall furnish to the City of Vallejo appropriate fees to garner a mylar copy of the County-recorded map.

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

34. 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.

35. A 6-foot wide Public Utility Easement shall be dedicated along both sides of all proposed streets.

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

D. Water Department

1. Further details on the placement and installation of the water meters will be finalized during the construction permit phase. All meters in the subdivision will be city owned and maintained.

2. Placement of irrigation meters will be determined during the construction permit. All irrigation meters will be required to have a Reduced Pressure Backflow Device installed.

3. An approved flow-through (passive purge) system must be installed on all residential units in order to forego the installation of the Reduced Pressure Backflow device.

4. The water main atthe intersection of B Street &Cstreet will need to be joined via two 45-degree bends.

The final utility plan remains subject to modification based on actual field on actual field conditions and is contingent upon final review and approval by Water Engineering.

5. CODE REQUIREMENTS. All code requirements as stated in Title 11 of the Vallejo Municipal Code (VMC) and Vallejo Standard Specifications and StandardDrawings 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.

6. 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:
a. Location and size of fire sprinkler service connection(s). b. Location and size of existing and proposed domestic service connection(s). c. Location and size of irrigation service connection(s), if any. d. Location of fire hydrants.
e. Location of structures with respect to existing public water system improvements, such as mains, meters, etc.
f. Location and size of any new water mains.

24 g. 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).

7. 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 psi 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. a. For single family residential units, the fire flow is 1,500 gpm. b. For other developments, see the Vallejo Water System Master Plan, 2015, prepared by Kennedy Jenks.

8. 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.

9. 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.

10. 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:
a. 15 ft. wide (minimum) for water mains.
b. 10 ft. wide (minimum) for fire hydrants, water meters, backflow preventers, double detector check valves, etc.
c. Other facilities will be reviewed by the Water Department.

11. WATER METERS (VMC 11.04.110 and 11.16.090). Each parcel shall be separately metered and shall have a separate fire sprinkler service connection when required.

12. WATER SERVICE BONDS ANDFEES (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, tieins, inspections, disinfection, construction water, and other services provided by theCity 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.

13. GENERAL CONDITIONS OF APPROVAL
a) Apply and pay for Fire Flow Test with the Water Department in order to determine operation of sprinkler system and final service size.
b) Provide water meter and service sizing calculations per most recent California Plumbing Code, include a water fixture count table.
c) 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 Developer’s expense; or, master metered by the City, and submetered by the property owner, with approved/certified meters. Per California Senate Bill 7 (SB7).

25 14. WATER SYSTEM INSTALLATION. 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.

E. Fire Prevention

1. All buildings, facilities, and improvements shall be accessible to fire department apparatuses by way of approved access roadways. Fire lanes shall be posted with all-weather no parking signs or RED CURBING. Locations shall be established prior to final inspection.

2. 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 indicate the turning radius for all turning approach areas. Final approval from the Fire Department is required for all construction plans.

3. Access roads shall have an unobstructed width of not less than 20' exclusive of parking (16' for single residential and (EVA)) with a maximum grade of 15%. Access roads shall have a minimum of 14' of vertical clearance, including trees, wires and overhead signs. Speed bumps or other vertical traffic calming devices are prohibited on routes of fire access. All access roads shall be installed and maintained serviceable prior to and during combustible construction.

4. Access roads that are fire lanes (EVA) 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.

5. All vehicles’ access gates shall be equipped with both a Knox Keyswitch. Contact the fire department at 707-648-4546 or visit www.knoxbox.com for further information.

6. Fire-Flow requirements for buildings shall be in accordance with the 2022 California Fire Code Appendix B. Please indicate on the improvement plans all fire flow requirements for this project.

7. 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.

8. Approved impact protection shall be installed as necessary to protect hydrants from vehicular damage.

9. The contractor shall be responsible for painting of hydrants, verifying street valves are fully opened and the placement of blue reflective dots prior to requesting a 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 12" stroke. The size of the building and distance or location of the address numbers from the roadway may necessitate larger numbers.

11. NFPA 13D Automatic Fire Sprinkler systems are required in all new residential construction and will require adequate water pressure and GPM flow. Separate permits are required from the fire department for plan review and installation.

26 12. Carbon monoxide detectors shall be installed in accordance with the manufacturer's recommendations and the 2022 California Fire Code.

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

14. All roof material shall be rated class "C" or better.

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

F. Vallejo Flood and Wastewater District
Project Specific Conditions of Approval

1. The Developer shall maintain the deposit balance pursuant to the executed Reimbursement Agreement.

Storm Drainage

2. Prior to the final map, the Developer shall form a Homeowners’ Association (HOA) that shall be responsible in perpetuity, for the ownership, maintenance, repair, restoration, replacement, and management of all private drainage infrastructure noted on the Amended Vesting Tentative Map as PVSD, with the exception of the drain pipe located on lot 38 which is proposed be owned and maintained by the adjoining property (APN 0069-371-770) owner. Additionally, the HOA shall be responsible in perpetuity, for the ownership, maintenance, repair, restoration, replacement, and management of all drainage infrastructure within the Linear Park, wetlands and Bioretention Basin including all piping into the proposed bioretention basin or existing wetlands. The district will require a maintenance manual/agreement that describes the maintenance activities and the entity responsible for all private drainage facilities.

3. The proposed vee gutter on the adjoining property (APN 0069-371-770) shall be owned and maintained by existing property owner. The cross section D/C5.1 shown on sheet C5.1, should be adjusted to the actual pad grade from the Fairview at Northgate lots lower than the flow line of the vee gutter.

Maintenance between the vee gutter and property line should be the responsibility of the neighboring property (APN 0069-371-770).

4. The 12-inch Storm Drain pipe from the alley (between lots 161 and 148) to the Bio-Retention Basin shall be owned and maintained by the HOA. Likewise, the 12-inch Storm Drain pipe from the alley (between lots 155 and 154) to the catch basin in A Street shall be owned and maintained by the HOA.

5. The privately owned storm drainage on lots 13 and 38 shall have approved easements signed by all parties prior to approval of Improvement Plans. Provide a copy of any existing or proposed utility easements, for review.

6. Kier+Wright engineers have prepared a comprehensive hydrology report, dated December 2025, for the residential and other adjacent projects under Fairview at Northgate development. The evaluation was peer-reviewed by VFWD and West Yost. Final approval of the analysis is required prior to approval of Improvement Plans.

7. 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

27 post-construction stormwater quality for the project site. The project shall also comply with the requirements of the most current National Pollutant Discharge Elimination System (NPDES) permit issued to the City of Vallejo for all requirements for trash capture and trash capture devices. The trash capture devices shall conform to the current standards as determined by the City of Vallejo and VFWD.

Sanitary Sewer

8. Adjust the location of the sanitary sewer mains shown on the Typical Sections 1 on Sheet C5.0 such that the sewer main shall be a minimum of 2-feet off of the crown of the street and on the opposite side of the road from the waterline. Separation of the sewer main with other utility mains including storm drainage and water shall be a minimum of 10-feet horizontally and 1-foot vertically. All public sanitary sewer, including the sewer mains, manholes, lower sewer laterals and VFWD cleanouts, shall be within a public utility easement.

9. The backflow prevention devices shall conform to the Vallejo Flood and Wastewater District Standard Detail SS-5. The need for backflow prevention devices shall be minimized as much as possible.

10. Street Trees within 10 feet of the sanitary sewer lateral shall include root barrier on the side closest to the lateral. In no circumstances shall the tree be located any closer than 5 feet without prior written approval by VFWD.

11. VFWD shall take ownership and maintenance responsibility of the sewer mains. The Developer shall design the sewer system in the alleys to be constructed with HDPE material.

Permits

12. Prior to beginning construction of public improvements, the Developer or his contractor shall obtain all necessary permits from the VFWD for work on the public and private storm drainage and sanitary sewer systems. All storm drainage and sanitary sewer outside of building footprints shall be reviewed and inspected by VFWD.

13. To obtain a VFWD permit, the Developer shall submit complete improvement plans and support documentation, for proposed sanitary sewage and storm drainage work, to VFWD for review and approval. VFWD shall review the design of all improvements during the plan check process, and those plans shall be revised, as needed, at the discretion of VFWD.

14. Prior to building permit issuance, a VFWD Permit is required. The Developer shall pay all applicable review, inspection, processing, and capacity fees prior to issuance of any permit.

GENERAL CONDITIONS OF APPROVAL

15. The Developer shall provide a copy of the proposed Covenants, Conditions, and Restrictions (CC&Rs) to be submitted with the Final Map, for review and approval.

16. Drainage flows are not allowed to enter neighboring adjacent parcels.

17. 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.

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

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

20. Locating sewer laterals in the driveways is contrary to VFWD Standards, and approval must be obtained from the district.

21. 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.

22. Submit complete improvement plans and support documentation, for proposed on-site sanitary sewage and storm drainage work, to VFWD for review and approval. VFWD and the City shall review the design of all improvements during the plan check process, and those plans shall be revised, as needed, at the discretion of VFWD and the City.

23. Provide design details for the connection points to existing storm drain, sewer pipes and maintenance holes.

24. Verify adequate vertical separation between on-site sewer and storm drain.

25. Provide a standard VFWD cleanout at the right-of-way/easement line for each lot per VFWD standards and a two-way cleanout at the building per the U.P.C.

26. Prior to building permit issuance, the Developer shall submit grading and erosion control plans to VFWD for review. Do not block drainage from adjacent lands.

27. The 100-year storm overland release 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). The proposed building locations should avoid this secondary path. Also, determine the 100-year storm tributary area. This may differ from the 15-year tributary area.

28. All storm drainage shall be collected onsite and conveyed underground to the storm drain system.

29. Prior to building permit issuance, the Developer shall test and repair sanitary sewer laterals per Resolution No. 89-4210.

30. Bioretention/water quality basins shall not be owned, operated nor maintained by VFWD.

31. VFWD requires a maintenance manual/agreement that describes what is needed to maintain the improvements and who will do it. When parcels are sold to new ownership, post construction storm water pollution prevention guidelines shall be given to new owners. These guidelines shall be submitted with the improvement plans for review and acceptance for distribution as part of the improvement process.

32. “No dumping drains to bay” markings per VFWD’s requirements shall be installed at each new storm water drain inlet.

33. Prior to approval of the improvement plans, or the issuance of a City of Vallejo grading permit, the Developer or his contractor shall obtain all necessary permits from the VFWD for work on the public and private storm drainage and sanitary sewer systems. All storm drainage and sanitary sewer outside of building footprints shall be reviewed and approved by VFWD.

29 34. All storm drainage and sanitary sewer outside of building footprints shall be inspected by VFWD. The Developer’s engineer shall provide construction cost estimates for both sewer and storm drain improvements, which will be the basis for calculating the inspection fee, which shall be paid prior to VFWD approval of the improvement plans.

35. 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 filed against VFWD to attach, set aside, void, or annul an approval of VFWD or 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 the attorney fees of Developer's attorneys. 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.

36. Sanitary sewer or storm drains shall not be installed in the rear of any of the lots.

37. 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.

38. The Developer shall provide, to VFWD, Final Design Drawings for public sewer and drainage infrastructure, in AutoCAD, prior to permit issuance.

39. Developer shall contact VFWD at least 72 hours prior to beginning construction, for a pre-construction meeting.

40. 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.

41. The Developer shall comply with all applicable VFWD, City, State, and Federal regulations, mitigations, and conditions.

EXHIBIT D.1 (AMENDED 4-20-26)

FAIRVIEW AT NORTHGATE PROJECT

CITY OF VALLEJO, PUBLIC WORKS DEPARTMENT

SUMMARY CONDITIONS OF APPROVAL (COA)
May 6, 2020
Large
Lot
Parcel
Small Lot
Parcel Land Use Facilities Owned
By
Maintained
By
PublicUtility
Easement
(except as noted)
Public Access
Easement
(except as noted)
Emergency
Vehicle
Access
Easement
Public
Works
COA #
(PUE) (PAE) (EVAE)
1 Commercial
Storm Drain Facilities, Bio-Retention
Areas,Underground
Hydromodification/Detention System,
Trails

VFD VFD
Governed by
StormwaterO&M
Agreement
between VFDand
Water Board
Yes. Privately
Owned Public
Easement.

Yes 39
2 Commercial
Storm Drain Facilities, Bio-Retention
Areas,Underground
Hydromodification/Detention System,
Trails

VFD VFD
Governed by
StormwaterO&M
Agreement
between VFDand
Water Board
Yes. Privately
Owned Public
Easement.

Yes 39
1, 2 Commercial Sewer Main VFWD VFWD Yes. Publicly Owned Public Easement No No 44
1, 2 Commercial Private Sewer Line & Manholes VFD VFD No No No 73 1, 2 Commercial Public Gas Lines PG&E PG&E Public Easement No No 6 1, 2 Commercial Private Water Lines VFD VFD No No No 73 3 Open Space StormDrain Facilities, Passive
Detention Areas, Trails HOA HOA. Thru a MA
with City, VFWD
Yes. Privately
Owned Public
Easement.

Yes. Privately
Owned Public
Easement.

No 74
3 Open Space
MA between Commercial property
owners andHOA forlegal and financing
of shared stormwater facilities
HOA
HOA. Thru a MA
with VFD, City,
VFWD
Yes. Privately
Owned Public
Easement.

Yes. Privately
Owned Public
Easement.

No 74
4 A Residential Storm Drains system in linear park, BioRetention Basin and outlets into wetland area.

HOA
HOA. Thru a MA
with VFWD,
SWRCB
Yes. Privately
Owned Private
Easement.

Yes. Privately
Owned Public
Easement.

No 75
4 B, C, D,
E, F, G Residential Sewer lines and manholes, and Drains and inlets, StormDrains +
Inlets on Streets A, B, C,

D, E, F, G
VFWD VFWD Yes for VFWD Yes Yes 8
4 A, B, C,

D, E, F,
G
Residential
Surface Street Improvements (not
sewer,stormdrains + inlets) on Streets

A, B, C, D, E, F,G
City City No No No 7
4 Residential Private Alleys, Driveways on Alleys HOA HOA Yes. Privately
Owned Private
Easement.

Yes. Privately
Owned Private
Easement.

Yes 41
4 Residential
Water, Sewer, StormDrains + Inletsin
Private Alleys & Driveways In Alleys,
North-South Pedestrian Paseos

HOA HOA
Yes. Privately
Owned Private
Easement.

No Yes 42
4 Residential
Neighborhood Park, Linear Park and
shared landscaping areas between
clustered homes
HOA HOA No
Yes. Privately
Owned Public
Easement.

No 43
1, 2 Commercial Trails VFD VFD No
Yes. Privately
Owned Public
Easement.

No 39
3, 4 Residential Trails HOA HOA No
Yes. Privately
Owned Public
Easement.

No 40
LEGEND
City City of Vallejo
HOA Homeowners' Association
MA Maintenance Agreement
PG&E Pacific Gas & Electric
VFD VFD/Lewis (future Costco)
VFWD Vallejo Flood and Wastewater District
SWRCB State Water Resources Control Board

Resolution No. 20-____ N.C.

Fairview at Northgate
June 9, 2020

EXHIBIT D

CONDITIONS OF APPROVAL
Fairview at Northgate Project
Planned Development #PD17-0007
Tentative Map #TM17-0002
Major Use Permit #UP18-0007
Zoning Map Amendment #ZMA17-0001
APN #0081-490-010
PERMIT DESCRIPTION:

Mixed use development on a vacant 51.3-acre site in northeast Vallejo. The main components of the project are:
• A 152,138-square-foot Costco store with a tire center, gasoline sales, and 774 surface parking spaces;
• Closure of the existing Costco store and gas station at 198 Plaza Drive upon completion of the new store;
• A commercial center with four buildings totaling 27,500 square feet and including a drive-through restaurant and 188 surface parking spaces; • 178 two-story single-family dwellings;
• A central open space buffer, including protected wetlands, between the commercial and residential portions of the project;
• Widening of Admiral Callaghan Lane from two to four lanes, with a new traffic signal at the main Costco driveway
PLANNING DIVISION:

Plans, Landscaping & Architecture:

1. The plans submitted by the applicant on April 10, 2020, attached as Exhibit E, are approved and shall be incorporated as Conditions of Approval.

2. Prior to building permit issuance, the applicant shall include these conditions in the plans submitted for building and/or improvement plans, immediately after the cover sheet, with a written explanation of how each condition has been, or will be, addressed. This condition may be satisfied separately for the commercial and residential portions of the project.

3. Prior to building permit issuance, the applicant shall submit a color board indicating exterior materials and colors to the Planning Division for review and approval. The color board shall substantially conform to the colors included in the approved plans. Color chips shall be attached to the building elevation drawings. Once installed, all improvements are to be maintained in accordance with the approved plans. Any changes which affect the exterior character shall

Resolution No. 20-01 PC
Fairview at Northgate

be resubmitted to the Planning Division for approval. This condition may be satisfied separately for the commercial and residential portions of the project.

4. Prior to building permit issuance, submit construction-level landscaping plans prepared by a registered landscape architect to the Planning Division for review and approval. Landscape plans shall comply with Chapter 16.70 (VMC), substantially comply with the landscape plans in the approved Planned Development plan set, and are to include the following:
a. Location, species and size of all mature trees six inches in trunk diameter or greater;
b. City-approved street trees to be planted at least 6 feet from any sewer line;
c. Specification of low-growth-type species adjacent to doors, windows, and walkways;
d. Low-water-using and drought-resistant plant materials; e. Screening of the required backflow preventers;
f. At least 440 trees in high-visibility locations shall be a minimum of 24- inch box size; all other trees shall be a minimum of 15-gallon, double staked;
g. At least 50 percent of the proposed shrubs shall be a minimum of 5- gallon;
h. Irrigation plan indicating all components of the irrigation system including sprinklers and other outlets, valves, backflow prevention devices, controllers, piping and water usage; and
i. Six-inch-high curbing around planters within commercial portion of project.

5. Prior to building permit issuance, submit details and location of any proposed fencing to the Planning Division for review and approval. Fencing shall comply with Chapter 16.70 (VMC). This condition may be satisfied separately for the commercial and residential portions of the project.

6. Prior to building permit issuance for commercial buildings, submit design details of trash enclosures to the Planning Division for review and approval. Trash enclosure shall meet the requirements of Vallejo Recology. Materials and colors shall be compatible with those approved for nearby buildings.

7. Prior to building permit issuance, submit site lightning to the Planning Division for review and approval. Exterior illumination shall comply with the Division’s Outdoor Lighting Standards. All pole mounted or raised fixture housing shall be constructed so that the light is diffused downward. All light devices shall be protected by weather and vandal resistant covers. This condition may be satisfied separately for the commercial and residential portions of the project.

8. All mechanical equipment and utility meters shall be screened in a manner approved by the Planning Division. Electrical transformers shall be screened or placed underground.

Resolution No. 20-01 PC
Fairview at Northgate

9. All vents, gutters, downspouts, flashings, electrical conduits, etc., shall be painted to match the color of the adjacent surface or as approved by the City.

10. All roof-mounted mechanical devices and their components such as air conditioners, heating equipment, exhaust fans, vents or ducts, or similar equipment shall be screened from view in a manner approved by the Planning Division. All wall-mounted air conditioners shall be flush mounted.

Signage:

11. One 30-foot-tall pylon sign is approved for the commercial center, subject to approval of final design plans through a Sign Permit. Pylon sign on page 58 of Master Plan is to illustrate height, massing and basic scheme only, and does not authorize architectural design or aesthetic concept. Submit plans showing the dimensions, font style, logos, colors, materials, and construction details for Planning approval, prior to issuance of Sign Permit.

12. All signage shall comply with the City of Vallejo Sign Ordinance.

13. Prior to submittal of any sign permit application, submit a Final Master Sign Program (MSP) for review and approval by the Planning Division, substantially conforming to the Sign Program in the approved Master Plan, and containing the following criteria:

A. Dimensioned drawings for all architectural variations of the building elevations showing all types of permitted signs, drawn to scale, at the maximum size allowed, including distances to the edge of sign area/roofline.

B. Drawings and standards showing specific location and types of signs allowed; minimum and maximum size (square footage), dimensions, letter height, length, font; colors, criteria for logos, and method of illumination, for all signs.

C. Written criteria for determination of sign type, size and location.

D. Wayfinding signs.

E. Material samples, color chips, and construction details.

F. Drawings and written criteria for temporary banners, window signs and other promotional signage.

G. Prohibited signs.

H. Criteria for freestanding sign and area identification signs. (use for shopping centers)
I. Additional criteria and requirements necessary for clarification.

J. Definitions. (PLNG)

14. Signs with exposed raceways shall not be permitted. (PLNG)

15. Signs shall be flush-mounted to the building façade. (PLNG)

16. Internally illuminated signs shall have an opaque background, with only individual letters or logos illuminated. (PLNG)

Resolution No. 20-01 PC
Fairview at Northgate

17. Pennants, banners, streamers, or flags in connection with special promotions and business openings shall be permitted for a period not to exceed 60 days.

The same, different, or similar pennants, banners, streamers, and flags shall not be permitted within 150 calendar days after such removal. No pennants, banners, streamers, balloons, inflatable devices, flags, or any other advertising devices shall be mounted on or above any roof or mansard, or otherwise extend above a parapet wall or ridge of a structure. This condition shall not apply to devices associated with the initial sales and marketing of the residential portion of the project. (PLNG) VMC Section 16.64.040.A

18. Paper or printed window signs shall be limited to no more than 10 percent of the window area of any street frontage or more than 50 percent of any single window pane. (PLNG) VMC Section 16.64.040.B

19. The street address shall be incorporated on the ground sign. (PLNG, BLDG)

20. Construction plans showing details for installation, dimensions, font, logos, materials and colors, including a sample of all materials and colors shall be submitted for review and approval prior to the issuance of a Sign Permit. (PLNG)

21. One sign denoting the architect, engineer, and/or contractor associated with the project may be permitted on site. The maximum sign area shall be 64 square feet. This sign shall be removed upon occupancy approval. (PLNG) VMC Section

16.64.040.C
Pre-Permit:

22. Prior to building permit issuance, obtain an administrative permit from the Planning Division for any temporary office or construction trailer. This condition may be satisfied separately for the commercial and residential portions of the project.

23. Prior to building permit issuance, the Planning Division shall confirm that the building permit drawings and subsequent construction substantially conform with the approved Planning application drawings. This condition may be satisfied separately for the commercial and residential portions of the project.

24. Prior to building permit issuance for commercial buildings, submit details for shopping cart corrals adjacent to the building and within parking lots for approval by the Planning Division. (PLNG)

25. Prior to issuance of building or grading permits or improvement plans for any park improvements, the Greater Vallejo Recreation District (GVRD) shall review and approve construction drawings for such improvements, and any revisions required by GVRD shall be included in the permit and/or improvement plans.

26. Prior to issuance of a building permit for the gas station, a queueing plan demonstrating that the gas station queue will not extend into the public right of

Resolution No. 20-01 PC
Fairview at Northgate

way shall be submitted to, and approved by, the City’s traffic engineer. The queueing plan shall be prepared by a qualified traffic engineer.

Pre-Occupancy:

27. Obtain an inspection from the Planning Division prior to occupancy/final building inspection. All inspections require a minimum 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 Manager.

28. Prior to occupancy/final building inspection for commercial buildings, 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.

29. Prior to occupancy/final building inspection for commercial buildings, install parking lot per approved plans. Each parking space designated for compact cars shall be identified by a permanent marking reading “compact”.

30. Prior to occupancy/final building inspection for commercial buildings, install trash enclosure per approved plans.

31. Prior to occupancy/final building inspection, install fencing per approved plans.

This condition may be satisfied separately for the commercial and residential portions of the project.

32. Prior to occupancy/final building inspection, obtain a sign permit from the Planning Division prior to the erection of any wall or building sign, including flags, banners, etc. All signs shall comply with Chapter 16.64 (VMC).

33. The applicant shall establish a recycling program for the project in coordination with the Planning Division and when established, either participate in the Citywide commercial recycling program or demonstrate to the satisfaction of the Planning Division that the established recycling program is sufficient.

34. Contact local postal authorities to get their 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, whichever comes first. Mail facilities shall be installed prior to occupancy approval. (PLNG)

35. 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. (PLNG)

Resolution No. 20-01 PC
Fairview at Northgate

36. Prior to occupancy/final building inspection, the applicant shall record the deed restriction shown in Attachment 4 on the real property located at 198 Plaza Drive, Vallejo (APN 0081-570-030), and provide a certified copy of the recorded document to the Planning Division.

Post-Occupancy:

37. Required landscaping shall be maintained in a neat, clean, and healthy condition.

This shall include pruning, mowing of lawns, weeding, removal of litter, fertilizing, replacement of plants when necessary, and the regular watering of all plantings.

38. There shall be no outdoor storage or display of any kind except as allowed per VMC Chapters 16.70 and 16.77.

39. Consistent with Mitigation Measure GHG-8 of the project EIR, vehicles transporting goods or materials to or from the commercial portion of the project, including but not limited to the commercial center, the Costco warehouse, and the Costco gasoline station, shall limit idling to no more than 5 minutes while loading or unloading such goods or materials.

40. The conditions herein contained shall run with the property and shall be binding on the applicant and all heirs, executors, administrators, and successors in interest to the real property that is the subject of this approval.

41. If the Planning Division, either independently or as a result of complaints from the public, becomes aware that the use is being conducted in a manner which violates the conditions of this use permit or other applicable City regulations, and Planning staff is unable to obtain compliance or abatement, staff will refer the use permit to the Planning Commission for possible suspension or revocation per Section 16.82.110, Vallejo Municipal Code.

General:

42. The Mitigation Monitoring and Reporting Plan (MMRP) in Exhibit B is incorporated by reference. If there is an inconsistency between these Conditions of Approval and the MMRP, the MMRP shall govern.

43. Approval of the Tentative Map (TM) is contingent upon the City Council’s certification of the Final EIR and approval of the Zoning Map Amendment (ZMA) and Planned Development (PD). Said TM approval shall be null and void if the Final EIR is not certified or the ZMA and/or PD are not approved. (PLNG)

44. This Permit does not include a Unit Plan for the drive-through restaurant. Prior to issuance of a building permit for said restaurant, a Unit Plan application for said restaurant shall be submitted and approved.

45. The drive-through restaurant operator shall monitor all areas within 200 feet of the restaurant building and pick up any litter in such areas at least once per day.

Resolution No. 20-01 PC
Fairview at Northgate

46. Prior to issuance of an occupancy permit for the drive-through restaurant, the restaurant operator shall apply for a permit to operate a retail food facility with the Solano County Department of Resource Management, Division of Environmental Health. Please call (707) 784-6765 for all applicable forms and fees for this permit.

47. The hours of operation for the commercial uses shall be as follows:

A. Costco store public hours: 9 AM to 8:30 PM weekdays; 9 AM to 6 PM weekends
B. Costco store deliveries: 2 AM to 6 PM, 7 days per week C. Costco tire center: 6 AM to 9:30 PM weekdays; 6 AM to 7 PM weekends
D. Costco gas station: 5 AM to 10 PM, 7 days per week
E. All other commercial uses: 6 AM to 12 AM (midnight), 7 days per week, except that uses involving the sales or service of alcoholic beverages shall not operate past 11:30 p.m. without a Use Permit.

48. The entitlements granted by this approval shall expire as follows:

A. Pursuant to VMC Section 15.08.110, an approved tentative map shall expire thirty-six months after its approval (April 20, 2023). However, if the subdivider is subject to a requirement of one hundred thousand dollars or more to construct, improve or finance the construction or improvement of public improvements outside the boundaries of the tentative map, each filing of a final map shall extend the expiration of the approved tentative snap by thirty-six months from the date of its expiration as provided in this section, or the date of the previously filed final map, whichever is later. The extensions shall not extend the tentative map more than ten years from its approval or conditional approval. However, a tentative map on property subject to a development agreement may be extended for the period of time provided for in the agreement, but not beyond the duration of the agreement. "Public improvement," as used in this title, include traffic controls, streets, roads, highways, freeways, bridges, overcrossings, street interchanges, flood control or storm drain facilities, sewer facilities, water facilities, and lighting facilities.

B. Pursuant to VMC Section 16.82.090, approval of a use permit shall expire automatically twenty-four months after its approval (June 9, 2022) unless authorized construction has commenced prior to the expiration date, except that upon application of the subdivider filed prior to the expiration of the approved or conditionally approved use permit, the time at which such use permit expires may be extended by the commission for a period or periods not exceeding a total of three years (until June 9, 2025). Prior to the expiration of an approved or conditionally approved use permit, upon an application by the subdivider to extend that use permit, the use permit shall automatically be extended for sixty days or until the application for the extension is approved, conditionally approved, or denied, whichever occurs first. If the commission denies a subdivider's

Resolution No. 20-01 PC
Fairview at Northgate

application for extension, the subdivider may appeal to the city council within fifteen days after the commission has denied the extension.

C. Pursuant to VMC Section 16.116.130.A.1, the master plan shall expire upon the expiration of the unit plan or tentative map (April 20, 2023 unless extended).

D. Pursuant to VMC Section 16.116.130.B.2, a unit plan approval in conjunction with an approved or conditionally approved tentative map of five or more lots shall remain in effect for the life of the tentative map (until April 20, 2023 unless extended). The unit plan does not expire once construction is complete or the final map has been recorded.

E. Pursuant to VMC Section 16.116.130.D, every master plan and/or unit plan of a planned development permit shall automatically expire and be of no further force and effect when any of the conditions attached to such permit are no longer fulfilled or become nonexistent.

49. Unless otherwise provided in the Vallejo Municipal Code, a request for a time extension from the above expiration dates can be considered if an application with required fee is filed at least 45 days before the original expiration date, otherwise a new application is required. A public hearing will be required for all extension applications, except those involving only Unit Plans. Extensions are not automatically approved. Changes in conditions, City policies, surrounding neighborhood, and other factors permitted to be considered under the law, may require, or permit denial. (PLNG)

50. Applicant 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, applicant’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 Applicant’s operations, or any subcontractor’s operations, to be performed under this agreement for Applicant’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 Applicant, 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 Applicant’s indemnity obligation.

Resolution No. 20-01 PC
Fairview at Northgate

BUILDING DIVISION:

1. Permits required 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. Accessibility required from public way to all public access structures and between public access structures within the same shopping center.

3. NOTE: Sidewalk accessibility is subject to the Accessibility Guidelines for Pedestrian Facilities in the Public Right-of-Way (PROWAG); see https://www.accessboard.gov/guidelines-and-standards/streets-sidewalks/public-rights-ofway/proposed-rights-of-way-guidelines.

4. R302.4 Passing Spaces. Where the clear width of pedestrian access routes is less than 1.5 m (5.0 ft), passing spaces shall be provided at intervals of 61 m (200.0 ft) maximum. Passing spaces shall be 1.5 m (5.0 ft) minimum by 1.5 m (5.0 ft) minimum.

Passing spaces are permitted to overlap pedestrian access routes.

VALLEJO FLOOD & WASTEWATER DISTRICT:

1. The trash capture device at the commercial drainage outlet shall meet the State’s requirements for trash capture and prevent trash from entering the green space.

Confirm the depth requirements can be met for the selected trash capture device.

2. Fill out the Sanitary Sewer & Storm Drain Information Form and pay the District’s Fees for each building prior to issuance of a building permit for that building.

3. Prior to issuance of any occupancy permits, a bar screen approved by the District shall be installed on the new span across Blue Rock Springs Creek to prevent trash and people from entering the structure.

4. Prior to submittal of improvement plans, the note for abandoning manholes shall be revised to read: “Abandon manholes as stated or as approved by District.”

5. Prior to issuance of any occupancy permits, a new 24-inch diameter sanitary sewer main approximately 1,534 feet long shall be installed per the approved plans and District Standards.

WATER DEPARTMENT:

1. The 2" line from the fire service to the Costco shall be deleted and connected to the meter at the public right of way (shall not tie into fire service).

2. Irrigation meter locations will be required and must include connections to the public system. (This can be addressed by indicating on the callout for meters)

3. The plans do not show water connections for commercial buildings adjacent to Turner Parkway. (Indicating at least a connection to the main and meter would provide for design flexibility.)

Resolution No. 20-01 PC
Fairview at Northgate

a. All commercial meters are required to be placed in the public right of way b. Each commercial unit will be required to have its own meter.

4. All fire lines that serve both commercial parcels within the Costco/retail complex will have to be negotiated under a maintenance contract between the parcel owners (These are all private water lines, and the owners must determine how to maintain them across the parcels).

5. All water service lines shall be perpendicular to the main up to the backflow. (No bends in the line from the backflow to the water main in the street)

6. Private service lines should be tapped into the existing water main in the street not the fire service. Size of service lines will be based on fixture counts for each tenant/building.

PUBLIC WORKS DEPARTMENT:

General Conditions:

1. The Conditions are the responsibility of the applicant and all contractors.

Compliance shall occur as specified in the Conditions or at one of the following project milestones:
a) With the submittal of Grading, Improvement, Landscape, or Building Plans. b) Prior to issuance of Encroachment, Grading, or Building Permits, whichever comes first.
c) Prior to construction.
d) Prior to Acceptance of Improvements.
e) Prior to approval of the Final Map.
f) Prior to issuance of Certificate of Occupancy.

If timing for compliance is not specified, it will be determined by the Divisions listed after the Condition. (PLNG, BLDG, ENGR, VFWD, CAO)

2. A temporary or permanent perimeter fence/wall that abut the adjacent properties shall be installed within three weeks from completion of site demolition or grading work in the area of the fence/wall. If the fence at an abutting residential property is planned for removal, or if an existing residential property does not have a fence, the replacement perimeter fence/wall shall be completed within three weeks from removal of the original fence, unless otherwise approved by the City. (PLNG, ENGR)

3. Submit a temporary fence/wall plan showing the location, design, height, and construction details, for all fencing and walls consistent with, and as a part of, the Grading, Improvement, Landscape, and Building plans, whichever comes first, and provide a timetable for installation. The project is a single entity, and it encompass all improvements whether commercial, residential or otherwise. As such, Public Works Conditions of Approval apply to the project as a whole, not to any specific land use type, area, or work unless specified herein. (PLNG, ENGR)

Resolution No. 20-01 PC
Fairview at Northgate

4. Submit a separate commercial and residential Photometric plan for review and approval, showing the location of all light sources, streetlight spacing, intensity of luminance, and uniformity ratio, in accordance with the City’s specifications, with the Improvement, Utility, or Building Plans whichever comes first. The photometric analysis shall be reviewed by the Engineering Division for the determination of streetlight spacing. (ENGR)
Street Improvements:

5. Project shall dedicate right-of-way to the City along the Turner Parkway frontage, to accommodate the construction of bus turnout, bus stop concrete pad, meandering walkway, and landscaping features per the approved Master Plan. (ENGR)

6. PG&E shall own and maintain its own facilities in Parcels 1 and 2 per attached Exhibit D.1. Project shall dedicate 45 feet of Public Utility Easement (PUE) to PG&E for gas, electric, landscaping, construction, maintenance and related work in Parcels 1 and 2 as shown on Vesting Tentative Map. Project shall install a new 12” steel gas line in alignment acceptable to PG&E and the City as noted on the plans. (ENGR)

7. The City of Vallejo shall own and maintain all surface street improvements (not sewer, storm drains, inlets) on streets identified as Streets A, B, C, D, E and F in Parcel 4 per attached Exhibit D.1. Project shall dedicate to the City said streets in Parcel 4 for roadway, utility, access, and parking purposes as shown on Vesting Tentative Map. (ENGR)

8. The City of Vallejo shall own all sanitary sewer lines and manholes, and storm drains and inlets on streets identified as Streets A, B, C, D, E and F in Parcel 4 per the attached Exhibit D.1. The Vallejo Flood and Wastewater District (VFWD) shall maintain all sanitary sewer mains and manholes, and storm drains and inlets on streets identified as Streets A, B, C, D, E and F in Parcel 4 per the attached Exhibit D.1. Project shall provide for Public Utility Easements (PUEs) on Cityowned streets for VFWD construction and maintenance purposes as shown on Vesting Tentative Map. (ENGR, VFWD)

9. Dedicate three (3) feet right-of-way to the City along Admiral Callaghan Lane frontage, to widen the street and accommodate a 2-foot wide standard concrete raised curb/median at three southbound left turn pockets at the three project driveways instead of just striping. (ENGR)

10. The “Residential Parking and Grading Plan C.4.1” dated March 2020 prepared by the applicant, and hereinafter referred to as RPGP, shall be made a part of the construction document. Project shall install all signs, striping, pavement markings, and curb paint as required by the RPGP. The RPGP shall be a permanent record of the Homeowners’ Association (HOA). HOA shall conform to Recology requirements. (ENGR)

Resolution No. 20-01 PC
Fairview at Northgate

11. Construct improvements along Turner Parkway frontage including but not limited to: construction of bus turnout, bus stop concrete pad, meandering walkway, and landscaping features per the approved Master Plan, ADA-compliant concrete driveway approach, ADA-accessible ramps, storm drainage system, traffic signal and appurtenances, street lighting, joint trench, signing and pavement striping, conforms to existing improvements, and repair/replacement of deficient frontage improvements as determined by the City Engineer, prior to Acceptance of Improvements. (ENGR)

12. Construct improvements along the frontage on Admiral Callaghan Lane including but not limited to: pavement removal, pavement replacement, and pavement widening on the northbound lanes to accommodate two additional lanes, concrete median island with landscaping and irrigation, construction of concrete curb, gutter and sidewalk, ADA-compliant concrete driveway approach, ADA-accessible ramps, storm drainage system, bridge culvert and appurtenant structures, traffic signal and appurtenances, street lighting, joint trench, signing and pavement striping, conforms to existing improvements, and repair/replacement of deficient Project frontage improvements as they directly abut the Project as determined by the City Engineer, prior to Acceptance of Improvements. (ENGR)

13. Northbound Admiral Callaghan Lane starting from the outside northern limits of the intersection of Rotary Way shall be re-striped to provide two northbound lanes to match the lane configurations of the newly constructed section of Admiral Callaghan Lane along the commercial project frontage. Remove all conflicting signs and return to the City corporation yard. This condition shall be met prior to issuance of Certificate of Occupancy. (ENGR)

14. The southbound left turn pockets at the three project driveways on Admiral Callaghan Lane shall be lengthened per the “Response to Planning Commission Questions” Memorandum prepared by Kimley Horn & Associates dated February 10, 2020. This condition shall be met prior to the issuance of Certificate of Occupancy. (ENGR)

15. Comply with the recommendations and mitigation measures from the Traffic Impact Analysis prepared by Fehr & Peers dated May 2019, prior to issuance of Certificate of Occupancy. (ENGR)

16. Construct all public facilities in accordance with the current Americans with Disabilities Act (ADA), including driveways and curb ramps. Sidewalk accessibility is subject to the Accessibility Guidelines for Pedestrian Facilities in the Public Right-of-Way (PROWAG); see https://www.access-board.gov/guidelines-andstandards/streets-sidewalks/public-rights-of-way/proposed-rights-of-wayguidelines (ENGR, BLDG)

17. Show construction details for all pedestrian paths and trails on the Improvement Plans and Final Landscape Plans. Trail crossings of streets shall have curb cuts, ramps, signs, and pavement markings as approved by Engineering Division. At least one access point on route along the trail shall comply with ADA. (ENGR)

Resolution No. 20-01 PC
Fairview at Northgate

Noise:

18. Noise producing site preparation and construction activities shall be limited to the days and hours as set forth below and subject to the provisions of Mitigation Measure NOI-1 (MM NOI-1) of the project EIR. In the event of any conflict, MM NOI-1 shall govern.

Monday through Saturday 7:00 a.m. to 6:00 p.m.

Construction on Saturdays are allowed consistent with EIR findings. No changes to these construction hours will be allowed without the prior written consent of the City. A contact person shall be available during all construction activities in the evening and on weekends to respond to complaints and take actions necessary to reduce noise. (BLDG, ENGR, PLNG)
Construction Activities:

19. Contact Engineering Division to arrange for a Pre-Construction Meeting prior to issuance of Grading or Building Permits, whichever comes first. (ENGR)

20. Implement a dust control plan. Submit the plan to Engineering Division for review and approval prior to issuance of the Grading Permit. Comply with EIR Mitigation Measure NOI-1. (ENGR)

21. No deliveries (including gasoline tanker trucks) or servicing/repairs of construction equipment shall occur outside of construction hours. Construction hours are Monday to Saturday, from 7 am to 6 pm, in compliance with EIR Mitigation Measure NOI-1. (BLDG, ENGR, PLNG)

22. Project shall use low-noise emission equipment in compliance with EIR Mitigation Measure NOI-1 and applicable State law. (BLDG, ENGR, PLNG)

23. Implement the following measures during construction:
a.
a. Gather all construction debris on a regular basis and place them in a dumpster or other container that is emptied or removed on an as-needed basis to avoid overflow or debris. When appropriate, use tarps on the ground to collect fallen debris or splatters that could contribute to storm water pollution. b. Remove all dirt, gravel, rubbish, refuse, and green waste from the street pavement, and storm drains adjoining the project site. During wet weather, avoid driving vehicles off paved areas.
c. Broom sweep the public street pavement adjoining the project site on an asneeded basis during active construction. Caked-on mud or dirt shall be scraped from these areas before sweeping.
d. Install filter materials (e.g., sandbags and filter fabric) at the storm drain inlet nearest the downstream side of the site in order to preclude any debris or dirt from flowing into the City storm drain system. Filter materials shall be maintained and/or replaced as necessary to ensure effectiveness and to

Resolution No. 20-01 PC
Fairview at Northgate

prevent street flooding. Dispose of filter particles in an approved trash receptacle.
e. Create a contained and covered area on the site for the storage of bags, cement, paints, flammable, oils, fertilizers, pesticides, or any other materials used on the site that have the potential for being discharged to the storm drain system by being windblown or in the event of a material spill. f. Never clean items such as machinery, tools, and brushes or rinse containers in a street gutter, or storm drain.
g. Ensure that concrete, gunite, plaster, or similar supply trucks do not discharge wash water into street gutters or drains. (ENGR, BLDG)

24. Ensure that no debris or construction scrap material is placed on any adjoining lot, open space area, or street, and that any such material stored on an adjoining site shall be completely removed and the site cleaned, prior to issuance of Certificate of Occupancy . (ENGR, BLDG)

25. At no time shall campers, trailers, motor homes, or any other vehicle be used as living or sleeping quarters on the construction site unless authorized for site security. (ENGR, BLDG)

26. There shall be no parking of construction equipment or construction workers’ vehicles on existing offsite residential streets not within the Project at any time; all vehicles shall be maintained on-site. (ENGR, BLDG)

27. Portable toilets used during construction shall be kept as far as possible from adjacent properties and shall be emptied on a regular basis as necessary to prevent odor. (ENGR, BLDG)

28. Identify truck routes for the import or export of cut/fill material and/or construction debris for review and approval by the City Engineer prior to the issuance of permits, if applicable. Repair any damage to City streets (private and public) caused by activity associated with this project. (ENGR)

29. In the event of the encounter of subsurface materials suspected to be of an archaeological or paleontological nature, all grading and/or excavation shall cease, the find shall be left untouched, and the Engineering Division shall be immediately notified. This requirement shall be noted on the Grading Plans, prior to issuance of permits. See EIR Mitigations CUL-1 and CUL-2 for detailed requirements. (ENGR)

30. In the above event, retain a qualified professional archaeologist certified by the Register of Professional Archaeologists or paleontologist with a degree(s) in paleontology or geology, to evaluate and make recommendations as to disposition, mitigation and/or salvage. The recommendation shall be implemented before work may proceed. The City shall not be responsible for any costs associated with the professional investigation, implementation, remediation or restoration of findings.

See EIR Mitigations CUL-1 and CUL-2 for detailed requirements. (PLNG, ENGR, BLDG)

Resolution No. 20-01 PC
Fairview at Northgate

Construction Plan Review/Pre-Permit Requirements:

31. Submit two copies of Preliminary Title Report, prepared within three months prior to the first plan submittal. (ENGR)

32. The proposed bridge on Admiral Callaghan Lane at Blue Rock Springs Creek is within the FEMA Special Flood Hazard Area (SFHA) 100-year Floodplain Zone AE. At a minimum, comply with the requirements of City of Vallejo Municipal Code Section 7.98. Obtain required permits for the construction of bridge deck, headwall, abutment, and grading work prior to approval of the Improvement Plans. (ENGR)

33. The Improvement Plans shall show plan and profile of all proposed street, drainage and sewer improvements and details for curb, gutter, sidewalk, wheelchair ramps, and driveway construction. (ENGR)

34. Design improvements in accordance with the City Standards for sight distance, sidewalk, back up, fencing, geometrics at intersection and corner setback requirements, prior to approval of Improvement Plan. Plans shall be subject to review and approval by Engineering Division. (ENGR)

35. Obtain an Encroachment Permit from the City prior to performing any work within the public right-of-way or public easements. (ENGR)
Subdivisions/Site Development Plans:

36. The Vesting Tentative Map prepared by MacKay & Somps is not approved for construction. Submit Grading, Erosion Control, Improvement, and Stormwater Control Plans prepared by a Registered Civil Engineer to Engineering Division for review and approval prior to issuance of Grading and Encroachment Permits. A Stormwater Pollution Prevention Plan (SWPPP) shall be prepared by a Qualified SWPPP Developer (QSD) prior to the issuance of Grading and Encroachment Permits. (ENGR)

37. The Final Map shall be in substantial conformance with the Vesting Tentative Map.

The Final Map shall be prepared by a qualified Civil Engineer or Licensed Land Surveyor and shall be subject to review and approval by Engineering Division. (ENGR)

38. Provide common area, access, parking, utility, drainage, emergency vehicle access, and other easements as needed on the commercial parcel. (ENGR)

39. The owner(s) of Parcels 1 and 2 shall own and maintain all private storm drain facilities, bio-retention areas, underground hydromodification/detention system, and trails in Parcels 1 and 2 per attached Exhibit D.1. Project shall provide for Public Access Easements and Emergency Vehicle Access Easements on said facilities as shown on Vesting Tentative Map and/or Planned Development plans.

Provisions for Public Utility Easements shall be governed by a separate Stormwater Operation and Maintenance Agreement between the owner(s) of Parcels 1 and 2 and the State Water Resources Control Board (SWRCB). (ENGR)

Resolution No. 20-01 PC
Fairview at Northgate

40. The HOA shall own and maintain all trails in Parcels 3 and 4 per attached Exhibit D.1. Project shall dedicate to HOA and provide for Public Access Easements (PAEs) on said facilities as shown on Vesting Tentative Map and/or Planned Development plans. (ENGR)

41. The HOA shall own and maintain all private alleys and driveways on alleys in Parcel 4 per attached Exhibit D.1. Project shall dedicate to HOA and provide for Private (not Public) Utility Easements Private (not Public) Access Easements, and Emergency Vehicle Access Easements on said facilities as shown on Vesting Tentative Map and/or Planned Development plans. (ENGR)

42. The HOA shall own and maintain all private water, sewer, storm drains and inlets in HOA-owned alleys, driveways on alleys, and north-south pedestrian paseos in Parcel 4 per attached Exhibit D.1. Project shall dedicate to HOA said private facilities in Parcel 4, and shall provide for Private (not Public) Utility Easements (PUEs) on HOA-owned facilities as shown on Vesting Tentative Map and/or Planned Development plans. (ENGR)

43. The HOA shall own and maintain all private parksites, landscaped areas, and eastwest private pedestrian paseos in Parcels B, C, D, E, F and G in Parcel 4 per attached Exhibit D.1. Project shall dedicate to HOA said private facilities in Parcel 4, and provide for Public Access Easements (PAEs) on HOA-owned facilities as shown on Vesting Tentative Map and/or Planned Development plans. (ENGR)

44. The Vallejo Flood and Wastewater District (VFWD) shall own and maintain all publicly owned trunk sewer lines and manholes in Parcels 1 and 2 per attached Exhibit D.1. Project shall dedicate to VFWD a 15 feet wide Public Utility Easement (PUE) along said facilities in Parcels 1 and 2 for VFWD construction and maintenance purposes. (ENGR, VFWD)

45. The applicant shall submit a Mylar copy and CAD file of the Final Map prior to City Council approval of the Final Map. (ENGR)

46. Approved street names shall be shown on the Final Map prior to recordation of the map. (ENGR, PLNG)

47. Three (3) copies of project Covenants, Conditions, and Restrictions (CC&Rs) shall be submitted with the Final Map, for review and approval. The CC&Rs shall include the following provisions and shall be recorded prior to issuance of Certificate of Occupancy:
a. A Homeowners’ Association (HOA) shall be formed and shall be responsible in perpetuity, for the ownership, maintenance, repair, restoration, replacement, and management of:
i) All parcels held in common, open space and common area improvements including building exteriors, private driveways, private alleys, access easements, pedestrian paths and walkways, landscaping, irrigation systems, fencing, retaining walls, sound walls, signage, trash and recycling areas, and utilities.

Resolution No. 20-01 PC
Fairview at Northgate

ii) All landscaping and irrigation equipment on-site
iii) All privately-owned permanent stormwater management facilities included in the approved Stormwater Control Plan and the approved Stormwater Control Operations and Maintenance Plan.
b. HOA shall enter into a Maintenance Agreement with the Vallejo Flood and Wastewater District to hire a qualified engineering firm to maintain, repair, restore, replace and manage all privately-owned permanent storm water facilities and to ensure compliance with all applicable Federal, State, regional and local regulations.
c. Contain a statement that in the event these areas or facilities are not properly maintained, repaired, restored, replaced or managed according to the approved plans, each property owner shall be responsible for their proportionate share of these costs, secured by a lien on the property in favor of the HOA, in accordance with the HOA procedures.
d. Provide reciprocal easements over all common parcels for maintenance purposes.
e. The HOA shall be responsible for enforcing the CC&Rs and providing written notice of any violation to the property owners.
f. The HOA shall provide the Planning Division with the name, address and phone number of the current HOA representative. (PLNG, ENGR, CAO) Grading/Erosion Control/Geotechnical:

48. Submit a Geotechnical Report with the Grading Plans which provides recommendation for grading and drainage. Submit a Geotechnical Report with Building Plans that addresses and provides recommendations for walls, building foundations, and pavement structural sections. (ENGR)

49. All grading shall require a Grading and Drainage Plan prepared by a registered Civil Engineer, a Soils Report prepared by a registered Geotechnical Engineer and receipt of a Grading Permit approved by the City Engineer. The Grading Plans and Soils Report shall require review by the City’s Geotechnical consultant with all costs to be borne by the applicant. (ENGR)

50. Contour grading techniques shall be employed throughout the project to achieve a more natural appearance, and shall be in substantial conformance with the approved Vesting Tentative Map. Tops of cuts or toes of fills adjacent to existing public rights-of-way or easements to be set back two feet minimum from said rights-of-way and easements where feasible. All cut and fill slopes in excess of five (5) feet in height to be rounded both horizontally and vertically where feasible. (ENGR)

51. Grading on adjacent properties shall require written approval from the affected property owners. (ENGR)

52. On-site finish grading work shall require drainage to be directed away from all building foundations at a minimum slope of 2 percent and a maximum slope of 20 percent toward approved drainage facilities or swales. Non-paved drainage swales shall have a minimum slope of 1 percent. (ENGR)

Resolution No. 20-01 PC
Fairview at Northgate

53. The applicant’s project engineer shall inspect the finished grading and certify that it conforms to the compaction and elevations shown on the Grading Plan and Soils Report. (ENGR)

54. At all times seasonally appropriate erosion control measures shall be implemented per plans approved by the City Engineer for all grading work. Wet season measures shall be in place October through April at a minimum and when there is rain forecast. At the time of approval of the Improvement and/or Grading Plans, an approved Erosion Control Plan prepared by a registered Civil Engineer shall be filed with the City Engineer. (ENGR)

55. All graded slopes and stockpiles of loose soil shall be hydromulched/hydroseeded by October of any given year in compliance with BMP and State requirements.

During grading work between October and April, if there is a rain forecast, stop all grading work two days before the rain forecast and implement BMPs to ensure that the site is protected from erosion. (ENGR)

56. Improve interior private alleys in accordance with the City of Vallejo standards. (ENGR)

57. Designate private alleys as required fire access lanes thereby prohibiting parking on both sides of the alleys at all times. Signs and/or curb striping shall be installed according to the regulations established by the Vallejo Fire Department, Vallejo Police Department, and Engineering Division. If signs are installed, they shall include the Police Department telephone number and a notification that a citation may be issued for the violation with vehicle towed at owner’s expense. This requirement shall be included in the CC&Rs. (ENGR)
Utilities:

58. New electrical transformers shall be screened from view. (PLNG, ENGR)

59. No above ground utility facilities/structures shall be located between the face of curb and back of sidewalk in the public right-of-way. (ENGR)

60. Install streetlights along the Admiral Callaghan Lane and Turner Parkway frontages. Submit streetlight plans in accordance with the City Standard Specifications showing pole type, luminaires type, conductor and wiring schedule, connection points, lamp wattage and pull box locations, at the time of submittal of improvement plans. Streetlights shall be completely installed and operational prior to issuance of Certificate of Occupancy. (ENGR)

61. All new utilities shall be constructed underground prior to issuance of Certificate of Occupancy. (ENGR)

62. The City requests that the applicant assist in the coordination of the undergrounding of the existing overhead utilities along Admiral Callaghan Lane including aerial street crossings. The applicant will work with the City on an Agreement to manage the design, construction and administration of this work,

Resolution No. 20-01 PC
Fairview at Northgate

provided this is feasible within the project timeline. The applicant is not required to fund design and construction. The applicant will coordinate all work related to undergrounding the overhead utilities with the affected utility companies. Grant funds may be available for design and construction. (ENGR) Drainage/Stormwater/C.3 Requirements:

63. Submit a Stormwater Control Plan (SWCP) prepared in accordance with the current Contra Costa Clean Water Program Stormwater C.3 Guidebook for review and approval by Engineering Division prior to issuance of any permit. The SWCP shall be prepared and certified by a Registered Civil Engineer, registered in the State of California, demonstrating an understanding of the design of treatment measures for water quality and groundwater protection principles applicable to the project site. (ENGR)

64. Prior to issuance of permits for building, site improvements, or landscaping, applicant shall submit a permit application consistent with the applicant’s approved Stormwater Control Plan (SWCP), and include drawings and specifications necessary for construction of site design features, measures to limit directly connected impervious area, pervious pavements, self-retaining areas, treatment Best Management Practices (BMP’s), permanent source control BMP’s, and other features that control stormwater flow and potential stormwater pollutants. The Contra Costa Clean Water Program permit application shall include a completed “Construction Plan C.3 Checklist” as described in the Stormwater C.3 Guidebook, and a detailed draft Stormwater BMP Operation and Maintenance (O&M) Plan consistent with the general O&M plan included in the applicant’s approved Stormwater Control Plan. Guidelines for the preparation of Stormwater BMP Operation and Maintenance Plans are in Appendix F of the Stormwater C.3 Guidebook. (ENGR)

65. Comply with stormwater treatment measures per the approved SWCP prior to issuance of Certificate of Occupancy. (ENGR)

66. Submit a final Stormwater BMP Operation and Maintenance Plan (O&M Plan) for review and approval by Engineering Division, prior to issuance of Certificate of Occupancy . This O&M Plan shall incorporate City comments on the draft O&M Plan and any revisions resulting from changes made during construction. The implementation of the O&M Plan shall be the responsibility of the property owner or the HOA where one exists. (ENGR)

67. Execute any agreements identified in the SWCP which pertain to the transfer of ownership, right-of-entry for inspection or abatement, and/or long-term maintenance of stormwater treatment or hydrograph modification BMPs, prior to issuance of Certificate of Occupancy. (ENGR)

68. Prevent site drainage from sheet flow across sidewalks and driveways in a concentrated manner. (ENGR)

Resolution No. 20-01 PC
Fairview at Northgate

69. Collect and convey all stormwater entering, and/or originating from, the site to an adequate downstream drainage facility. Submit a detailed hydrologic and hydraulic study including calculations for a 100-year storm as well as a capacity study accounting for offsite sources with the Improvement Plans to Engineering Division for review and approval. (ENGR, VFWD)

70. Submit a Construction Best Management Practice (BMP) Program for review and approval by the Engineering Division prior to issuance of a Building and/or Grading Permit. The general contractor and all subcontractors and suppliers of materials and equipment shall implement these BMPs. Construction site cleanup and control of construction debris shall also be addressed in this program. Failure to comply with the approved construction BMP may result in the issuance of correction notices, citations, or a project stop work order. (ENGR)

71. Ensure that the area surrounding the project such as the streets stay free and clear of construction debris such as silt, dirt, dust, and tracked mud coming in from or in any way related to project construction. Areas that are exposed for extended periods shall be watered regularly to reduce wind erosion. Paved areas and access roads shall be swept on a regular basis. All trucks carrying soil, silt, dirt, dust, debris and other materials that may potentially become airborne during transport shall be covered. (ENGR)
Agreements, Fees, Bonds:

72. Enter into a Subdivision Agreement with the City agreeing to construct and complete all improvements necessary to service the subdivision. The Agreement shall be executed and submitted to the City prior to approval of the Final Map. As part of the Agreement, pay all fees and provide securities acceptable to the City, guaranteeing construction of the required improvements. (ENGR)

73. The owner(s) of Parcels 1 and 2 shall own and maintain all private water lines, sewer lines and manholes in Parcels 1 and 2 as shown on the attached Vesting Tentative Map and/or Planned Development plans. Applicant shall submit three (3) copies of the Commercial Center’s Operation and Maintenance Plan (O&M Plan) or equivalent for Parcels 1 and 2 with the Grading and Improvement Plans and Final Map, for review and approval. The O&M Plan shall address reciprocal access, maintenance of: utilities, water quality features, storm drainage, lighting, driveway isles, parking lot pavement and striping, access easements, pedestrian paths and walkways, landscaping, irrigation systems, fencing, retaining walls, signage, trash and recycling areas, and other common area improvements. (ENGR)

74. The HOA shall own and maintain all private storm drain facilities, passive detention areas, trails and open space in Parcel 3 per attached Exhibit D.1. This includes all storm drain facilities with connections and shared connections to/from adjoining Parcels 1, 2, 4 and Turner Parkway. Project shall dedicate to Parcel 3 to HOA, and provide for Public Utility Easements (PUEs) on HOA-owned facilities and Public Access Easements (PAEs) on HOA-owned facilities as shown on Vesting Tentative Map and/or Planned Development plans. HOA shall enter into a Maintenance Agreement (MA) with the owner(s) of Parcels 1 and 2, the City of

Resolution No. 20-01 PC
Fairview at Northgate

Vallejo, and VFWD per attached Exhibit D.1. The MA shall address maintenance responsibilities, and legal and financing terms and conditions on said facilities.

Applicant shall submit three (3) copies of said Maintenance Agreement (MA) with the Grading and Improvement Plans and Final Map to Engineering Division for review and approval. (ENGR, VFWD)

75. The HOA shall own and maintain all storm drains and bio-retention basins in Parcel A of Parcel 4 per attached Exhibit D.1. Project shall dedicate to HOA said facilities in Parcel 4, and provide for Private (not Public) Utility Easements on HOAowned facilities as shown on Vesting Tentative Map and/or Planned Development plans . HOA shall enter into a Maintenance Agreement (MA) with the City, VFWD, and Water Resources Control Board (SWRCB) per attached Exhibit D.1. (ENGR, VFWD)

76. All improvement and maintenance agreements required in connection with said plans shall be submitted to and approved by the City and other agencies having jurisdiction over said project prior to recording of the Final Map or issuance of a Building Permit, whichever comes first, unless otherwise specified therein. Grading Permit may be issued prior to recording of Final Map. (ENGR)

77. All required faithful performance bonds and labor materials bonds in a penal amount equal to 100 percent of the approved estimates of construction costs of improvements shall be submitted to and approved by the City and other agencies having jurisdiction prior to approval of the Final Map or issuance of a Building Permit, whichever comes first. A Grading Permit may be issued without the other permits in place by posting an appropriate Bond for grading. (ENGR)

78. The applicant shall pay its fair share amount not-to-exceed $206,400 for the installed traffic signal on Admiral Callaghan Lane at Rotary Way. This represents 40 percent of the maximum total traffic signal cost of $516,000 per the City‘s reimbursement agreement with In-N-Out. (ENGR)

79. The applicant shall pay all required fees in the Northgate Fee District 94-1. This condition shall be met prior to the issuance of a Building Permit. (ENGR) State of California:

80. The applicant shall obtain a Transportation Permit (TP) from the State of California, and provide a copy of TP to the City Engineer. The applicant shall also provide a copy of the Transportation Management Plan (TMP) to the City Engineer, if it is required by the State. (ENGR)
Applicant shall adhere to the following (but not limited to) standard conditions on detailed project construction plans:

PW1. PUBLIC IMPROVEMENT STANDARDS. All public improvements shall be designed to City of Vallejo standards and to accepted engineering design standards. The City Engineer has all such standards on file and the Engineer's decision shall be final regarding the specific standards that shall apply. (COV, Regulations & Standard Specifications, 2011).

Resolution No. 20-01 PC
Fairview at Northgate

PW2. IMPROVEMENT PLANS. Prior to building permit submittals, submit three sets of plans to the Department of Public Works for plan check review and approval. (Improvement or civil plans are to be prepared by a licensed civil engineer.) Plans are to include, but may not be limited to, grading and erosion control plans, improvement plans, joint trench utility, street light plans, and landscaping, irrigation and fencing plans and all supporting documentation, calculations and pertinent reports. (COV, Regulations & Standard Specifications, 2011, Section 1.1.7–A).

PW3. LINE OF SIGHT CRITERION. In design of grading and landscaping, line of sight distance shall be provided based on Caltrans standards. Installation of fencing, signage, above ground utility boxes, etc. shall not block the line of sight of traffic and must be set back as necessary. (VMC, Section 10.14).

PW4. ON-SITE SOILS ENGINEER. Per the requirements of a Public Works Grading Permit, the project geologist or soils engineer and necessary soils testing equipment must be present onsite during grading operations. In the absence of the soils engineer or his representative onsite, the Department of Public Works shall shut down the grading operation. (VMC, Section 12.40.080.

PW5. DUST AND EROSION CONTROL. Applicant to submit an Erosion and Sediment Control Plan as a part of the Building Permit Application. All dust and erosion control shall be in conformance with City standards and ordinances. (VMC, Sections12.40.050 & 12.40.070).

PW6. COMPACTION TESTS. Prior to building permit issuance or acceptance of grading, compaction test results and certification letter from the project soils engineer and civil engineer confirming that the grading is in conformance with the approved plans must be submitted to the Department of Public Works for review and approval. Test values must meet minimum relative compaction recommended by the soils engineer (usually at least 90 percent). (COV, Regulations & Standard Specifications, 2011, Section 2.4.1).

PW7. DRIVEWAY STANDARDS. Entrances to any private project must be standard driveway approaches unless deviation is permitted by the City Engineer. (VMC, Section10.04.260).

PW8. STREET EXCAVATION PERMIT. Applicant shall obtain a street excavation permit from the Department of Public Works prior to performing any work within City streets or rights-of-way, or prior to any cutting and restoration work in existing public streets for utility trenches. All work shall conform to City standards. (VMC, Section 10.08).

PW9. ENCROACHMENT PERMIT. Prior to issuance of Building Permit, applicant shall obtain an encroachment permit from the Department of Public Works for all work proposed within the public right-of-way. (VMC, Section 10.16).

PW10. TRAFFIC CONTROL PLAN. Prior to start of construction, applicant shall submit a traffic control plan to the Department of Public Works for review and approval. (CA MUTCD).

Resolution No. 20-01 PC
Fairview at Northgate

PW11. COORDINATION OF CONSTRUCTION INSPECTION. Construction inspection shall be coordinated with the Department of Public Works and no construction shall deviate from the approved plans. (COV, Regulation & Standard Specification Sections 1.1.4 & 1.1.5).

PW12. BONDS AND FEES. Prior to approval of construction plans, provide bonds and pay applicable fees. Bonding shall be provided to the City in the form of a "Performance Surety" and a separate "Labor and Materials Surety" in amounts stipulated by City ordinance. (VMC, Section 15.12.090)
PW13. INSTALL IMPROVEMENTS. Prior to occupancy/final building inspection, install the improvements required by the Department of Public Works including but not limited to streets and utilities.

PW14. SIDEWALK REPAIR. Prior to occupancy/final building inspection, remove and replace any broken curb, gutter, sidewalk or driveway approach as directed in the field by the City Engineer. (VMC, Section 10.04).

PW15. STREET TREES. Prior to release for occupancy, plant required street trees in accordance with City Municipal Code. The list of approved trees is available in the office of the Public Works Director. The minimum standard shall be at least one tree for each 50 feet of street frontage or fraction thereof, including secondary or side streets. Street tree(s) shall be inspected by Public Works Landscape Inspector prior to release for occupancy. (VMC, Section 15.06.190 and Regulations and Standard Specifications Section 3.3.48).

PW16. JOINT TRENCH. The developer shall provide preliminary joint trench composite plans for the underground electrical, gas, telephone, cable television and communications conduits and cables including the size, location and details of all trenches, location of all building utility service stubs and meters and placement or arrangements of junction structures as a part of the Improvement Plans submitted for the project. The composite drawings and/or utility improvement plans shall be signed by a licensed engineer. (VMC, Sections 15.06.160&170).

PW17. SIGNAL INTERCONNECT CABLES. There may be fiber optic and /or copper signal interconnect cables located at the edge of the roadway or under the sidewalk. The plans should address either the relocation of these cables or a note should be made of the cable location. A warning should be included on the plans stating that if the cable is damaged, the entire length of the cable between the two nearest hubs will be replaced by the contractor unless otherwise authorized by the City Engineer.

PW18. ADA COMPLIANCE WITHIN CITY ROW. In order to ensure ADA compliance within any and all City ROW, ADA compliance will be addressed in accordance to the state government and federal codes: HEALTH AND SAFETY CODE DIVISION 13 PART 5.5. ACCESS TO PUBLIC ACCOMMODATIONS BY PHYSICALLY HANDICAPPED PERSONS [19955 - 19959.5] (Part 5.5 added by Stats. 1969, Ch. 1560.)

Resolution No. 20-01 PC
Fairview at Northgate

http://leginfo.legislature.ca.gov/faces/codes_displayText.xhtml?lawCode=HSC& division=13.&title=&part=5.5.&chapter=&article=
GOVERNMENT CODE DIVISION 5 CHAPTER 7 ACCESS TO PUBLIC
BUILDINGS BY PHYSICALLY HANDICAPPED PERSONS [4450 – 4461] (Chapter 7 added by Stats. 1968, Ch. 261.)
http://leginfo.legislature.ca.gov/faces/codes_displayText.xhtml?lawCode=GOV& division=5.&title=1.&part=&chapter=7.&article=

FEDERAL
THE AMERICAN WITH DISABILITIES ACT OF 1990
https://www.ada.gov/2010_regs.htm
FIRE DEPARTMENT:

Mercantile and Business Occupancies – Code Requirements:

Access and Water Supply:
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. 2) All access roads shall be installed and maintained serviceable prior to and during combustible construction.
3) Access roads shall have an unobstructed width of not less than 20' 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 vehicle access gates shall be equipped with a Knox Key switch or pad lock.

Contact the Fire Department at 707-648-4546 or visit www.knoxbox.com for further information.
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 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 areas shall be determined prior to final inspection. 6) Submit plans and obtain permit from the Fire Department for new fire service main and fire hydrants.
7) Approved impact protection shall be installed as necessary to protect hydrants from vehicular impact. Such measures shall be provided to the Fire Prevention Bureau for review and approval prior to final inspection.The building owner shall be responsible for painting of hydrants, verifying street valves are fully open and the placement of blue reflective dots prior to requesting a final inspection.

Resolution No. 20-01 PC
Fairview at Northgate

Maintenance, inspection and testing of private hydrants are the responsibility of the property owner. Private hydrants shall be painted red. 8) All fire protection equipment and building utilities including gas shut-off valves, and electrical service disconnects shall be located in a single area to allow use by the fire department without having to transit through a structure. In new construction, equipment should be located within an interior room having an exterior access door or in an exterior enclosure attached to the building, specifically for the purpose of housing such equipment.
9) The building electrical service disconnecting means shall be installed in a readily accessible location either outside the building or nearest the point of entrance of the service conductors. The disconnecting means shall be accessible to emergency personnel, either directly or by a remote actuating device without requiring transit of the building interior.
10) Prior to final Inspection, in accordance with the 2016 Califoirnia Fire Code rooms or areas containing controls for HVAC systems, electrical panels, automatic fire extinguishing systems, fire alarm equipment or other detection, suppression or control elements shall be identified with appropriate signs. 11) A flush-mounted (recessed) Knox Box (key box) mounted no higher than 5 feet above the finished floor containing appropriate keys for emergency fire department access shall be provided. The minimium size box is the 3200 series with a hinged door and recessed mounting kit. The tamper kit is not required, box color may be any of the Knox options. It takes approximately 2 weeks for delivery. For more information call the Fire Prevention Division at (707) 648-4565 12) Keys for the Knox Box entry system required by the fire department shall be attached to durable tags with permanent marking identifying the door(s) or lock(s) that the key functions with. i.e. “MASTER” or “MECHANICAL ROOM”.

Building Identification:
13) Prior to final inspection, in accordance with the 2016 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.

Resolution No. 20-01 PC
Fairview at Northgate

Building Fire Extinguishers:
14) Prior to final inspection, the minimum fire-extinguisher requirement shall be one 2A-10BC rated portable unit in such locations so that maximum floor-travel distance does not exceed 75' to the nearest extinguisher from any portion of the building with a maximum of 3,000 square feet of floor area surveyed. Plan submittal shall include the proposed location of extinguishers. Final location shall be approved in the field by the fire department. Hazardous areas will require increased sizing of fire extinguishers.
15) All fire extinguishers shall be mounted in a conspicuous and readily accessible location either on a bracket or within an approved storage cabinet. Fire extinguishers shall be mounted so the top of the unit is 3 feet to 5 feet off the finished floor. If the extinguisher is not readily visible, a sign shall be located directly above the extinguisher. The sign shall be legible and of a contrasting color with its background. Final installation measures and indentification signage shall be approved in the field by the Fire Department prior to final inspection sign-off.

Automatic Fire Extinguishing Systems:
16) An automatic fire sprinkler system is required for this building. Please submit 2 sets of plans and calculations to the Fire Marshal’s Office and obtain permit prior to installation. Please note the density of the system must be compatible with the occupancy classification. The plan review and permit fee is $567 plus $6 per head.

This is a separate submital to the Fire Department.
17) All fire-sprinkler systems shall be designed and installed in accordance with NFPA Standard 13, and the California Fire and Building Code. 18) The Fire Department Connection (FDC) and (PIV) shall be located within 100 feet of the nearest fire hydrant and approved by the fire department. The FDC shall be labeled with the building address.
19) If cooking is proposed, provide an approved automatic fire extinguishing system to protect all cooking equipment. A permit is required from the Fire Marshal’s office for fixed fire extinguishing systems. Please submit 2 sets of plans for review and approval. Design and system calculations shall be prepaired by a licensed C-16 Contractor.

Fire Flow and Water Service:
20) Fire-Flow requirements for buildings shall be in accordance with the 2016 California Fire Code.

Resolution No. 20-01 PC
Fairview at Northgate

21) An underground fire service main and fire hydrants are required for this building.

Please submit 2 sets of plans for the underground fire service main for review and permitting requirments. The plan review and permit fee is $637. This is a separate deferred submital to the Fire Department.

Building Fire Alarm and Monitoring Systems:
22) An approved fire alarm system shall be designed and installed as specified in the 2016 California Fire Code, California Building Code, NFPA 72, and the National Electrical Code as amended by the State of California and local ordinances. Please submit 2 sets of fire alarm plans and obtain permit from the Fire Marshal’s Office prior to installation. Please include listed device selections cut sheets. Fire alarm system must be designed and installed by a C-10 Licensed Contractor or be certified as a Fire/Life Safety Technician on all systems that exceed 100VA.

Approved audible and visual notification devices shall be connected to every automatic sprinkler system to alert occupants upon activation within each separate occupancy.

Audible alarm devices shall also be provided on the exterior of the building in an approved location.

A minimum of one smoke detector listed for the intended purpose shall be installed in the following areas:
a. Mechanical equipment, electrical, transformer, telephone equipment, elevator machine or similar rooms.
b. The main return and exhaust air plenum of each air-conditioning system serving more than one story and located in a serviceable area downstream of the last duct inlet.

The plan review and permit fee is $598 plus $6 for each device.

An automatic smoke detection system shall be installed throughout high-piled combustible storage areas - Review commodity classification 2016 CFC Table 3206.2 for this requirement.
23) Smoke detection/dampers for HVAC systems shall be required as set forth in the Mechanical Code. Areas served by a single or multiple units exceeding 2000 CFM shall have detectors installed and supervised by the fire alarm system. Detectors shall not trip a general alarm. Detectors shall be self-restoring or a readily accessible manual reset shall be installed.

Building Egress:
24) Means of egress illumination shall be provided and maintained at any time the building is occupied. The means of egress shall be illuminated of not less than 1

Resolution No. 20-01 PC
Fairview at Northgate

foot candle power and shall be approved by the Fire Prevention Division prior to sign-off of the final inspection.
25) Emergency exit lighting shall be provided at or near all exits and as designated by the Fire Marshal. Final exit lighting shall be approved by the Fire Marshal prior to sign-off of the final inspection.
26) In accordance with the 2016 California Fire Code Chapter 10, all emergency lighting and exit signs lights shall have two separate sources of power. 27) All buildings shall comply with the 2016 California Building Code, Chapter 10 Means of Egress requirements. Including but not limited to: exit signs, exit doors, exit hardware and exit illumination.
28) Provide a detailed means of egress, path of travel, exit plan plan prior to building permit approval. Due prior to Building Permit issuance. 29) Locking devices on exit doors shall conform to the 2016 California Fire Code Chapter 10, only one lock or latch requiring one motion/operation to open/unlock is required. No double keyed dead-bolts are permitted on exit doors. Panic hardware is required.
30) Maintain the width of the exit system; tables, chairs, merchandise storage systems and other devices shall not obstruct the means of egress along the path of exit travel based on the cumiulative occupant load served. Maintain clear access to all exits at all times.

Occupancy Separations:
31) Occupancy separations (fire walls) are required. Please see Table 508.3 of the 2016 California Building Code for more information.

Hazardous Materials Storage, High Pile Storage and Use:
32) Outdoor storage of combustible rubbish shall not produce conditions that will create a nuisance or a hazard to the public health, safety or welfare. All combustible material shall be stored separately from non-combustible material in piles with a minimum separation of six (6) feet and shall not exceed a height limit of twenty (20) feet.
33) Maintain indoor combustable storage at or below 12 feet in the warehouse storage area or the facility shall comply with all applicable sections of the 2016 California Fire Code with regards to High-Piled Combustible Storage. A permit is required for High Piled Combustible Storage from Vallejo Fire Department.

Resolution No. 20-01 PC
Fairview at Northgate

34) Smoke and Heat Removal: Smoke and heat vents or mechanical smoke exhaust systems shall be installed in the roofs of buildings or portions thereof occupied for the uses; Group F-1 or S-1 occupancy having more than 50,000 square feet of undivided area and in Buildings and portions thereof containing high-piled combustible stock or rack storage. This item is approved for a differed submittal.

Due prior to final inspection. Please see the 2016 CFC, Chapter 9, Sections 909, 910 for further information. Review commodity classification in the 2016 CFC Table 3206.2 for this requirement.
35) Tire Storage shall be in accordance with the 2016 California Fire Code, Chapter

34. A separate permit is required from the Vallejo Fire Department prior to occupancy.
36) Hazardous Materials Business Plan Requirements. Any occupancy that will be conducting operations or storing materials that are hazardous will obtain the appropriate permits from the Solano County Department of Health prior to commencing business operations.
37) Material Data Safety Sheets (MSDS) covering all hazardous materials on site shall be readily available on the premises. Location of the MSDS sheets shall be posted in a conspicuous location approved by the Fire Prevention Division prior to signoff of the final inspection. 38) NFPA 704 placard signs shall be posted at all hazardous material storage area’s.

Please indicate on the plans the location of all signage for review and approval by the Fire Prevention Division prior to final inspection. 36) Warning signs (NO SMOKING) are required per the California Fire Code. 37) All compressed gas cylinders shall be adequately secured to prevent falling or being knocked over. Fasteners used to secure cylinders shall be of noncombustible material. This requirement shall be reviewed and approved by the Fire Prevention Division prior to final inspection sign-off. 41) Provide “Roof Access” sign at roof ladder location. 42) All roof material shall be rated class “A” or better.

Motor Vehicle Fuel Dispensing Station – Code Requirements:
1) All buildings, facilities, and developments shall be accessible to fire department apparatus by way of approved access roadways.
2) 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. Due prior to building permit issuance.

Resolution No. 20-01 PC
Fairview at Northgate

3) Access roads shall have an unobstructed width of not less than 20' 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) 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 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. 5) All fire protection equipment and building utilities including gas shut-off valves, and electrical service disconnects shall be located in a single area to allow use by the Fire Department without having to transit through a structure. In new construction, equipment should be located within an interior room having an exterior access door or in an exterior enclosure attached to the building, specifically for the purpose of housing such equipment. Please indicate on the plans these locations. 6) The building electrical service disconnecting means shall be installed in a readily accessible location either outside the building or nearest the point of entrance of the service conductors. The disconnecting means shall be accessible to emergency personnel, either directly or by a remote actuating device without requiring transit of the building interior.
7) Rooms or areas containing controls for HVAC systems, electrical panels, automatic fire extinguishing systems, fire alarm equipment or other detection, suppression or control elements shall be identified with appropriate signs. Due prior to final inspection.
8) 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 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. Due prior to final inspection. 9) All roof material shall be rated class “A” or better. 10) Hazardous Materials Business Plan Requirements. Any occupancy that will be conducting operations or storing materials that are hazardous will obtain the appropriate permits from the Solano County Department of Health prior to commencing business operations.
11) All hazardous material underground storage tanks (Motor Fuel – Dispensing Facilities) shall comply with the 2016 California Fire Code Chapters 22, 27, and

34. Installation permits for underground storage tanks are required from Solano

Resolution No. 20-01 PC
Fairview at Northgate

County Department of Health. Installation permits are required from the Vallejo Fire Department for all above ground storage tanks.
12) All hazardous material storage tanks shall be constructed and installed in accordance with nationally recognized standards and the manufacturer's instructions.
13) All hazardous material storage tanks shall be labeled and the content classification clearly indicated. Warning Labels, Identification Labels & Haz-Mat tanks shall comply with the 2016 California Fire Code secondary containment requirements.

Compliance shall be confirmed by the Fire Prevention Division prior to sign-off of the final inspection.
14) Protection from Vehicles: Guard posts or other approved means shall be provided to protect tanks subject to vehicular damage in accordance with CFC §312. When guard posts are installed, posts shall be:
312.1 General. Vehicle impact protection required by this code shall be provided by posts that comply with Section 312.2 or by other approved physical barriers that comply with Section 312.3.
312.2 Posts. Guard posts shall comply with all of the following requirements:
a. Constructed of steel not less than 4 inches (102 mm) in diameter and concrete filled.
b. Spaced not more than 4 feet (1219 mm) between posts on center. c. Set not less than 3 feet (914 mm) deep in a concrete footing of not less than a 15-inch (381 mm) diameter.
d. Set with the top of the posts not less than 3 feet (914 mm) above ground. e. Located not less than 3 feet (914 mm) from the protected object. 15) Emergency disconnect switches: An approved, clearly identified and readily accessible
emergency disconnect switch shall be provided at an approved location to stop the transfer of material to the tank. The emergency disconnect switch shall be located within 100 feet (30 480 mm) of, but not less than 20 feet (6096 mm) from the material dispensers. Such devices shall be distinctly labeled as:

EMERGENCY SHUTOFF. Signs shall be provided in approved locations established during final inspection, using the following language:

Resolution No. 20-01 PC
Fairview at Northgate

IN CASE OF FIRE, SPILL OR RELEASE:
a. USE EMERGENCY PUMP SHUTOFF
b. REPORT THE ACCIDENT
c. FIRE DEPARTMENT TELEPHONE NUMBER 911
d. FACILITY ADDRESS: [Insert address here]
16) Provide spill containment measures (Spill Kit) on site in safe accessible location.

The Spill Kit material shall be compatible the material being stored. Training shall be provided to staff in accordance with 2016 California Fire Code. Due prior to final inspection.
17) Material Data Safety Sheets (MSDS) covering all hazardous materials on site shall be readily available on the premises. Location of the MSDS sheets shall be posted in a conspicuous location approved by the Fire Prevention Division prior to signoff of the final inspection. 18) Warning signs. Warning signs shall be conspicuously posted within sight of each dispenser in the fuel-dispensing area and shall state the following:

1. No smoking.

2. Shut off motor.

3. Discharge your static electricity before fueling by touching a metal surface away from the nozzle.

4. To prevent static charge, do not reenter your vehicle while gasoline is pumping.

5. If a fire starts, do not remove nozzle-back away immediately.

6. It is unlawful and dangerous to dispense gasoline into unapproved containers.

7. No filling of portable containers in or on a motor vehicle. Place container on ground before filling.
19) NFPA 704 placard signs shall be posted at all hazardous material storage area’s and must be approved by the Fire Prevention Division during final inspection. 20) Provide one 4A20BC fire extinguisher not less than 10 feet or no more than 50 feet from any dispensers.
21) All fire extinguishers shall be mounted in a conspicuous and readily accessible location either on a bracket or within an approved storage cabinet. Fire extinguishers shall be mounted so the top of the unit is 3 feet to 5 feet off the finished floor. If the extinguisher is not readily visible, a sign shall be located directly above the extinguisher. The sign shall be legible and of a contrasting color with its background.
22) A separate Operational Permit is required from the Fire Department for the MOTOR VEHICLE FUEL DISPENSING STATION. Due prior to Building Permit issuance.

Resolution No. 20-01 PC
Fairview at Northgate

Assembly Occupancies – 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. 2) Access roads shall have an unobstructed width of not less than 20' (16’ for single residential) 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.
3) All access roads shall be installed and maintained serviceable prior to and during combustible construction.
4) 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. 5) All fire protection equipment and building utilities including gas shut-off valves, and electrical service disconnects shall be located in a single area to allow use by the Fire Department without having to transit through a structure. In new construction, equipment should be located within an interior room having an exterior access door or in an exterior enclosure attached to the building, specifically for the purpose of housing such equipment.
6) The building electrical service disconnecting means shall be installed in a readily accessible location either outside the building or nearest the point of entrance of the service conductors. The disconnecting means shall be accessible to emergency personnel, either directly or by a remote actuating device without requiring transit of the building interior.
7) Prior to final Inspection, in accrodance with the 2016 California Fire Code rooms or areas containing controls for HVAC systems, electrical panels, automatic fire extinguishing systems, fire alarm equipment or other detection, suppression or control elements shall be identified with appropriate signs. 8) A flush-mounted (recessed) Knox Box (key box) mounted no higher than 5 feet above the finished floor containing appropriate keys for emergency Fire Department access shall be provided. The minimium size box is the 3200 series with a hinged door and recessed mounting kit. The tamper kit is not required, box color may be any of the Knox options. It takes approximately 2 weeks for delivery.

For more information call the Fire Prevention Division at (707) 658-4565 or visit www.knoxbox.com

Resolution No. 20-01 PC
Fairview at Northgate

9) Keys for the Knox Box entry system required by the Fire Department shall be attached to durable tags with permanent marking identifying the door(s) or lock(s) that the key functions with. i.e. “MASTER” or “MECHANICAL ROOM”. 10) Prior to final inspection, in accordance with the 2016 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.
11) Prior to final inspection, the minimum fire-extinguisher requirement shall be one 2A-10BC rated portable unit in such locations so that maximum floor-travel distance does not exceed 75' to the nearest extinguisher from any portion of the building with a maximum of 3,000 square feet of floor area surveyed. Plan submittal shall include the proposed location of extinguishers. Final location shall be approved in the field by the Fire Department.
12) All fire extinguishers shall be mounted in a conspicuous and readily accessible location either on a bracket or within an approved storage cabinet. Fire extinguishers shall be mounted so the top of the unit is 3 feet to 5 feet off the finished floor. If the extinguisher is not readily visible, a sign shall be located directly above the extinguisher. The sign shall be legible and of a contrasting color with its background. Final installation measures and indentification signage shall be approved in the field by the Fire Department prior to final inspection. 13) If cooking is proposed provide an approved automatic fire extinguishing system to protect all cooking equipment. A permit is required from the Fire Marshal’s office for fixed fire extinguishing systems. Please submit 2 sets of plans for review and approval. Design and system calculations shall be prepaired by a licensed C-16 Contractor.
14) Activation of the (kitchen) fixed fire extiguishing system shall activate the fire sprinkler monitoring system alarm.
15) Smoke detection/dampers for HVAC systems shall be required as set forth in the Mechanical Code. Areas served by a single or multiple units exceeding 2000 CFM shall have detectors installed and supervised by the fire alarm system. Detectors shall not trip a general alarm. Detectors shall be self-restoring or a readily accessible manual reset shall be installed.
16) An automatic fire sprinkler system is required for the proposed building. Please submit 2 sets of plans and calculations to the Fire Marshal’s Office and obtain permit prior to installation. Please note the density of the system must be compatible with the occupancy classification and designed in accordance with NFPA 13.

Resolution No. 20-01 PC
Fairview at Northgate

17) Prior to final inspection an approved fire sprinkler monitoring system shall be designed and installed as specified in the 2016 California Fire Code and NFPA 72.

Please submit 2 sets of fire alarm monitoring plans and obtain permit from the Fire Marshal’s Office prior to installation. Please include listed device selections cut sheets.
18) A fire alarm system may be required based on the 2016 California Fire Code requirments.
19) Approved impact protection shall be installed as necessary to protect fire hydrants from vehicular impact.
20) The building owner shall be responsible for painting of private hydrants, verifying street valves are fully open and the placement of blue reflective dots prior to requesting a final inspection. Maintenance, inspection and testing of private hydrants are the responsibility of the property owner. Private hydrants shall be painted yellow.
21) Means of egress illumination shall be provided and maintained at any time the building is occupied. The means of egress shall be illuminated of not less than 1 foot candle power and shall be approved by the Fire Prevention Division prior to sign-off of the final inspection.
22) Emergency exit lighting shall be provided at or near all exits and as designated by the Fire Marshal. Final exit lighting shall be approved by the Fire Marshal prior to sign-off of the final inspection.
23) In accordance with the 2016 California Fire Code Chapter 10, all emergency lighting and exit signs lights shall have two separate sources of power. 24) All buildings shall comply with the 2016 California Building Code, Chapter 10 Means of Egress requirments. Including but not limited to: exit signs, exit doors, exit hardware and exit illumination.
25) Panic harware is requird at all exits.
26) Post an occupant load sign in a conspicuous place near the main exit from all rooms designated as “Assembly Areas”. The sign shall read as follows:

Maximum Occupants:

General___________ (calculations shall be provided by the Architect) Dining____________
27) Businesses will require an annual fire department permit for “Places of Assembly” A permit fee of $318 will be due and payable annually.
28) All roof material shall be rated class “A” or better.

Resolution No. 20-01 PC
Fairview at Northgate

Residential R-3 Occupancies – Code Requirements:

The project plans have been reviewed with the information supplied. Subsequent plan submittals for review may be subject to additional requirements. Field inspections that discover fire/life safety issues may require additional revisions or alterations. 1) All buildings, facilities, and developments shall be accessible to fire department apparatus by way of approved access roadways. Fire Lanes shall be posted with all-weather no parking signs or RED CURBING. Locations shall be established prior to final inspection.
2) 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 indicate the turning radius for all turning approach areas.
3) Access roads shall have an unobstructed width of not less than 20' exclusive of parking (16’ for single residential and (EVA)) with a maximum grade of 15%.

Access roads shall have a minimum of 14' of vertical clearance, including trees, wires and overhead signs. Speed bumps or other vertical traffic calming devices are prohibited on routes of fire access. All access roads shall be installed and maintained serviceable prior to and during combustible construction. 4) Access roads that are fire lanes (EVA) shall either be posted with permanent allweather 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.
5) All vehicles access gates shall be equipped with both a Knox Keyswitch or Click to Enter System . Contact the fire department at 707-648-4546 or visit www.knoxbox.com for further information.
6) Fire-Flow requirements for buildings shall be in accordance with the 2016 California Fire Code Appendix B Please indicate on the improvement plans all fire flow requirments for this project.
7) 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.
8) Approved impact protection shall be installed as necessary to protect hydrants from vehicular damage.
9) The contractor shall be responsible for painting of hydrants, verifying street valves are fully opened and the placement of blue reflective dots prior to requesting a final inspection.

Resolution No. 20-01 PC
Fairview at Northgate

10) NFPA 13D Automatic Fire Sprinkler systems are required in all new residential construction and will require adequate water pressure and GPM flow. Separate permits are required from the fire department for plan review and installation. 11) Prior to Final Inspection, in accordance with the 2016 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 ½” stroke. The size of the building and distance or location of the address numbers from the roadway may necessitate larger numbers.
12) Carbon monixide detectors shall be installed in accordance with the manufacturers recommendations.
13) Provide smoke detectors in all sleeping rooms and common hallways. Detectors shall be hardwired, inetrconnected with battery backup. Electrical circuits supplying detectors shall be separate dedicated lines with no other devices on the circuits.

Exhibits:

D.1 Summary of Public Works Conditions Re: Public/Private Facilities

Large
Lot
Parcel
Small Lot
Parcel Land Use Facilities Owned Maintained
Public Utility
Easement
Public Access
Easement
Emergency
Vehicle
Access
Public
Works
By By (except as noted) (except as noted) Easement COA # (PUE) (PAE) (EVAE)
1 Commercial
Storm Drain Facilities, Bio-Retention
Areas, Underground
Hydromodification/Detention System,
Trails

VFD VFD
Governed by
Stormwater O&M
Agreement
between VFD and
Water Board
Yes. Privately
Owned Public
Easement.

Yes 39
2 Commercial
Storm Drain Facilities, Bio-Retention
Areas, Underground
Hydromodification/Detention System,
Trails

VFD VFD
Governed by
Stormwater O&M
Agreement
between VFD and
Water Board
Yes. Privately
Owned Public
Easement.

Yes 39
1, 2 Commercial Public Sewer Main VFWD VFWD Yes. Publicly Owned Public Easement No No 44
1, 2 Commercial Private Sewer Line & Manholes VFD VFD No No No 73 1, 2 Commercial Public Gas Lines PG&E PG&E Public Easement No No 6 1, 2 Commercial Private Water Lines VFD VFD No No No 73 3 Open Space Storm Drain Facilities, Passive
Detention Areas, Trails HOA HOA. Thru a MA
with City, VFWD
Yes. Privately
Owned Public
Easement.

Yes. Privately
Owned Public
Easement.

No 74
3 Open Space
MA between Commercial property
owners and HOA for legal and financing
of shared stormwater facilities
HOA
HOA. Thru a MA
with VFD, City,
VFWD
Yes. Privately
Owned Public
Easement.

Yes. Privately
Owned Public
Easement.

No 74
4 A Residential Storm Drains, Bio-Retention Basin HOA
HOA. Thru a MA
with City, VFWD,
SWRCB
Yes. Privately
Owned Private
Easement.

Yes. Privately
Owned Public
Easement.

No 75
4 B, C, D,

E, F, G
Residential Sewer, Storm Drains + Inlets on Streets
A, B, C, D, E, F City VFWD Yes for VFWD No No 8
4 B, C, D,

E, F, G
Residential
Surface Street Improvements (not
sewer, storm drains + inlets) on Streets

A, B, C, D, E, F
City City No No No 7
4 Residential Private Alleys, Driveways on Alleys HOA HOA Yes. Privately
Owned Private
Easement.

Yes. Privately
Owned Private
Easement.

Yes 41
4 Residential
Water, Sewer, Storm Drains + Inlets in
Private Alleys & Driveways In Alleys,
North-South Pedestrian Paseos

HOA HOA
Yes. Privately
Owned Private
Easement.

No Yes 42
4 Residential
Parksites in Parcels B, F, G; Landscaped
Areas in Parcels C, D, E; East-West
Pedestrian Paseos in Parcels F and G
HOA HOA No
Yes. Privately
Owned Public
Easement.

No 43
1, 2 Commercial Trails VFD VFD No
Yes. Privately
Owned Public
Easement.

No 39
3, 4 Residential Trails HOA HOA No
Yes. Privately
Owned Public
Easement.

No 40
LEGEND
City City of Vallejo
HOA Homeowners' Association
MA Maintenance Agreement
PG&E Pacific Gas & Electric
VFD VFD/Lewis (future Costco)
VFWD Vallejo Flood and Wastewater District
SWRCB State Water Resources Control Board
EXHIBIT D.1

FAIRVIEW AT NORTHGATE PROJECT

CITY OF VALLEJO, PUBLIC WORKS DEPARTMENT

SUMMARY CONDITIONS OF APPROVAL (COA)
May 6, 2020

EXHIBIT – B
GENERAL PLAN 2040 POLICIES
Policies and Actions Factsin 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 5.7-acres of an existing wetland
between the commercial and residential
component of the Fairview at Northgate Planned
Development.

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 new 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
subjectsite.

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

The 245 detached single-family residences will
incorporate a Wine Country Agrarian style look,
and the building height and massing of the
structures will not be out of scale with those
located in close proximity.

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.

The project site is not prominently visible from
either Interstate 80 or State Route 37 due to
distance, intervening development, and existing
visual barriers. As such, the project would not
adversely affect scenic views available to travelers
along these routes.

Furthermore, the project site and surrounding
areas are not located within a designated
residential view district and would not impact
identified scenic vistas or protected public views.

Policy NBE-3.13
Neighborhood Character. Preserve the
character of existing single-family residential
neighborhoods.

The project off Turner Parkway lies near a wellestablished, lower-density residential neighborhood of north 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 project will be connected via a pedestrian
bridge over the preserved wetland to the
commercial component of the Fairview at
Northgate Planned Development.

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

The project will be required to comply with MM
AQ-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 MM AQ-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 an existing 5.7-acre
wetland between the residential and
commercial component of the Fairview at
Northgate Planned development. Prior to
construction per the mitigation measures
imposed by the Fairview at Northgate EIR MMRP
and as described in the Addendum,
preconstruction surveys will be required (such
nesting bird survey, etc.) to ensure protection of
special-statusspecies.

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-1.3B:

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

5.7-acre parcel will preserved as wetland open
space.

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 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 (Cultural Awareness
Training Program), CUL-2 (Protocol for Human
Ramins Discovery Cultural Resources
Construction Monitoring.), CUL-3 (Discovery of
Unknown Resources), and CUL-4 (Discovery of
Human Remains).

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 and
cluster style 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:

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.

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

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
applicable standards. 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 50-
foot right-of-way, with a 28-foot-wide travel lane
from curb-to-curb with parking on each side and
a 4.5-foot-attached sidewalk. The new C Street
would have a 42-foot right of way with 31-footwide travel lane from curb-to-curb with parking along the west side and 4.5-foot attached
sidewalks.

The project would also include private alleys
which would be smaller in scale than the
residential streets and would include shared
vehicular access to the garages fronting them.

Private alleys would include a 20-foot-right-ofway with a small four-foot driveway pad accessing the garages. No parking will be
allowed within the alleys.

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

The new streets will incorporate a 50-foot and
42-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 new roadway that will
connect the new subdivision to Turner Parkway to
the North of the subject site.

Housing Element Policy A.2:

The project will convert vacant infill land into
single-unit residences that are compatible
with the existing single-unit residences to the
north, east, and west of the project site.

The project will develop an underutilized site
into a subdivision with detached single-family
and cluster-style residences that are compatible
with the surrounding single-family residences
that are to the east.

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 east 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.

EXHIBIT - D

FAIRVIEW AT NORTHGATE PLANNED DEVELOPMENT

DEVELOPMENT STANDARDS
Development Standard Proposal Compliant
Density
R-MH: 25 units/acre
Allowed: 580 units on lot size of

23.19-Acres
New: 245
Existing: 0
Total:245
Yes
Single-Family: 2,814 square-feet
2,184 – 8,133 square
feet Yes
Minimum Lot Size
Bungalow: 6,000 square-feet 6,000 – 7,163 square feet Yes Single-Family: 33.5 feet 33.5 feet Yes
Minimum Lot Width
Bungalow: 75 feet 75 feet Yes
Single-Family: 84 feet 84.5 – 115.74 feet Yes
Minimum Lot Depth
Bungalow: 80 feet 80 feet Yes
Maximum Lot
Coverage 85%
Single-Family: 21% -
35%
Bungalow: 72%
Yes
Maximum Building
Height 30 feet 24 feet and 10-inches to
28 feet and 2-inches Yes
Porch: 7 feet 27 feet Yes
Front (Living): 10 feet 18 feet Yes
Garage: 18 feet 18 feet Yes
Interior side: 3.5 feet 3.5 feet Yes
Street Side: 9.5 feet 9.5 feet Yes
Minimum Setbacks
for Single-Family
Rear: 5 feet 10 feet Yes
Front (Living): 13 feet 13 feet Yes
Garage: 4 feet 4 feet Yes
Interior Side: 4.25 feet 4.25 to 7.5 feet Yes
Minimum Setbacks for
Bungalow Units
Street Side: 13.8 feet 13.8 feet Yes
Garages Garages will hold two (2) cars Garage for two cars Yes Fencing Rear and Side: 6 feet 6 feet Yes

TURNER PARKWAY EXISTING WETLANDS A STREET

D STREET C STREET

E STREET

F STREET

G STREET

B STREET
EXT.

LH
RH
8 8
56 16
16 16
2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 29 30 31 32 33 34 35 36 37383940414243444546474849505152535455 70716869666764656263606158595657 72737574777679788180838285848786 102 103 100 101 989996979495929390918889 104 105 107 106 109 108 111 110 113 112 115 114 117 116 119 118 126 125 124 123 122 121 120 132 133 131 130 129 128 140 127 139 138 137 136 135 134 146 147 145 144 143 142 154 141 153 152 151 150 149 148 160 159 158 157 156 155 103 161 1 HUNTER COURT

BIO-RETENTION BASIN

EXISTING RESIDENTIAL

DEVELOPMENT LINEAR PARK

NEIGHBORHOOD PARK FOOTHILL DRIVE
(PUBLIC)
(PUBLIC)
(PUBLIC)
(PUBLIC)
(PUBLIC)
(PUBLIC)
(PRIVATE)
(PUBLIC)
(PUBLIC)
(PRIVATE)
(PRIVATE)
(PRIVATE) PARCEL 3
(PRIVATE)
3350 Scott Boulevard, Building 22
Santa Clara, California 95054
Phone: (408) 727-6665
www.kierwright.com
DECEMBER, 2025 OF 18 SHEETS SHEET DATE SCALE DESIGNER JOB NO. A18575-9 NO. REVISION NO. BY REVISION BY

FAIRVIEW AT NORTHGATE

VESTING TENTATIVE MAP PNB

VALLEJO, CALIFORNIA
OF

FOR DRAWN BY KH AS SHOWN
APN: 0081-490-010

CA LI FOR IA N
NEER
C I V
ENG
AL
SI I
I O
ATE

ST TSI G
DERE
F
S
ER
OF
E
PR
ON
L
NNA UM
L
BO
AP U
N. C53962 PROPOSED PROJECT

BOUNDARY

EXISTING PROJECT

BOUNDARY

EXISTING PROJECT

BOUNDARY VICINITY MAP NOT TO SCALE
N CIVIL C1.0 COVER C1.1 LEGEND & ABBREVIATIONS C2.0 LARGE LOT SUBDIVISION C2.1 EXISTING CONDITIONS C3.0 PROPOSED VESTING TENTATIVE MAP (SITE PLAN) C3.1 PROPOSED PUBLIC & PRIVATE ACCESS PLAN C4.0 PRELIMINARY UTILITY PLAN C4.1 TRUCK TURNING PLAN C5.0 PRELIMINARY GRADING & DRAINAGE PLAN C5.1 CROSS SECTIONS C5.2 SITE CROSS SECTIONS C5.3 SITE CROSS SECTIONS C6.0 PRELIMINARY STORMWATER QUALITY CONTROL PLAN C7.0 PRELIMINARY EROSION CONTROL PLAN C8.0 SIGNING & STRIPING PLAN SHEET INDEX SHEET DESCRIPTION GENERAL NOTES OWNER/APPLICANT KIER & WRIGHT CIVIL ENGINEERS & SURVEYORS, INC.PAUL BOUMANN, PE 3350 SCOTT BOULEVARD, BUILDING 22SANTA CLARA, CA 95054
(408) 727-6665 CIVIL ENGINEER ARCHITECT LANDSCAPE SITE TURNER PKWY

REDWOOD PKWY

FOOTHIILL DR CADLONI LN ROTARY WAY

HUNTER CT

MORGAN CT

PLAZA DR STAGELINE DR

FAIRGROUNDS DR
COVER C1.0 FAIRVIEW AT NORTHGATE VESTING TENTATIVE MAP VALLEJO, CALIFORNIA NORTH EXISTING RIGHT OF WAY BENCHMARK: CITY OF VALLEJO CENTERLINE MONUMENT AT THE INTERSECTION OF HENRY STREET AND VERVAIS AVENUE. ELEVATION= 75.35' (NAVD88). TO CONVERT TO CITY OF VALLEJO DATUM, SUBTRACT 8.91' TO ELEVATION SHOWN HEREON. NAVD88-8.91' = CITY OF VALLEJO DATUM. BASIS OF BEARINGS: THE BEARING OF SOUTH 89º 30' 05” EAST TAKEN ON THE SOUTHERLY LINE OF THE PARCEL SHOWN ON THAT CERTAIN RECORD OF SURVEY FILED FOR RECORD ON MARCH 6, 2013, IN BOOK 30 OF SURVEYS AT PAGE 94, OFFICIAL RECORDS OF SOLANO COUNTY WAS TAKEN AS THE BASIS FOR ALL BEARINGS SHOWN HEREON. EXISTING RESIDENTIAL DEVELOPMENT DAVID BABCOCK AND ASSOCIATES, INC DAVID BABCOCK 3581 MT. DIABLO BLVD, SUITE 235 LAFAYETTE, CA 94549 (925) 283-5070 KEVIN L. CROOK ARCHITECT, INC JEFF ADDISON 1360 REYNOLDS AVE. SUITE 110 IRVINE, CA 92614 (490) 660-1587 FAIRVIEW RESIDENTIAL DEVELOPMENT, LP DANNY LUU 9216 KIEFER BLVD SACRAMENTO, CA 95826 (916) 403-1719 GENERAL PLAN ZONING DISTRICT: MIX OF HOUSING TYPES PER GENERAL PLAN 2040 EXISTING ZONING: RESIDENTIAL MEDIUM DENSITY FLOOD ZONE: THE SUBJECT PROPERTY IS SHOWN ON THE FEDERAL EMERGENCY MANAGEMENT AGENCY (FEMA) FLOOD INSURANCE RATE MAP (FIRM) FOR SOLANO COUNTY, CALIFORNIA, MAP NUMBER 06095C0440F FOR COMMUNITY NUMBER 060374 (CITY OF VALLEJO), WITH AN EFFECTIVE DATE OF JUNE 9, 2014, AS BEING LOCATED IN FLOOD ZONE "X-UNSHADED". ACCORDING TO FEMA THE DEFINITION OF ZONE X-UNSHADED = AREAS DETERMINED TO BE OUTSIDE THE 0.2% ANNUAL CHANCE FLOODPLAIN. SUBDIVISION NAME: FAIRVIEW AT NORTHGATE PROPERTY SIZE: GROSS = 23.9±AC NET = 16.1±AC ADJACENT LAND USE: COMMERCIAL & RESIDENTIAL PROPOSED LAND USE: MIXED USED PLANNED DEVELOPMENT (MUPD) SEWAGE DISPOSAL: VALLEJO FLOOD AND WASTEWATER DISTRICT WATER SUPPLY: CITY OF VALLEJO WATER DEPARTMENT PROJECT DESCRIPTION: RESIDENTIAL FAMILY HOUSING DEVELOPMENT: 119 SINGLE FAMILY DETACHED UNITS AND 126 CLUSTER TYPE SINGLE FAMILY DETACHED UNITS INCLUDING 1± ACRE NEIGHBORHOOD PARK AND 0.8± ACRES OF LINEAR PARK STORM/SEWER SYSTEM: TO BE INSTALLED IN COMPLIANCE WITH VALLEJO FLOOD & WASTEWATER DISTRICT TELEPHONE: TO BE INSTALLED IN COMPLIANCE WITH STANDARDS OF AT&T WATER: TO BE INSTALLED IN COMPLIANCE WITH CITY OF VALLEJO STANDARDS STREET IMPROVEMENTS: TO BE CONSTRUCTED IN COMPLIANCE WITH CITY OF VALLEJO STANDARDS GAS & ELECTRICITY: TO BE INSTALLED IN COMPLIANCE WITH STANDARDS OF PACIFIC GAS & ELECTRIC CO. EXISTING BUILDING SQUARE FOOTAGE: 0 SF PROPOSED BUILDING SQUARE FOOTAGE: 612,384 SF CALIFORNIA CODES USED: 2022 CALIFORNIA BUILDING CODE COMMON AREAS AREA (SF) PERCENT OF TOTAL PROJECT AREA AREA (ACRE) LOTS 639,503 61.5% 14.68 NEIGHBORHOOD PARK 43,620 4.2% 1.00 LINEAR PARK 35,637 3.4% 0.82 STREETS/ALLEY 284,059 27.3% 6.52 BIORETENTION 36,522 3.5% 0.84 TOTAL 1,039,341 100% 23.86 BUILDING SQUARE FOOTAGE SUMMARY TABLE ARCHITECTURAL A-1 COVER SHEET A-2 STREET SCENE A-3 CONCEPTUAL CLUSTER ELEVATION A A-4 CONCEPTUAL CLUSTER ELEVATION B A-5 CONCEPTUAL CLUSTER ELEVATION C A-6 CLUSTER PLAN - FIRST FLOOR A-7 CLUSTER PLAN - SECOND FLOOR A-8 PLAN 1 (1590) - FRONT ELEVATIONS A-9 PLAN 1A (1590) - FLOOR PLAN A-10 PLAN 1A (1590) - ELEVATIONS A-11 PLAN 1B (1590) - ELEVATIONS A-12 PLAN 1C (1590) - ELEVATIONS A-13 PLAN 1 (1590) - ROOF PLANS A-14 PLAN 1A (1590) - SECTION A-15 PLAN 2 (1608) - FRONT ELEVATIONS A-16 PLAN 2A (1608) - FLOOR PLAN A-17 PLAN 2A (1608) - ELEVATIONS A-18 PLAN 2B (1608) - ELEVATIONS A-19 PLAN 2C (1608) - ELEVATIONS A-20 PLAN 2 (1608) - ROOF PLANS A-21 PLAN 2A (1608) - SECTION A-22 PLAN 3 (1699) - FRONT ELEVATIONS A-23 PLAN 3A (1699) - FLOOR PLAN A-24 PLAN 3A (1699) - ELEVATIONS A-25 PLAN 3B(1699) - ELEVATIONS A-26 PLAN 3C (1699) - ELEVATIONS A-27 PLAN 3 (1699) - ROOF PLANS A-28 PLAN 3A (1699) - SECTION A-29 ARCHITECTURAL DETAILS - ‘A’ ELEVATIONS A-30 ARCHITECTURAL DETAILS - ‘B’ ELEVATIONS A-31 ARCHITECTURAL DETAILS - ‘C’ ELEVATIONS A-32 WRITTEN COLOR SCHEMES A-33 COLOR BOARDS - “A“ ELEVATIONS A-34 COLOR BOARDS - “B“ ELEVATIONS A-35 COLOR BOARDS - “C“ ELEVATIONS A-36 COVER SHEET A-37 PLAN 1 (2241) - FRONT ELEVATIONS A-38 PLAN 1A (2241) - FLOOR PLAN A-39 PLAN 1A (2241) - ELEVATIONS A-40 PLAN 1B (2241) - ELEVATIONS A-41 PLAN 1C (2241) - ELEVATIONS A-42 PLAN 1 (2241) - ROOF PLANS A-43 PLAN 1A (2241) - SECTION A-44 PLAN 2 (2341) - FRONT ELEVATIONS A-45 PLAN 2A (2341) - FLOOR PLAN A-46 PLAN 2A (2341) - ELEVATIONS A-47 PLAN 2B (2341) - ELEVATIONS A-48 PLAN 2C (2341) - ELEVATIONS A-49 PLAN 2 (2341) - ROOF PLANS A-50 PLAN 2A (2341) - SECTION A-51 PLAN 3 (2350) - FRONT ELEVATIONS A-52 PLAN 3A (2350) - FLOOR PLAN A-53 PLAN 3A (2350) - ELEVATIONS A-54 PLAN 3B (2350) - ELEVATIONS A-55 PLAN 3C (2350) - ELEVATIONS A-56 PLAN 3 (2350) - ROOF PLANS A-57 PLAN 3A (2350) - SECTION A-58 ARCHITECTURAL DETAILS - ‘A’ ELEVATIONS A-59 ARCHITECTURAL DETAILS - ‘B’ ELEVATIONS A-60 ARCHITECTURAL DETAILS - ‘C’ ELEVATIONS A-61 WRITTEN COLOR SCHEMES A-62 COLOR BOARDS - “A“ ELEVATIONS A-63 COLOR BOARDS - “B“ ELEVATIONS A-64 COLOR BOARDS - “C“ ELEVATIONS A-65 SECTIONS SITE PLAN LANDSCAPE L1 OVERALL LANDSCAPE PLAN L2 TYPICAL FRONT YARD LANDSCAPE L3 RESIDENTIAL PLANT PALETTE L4 OVERALL NEIGHBORHOOD PARK PLAN L5 NEIGHBORHOOD PARK COMMUNITY AREA L6 NEIGHBORHOOD PARK PLAY AREA L7 SITE FURNISHINGS & HARDSCAPE MATERIALS L8 MAILBOX LOCATION PLAN L9 FENCE LOCATION PLAN L10 LINEAR PARK PLAN L11 STORMWATER TREATMENT AREA L12 LINEAR PARK PLANT PALETTE LIGHTING C9.0 PHOTOMETRIC PLAN (1/2) C9.1 PHOTOMETRIC PLAN (2/2) C9.2 SPECIFICATION SHEET EX BOUNDARY SINGLE FAMILY LOTS AND LOTS FOR CONDOMINIUM PURPOSES FOR MIXED RESIDENTIAL USE COMPRISING OF * THE DEVELOPER INTENDS TO HAVE 126 CONDO UNITS

TRIBUTARY AREA LIMITS LEGENDNEW STREET SECTION PROPOSED CONCRETE SIDEWALK RETAINING WALL TREATMENT AREA SIDEWALK PER LANDSCAPE PLANS SEE LANDSCAPE PLANS GARAGE PARKING (2 STALLS) EXISTING PROPOSED DESCRIPTION BUILDING LINE CENTER LINE CONCRETE CURB CONCRETE CURB & GUTTER CONTOUR LINE DRIVEWAY EDGE OF PAVEMENT ELECTRIC LINE FENCE LINE FIRE SERVICE & VALVE FIBER OPTICS LINE GAS LINE-VALVE & METER GUARD RAIL LOT LINE MONUMENT/MONUMENT LINE OVERHEAD POWER LINE JOINT TRENCH LINE PERFORATED STORM DRAIN PIPE RIGHT OF WAY SANITARY SEWER-MANHOLE & CLEANOUT SIDEWALK SPOT ELEVATION STORM DRAIN-MANHOLE & CATCH BASIN WATER LINE & VALVE BACKFLOW PREVENTION DEVICE ELECTROLIER FIRE HYDRANT PARALLEL PARKING SPACES POWER POLE/JOINT POLE TRANSFORMER TRAFFIC SIGN UTILITY BOX TOP OF BANK TOE OF BANK TREE/BRUSH CANOPY FEMA FLOOD ZONE BOUNDARY (APPROXIMATE LOCATION) BLOWOFF VALVE AIR RELEASE VALVE SUBDIVISION BOUNDARY UTILITY FLOW DIRECTION AP ANGLE POINT AC ACRE CB CATCH BASIN DI DRAIN INLET EB ELECTRIC BOX EP EDGE OF PAVEMENT EV ELECTRICAL VAULT FC FACE OF CURB FD FOUND FH FIRE HYDRANT FNC FENCE FND FOUND FO FIBER OPTICS GLM GAS LINE MARKER GUY GUY ANCHOR GV GAS VALVE IP IRON PIPE LS LAND SURVEYOR MH MANHOLE MON MONUMENT OH OVERHEAD PV PAVEMENT PP POWER POLE RCP REINFORCED CONC. PIPE ROW RIGHT OF WAY RS RECORD OF SURVEY SDMH STORM DRAIN MANHOLE SL STREET LIGHT SLB STREET LIGHT BOX SSMH SANITARY SEWER MANHOLE SWL SWALE TSB TRAFFIC SIGNAL BOX TSP TRAFFIC SIGNAL POLE

W WATER LINE IE INVERT ELEVATION LIP LIP OF GUTTER P-FC PAVEMENT FACE OF CURB RE RIM ELEVATION TOP GRADE BREAK LINE TOP TW TOP OF WALL WV WATER VALVE CONC CONCRETE BW BACK OF WALK UKD UNKNOWN DESTINATION OR OFFICIAL RECORD PNL PANEL (T) TRANSMISSION LINE ABBREVIATIONS DMA DRAINAGE MANAGEMENT AREA FL FLOW LINE FF FINISHED FLOOR EL ELECTRIC LINE EX EXISTING ASPH ASPHALT SF SQUARE FOOT PUE PUBLIC UTILITY EASEMENT S/W SIDE/WALK IMP INTEGRATED MANAGEMENT PRACTICE PSE PUBLIC SERVICE EASEMENT DU DWELLING UNIT CL CENTER LINE TYP TYPICAL AREA DRAIN STORM DRAIN JUNCTION BOX STORM DRAIN OUTFALL DCO DISTRICT CLEANOUT BNDY BOUNDARY TCM TREATMENT CONTROL MEASURE OB OVERBUILD PSDE PUBLIC STORM DRAIN EASEMENT TOE GRADE BREAK LINE TOE TC TOP OF CURB 3350 Scott Boulevard, Building 22
Santa Clara, California 95054
Phone: (408) 727-6665
www.kierwright.com
DECEMBER, 2025 OF 18 SHEETS SHEET DATE SCALE DESIGNER JOB NO. A18575-9 NO. REVISION NO. BY REVISION BY

FAIRVIEW AT NORTHGATE

VESTING TENTATIVE MAP PNB

VALLEJO, CALIFORNIA
OF

FOR DRAWN BY KH AS SHOWN
APN: 0081-490-010

CA LI FOR IA N
NEER
C I V
ENG
AL
SI I
I O
ATE

ST TSI G
DERE
F
S
ER
OF
E
PR
ON
L
NNA UM
L
BO
AP U
N. C53962
LEGEND & ABBREVIATIONS C1.1 POST INDICATOR VALVE PAE PUBLIC ACCESS EASEMENT PVUE PRIVATE UTILITY EASEMENT PVSS PRIVATE SANITARY SEWER PVSD PRIVATE STORM DRAIN EVAE EMERGENCY VEHICLE ACCESS EASMENT OVERLAND RELEASE ARROW PSD PUBLIC STORM DRAIN PSS PUBLIC SANITARY SEWER PL PROPERTY LINE

HUNTER COURT
FOOTHILL DRIVE PARCEL 4 PROPOSED RESIDENTIAL DEVELOPMENT INTERSTATE 80
ADMIRAL CALLAGHAN LANE TURNER PARKWAY PARCEL 3 PROPOSED OPEN SPACE 3350 Scott Boulevard, Building 22
Santa Clara, California 95054
Phone: (408) 727-6665
www.kierwright.com
DECEMBER, 2025 OF 18 SHEETS SHEET DATE SCALE DESIGNER JOB NO. A18575-9 NO. REVISION NO. BY REVISION BY

FAIRVIEW AT NORTHGATE

VESTING TENTATIVE MAP PNB

VALLEJO, CALIFORNIA
OF

FOR DRAWN BY KH AS SHOWN
APN: 0081-490-010

CA LI FOR IA N
NEER
C I V
ENG
AL
SI I
I O
ATE

ST TSI G
DERE
F
S
ER
OF
E
PR
ON
L
NNA UM
L
BO
AP U
N. C53962
LARGE LOT SUBDIVISION C2.0 LEGEND NORTH

HUNTER COURT

TURNER PARKWAY

DESIGNATED REMAINDER LEGEND
” NOTES NOTE: THIS SITE HAS FIBER OPTIC LINES LOCATED ON OR ADJACENT TO IT. 3350 Scott Boulevard, Building 22
Santa Clara, California 95054
Phone: (408) 727-6665
www.kierwright.com
DECEMBER, 2025 OF 18 SHEETS SHEET DATE SCALE DESIGNER JOB NO. A18575-9 NO. REVISION NO. BY REVISION BY

FAIRVIEW AT NORTHGATE

VESTING TENTATIVE MAP PNB

VALLEJO, CALIFORNIA
OF

FOR DRAWN BY KH AS SHOWN
APN: 0081-490-010

CA LI FOR IA N
NEER
C I V
ENG
AL
SI I
I O
ATE

ST TSI G
DERE
F
S
ER
OF
E
PR
ON
L
NNA UM
L
BO
AP U
N. C53962
NORTH
EXISTING CONDITIONS C2.1

EXT.

LH
RH
8 8
56 16
16 16
2 3
4 5
6 7
8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 29 30 31 32 33 34 35 36 37383940414243444546474849505152535455 7071 68696667646562636061 58595657 72737574777679788180838285848786 102 103 100 101 989996979495929390918889 104 105 107 106 109 108 111 110 113 112 115 114 117 116 119 118 126 125 124 123 122 121 120 132 133 131 130 129 128 140 127 139 138 137 136 135 134 146 147 145 144 143 142 154 141 153 152 151 150 149 148 160 159 158 157 156 155 103 161 1 HUNTER COURT LINEAR PARK EXISTING WETLANDS BIO-RETENTION BASIN

TURNER PARKWAY

FOOTHILL DRIVE BIO-RETENTION BASIN

NEIGHBORHOOD PARK A STREET

D STREET C STREET

B STREET
(PUBLIC)

E STREET

F STREET

G STREET
(PUBLIC)
(PUBLIC)
(PUBLIC)
(PUBLIC)
(PUBLIC)
(PRIVATE)
(PUBLIC)
(PUBLIC)
(PRIVATE)
(PRIVATE)
(PRIVATE)

PARCEL A

PARCEL B

PARCEL C
PARCEL D PARCEL E CURVE TABLE CURVE # C1C2C3C4C5C6C7 C10 C11 C12 C13 C14 C15 C16 C17 C18 C19 C20 C21 C22 RADIUS 20.00' 20.00' 20.00' 20.00' 20.00' 20.00' 54.29' 20.00' 20.00' 20.00' 20.00' 20.00' 20.00' 20.00' 20.00' 20.00' 20.00' 20.00' 20.00' 20.00' DELTA 90°00'00" 90°00'00" 90°00'00" 90°00'00" 90°00'00" 90°00'00" 36°12'46" 90°00'00" 90°00'00" 90°00'00" 90°00'00" 90°00'00" 90°00'00" 90°00'00" 90°00'00" 90°00'00" 90°00'00" 90°00'00" 90°00'00" 90°00'00" LENGTH 31.42' 31.42' 31.42' 31.42' 31.42' 31.42' 34.32' 31.42' 31.42' 31.42' 31.42' 31.42' 31.42' 31.42' 31.42' 31.42' 31.42' 31.42' 31.42' 31.42' CURVE TABLE CURVE # C23 C24 C25 C26 C27 C28 C29 C30 C31 C32 C33 C35 RADIUS 20.00' 20.00' 35.00' 54.00' 54.00' 54.00' 35.00' 54.00' 54.00' 35.00' 54.00' 54.00' DELTA 90°00'00" 90°00'00" 17°14'35" 30°09'58" 30°03'08" 30°03'08" 17°14'35" 18°30'54" 15°42'01" 17°14'35" 30°03'08" 5°58'50" LENGTH 31.42' 31.42' 10.53' 28.43' 28.32' 28.32' 10.53' 17.45' 14.80' 10.53' 28.32' 5.64' 3350 Scott Boulevard, Building 22
Santa Clara, California 95054
Phone: (408) 727-6665
www.kierwright.com
DECEMBER, 2025 OF 18 SHEETS SHEET DATE SCALE DESIGNER JOB NO. A18575-9 NO. REVISION NO. BY REVISION BY

FAIRVIEW AT NORTHGATE

VESTING TENTATIVE MAP PNB

VALLEJO, CALIFORNIA
OF

FOR DRAWN BY KH AS SHOWN
APN: 0081-490-010

CA LI FOR IA N
NEER
C I V
ENG
AL
SI I
I O
ATE

ST TSI G
DERE
F
S
ER
OF
E
PR
ON
L
NNA UM
L
BO
AP U
N. C53962
PROPOSED VESTING TENTATIVE MAP (SITE PLAN) C3.0 PROPOSED PROJECT BOUNDARY EXISTING PROJECT BOUNDARY EXISTING RIGHT OF WAY EXISTING PROJECT BOUNDARY NORTH
A SCALE: 1"=30'
B SCALE: 1"=30' * INCREASED SETBACK IS PROVIDED ON CORNER LOTS TO ALLOW FOR THE 6' P.U.E. PROPERTY LINE (TYP.) PROPERTY LINE (TYP.) * INCREASED SETBACK IS PROVIDED ON CORNER LOTS TO ALLOW FOR THE 6' P.U.E. TYPICAL BUILDING SETBACK DETAIL (LICENSED PRODUCT) LOTS 1-119 TYPICAL BUILDING SETBACK DETAIL (BUNGALOW PRODUCT) LOTS 120-161 PARKING PROVIDED RATIO REQ. RESIDENTIAL GARAGE 490 PARKING STALLS/DU RESIDENTIAL DRIVEWAY 490 ON-STREET 255 ACCESSIBLE 7** TOTAL 745 3.04 *ACCESSIBLE PARKING COUNT PER CALIFORNIA BUILDING CODE 11B-208.2 AND 11B-208.2.4 **PER TABLE 11B-208.2 ON-STREET PARKING IS 255 SPACES WHICH IS BETWEEN 201 TO 300 AND THEREFORE REQUIRES 7 ACCESSIBLE SPACES BUILDING SQUARE FOOTAGE SUMMARY PARKING SUMMARY TABLE MAIN ENTRANCE AND EGRESS MAIN ENTRANCE AND EGRESS PROPOSED SIGNALIZED INTERSECTION WITH MEDIAN IMPROVEMENTS NOTE SIGHT TRIANGLES AND STOPPING SIGHT DISTANCE LINES ARE SHOWN ON SHEET C8.0 SIGNING AND STRIPING PLAN. SEE SHEET C3.1 FOR LOT AREAS SUMMARY TABLE NEIGHBORHOOD UNIT NAME DESCRIPTION PLAN 1st FLOOR GROSS SF # TOTAL DU % TOTAL DU TOTAL 1st FLOOR GROSS SF BUNGALOWS CONDO UNITS * 1A 3BD/2BA 2,095 42 17% 87,990 2A 4BD/3BA 1,291 42 17% 54,222 3A 4BD/3BA 1,350 42 17% 56,700 SUBTOTAL 126 51% 198,912 SINGLE FAMILY 1A 4BD/2.5BA, OPT. LOFT 1,397 39 16% 54,483 2A 5BD/4BA, LOFT 1,421 40 16% 56,840 3A 4BD/3BA, LOFT 1,495 40 16% 59,800 SUBTOTAL 119 49% 171,123 TOTAL 245 370,035 AVERAGE UNIT SIZE 1,508 DENSITY ±10.3 DU AC NEIGHBORHOOD MINIMUM LOT SIZE (SF) IMPERVIOUS AREA (SF) LANDSCAPE AREA (SF) % LANDSCAPING BUNGALOW 6,000 3,821 2,179 36% SINGLE FAMILY PLAN 1 2,814 1,856 958 34% SINGLE FAMILY PLAN 2 2,814 1,894 920 33% SINGLE FAMILY PLAN 3 2,814 1,856 958 34% LOT COVERAGE TABLE 5' WETLANDS SETBACK LINE

EXT.

LH
RH
8 8
56 16
1616
2 3
4 5
6 7
8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 29 30 31 32 33 34 35 36 37383940414243444546474849505152535455 70716869666764656263606158595657 72737574777679788180838285848786 102 103 100 101 98999697949592939091 8889 104 105 107 106 109 108 111 110 113 112 115 114 117 116 119 118 126 125 124 123 122 121 120 132 133 131 130 129 128 140 127 139 138 137 136 135 134 146 147 145 144 143 142 154 141 153 152 151 150 149 148 160 159 158 157 156 155 103 161 1 HUNTER COURT LINEAR PARK EXISTING WETLANDS BIO-RETENTION BASIN

TURNER PARKWAY

FOOTHILL DRIVE BIO-RETENTION BASIN

NEIGHBORHOOD PARK A STREET

D STREET C STREET

B STREET
(PUBLIC)

E STREET

F STREET

G STREET
(PUBLIC)
(PUBLIC)
(PUBLIC)
(PUBLIC)
(PUBLIC)
(PRIVATE)
(PUBLIC)
(PUBLIC)
(PRIVATE)
(PRIVATE)
(PRIVATE)

PARCEL A

PARCEL B

PARCEL C

PARCEL D PARCEL E
3350 Scott Boulevard, Building 22
Santa Clara, California 95054
Phone: (408) 727-6665
www.kierwright.com
DECEMBER, 2025 OF 18 SHEETS SHEET DATE SCALE DESIGNER JOB NO. A18575-9 NO. REVISION NO. BY REVISION BY

FAIRVIEW AT NORTHGATE

VESTING TENTATIVE MAP PNB

VALLEJO, CALIFORNIA
OF

FOR DRAWN BY KH AS SHOWN
APN: 0081-490-010

CA LI FOR IA N
NEER
C I V
ENG
AL
SI I
I O
ATE

ST TSI G
DERE
F
S
ER
OF
E
PR
ON
L
NNA UM
L
BO
AP U
N. C53962
PROPOSED PUBLIC & PRIVATE ACCESS PLAN C3.1
NORTH PUBLIC ACCESS PRIVATE ACCESS LEGEND LOT AREA SUMMARY TABLE LOT NO. GROSS LOT SIZE (SF) NET LOT SIZE (SF) GROSS LOT SIZE (AC) NET LOT SIZE (AC) 1 3,184 2,983 0.07 0.07
2 3,183 2,982 0.07 0.07
3 3,183 2,982 0.07 0.07
4 3,183 2,982 0.07 0.07
5 3,183 2,982 0.07 0.07
6 3,183 2,982 0.07 0.07
7 3,183 2,982 0.07 0.07
8 3,183 2,982 0.07 0.07
9 3,183 2,982 0.07 0.07 10 3,183 2,982 0.07 0.07 11 3,183 2,982 0.07 0.07 12 3,183 2,982 0.07 0.07 13 3,753 2,626 0.09 0.06 14 3,183 2,982 0.07 0.07 15 3,183 2,982 0.07 0.07 16 3,183 2,982 0.07 0.07 17 3,183 2,982 0.07 0.07 18 3,183 2,982 0.07 0.07 19 3,183 2,982 0.07 0.07 20 3,183 2,982 0.07 0.07 21 3,183 2,982 0.07 0.07 22 3,183 2,982 0.07 0.07 23 3,183 2,982 0.07 0.07 24 3,183 2,982 0.07 0.07 25 3,183 2,982 0.07 0.07 26 3,183 2,982 0.07 0.07 27 3,183 2,982 0.07 0.07 28 3,183 2,982 0.07 0.07 29 3,183 2,982 0.07 0.07 30 3,183 2,982 0.07 0.07 31 3,183 2,982 0.07 0.07 32 3,183 2,982 0.07 0.07 33 3,183 2,982 0.07 0.07 34 3,183 2,982 0.07 0.07 35 3,121 2,918 0.07 0.07 36 5,492 5,312 0.13 0.12 37 8,133 7,954 0.19 0.18 38 5,172 4,993 0.12 0.11 39 3,152 2,948 0.07 0.07 40 3,206 3,005 0.07 0.07 41 3,210 3,009 0.07 0.07 42 3,214 3,013 0.07 0.07 43 3,219 3,018 0.07 0.07 44 3,223 3,022 0.07 0.07 45 3,227 3,026 0.07 0.07 46 3,231 3,030 0.07 0.07 47 3,235 3,034 0.07 0.07 48 3,239 3,038 0.07 0.07 49 3,243 3,042 0.07 0.07 50 3,247 3,046 0.07 0.07 51 3,251 3,050 0.07 0.07 52 3,255 3,054 0.07 0.07 53 3,259 3,058 0.07 0.07 54 3,245 3,042 0.07 0.07 55 3,175 2,970 0.07 0.07 56 3,252 2,588 0.07 0.06 57 2,831 2,630 0.06 0.06 58 2,831 2,630 0.06 0.06 59 2,831 2,630 0.06 0.06 60 2,831 2,630 0.06 0.06 61 2,831 2,630 0.06 0.06 62 2,831 2,630 0.06 0.06 63 2,831 2,630 0.06 0.06 64 2,831 2,630 0.06 0.06 65 2,831 2,630 0.06 0.06 66 2,831 2,630 0.06 0.06 67 2,831 2,630 0.06 0.06 68 2,831 2,630 0.06 0.06 69 2,831 2,630 0.06 0.06 70 2,831 2,630 0.06 0.06 71 3,252 2,588 0.07 0.06 72 3,528 2,822 0.08 0.06 73 3,065 2,864 0.07 0.07 74 3,065 2,864 0.07 0.07 75 3,065 2,864 0.07 0.07 76 3,065 2,864 0.07 0.07 77 3,065 2,864 0.07 0.07 78 3,065 2,864 0.07 0.07 79 3,065 2,864 0.07 0.07 80 3,065 2,864 0.07 0.07 81 3,065 2,864 0.07 0.07 82 3,065 2,864 0.07 0.07 83 3,065 2,864 0.07 0.07 84 3,065 2,864 0.07 0.07 85 3,065 2,864 0.07 0.07 86 3,065 2,864 0.07 0.07 87 3,528 2,822 0.08 0.06 88 3,252 2,588 0.07 0.06 89 2,831 2,630 0.06 0.06 90 2,831 2,630 0.06 0.06 91 2,831 2,630 0.06 0.06 92 2,831 2,630 0.06 0.06 93 2,831 2,630 0.06 0.06 94 2,831 2,630 0.06 0.06 95 2,831 2,630 0.06 0.06 96 2,831 2,630 0.06 0.06 97 2,831 2,630 0.06 0.06 98 2,831 2,630 0.06 0.06 99 2,831 2,630 0.06 0.06 100 2,831 2,630 0.06 0.06 101 2,831 2,630 0.06 0.06 102 2,831 2,630 0.06 0.06 103 3,252 2,588 0.07 0.06 104 3,528 2,822 0.08 0.06 105 3,065 2,864 0.07 0.07 106 3,065 2,864 0.07 0.07 107 3,065 2,864 0.07 0.07 108 3,065 2,864 0.07 0.07 109 3,065 2,864 0.07 0.07 110 3,065 2,864 0.07 0.07 111 3,065 2,864 0.07 0.07 112 3,065 2,864 0.07 0.07 113 3,065 2,864 0.07 0.07 114 3,065 2,864 0.07 0.07 115 3,065 2,864 0.07 0.07 116 3,065 2,864 0.07 0.07 117 3,065 2,864 0.07 0.07 118 3,065 2,864 0.07 0.07 119 3,528 2,822 0.08 0.06 120 6,760 6,253 0.16 0.14 121 6,000 5,550 0.14 0.13 122 6,000 5,550 0.14 0.13 123 6,000 5,550 0.14 0.13 124 6,000 5,550 0.14 0.13 125 6,000 5,550 0.14 0.13 126 6,760 6,253 0.16 0.14 127 6,674 6,674 0.15 0.15 128 6,000 6,000 0.14 0.14 129 6,000 6,000 0.14 0.14 130 6,000 6,000 0.14 0.14 131 6,000 6,000 0.14 0.14 132 6,000 6,000 0.14 0.14 133 6,674 6,674 0.15 0.15 134 6,674 6,674 0.15 0.15 135 6,000 6,000 0.14 0.14 136 6,000 6,000 0.14 0.14 137 6,000 6,000 0.14 0.14 138 6,000 6,000 0.14 0.14 139 6,000 6,000 0.14 0.14 140 6,674 6,674 0.15 0.15 141 6,674 6,674 0.15 0.15 142 6,000 6,000 0.14 0.14 143 6,000 6,000 0.14 0.14 144 6,000 6,000 0.14 0.14 145 6,000 6,000 0.14 0.14 146 6,000 6,000 0.14 0.14 147 6,674 6,674 0.15 0.15 148 6,674 6,674 0.15 0.15 149 6,000 6,000 0.14 0.14 150 6,000 6,000 0.14 0.14 151 6,000 6,000 0.14 0.14 152 6,000 6,000 0.14 0.14 153 6,000 6,000 0.14 0.14 154 6,674 6,674 0.15 0.15 155 7,163 7,163 0.16 0.16 156 6,000 6,355 0.14 0.15 157 6,000 6,353 0.14 0.15 158 6,000 6,350 0.14 0.15 159 6,000 6,348 0.14 0.15 160 6,000 6,346 0.14 0.15 161 7,147 7,147 0.16 0.16 TOTALS: 638,972 608,797 14.67 13.98 PROPOSED SIGNALIZED INTERSECTION WITH MEDIAN IMPROVEMENTS

TYPICAL 42' R/W STREET SECTION TYPICAL 50' R/W STREET SECTION 2 SCALE: 1" = 10'
1 SCALE: 1" = 10' TYPICAL 20' ALLEY SECTION
3 SCALE: 1" = 10' NOT TO SCALE OUTFALL ROCK RIP-RAP
EXT.

LH
RH
8 8
56 16
16 16
2 3
4 5
6 7
8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 29 30 31 32 33 34 35 36 37383940414243444546474849505152535455 7071 68696667646562636061 58595657 72737574777679788180838285848786 102 103 100 101 989996979495929390918889 104 105 107 106 109 108 111 110 113 112 115 114 117 116 119 118 126 125 124 123 122 121 120 132 133 131 130 129 128 140 127 139 138 137 136 135 134 146 147 145 144 143 142 154 141 153 152 151 150 149 148 160 159 158 157 156 155 103 161 1 EXT.

LH
RH
8 8
56 16
16 16
2 3
4 5
6 7
8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 29 30 31 32 33 34 35 36 37383940414243444546474849505152535455 7071 68696667646562636061 58595657 72737574777679788180838285848786 102 103 100 101 989996979495929390918889 104 105 107 106 109 108 111 110 113 112 115 114 117 116 119 118 126 125 124 123 122 121 120 132 133 131 130 129 128 140 127 139 138 137 136 135 134 146 147 145 144 143 142 154 141 153 152 151 150 149 148 160 159 158 157 156 155 103 161 1 ****
****
**
**
*
*
*
*
*
*
*
***
**
*
*
*HUNTER COURT FOOTHILL DRIVE

TURNER PARKWAY LINEAR PARK BIO-RETENTION BASIN

NEIGHBORHOOD

PARK A STREET C STREET

F STREET

G STREET

EXISTING WETLANDS

D STREET
E STREET *
*
*
*
*
*
*
*
*
*
*
*
*
*
*
*
*
*
*
*
*
*
*
*
*
*
*
*
*
*
*
**
*
*
*
*
*
*
*
*
*
*
*
*
*
*
***
*
*
*
*
*
*
**

B STREET
3350 Scott Boulevard, Building 22
Santa Clara, California 95054
Phone: (408) 727-6665
www.kierwright.com
DECEMBER, 2025 OF 18 SHEETS SHEET DATE SCALE DESIGNER JOB NO. A18575-9 NO. REVISION NO. BY REVISION BY

FAIRVIEW AT NORTHGATE

VESTING TENTATIVE MAP PNB

VALLEJO, CALIFORNIA
OF

FOR DRAWN BY KH AS SHOWN
APN: 0081-490-010

CA LI FOR IA N
NEER
C I V
ENG
AL
SI I
I O
ATE

ST TSI G
DERE
F
S
ER
OF
E
PR
ON
L
NNA UM
L
BO
AP U
N. C53962
PRELIMINARY UTILITY PLAN C4.0 1. THERE IS NO CURRENT EXISTING FIRE FLOW ONTO THE SITE 2. ALL WATER SERVICES SHALL BE A MINIMUM OF 1" WITH A 1" METER 3. ALL STORM DRAIN PIPES NOT LABELED SHALL BE 12" DIAMETER 4. ALL SANITARY SEWER SHALL BE 8" DIAMETER PVC PIPE 5. ALL WATER SHALL BE 12" DIAMETER PVC PIPE 6. ALL STORM DRAIN PIPE SHALL BE HDPE PIPE FIRE HYDRANT FLOW LINE FINISHED FLOOR PUBLIC STORM DRAIN EASEMENT RIM RIGHT-OF-WAYSPOT ELEVATION WATER LINE V-DITCH FLOW LINE NORTH FIRE HYDRANT TYPICAL UTILITY LOT LAYOUT FOR SINGLE FAMILY HOMES AND ON BUNGALOWS FOR ALL LOTS SHEET C5.1 NUMBER OF STRUCTURES FIRE HYDRANT 18 SDMH 6 SSMH 26 SDCB 35 SDCO 1 RIM ELEVATION PUBLIC SANITARY SEWER EASEMENT PUBLIC WATER EASEMENT PRIVATE UTILITY EASEMENT PAVEMENT JOINT TRENCH PUBLIC UTILITY EASEMENT PUBLIC ACCESS EASEMENT EMERGENCY VEHICLE ACCESS EASEMENT EXISTING PROPOSED DESCRIPTION TOP OF CURB SANITARY SEWER-MANHOLE & CLEANOUT STORM DRAIN-MANHOLE & CATCH BASIN ELECTRIC LINE GAS LINE-VALVE & METER JOINT TRENCH LINE ELECTROLIER PUBLIC STORM DRAIN STORM DRAIN MANHOLE SANITARY SEWER MANHOLE INVERT ELEVATION TOP OF PIPE BOTTOM OF PIPE PUBLIC SANITARY SEWER PRIVATE STORM DRAIN LEGEND ABBREVIATIONS NOTES * ALL LOTS WITH PAD ELEVATIONS BELOW THE UPSTREAM SSMH RIM ELEVATION SHALL HAVE A SS BACK FLOW PREVENTER, SEE CITY STANDARD DETAIL SS-5

EXT.

LH
RH
8 8
56 16
16 16 LINEAR PARK EXISTING WETLANDS

FOOTHILL DRIVE HUNTER COURT

TURNER PARKWAY

BIO-RETENTION BASIN

NEIGHBORHOOD PARK A STREET

D STREET C STREET

E STREET

F STREET

B STREET

G STREET
3350 Scott Boulevard, Building 22
Santa Clara, California 95054
Phone: (408) 727-6665
www.kierwright.com
DECEMBER, 2025 OF 18 SHEETS SHEET DATE SCALE DESIGNER JOB NO. A18575-9 NO. REVISION NO. BY REVISION BY

FAIRVIEW AT NORTHGATE

VESTING TENTATIVE MAP PNB

VALLEJO, CALIFORNIA
OF

FOR DRAWN BY KH AS SHOWN
APN: 0081-490-010

CA LI FOR IA N
NEER
C I V
ENG
AL
SI I
I O
ATE

ST TSI G
DERE
F
S
ER
OF
E
PR
ON
L
NNA UM
L
BO
AP U
N. C53962
TRUCK TURNING PLAN C4.1
NORTH Lock to Lock Time VALLEJO FIRE DEPT. Width Track Steering Angle :: 9.07' 8.00':: 33.3' 4.0' 8.03 18.38 41.15 EMERGENCY VEHICLE ACCESS SHALL BE REQUIRED FOR ALLEYWAYS

EXT.

LH
RH
8 8
56 16
16 16
2 3
4 5
6 7
8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 29 30 31 32 33 34 35 36 37383940414243444546474849505152535455 7071 68696667646562636061 58595657 72737574777679788180838285848786 102 103 100 101 989996979495929390918889 104 105 107 106 109 108 111 110 113 112 115 114 117 116 119 118 126 125 124 123 122 121 120 132 133 131 130 129 128 140 127 139 138 137 136 135 134 146 147 145 144 143 142 154 141 153 152 151 150 149 148 160 159 158 157 156 155 103 161 1 EXT.

LH
RH
8 8
56 16
16 16
2 3
4 5
6 7
8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 29 30 31 32 33 34 35 36 37383940414243444546474849505152535455 7071 68696667646562636061 58595657 72737574777679788180838285848786 102 103 100 101 989996979495929390918889 104 105 107 106 109 108 111 110 113 112 115 114 117 116 119 118 126 125 124 123 122 121 120 132 133 131 130 129 128 140 127 139 138 137 136 135 134 146 147 145 144 143 142 154 141 153 152 151 150 149 148 160 159 158 157 156 155 103 161 1 HUNTER COURT FOOTHILL DRIVE

TURNER PARKWAY LINEAR PARK BIO-RETENTION BASIN

NEIGHBORHOOD PARK A STREET C STREET

F STREET

G STREET

EXISTING WETLANDS

D STREET

E STREET LIMITS OF GRADING LIMITS OF GRADING LIMITS OF GRADING LIMITS OF GRADING LIMITS OF GRADING LIMITS OF GRADING LIMITS OF GRADING

B STREET
TYPICAL 50' R/W STREET SECTION SCALE 1" = 10' 1 TYPICAL 42' R/W STREET SECTION SCALE 1" = 10' 2 TYPICAL 20' ALLEY SECTION SCALE 1" = 10'
3 3350 Scott Boulevard, Building 22
Santa Clara, California 95054
Phone: (408) 727-6665
www.kierwright.com
DECEMBER, 2025 OF 18 SHEETS SHEET DATE SCALE DESIGNER JOB NO. A18575-9 NO. REVISION NO. BY REVISION BY

FAIRVIEW AT NORTHGATE

VESTING TENTATIVE MAP PNB

VALLEJO, CALIFORNIA
OF

FOR DRAWN BY KH AS SHOWN
APN: 0081-490-010

CA LI FOR IA N
NEER
C I V
ENG
AL
SI I
I O
ATE

ST TSI G
DERE
F
S
ER
OF
E
PR
ON
L
NNA UM
L
BO
AP U
N. C53962
NORTH
PRELIMINARY GRADING & DRAINAGE PLAN C5.0 DESCRIPTION ROUGH GRADING CUT (CY) 41,000± FILL (CY) 1. EARTHWORK QUANTITIES SHOWN ARE APPROXIMATE. QUANTITIES ARE BASED ON PRELIMINARY FINISH GRADES OVERLAID WITH EXISTING GROUND. SPOILS FROM STREETS UTILITY TRENCHING AND BUILDING FOUNDATIONS WERE NOT CONSIDERED. 2. THE EARTHWORK SUMMARY IS BASED ON RAW VOLUMES, SHRINKAGE AND EXPANSION OF SOIL WAS NOT FACTORED INTO QUANTITIES. 3. GEOTECHNICAL CORRECTIVE GRADING IS NOT INCLUDED IN QUANTITIES. 4. GRADING GENERATES MORE THAN 50 CUBIC YARDS OF EARTHWORK AND THEREFORE CONTRACTOR IS REQUIRED TO OBTAIN GRADING PERMIT FROM CITY PRIOR TO GRADING WORK. 180,000± IMPORT (CY) 139,000± APPROXIMATE EARTHWORK SUMMARY FROM SOUTH TO NORTH = 1.0%± FROM EAST TO WEST = 1.0%± DRIVEWAY SLOPES = 5% TO 12% MAX ALL TRAILS DO NOT EXCEED 4.5% IN THE LONGITUDINAL DIRECTION AND DO NOT EXCEED 2% IN THE CROSSECTIONAL DIRECTION. NOTES AVERAGE SLOPES OF THE PROJECT SITE SPOT ELEVATION V-DITCH FLOW LINE PROPOSED DESCRIPTION STORM DRAIN-MANHOLE & CATCH BASIN LEGEND OVERLAND RELEASE FLARED END SECTION RIP RAP PAD ELEVATION CB CATCH BASIN EP EDGE OF PAVEMENT EV ELECTRICAL VAULT FG FINISHED GRADE ROW RIGHT OF WAY SD STORM DRAIN IE INVERT ELEVATION RE RIM ELEVATION TW TOP OF WALL ABBREVIATIONS PUE PUBLIC UTILITY EASEMENT CL CENTER LINE TC TOP OF CURB ESMT EASEMENT PL PROPERTY LINE HEADWALL

SECTION B N.T.S. ROW
2:1 MAX

4.0% (TYP) PL CL 32'± LINEAR PARK
C STREET 1.5%(TYP) EX GROUND TOE OF SLOPE LIMITS OF WETLANDS PATH SLOPE EASEMENT MEANDERING WALK 5' WETLANDS SETBACK LINE 1.5% FENCE SECTION C N.T.S. 2:1 MAX PAD FENCE

EXISTING
GRADE PL QUAIL RIDGE CONDOMINIUMS 1' PROPOSED CHANNEL DRAIN 6.8' MAX RETAINING WALL SECTION D N.T.S. FENCE PAD PL QUAIL RIDGE CONDOMINIUMS

EXISTING
GRADE
PROPOSED CHANNEL DRAIN SECTION E N.T.S. PAD
2:1 MAXFENCE PL 1' VARIES 0'-18' EXISTING PAD SECTION F N.T.S. FENCE PAD 6.2' MAX RETAINING WALL

EXISTING

SLOPE PL
2:1 MAX MATCH EXISTING GRADE SECTION G N.T.S. PAD

EXISTING
GRADE PL MATCH EXISTING GRADE FENCE PROPOSED CHANNEL DRAIN 5' PLAN 2AR PLAN 2A PLAN 3A
PLAN 1A
1 1
2 ALLEY

NEIGHBORHOOD PARK
44 4
2 2
PLAN 3A PLAN 2A
PLAN 1A
1 2 ALLEY
33 3
4 4
4 SECTION A N.T.S. PL ROW CL ROW 32'±LINEAR PARK
C STREET 1.5%(TYP) LIMITS OF WETLANDS 12.2' MAX RETAINING WALL EX GROUND FENCE 4.0% (TYP) MEANDERING WALK 1.5% PLAN 3A PLAN 2A
PLAN 1A 1
1 4
4 4
ALLEY
2 2
2 SECTION J N.T.S. PAD

EXISTING
GRADE PL MATCH EXISTING GRADE FENCE PROPOSED CHANNEL DRAIN 6.7' MAX RETAINING WALL 5' 3350 Scott Boulevard, Building 22
Santa Clara, California 95054
Phone: (408) 727-6665
www.kierwright.com
DECEMBER, 2025 OF 18 SHEETS SHEET DATE SCALE DESIGNER JOB NO. A18575-9 NO. REVISION NO. BY REVISION BY

FAIRVIEW AT NORTHGATE

VESTING TENTATIVE MAP PNB

VALLEJO, CALIFORNIA
OF

FOR DRAWN BY KH AS SHOWN
APN: 0081-490-010

CA LI FOR IA N
NEER
C I V
ENG
AL
SI I
I O
ATE

ST TSI G
DERE
F
S
ER
OF
E
PR
ON
L
NNA UM
L
BO
AP U
N. C53962
CROSS SECTIONS LOTS 127-154 C5.1 LOTS 120-126 TYPICAL SINGLE FAMILY UTILITY LOT LAYOUT TYPICAL BUNGALOW UTILITY LOT LAYOUT TYPICAL BUNGALOW UTILITY LOT LAYOUT LOTS 1-119 1 2 EXTENSION OF SEWER LATERAL BY PLUMBER EXTENSION OF WATER SERVICE BY PLUMBER UTILITY KEYNOTES LOTS 155-161 TYPICAL BUNGALOW UTILITY LOT LAYOUT3 WATER METER AND WATER SERVICE PER CITY OF VALLEJO STANDARD DETAIL 4-02 & 4-03 4 INSTALL CLEANOUT AT THE ROW AND TWO WAY CLEANOUT AT THE HOUSE PER VFWD STANDARD DETAILS SS-3 AND SS-4, RESPECTIVELY AND PER THE UPC

3350 Scott Boulevard, Building 22
Santa Clara, California 95054
Phone: (408) 727-6665
www.kierwright.com
DECEMBER, 2025 OF 18 SHEETS SHEET DATE SCALE DESIGNER JOB NO. A18575-9 NO. REVISION NO. BY REVISION BY

FAIRVIEW AT NORTHGATE

VESTING TENTATIVE MAP PNB

VALLEJO, CALIFORNIA
OF

FOR DRAWN BY KH AS SHOWN
APN: 0081-490-010

CA LI FOR IA N
NEER
C I V
ENG
AL
SI I
I O
ATE

ST TSI G
DERE
F
S
ER
OF
E
PR
ON
L
NNA UM
L
BO
AP U
N. C53962
SITE CROSS SECTIONS C5.2 SECTION H SCALE: H 1" = 20' V 1" = 20' STA -0+50 TO 5+00 MATCHLINE SEE STA 5+00 ABOVE
MATCHLINE SEE STA 10+00 ABOVE SECTION H SCALE: H 1" = 20' V 1" = 20' STA 5+00 TO 10+00 SECTION H SCALE: H 1" = 20' V 1" = 20' STA 10+00 TO 15+00 MATCHLINE SEE STA 5+00 BELOW MATCHLINE SEE STA 10+00 BELOW

3350 Scott Boulevard, Building 22
Santa Clara, California 95054
Phone: (408) 727-6665
www.kierwright.com
DECEMBER, 2025 OF 18 SHEETS SHEET DATE SCALE DESIGNER JOB NO. A18575-9 NO. REVISION NO. BY REVISION BY

FAIRVIEW AT NORTHGATE

VESTING TENTATIVE MAP PNB

VALLEJO, CALIFORNIA
OF

FOR DRAWN BY KH AS SHOWN
APN: 0081-490-010

CA LI FOR IA N
NEER
C I V
ENG
AL
SI I
I O
ATE

ST TSI G
DERE
F
S
ER
OF
E
PR
ON
L
NNA UM
L
BO
AP U
N. C53962
SITE CROSS SECTIONS C5.3 SECTION I SCALE: H 1" = 20' V 1" = 20' STA 0+00 TO 5+50 MATCHLINE SEE STA 5+50 BELOW
MATCHLINE SEE STA 5+50 ABOVE SECTION I SCALE: H 1" = 20' V 1" = 20' STA 5+50 TO 11+00

PROJECT BOUNDARY PROJECT BOUNDARY PROJECT BOUNDARY
2 3
4 5
6 7
8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 29 30 31 32 33 34 35 36 37383940414243444546474849505152535455 707168696667646562636061 58595657 72737574777679788180838285848786 102 103 100 101 989996979495929390918889 104 105 107 106 109 108 111 110 113 112 115 114 117 116 119 118 126 125 124 123 122 121 120 132 133 131 130 129 128 140 127 139 138 137 136 135 134 146 147 145 144 143 142 154 141 153 152 151 150 149 148 160 159 158 157 156 155 103 161 1 BIORETENTION 12"

PONDING DEPTH HUNTER COURT

TURNER PARKWAY LINEAR PARK EXISTING WETLANDS FOOTHILL DRIVE

NEIGHBORHOOD PARK C STREET A STREET

D STREET

E STREET

F STREET

G STREET
B STREET IMP 1 28,000 SF ST-1 59,000 SF DMA 1 972,600 SF PROJECT BOUNDARY 3350 Scott Boulevard, Building 22
Santa Clara, California 95054
Phone: (408) 727-6665
www.kierwright.com
DECEMBER, 2025 OF 18 SHEETS SHEET DATE SCALE DESIGNER JOB NO. A18575-9 NO. REVISION NO. BY REVISION BY

FAIRVIEW AT NORTHGATE

VESTING TENTATIVE MAP PNB

VALLEJO, CALIFORNIA
OF

FOR DRAWN BY KH AS SHOWN
APN: 0081-490-010

CA LI FOR IA N
NEER
C I V
ENG
AL
SI I
I O
ATE

ST TSI G
DERE
F
S
ER
OF
E
PR
ON
L
NNA UM
L
BO
AP U
N. C53962 C6.0 STORM DRAIN LINE LEGENDSTORM DRAIN CATCH BASIN STORM DRAIN JUNCTION BOX STORM DRAIN MANHOLE TREATMENT AREA TRIBUTARY AREA LIMITS INTEGRATED MANAGEMENT PRACTICES DRAINAGE MANAGEMENT AREA IMP DMA NORTH
PRELIMINARY STORMWATER QUALITY CONTROL PLAN STORM DRAIN PUMP STORM DRAIN OUTFALL ST SELF TREATING AREA STORMWATER CONTROL PLAN SUMMARY TABLE TOTAL AREA DISTURBED: 1,070,300 SF

EXT.

LH
RH
8 8
56 16
1616

TURNER PARKWAY LINEAR PARK EXISTING WETLANDS

NEIGHBORHOOD PARK C STREET A STREET

D STREET

E STREET

F STREET

G STREET

B STREET
1 -
3 -
3 -
3 -
3 -
5 -
5 -
3 -
3 -
2 -
4 -
4 -
4 -
4 -
2 -
2 -
1 -
3350 Scott Boulevard, Building 22
Santa Clara, California 95054
Phone: (408) 727-6665
www.kierwright.com
DECEMBER, 2025 OF 18 SHEETS SHEET DATE SCALE DESIGNER JOB NO. A18575-9 NO. REVISION NO. BY REVISION BY

FAIRVIEW AT NORTHGATE

VESTING TENTATIVE MAP PNB

VALLEJO, CALIFORNIA
OF

FOR DRAWN BY KH AS SHOWN
APN: 0081-490-010

CA LI FOR IA N
NEER
C I V
ENG
AL
SI I
I O
ATE

ST TSI G
DERE
F
S
ER
OF
E
PR
ON
L
NNA UM
L
BO
AP U
N. C53962 C7.0
NORTH

PRELIMINARY EROSION CONTROL PLAN STABILIZED CONSTRUCTION ENTRANCE STRAW WATTLE SEDIMENT TRAP/FILTER DROP INLET SEDIMENT FILTER EXISTING CURB INLET FILTER LEGEND STABILIZED CONSTRUCTION ENTRANCE 1 STRAW WATTLE
2 DROP INLET SEDIMENT FILTER UTILIZING ROCK BARRIER BAGS 5 3 EXISTING CURB INLET FILTER DETAIL SILT FENCE
4 SECTION B-B JOINT DETAIL PLAN TYPICAL ELEVATION SILT FENCE

EXT.

LH
RH
8 8
56 16
16 16

HUNTER COURT LINEAR PARK EXISTING WETLANDS FOOTHILL DRIVE BIO-RETENTION BASIN

TURNER PARKWAY

NEIGHBORHOOD

PARK A STREET

D STREET C STREET

B STREET

E STREET

F STREET

G STREET
360' SSD
360' SSD
3350 Scott Boulevard, Building 22
Santa Clara, California 95054
Phone: (408) 727-6665
www.kierwright.com
DECEMBER, 2025 OF 18 SHEETS SHEET DATE SCALE DESIGNER JOB NO. A18575-9 NO. REVISION NO. BY REVISION BY

FAIRVIEW AT NORTHGATE

VESTING TENTATIVE MAP PNB

VALLEJO, CALIFORNIA
OF

FOR DRAWN BY KH AS SHOWN
APN: 0081-490-010

CA LI FOR IA N
NEER
C I V
ENG
AL
SI I
I O
ATE

ST TSI G
DERE
F
S
ER
OF
E
PR
ON
L
NNA UM
L
BO
AP U
N. C53962
SIGNING & STRIPING PLAN C8.0
NORTH
DETAIL 22 (2-4" YELLOW LINE WITH TWO WAY
YELLOW RETRO REFLECTIVE MARKERS) - TWO DIRECTION NO PASSING PER CA-MUTCD 2014 EDITION PAVEMENT MARKING DETAILS 22 LEGEND SIGN STREET SIGN NAME REFLECTIVE "BLUE DOT" FIRE HYDRANT MARKER INSTALLED ADJACENT TO THE HYDRANT 6" OFF THE CENTERLINE OR MEDIAN WHICHEVER IS CLOSER AS SHOWN FIRE HYDRANT "STOP" MARKER AND LIMIT LINE PER CA-MUTCD 2014 EDITION ABBREVIATIONS R1-1 STOP SIGN SNS STREET NAME SIGN W1-7 WARNING SIGN R1-1, SNS REFLECTIVE BLUE FIRE HYDRANT MARKER R1-1, SNS R1-1, SNS R1-1, SNS R1-1, SNS R1-1, SNS R1-1, SNS R1-1, SNS REFLECTIVE BLUE FIRE HYDRANT MARKER REFLECTIVE BLUE FIRE HYDRANT MARKER W1-7 W1-7 W1-7 W1-7 W1-7 W1-7 W1-7 W1-7 22 22 REFLECTIVE BLUE FIRE HYDRANT MARKER REFLECTIVE BLUE FIRE HYDRANT MARKER REFLECTIVE BLUE FIRE HYDRANT MARKER REFLECTIVE BLUE FIRE HYDRANT MARKER REFLECTIVE BLUE FIRE HYDRANT MARKER REFLECTIVE BLUE FIRE HYDRANT MARKER REFLECTIVE BLUE FIRE HYDRANT MARKER REFLECTIVE BLUE FIRE HYDRANT MARKER REFLECTIVE BLUE FIRE HYDRANT MARKER REFLECTIVE BLUE FIRE HYDRANT MARKER REFLECTIVE BLUE FIRE HYDRANT MARKER (TYP) REFLECTIVE BLUE FIRE HYDRANT MARKER REFLECTIVE BLUE FIRE HYDRANT MARKER TURNER PARKWAY ARTERIAL ROADWAY DESIGN SPEED = 45 MPH PER CITY STD SPECIFICATIONS 3.1.1A. STOPPING DISTANCE = 360' PER CALIFORNIA HDM TURNER PARKWAY ARTERIAL ROADWAY DESIGN SPEED = 45 MPH PER CITY STD SPECIFICATIONS 3.1.1A. STOPPING DISTANCE = 360' PER CALIFORNIA HDM 10' X 10' SIGHT DISTANCE TRIANGLE - STREET INTERSECTIONS 12' X 12' SIGHT DISTANCE TRIANGLE - DRIVEWAYS AND ALLEYS SSD SIGHT STOPPING DISTANCE PARALLEL PARKING STALL STRIPING SNS SIGNALIZED INTERSECTION WITH MEDIAN IMPROVEMENTS

1 2
3 4
5 6
7 8
9 10 11 12 13 14 15 16 17 18 19 126 125 124 123 122 121 120 132 133 131 130 129 128 140 127 139 138 137 136 135 134 146 147 145 144 143 142 154 141 153 152 151 150 149 148 160 159 158 157 156 155 161 EXT.

LH
RH
8 8
56 16
16 16
2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 29 30 31 32 33 34 35 36 37383940414243444546474849505152535455 7071 6869 666764656263606158595657 7273 75747776797881808382 8584 8786 102 103 100 101 9899969794959293 9091 8889 104 105 107 106 109 108 111 110 113 112 115 114 117 116 119 118 126 125 124 123 122 121 120 132 133 131 130 129 128 140 127 139 138 137 136 135 134 146 147 145 144 143 142 154 141 153 152 151 150 149 148 160 159 158 157 156 155 103 161 1 PHOTOMETRIC PLAN (1/2) C9.0
3350 Scott Boulevard, Building 22
Santa Clara, California 95054
Phone: (408) 727-6665
www.kierwright.com
MAY, 2024 OF 18 SHEETS SHEET DATE SCALE DESIGNER JOB NO. A18575 NO. REVISION NO. BY REVISION BY

FAIRVIEW AT NORTHGATE

VESTING TENTATIVE MAP PS

VALLEJO, CALIFORNIA
OF

FOR DRAWN BY AT AS SHOWN
APN: 0081-490-010
A FIRST SUBMITTAL 05/03/24 AT PHOTOMETRIC PLAN LUMINAIRE SCHEDULE LED CALCULATION SUMMARY

D STREET

TURNER PARKWAY

E STREET C STREET LINEAR PARK
SEE SHEET C9.1 A STREET

NORTH KEY PLAN

TURNER PARKWAY A STREET C STREET

D STREET

E STREET

F STREET

G STREET

B STREET ISOMETRIC RENDERING

20 21 22 23 24 25 26 27 28 29 30 31 32 33 34 35 36 383940414243444546474849505152535455 EXT.

LH
RH
8 8
56 16
16 16 383940414243444546474849505152535455 7071 68696667646562636061 58595657 72737574777679788180838285848786 102 103 100 101 989996979495929390918889 104 105 107 106 109 108 111 110 113 112 115 114 117 116 119 118 103 EXT.

LH
RH
8 8
56 16
16 16
2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 29 30 31 32 33 34 35 36 37383940414243444546474849505152535455 7071 6869 666764656263606158595657 7273 75747776797881808382 8584 8786 102 103 100 101 9899969794959293 9091 8889 104 105 107 106 109 108 111 110 113 112 115 114 117 116 119 118 126 125 124 123 122 121 120 132 133 131 130 129 128 140 127 139 138 137 136 135 134 146 147 145 144 143 142 154 141 153 152 151 150 149 148 160 159 158 157 156 155 103 161 1 PHOTOMETRIC PLAN (2/2) C9.1
3350 Scott Boulevard, Building 22
Santa Clara, California 95054
Phone: (408) 727-6665
www.kierwright.com
MAY, 2024 OF 18 SHEETS SHEET DATE SCALE DESIGNER JOB NO. A18575 NO. REVISION NO. BY REVISION BY

FAIRVIEW AT NORTHGATE

VESTING TENTATIVE MAP PS

VALLEJO, CALIFORNIA
OF

FOR DRAWN BY AT AS SHOWN
APN: 0081-490-010
A FIRST SUBMITTAL 05/03/24 AT PHOTOMETRIC PLAN LUMINAIRE SCHEDULE LED CALCULATION SUMMARY

F STREET

NEIGHBORHOOD PARK

G STREET C STREET LINEAR PARK A STREET

NORTH KEY PLAN

TURNER PARKWAY A STREET C STREET

D STREET

E STREET

F STREET

G STREET

B STREET
SEE SHEET C9.0

B STREET ISOMETRIC RENDERING

SPECIFICATION SHEET C9.2
3350 Scott Boulevard, Building 22
Santa Clara, California 95054
Phone: (408) 727-6665
www.kierwright.com
MAY, 2024 OF 18 SHEETS SHEET DATE SCALE DESIGNER JOB NO. A18575 NO. REVISION NO. BY REVISION BY

FAIRVIEW AT NORTHGATE

VESTING TENTATIVE MAP PS

VALLEJO, CALIFORNIA
OF

FOR DRAWN BY AT AS SHOWN
APN: 0081-490-010
A FIRST SUBMITTAL 05/03/24 AT LUMINAIRE SPECIFICATION

NORTHGATE

FAIRVIEWAT

VALLEJO, CA
Bungalows
#23100
05/02/2024

NORTHGATE

AT FAIRVIEW

VALLEJO, CA
Bungalows
05/02/2024
A-2
#23100
FAIRVIEW AT NORTHGATE - Bungalows VALLEJO, CA

NORTHGATE

AT FAIRVIEW

VALLEJO, CA
Bungalows
05/02/2024
A-3
#23100
FAIRVIEW AT NORTHGATE - Bungalows VALLEJO, CA

NORTHGATE

AT FAIRVIEW

VALLEJO, CA
Bungalows
05/02/2024
A-4
#23100
FAIRVIEW AT NORTHGATE - Bungalows VALLEJO, CA

NORTHGATE

AT FAIRVIEW

VALLEJO, CA
Bungalows
05/02/2024
A-5
#23100
FAIRVIEW AT NORTHGATE - Bungalows VALLEJO, CA

20'-0"x20'-0" CLEAR
20'-0"x20'-0" CLEAR20'-0"x20'-0" CLEAR
20'-1" x 20'-3"
GARAGE
20'-2" x 20'-3"
GARAGE
20'-1" x 20'-3"
GARAGE

ENTRY PORCH
14'-11"x 9'-5"
DINING

KITCHEN
15'-8" x 13'-2"
GREAT RM.

PORCH
ENTRY
BATH 3
COATS
11'-6" x 11'-0"
BEDRM. 4
10'-0"10'-0"
5'-0"
MIN.
5'-0"
MIN.
5'-0"
MIN.
3'-3"

COURTYARD COURTYARD
76'-6"
69'-9"
5'-0"
MIN.
4'-11"
16'-7" x 13'-0"
GREAT RM.
13'-1" x 9'-11"
DINING
ENTRY
COATS

KITCHEN
BATH 3
10'-0" x 10'-7"
BEDRM.4
8'-0"
3'-11"
4'-11"
JOB #: 23100
Kevin L. Crook
Inc
klcarch.com
Architect
PLANNING + ARCHITECTURE
PLAN 3 (1699) PLAN 2 (1608)

FIRST FLOOR PLAN
PLAN 1 (1590)

NORTHGATE

AT FAIRVIEW

VALLEJO, CA
Bungalows
05/02/2024
A-6
#23100
FAIRVIEW AT NORTHGATE - Bungalows VALLEJO, CA

10'-4" x 10'-0"
BEDRM. 2
BATH 2
10'-4" x 10'-0"
BEDRM. 3
10'-4" x 10'-8"
DINING
14'-0" x21'-10"
GREAT RM.

W.I.C.
20'-6" L.F.

LAU.

BATH
14'-4" x 13'-6"
O. BEDRM.

COATS
LINEN

KITCHEN
9'-9" x 6'-7"
DECK
6F
12'-8" x 13'-4"
O. BEDRM.
10'-0" x 11'-0"
BEDRM. 2
10'-1" x 10'-0"
BEDRM. 3
W.I.C.
12'-9" L.F.

BATH
LAU.

BATH 2
BATH
W.I.C.
14'-1" L.F.
13'-11"x 13'-7"
O. BEDRM.

LINEN
10'-6" x 9'-10"
BEDRM. 3
BATH 2
10'-6" x 9'-10"
BEDRM. 2
LAU.

JOB #: 23100
Kevin L. Crook
Inc
klcarch.com
Architect
PLANNING + ARCHITECTURE

SECOND FLOOR PLAN
PLAN 1 (1590)
PLAN 3 (1699) PLAN 2 (1608)

NORTHGATE

AT FAIRVIEW

VALLEJO, CA
Bungalows
05/02/2024
A-7
#23100
FAIRVIEW AT NORTHGATE - Bungalows VALLEJO, CA