FENCE LINE FENCE LINE
FENCE LINE FENCE LINE
FENCE LINE FENCE LINE
COURTYARD
JOB #: 23100
Kevin L. Crook
Inc
klcarch.com
Architect
PLANNING + ARCHITECTURE
0 2 4 8
C 2024 Kevin L. Crook Architect, Inc. Refer to landscape drawings for wall, tree, and shrub locations C 2024 Kevin L. Crook Architect, Inc. Refer to landscape drawings for wall, tree, and shrub locations C 2024 Kevin L. Crook Architect, Inc. Refer to landscape drawings for wall, tree, and shrub locations KEYMAP
ELEVATION B
ELEVATION A
ELEVATION C
NORTHGATE
AT FAIRVIEW
VALLEJO, CA
Bungalows
05/02/2024
A-8
#23100
FAIRVIEW AT NORTHGATE - Bungalows VALLEJO, CA
AREA TABULATION
UNCONDITIONED SPACE
CONDITIONED SPACE
PLAN 1
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
20'-0"x20'-0" CLEAR20'-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
21'-0"
66'-6"
21'-0"
4'-2"
21'-3" 26'-6"
25'-2"
4'-2"
18'-9"
COURTYARD
JOB #: 23100
Kevin L. Crook
Inc
klcarch.com
Architect
PLANNING + ARCHITECTURE
SECOND FLOOR
FIRST FLOOR
0 2 4 8
KEYMAP
NORTHGATE
AT FAIRVIEW
VALLEJO, CA
Bungalows
05/02/2024
A-9
#23100
FAIRVIEW AT NORTHGATE - Bungalows VALLEJO, CA
NORTHGATE
AT FAIRVIEW
VALLEJO, CA
Bungalows
05/02/2024
A-10
#23100
FAIRVIEW AT NORTHGATE - Bungalows VALLEJO, CA
NORTHGATE
AT FAIRVIEW
VALLEJO, CA
Bungalows
05/02/2024
A-11
#23100
FAIRVIEW AT NORTHGATE - Bungalows VALLEJO, CA
NORTHGATE
AT FAIRVIEW
VALLEJO, CA
Bungalows
05/02/2024
A-12
#23100
FAIRVIEW AT NORTHGATE - Bungalows VALLEJO, CA
COURTYARD
JOB #: 23100
Kevin L. Crook
Inc
klcarch.com
Architect
PLANNING + ARCHITECTURE
0 2 4 8
KEYMAP
NORTHGATE
AT FAIRVIEW
VALLEJO, CA
Bungalows
05/02/2024
A-13
#23100
FAIRVIEW AT NORTHGATE - Bungalows VALLEJO, CA
BATH W.I.C. GREAT RM. KITCHEN BEDRM. 3
GARAGE GARAGE GARAGE
±
4.5:12
COURTYARD
JOB #: 23100
Kevin L. Crook
Inc
klcarch.com
Architect
PLANNING + ARCHITECTURE
SECTION
0 2 4 8
KEYMAP
NORTHGATE
AT FAIRVIEW
VALLEJO, CA
Bungalows
05/02/2024
A-14
#23100
FAIRVIEW AT NORTHGATE - Bungalows VALLEJO, CA
COURTYARD
JOB #: 23100
Kevin L. Crook
Inc
klcarch.com
Architect
PLANNING + ARCHITECTURE
0 2 4 8
Refer to landscape drawings for C Kevin L. Crook Architect, Inc. 2024 C 2024 Kevin L. Crook Architect, Inc. C 2024 Kevin L. Crook Architect, Inc. wall, tree, and shrub locations
Refer to landscape drawings for
wall, tree, and shrub locations Refer to landscape drawings for wall, tree, and shrub locations
ELEVATION B KEYMAP
ELEVATION A
ELEVATION C
NORTHGATE
AT FAIRVIEW
VALLEJO, CA
Bungalows
05/02/2024
A-15
#23100
FAIRVIEW AT NORTHGATE - Bungalows VALLEJO, CA
AREA TABULATION
UNCONDITIONED SPACE
CONDITIONED SPACE
PLAN 2
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
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
30'-7"
29'-3"
3'-0" 13'-0" 14'-7"
28'-9"
9'-9
1 2" 18'-11
1 2"
JOB #: 23100
Kevin L. Crook
Inc
klcarch.com
Architect
PLANNING + ARCHITECTURE
SECOND FLOOR FIRST FLOOR
0 2 4 8
KEYMAP
NORTHGATE
AT FAIRVIEW
VALLEJO, CA
Bungalows
05/02/2024
A-16
#23100
FAIRVIEW AT NORTHGATE - Bungalows VALLEJO, CA
NORTHGATE
AT FAIRVIEW
VALLEJO, CA
Bungalows
05/02/2024
A-17
#23100
FAIRVIEW AT NORTHGATE - Bungalows VALLEJO, CA
NORTHGATE
AT FAIRVIEW
VALLEJO, CA
Bungalows
05/02/2024
A-18
#23100
FAIRVIEW AT NORTHGATE - Bungalows VALLEJO, CA
NORTHGATE
AT FAIRVIEW
VALLEJO, CA
Bungalows
05/02/2024
A-19
#23100
FAIRVIEW AT NORTHGATE - Bungalows VALLEJO, CA
JOB #: 23100
Kevin L. Crook
Inc
klcarch.com
Architect
PLANNING + ARCHITECTURE
0 2 4 8
KEYMAP
NORTHGATE
AT FAIRVIEW
VALLEJO, CA
Bungalows
05/02/2024
A-20
#23100
FAIRVIEW AT NORTHGATE - Bungalows VALLEJO, CA
BATH LAU.
ENTRY BEDRM. 4
±
4:12
JOB #: 23100
Kevin L. Crook
Inc
klcarch.com
Architect
PLANNING + ARCHITECTURE
SECTION
0 2 4 8
KEYMAP
NORTHGATE
AT FAIRVIEW
VALLEJO, CA
Bungalows
05/02/2024
A-21
#23100
FAIRVIEW AT NORTHGATE - Bungalows VALLEJO, CA
COURTYARD
JOB #: 23100
Kevin L. Crook
Inc
klcarch.com
Architect
PLANNING + ARCHITECTURE
0 2 4 8
C 2024 Kevin L. Crook Architect, Inc. Refer to landscape drawings for C 2024 Kevin L. Crook Architect, Inc.
ELEVATION B
C 2024 Kevin L. Crook Architect, Inc.
ELEVATION A
ELEVATION C
wall, tree, and shrub locations
Refer to landscape drawings for
wall, tree, and shrub locations Refer to landscape drawings for wall, tree, and shrub locations KEYMAP
NORTHGATE
AT FAIRVIEW
VALLEJO, CA
Bungalows
05/02/2024
A-22
#23100
FAIRVIEW AT NORTHGATE - Bungalows VALLEJO, CA
AREA TABULATION
UNCONDITIONED SPACE
CONDITIONED SPACE
PLAN 3
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.
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
27'-7"
6'-3"
1'-0" 30'-7"
30'-3"
16'-1112" 13'-312"
31'-7"
3'-0"
11'-7" 12'-5"
1'-0"
JOB #: 23100
Kevin L. Crook
Inc
klcarch.com
Architect
PLANNING + ARCHITECTURE
SECOND FLOOR FIRST FLOOR
0 2 4 8
KEYMAP
NORTHGATE
AT FAIRVIEW
VALLEJO, CA
Bungalows
05/02/2024
A-23
#23100
FAIRVIEW AT NORTHGATE - Bungalows VALLEJO, CA
NORTHGATE
AT FAIRVIEW
VALLEJO, CA
Bungalows
05/02/2024
A-24
#23100
FAIRVIEW AT NORTHGATE - Bungalows VALLEJO, CA
NORTHGATE
AT FAIRVIEW
VALLEJO, CA
Bungalows
05/02/2024
A-25
#23100
FAIRVIEW AT NORTHGATE - Bungalows VALLEJO, CA
NORTHGATE
AT FAIRVIEW
VALLEJO, CA
Bungalows
05/02/2024
A-26
#23100
FAIRVIEW AT NORTHGATE - Bungalows VALLEJO, CA
JOB #: 23100
Kevin L. Crook
Inc
klcarch.com
Architect
PLANNING + ARCHITECTURE
0 2 4 8
KEYMAP
NORTHGATE
AT FAIRVIEW
VALLEJO, CA
Bungalows
05/02/2024
A-27
#23100
FAIRVIEW AT NORTHGATE - Bungalows VALLEJO, CA
KITCHEN GREAT RM.
O. BEDRM. BEDRM. 3
±
4:12
JOB #: 23100
Kevin L. Crook
Inc
klcarch.com
Architect
PLANNING + ARCHITECTURE
SECTION
0 2 4 8
KEYMAP
NORTHGATE
AT FAIRVIEW
VALLEJO, CA
Bungalows
05/02/2024
A-28
#23100
FAIRVIEW AT NORTHGATE - Bungalows VALLEJO, CA
ARCHITECTURAL DETAILS
ELEVATION ‘A’
PANEL PATTERN
GARAGE DOOR PER
ELEVATION STYLE
DECORATIVE LIGHT
FIXTURE
CANTILEVER PROJECTION CANTILEVER PROJECTION
DECK DETAIL
WINDOW DETAILS ENTRY PORCH
ENTRY PORCH
GARAGE DOOR WITH COACH LIGHT
DECORATIVE
ENTRY DOOR
DECORATIVE
ENTRY DOOR
HORIZONTAL BANDING
HORIZONTAL BANDING
HORIZONTAL BANDING HORIZONTAL BANDING
HORIZONTAL BANDING
HORIZONTAL BANDING
FIBER CEMENT
TRIM
FIBER CEMENT
TRIM
FIBER CEMENT
TRIM
FIBER CEMENT
TRIM
LAP SIDING
LAP SIDING
LAP SIDING LAP SIDING
LAP SIDING
LAP SIDING
RAILING
HIP ROOF WITH
CONCRETE TILE
HIP ROOF WITH
CONCRETE TILE
HIP ROOF WITH
CONCRETE TILE
HIP ROOF WITH
NORTHGATE CONCRETE TILE
AT FAIRVIEW
VALLEJO, CA
Bungalows
05/02/2024
A-29
#23100
FAIRVIEW AT NORTHGATE - Bungalows VALLEJO, CA
ARCHITECTURAL DETAILS
ELEVATION ‘B’
CANTILEVER PROJECTION
GABLE DETAIL
DECK DETAIL
WINDOW DETAILS ENTRY PORCH
ENTRY PORCH
GARAGE DOOR WITH COACH LIGHT
PANEL PATTERN
GARAGE DOOR PER
ELEVATION STYLE
DECORATIVE LIGHT
FIXTURE
BOARD AND BATTEN
SIDING
BOARD AND BATTEN
SIDING
BOARD AND BATTEN
SIDING
BOARD AND BATTEN
SIDING
BOARD AND BATTEN
SIDING
LAP SIDING
LAP SIDING
HORIZONTAL BANDING
DECORATIVE
LOUVERED VENT
DECORATIVE
LOUVERED VENT
DECORATIVE
LOUVERED VENT
DECORATIVE
LOUVERED VENT
DECORATIVE
LOUVERED VENT
DECORATIVE
OUTLOOKER
DECORATIVE
OUTLOOKER
DECORATIVE
OUTLOOKER
DECORATIVE
OUTLOOKER
FIBER CEMENT
TRIM
FIBER CEMENT
TRIM
SHED ROOF WITH RACES
DECORATIVE
ENTRY DOOR
HORIZONTAL BANDING
RAILING
STUCCO OVER FOAM TRIM
WINDOW TRIM SURROUND
NORTHGATE
AT FAIRVIEW
VALLEJO, CA
Bungalows
05/02/2024
A-30
#23100
FAIRVIEW AT NORTHGATE - Bungalows VALLEJO, CA
ARCHITECTURAL DETAILS
ELEVATION ‘C’
GABLE DETAIL CANTILEVER PROJECTION
DECK DETAIL
WINDOW DETAILS ENTRY PORCH
COLUMN DETAILS
ENTRY PORCH
GARAGE DOOR WITH COACH LIGHT
PANEL PATTERN
GARAGE DOOR PER
ELEVATION STYLE
DECORATIVE LIGHT
FIXTURE
RAILING
STUCCO OVER FOAM TRIM
WINDOW TRIM SURROUND
STUCCO OVER FOAM TRIM
WINDOW TRIM SURROUND
STUCCO OVER FOAM TRIM
WINDOW TRIM SURROUND
HORIZONTAL BANDING:
STUCCO OVER RIGID
FOAM
HORIZONTAL BANDING:
STUCCO OVER RIGID
FOAM
DECORATIVE GABLE
DECORATIVE GABLE
DECORATIVE GABLE
DECORATIVE GABLE
MANUFACTURED STONE DECORATIVE GABLE
VENEER
HORIZONTAL BANDING
HORIZONTAL BANDING
STUCCO OVER FOAM TRIM
WINDOW TRIM SURROUND
STUCCO OVER FOAM TRIM
WINDOW TRIM SURROUND
DECORATIVE
ENTRY DOOR
DECORATIVE
ENTRY DOOR
SOFFITS AT PORCH
SOFFITS AT PORCH
MANUFACTURED STONE
VENEER
MANUFACTURED STONE
VENEER
BACKLIT ADDRESS
NORTHGATE
AT FAIRVIEW
VALLEJO, CA
Bungalows
05/02/2024
A-31
#23100
FAIRVIEW AT NORTHGATE - Bungalows VALLEJO, CA
WRITTEN COLOR SCHEMES
JOB # 23100 Bungalows
CREATED 12/13/23
"A" ELEVATIONS
SCHEME 1SCHEME 2SCHEME 3
STUCCO BODY
SW7632
MODERN GRAY
SW6148
WOOL SKEIN
SW2822
DOWNING SAND
FASCIA / TRIM
SW7054
SUITABLE BROWN
SW7012
CREAMY
SW6146
UMBER
LAP SIDING /
CORNER BOARDS /
GARAGE DOOR
SW6047
HOT COCOA
SW6151
QUIVER TAN
SW7743
MOUNTAIN ROAD
FRONT DOOR /
SHUTTERS
SW6992
INKWELL
SW7737
MEADOW TRAIL
SW6123
BAGUETTE
ROOF: FLAT SHAKE
PONDEROSA
5808
TOMBSTONE
5808
TOMBSTONE
5808
TOMBSTONE
"B" ELEVATIONS
SCHEME 4SCHEME 5SCHEME 6
STUCCO SW7018
DOVETAIL
SW7568
NEUTRAL GROUND
SW7638
JOGGING PATH
PAINT: SHERWIN WILLIAMS
FASCIA / TRIM /
GARAGE DOOR
SW7005
PURE WHITE
SW7018
DOVETAIL
SW7571
CASA BLANCA
ROOF: EAGLE
BOARD & BATTEN
SIDING
SW7029
AGREEABLE GRAY
SW7652
MINERAL DEPOSIT
SW7705
WHEAT PENNY
STONE: ELDORADO
FRONT DOOR /
SHUTTERS
SW6472
COMPOSED
SW7680
LANYARD
SW6256
SERIOUS GRAY
ROOF: FLAT SLATE
BEL AIR
SCB 8802
NANTUCKET BLEND
SCB 8802
NANTUCKET BLEND
SCB 8802
NANTUCKET BLEND
"C" ELEVATIONS
SCHEME 7SCHEME 8SCHEME 9
STUCCO BODY
SW7541
GRECIAN IVORY
SW6197
ALOOF GRAY
SW7067
CITYSCAPE
FASCIA / TRIM /
GARAGE DOOR /
ACCENT STUCCO
SW7551
GREEK VILLA
SW7562
ROMAN COLUMN
SW7044
AMAZING GRAY
FRONT DOOR /
SHUTTERS
SW7630
RAISIN
SW6207
RETREAT
SW7674
PEPPERCORN
ROOF: FLAT SLATE
DOUBLE EAGE
4097
SLATE RANGE
4097
SLATE RANGE
4097
SLATE RANGE
STONE: (DRYSTACK)
EUROPEAN LEDGE
IRON MILL COTTONWOOD LINEN
** FOR PHOTOSHOP & RENDERING PURPOSES ONLY, DO NOT USE IN THE FIELD TODAS LAS TAPAJUNTAS, CAñALERAS, CAñALONES, ETC.SERAN PINTADOS PARA IGUALAR A LA SUPERFICIE DE JUNTO
TODAS LAS RESTAURAS DE PINTURA SE CORTARAN EN LAS ESQUINAS INTERIORES **SOLO PARA FINES DE PHOTOSHOP Y REPRESENTACIONES, NO USAR EN EL CAMPO ALL FLASHING, GUTTERS, DOWNSPOUTS ETC. TO BE PAINTED TO MATCH ADJACENT SURFACE. ALL PAINT BREAKS TO BE CUT AT INSIDE CORNERS.
FAIRVIEW AT NORTHGATE
VALLEJO, CA
NORTHGATE
AT FAIRVIEW
VALLEJO, CA
Bungalows
05/02/2024
A-32
#23100
FAIRVIEW AT NORTHGATE - Bungalows VALLEJO, CA
COLOR BOARDS - “A“ ELEVATIONS
FAIRVIEW AT NORTHGATE
VALLEJO, CA DEC. 13, 2023
#23100 / BUNGALOWS
“A” ELEVATIONS
SCHEME #1
STUCCO BODY
CONCRETE ROOF
LAP SIDING /
CORNER BOARDS /
GARAGE DOOR
FASCIA / TRIM
FRONT DOOR /
SHUTTERS
FAIRVIEW AT NORTHGATE
VALLEJO, CA DEC. 13, 2023
#23100 / BUNGALOWS
“A” ELEVATIONS
SCHEME #2
STUCCO BODY
CONCRETE ROOF
LAP SIDING /
CORNER BOARDS /
GARAGE DOOR
FASCIA / TRIM
FRONT DOOR /
SHUTTERS
FAIRVIEW AT NORTHGATE
VALLEJO, CA DEC. 13, 2023
#23100 / BUNGALOWS
“A” ELEVATIONS
SCHEME #3
STUCCO BODY
CONCRETE ROOF
LAP SIDING /
CORNER BOARDS /
GARAGE DOOR
FASCIA / TRIM
FRONT DOOR /
SHUTTERS
NORTHGATE
AT FAIRVIEW
VALLEJO, CA
Bungalows
05/02/2024
A-33
#23100
FAIRVIEW AT NORTHGATE - Bungalows VALLEJO, CA
COLOR BOARDS - “B“ ELEVATIONS
FAIRVIEW AT NORTHGATE
VALLEJO, CA DEC. 13, 2023
“B” ELEVATIONS
#23100 / BUNGALOWS
SCHEME #4
STUCCO BODY
CONCRETE ROOF
BOARD & BATTEN
SIDING
FASCIA / TRIM /
GARAGE DOOR
FRONT DOOR /
SHUTTERS
FAIRVIEW AT NORTHGATE
VALLEJO, CA DEC. 13, 2023
“B” ELEVATIONS
#23100 / BUNGALOWS
SCHEME #5
STUCCO BODY
CONCRETE ROOF
BOARD & BATTEN
SIDING
FASCIA / TRIM /
GARAGE DOOR
FRONT DOOR /
SHUTTERS
FAIRVIEW AT NORTHGATE
VALLEJO, CA DEC. 13, 2023
“B” ELEVATIONS
#23100 / BUNGALOWS
SCHEME #6
STUCCO BODY
CONCRETE ROOF
BOARD & BATTEN
SIDING
FASCIA / TRIM /
GARAGE DOOR
FRONT DOOR /
SHUTTERS
NORTHGATE
AT FAIRVIEW
VALLEJO, CA
Bungalows
05/02/2024
A-34
#23100
FAIRVIEW AT NORTHGATE - Bungalows VALLEJO, CA
COLOR BOARDS - “C“ ELEVATIONS
FAIRVIEW AT NORTHGATE
VALLEJO, CA DEC. 13, 2023
“C” ELEVATIONS
#23100 / BUNGALOWS
SCHEME #7
STUCCO BODY
CONCRETE ROOF
FASCIA / TRIM /
GARAGE DOOR /
ACCENT STUCCO
FRONT DOOR /
SHUTTERS
STONE
FAIRVIEW AT NORTHGATE
VALLEJO, CA DEC. 13, 2023
“C” ELEVATIONS
#23100 / BUNGALOWS
SCHEME #8
STUCCO BODY
CONCRETE ROOF
STONE
FASCIA / TRIM /
GARAGE DOOR /
ACCENT STUCCO
FRONT DOOR /
SHUTTERS
FAIRVIEW AT NORTHGATE
VALLEJO, CA DEC. 13, 2023
“C” ELEVATIONS
#23100 / BUNGALOWS
SCHEME #9
STUCCO BODY
CONCRETE ROOF
STONE
FASCIA / TRIM /
GARAGE DOOR /
ACCENT STUCCO
FRONT DOOR /
SHUTTERS
NORTHGATE
AT FAIRVIEW
VALLEJO, CA
Bungalows
05/02/2024
A-35
#23100
FAIRVIEW AT NORTHGATE - Bungalows VALLEJO, CA
NORTHGATE
FAIRVIEWAT
VALLEJO, CA
Licensed
#23100
05/02/2024
JOB #: 23100
Kevin L. Crook
Inc
klcarch.com
Architect
PLANNING + ARCHITECTURE
0 2 4 8
C 2024 Kevin L. Crook Architect, Inc. Refer to landscape drawings for wall, tree, and shrub locations C 2024 Kevin L. Crook Architect, Inc. Refer to landscape drawings for wall, tree, and shrub locations C 2024 Kevin L. Crook Architect, Inc. Refer to landscape drawings for wall, tree, and shrub locations
ELEVATION - B
ELEVATION - A
ELEVATION - C
NORTHGATE
AT FAIRVIEW
VALLEJO, CA
Licensed
FAIRVIEW AT NORTHGATE - Licensed 05/02/2024
A-37
VALLEJO, CA
#23100
AREA TABULATION
UNCONDITIONED SPACE
CONDITIONED SPACE
PLAN 1
BATH 2
LAU.
W.I.C.
31'-1" L.F.
10'-2" x10'-11"
BEDRM. 3
10'-3" x 10'-7"
BEDRM. 4
OPEN TO BELOW
20'-5" x 13'-1"
M. BEDRM.
11'-10"x 11'-0"
BEDRM. 2/
OPT. LOFT
LINEN
LINEN
M. BATH
COATS
PANTRY
KITCHEN
PWDR.
STOP &
DROP
12'-1" x 11'-9"
DINING
13'-4" x 19'-5"
GREAT RM.
FOYER
COVERED DRIVEWAY
PORCH
20'-5" x 20'-1"
GARAGE
20'-0"x20'-0" CLEAR
32'-7"
12'-8"
20'-7" 3'-4"
13'-4"
6'-8"
4'-0" 3'-6"
10'-0" 10'-10"
18'-0"
84'-0"
33'-6"
26'-0"
63'-2"
BATH 2
LAU.
10'-2" x10'-11"
BEDRM. 3
OPEN TO BELOW
LINEN
13'-9" x 11'-0"
LOFT
JOB #: 23100
Kevin L. Crook
Inc
klcarch.com
Architect
PLANNING + ARCHITECTURE
SECOND FLOOR FIRST FLOOR
0 2 4 8
OPT. LOFT
NORTHGATE
AT FAIRVIEW
VALLEJO, CA
Licensed
FAIRVIEW AT NORTHGATE - Licensed 05/02/2024
A-38
VALLEJO, CA
#23100
NORTHGATE
AT FAIRVIEW
VALLEJO, CA
Licensed
FAIRVIEW AT NORTHGATE - Licensed 05/02/2024
A-39
VALLEJO, CA
#23100
NORTHGATE
AT FAIRVIEW
VALLEJO, CA
Licensed
FAIRVIEW AT NORTHGATE - Licensed 05/02/2024
A-40
VALLEJO, CA
#23100
NORTHGATE
AT FAIRVIEW
VALLEJO, CA
Licensed
FAIRVIEW AT NORTHGATE - Licensed 05/02/2024
A-41
VALLEJO, CA
#23100
JOB #: 23100
Kevin L. Crook
Inc
klcarch.com
Architect
PLANNING + ARCHITECTURE
0 2 4 8
NORTHGATE
AT FAIRVIEW
VALLEJO, CA
Licensed
FAIRVIEW AT NORTHGATE - Licensed 05/02/2024
A-42
VALLEJO, CA
#23100
KITCHEN PANTRY ENTRY
HALL
4:12
±
JOB #: 23100
Kevin L. Crook
Inc
klcarch.com
Architect
PLANNING + ARCHITECTURE
SECTION
0 2 4 8
NORTHGATE
AT FAIRVIEW
VALLEJO, CA
Licensed
FAIRVIEW AT NORTHGATE - Licensed 05/02/2024
A-43
VALLEJO, CA
#23100
JOB #: 23100
Kevin L. Crook
Inc
klcarch.com
Architect
PLANNING + ARCHITECTURE
0 2 4 8
C 2023 Kevin L. Crook Architect, Inc. Refer to landscape drawings for wall, tree, and shrub locations
ELEVATION - B
ELEVATION - A
ELEVATION - C
C 2023 Kevin L. Crook Architect, Inc. Refer to landscape drawings for wall, tree, and shrub locations C 2023 Kevin L. Crook Architect, Inc. Refer to landscape drawings for wall, tree, and shrub locations
NORTHGATE
AT FAIRVIEW
VALLEJO, CA
Licensed
FAIRVIEW AT NORTHGATE - Licensed 05/02/2024
A-44
VALLEJO, CA
#23100
AREA TABULATION
UNCONDITIONED SPACE
CONDITIONED SPACE
PLAN 2
BATH 2
HALL
LAU.
W.I.C.
19'-7" L.F.
LINEN
11'-0" x 12'-3"
BEDRM. 2
11'-6" x 11'-3"
BEDRM. 3
14'-8" x 15'-6"
M. BEDRM. M. BATH
W.I.C.
10'-8" x 10'-5"
BEDRM. 4
14'-6" x10'-10"
LOFT
BATH 3
LINEN
BATH 4
KITCHEN
W.I.C.
COVERED DRIVEWAY
FOYER
20'-5" x 20'-2"
GARAGE
11'-0" x 11'-0"
BEDRM. 5
13'-5" x 7'-10"
DINING
12'-10"x 15'-0"
GREAT RM.
20'-0"x20'-0" CLEAR
12'-0" x 7'-0"
PATIO
ENTRY
35'-0"
14'-0"
9'-6" 7'-0"
12'-0"
9'-6"
4'-0" 3'-6"
10'-0" 8'-0"
18'-0"
84'-0"
33'-6"
26'-0"
66'-0"
5'-0"
JOB #: 23100
Kevin L. Crook
Inc
klcarch.com
Architect
PLANNING + ARCHITECTURE
SECOND FLOOR FIRST FLOOR
0 2 4 8
NORTHGATE
AT FAIRVIEW
VALLEJO, CA
Licensed
FAIRVIEW AT NORTHGATE - Licensed 05/02/2024
A-45
VALLEJO, CA
#23100
NORTHGATE
AT FAIRVIEW
VALLEJO, CA
Licensed
FAIRVIEW AT NORTHGATE - Licensed 05/02/2024
A-46
VALLEJO, CA
#23100
NORTHGATE
AT FAIRVIEW
VALLEJO, CA
Licensed
FAIRVIEW AT NORTHGATE - Licensed 05/02/2024
A-47
VALLEJO, CA
#23100
NORTHGATE
AT FAIRVIEW
VALLEJO, CA
Licensed
FAIRVIEW AT NORTHGATE - Licensed 05/02/2024
A-48
VALLEJO, CA
#23100
JOB #: 23100
Kevin L. Crook
Inc
klcarch.com
Architect
PLANNING + ARCHITECTURE
0 2 4 8
NORTHGATE
AT FAIRVIEW
VALLEJO, CA
Licensed
FAIRVIEW AT NORTHGATE - Licensed 05/02/2024
A-49
VALLEJO, CA
#23100
W.I.C. HALL
W.I.C.
4.5:12
±
JOB #: 23100
Kevin L. Crook
Inc
klcarch.com
Architect
PLANNING + ARCHITECTURE
SECTION
0 2 4 8
NORTHGATE
AT FAIRVIEW
VALLEJO, CA
Licensed
FAIRVIEW AT NORTHGATE - Licensed 05/02/2024
A-50
VALLEJO, CA
#23100
JOB #: 23100
Kevin L. Crook
Inc
klcarch.com
Architect
PLANNING + ARCHITECTURE
0 2 4 8
C 2023 Kevin L. Crook Architect, Inc. Refer to landscape drawings for wall, tree, and shrub locations C 2023 Kevin L. Crook Architect, Inc. Refer to landscape drawings for wall, tree, and shrub locations C 2023 Kevin L. Crook Architect, Inc. Refer to landscape drawings for wall, tree, and shrub locations
ELEVATION - B
ELEVATION - A
ELEVATION - C
NORTHGATE
AT FAIRVIEW
VALLEJO, CA
Licensed
FAIRVIEW AT NORTHGATE - Licensed 05/02/2024
A-51
VALLEJO, CA
#23100
AREA TABULATION
UNCONDITIONED SPACE
CONDITIONED SPACE
PLAN 3
BATH 2
HALL
LAU.
M. BATH
11'-4" x 12'-0"
BEDRM. 2
11'-3" x 13'-0"
BEDRM. 3
15'-6" x 15'-7"
M. BEDRM.
LINEN
11'-2" x 19'-1"
LOFT
W.I.C.
W.I.C.
25'-3" L.F.
BATH 3
KITCHEN
FOYER
20'-5" x 20'-2" ENTRY
GARAGE
11'-11"x 11'-2"
BEDRM. 4
11'-4" x 13'-9"
DINING
13'-2" x 15'-6"
GREAT RM.
20'-0"x20'-0" CLEAR
13'-6" x 4'-6"
PATIO
38'-11"
12'-6"
8'-9" 4'-6"
13'-6"
4'-0" 3'-6"
10'-0" 14'-10"
18'-0"
84'-0"
33'-6"
26'-0"
59'-2"
7'-0"
JOB #: 23100
Kevin L. Crook
Inc
klcarch.com
Architect
PLANNING + ARCHITECTURE
SECOND FLOOR FIRST FLOOR
0 2 4 8
NORTHGATE
AT FAIRVIEW
VALLEJO, CA
Licensed
FAIRVIEW AT NORTHGATE - Licensed 05/02/2024
A-52
VALLEJO, CA
#23100
NORTHGATE
AT FAIRVIEW
VALLEJO, CA
Licensed
FAIRVIEW AT NORTHGATE - Licensed 05/02/2024
A-53
VALLEJO, CA
#23100
NORTHGATE
AT FAIRVIEW
VALLEJO, CA
Licensed
FAIRVIEW AT NORTHGATE - Licensed 05/02/2024
A-54
VALLEJO, CA
#23100
NORTHGATE
AT FAIRVIEW
VALLEJO, CA
Licensed
FAIRVIEW AT NORTHGATE - Licensed 05/02/2024
A-55
VALLEJO, CA
#23100
JOB #: 23100
Kevin L. Crook
Inc
klcarch.com
Architect
PLANNING + ARCHITECTURE
0 2 4 8
NORTHGATE
AT FAIRVIEW
VALLEJO, CA
Licensed
FAIRVIEW AT NORTHGATE - Licensed 05/02/2024
A-56
VALLEJO, CA
#23100
GREAT RM.
W.I.C. BONUS
4:12
±
JOB #: 23100
Kevin L. Crook
Inc
klcarch.com
Architect
PLANNING + ARCHITECTURE
SECTION
0 2 4 8
NORTHGATE
AT FAIRVIEW
VALLEJO, CA
Licensed
FAIRVIEW AT NORTHGATE - Licensed 05/02/2024
A-57
VALLEJO, CA
#23100
ARCHITECTURAL DETAILS
ELEVATION ‘A’
PANEL PATTERN
GARAGE DOOR PER
ELEVATION STYLE
DECORATIVE LIGHT
FIXTURE
SECOND FLOOR DETAIL
ENTRY PORCH ENTRY PORCH ENTRY PORCH
SOFFIT AT PORCH ENTRY PORCH
GARAGE DOOR WITH COACH LIGHT
CANTILEVER PROJECTION CANTILEVER PROJECTION
HORIZONTAL BANDING
HORIZONTAL BANDING HORIZONTAL BANDING
HORIZONTAL BANDING
FIBER CEMENT
TRIM
FIBER CEMENT
TRIM
FIBER CEMENT
TRIM
FIBER CEMENT
TRIM
LAP SIDING
LAP SIDING
LAP SIDING
STUCCO OVER FOAM TRIM
WINDOW TRIM SURROUND
STUCCO OVER FOAM TRIM
WINDOW TRIM SURROUND
STUCCO OVER FOAM TRIM STUCCO OVER FOAM TRIM
HIP ROOF WITH
CONCRETE TILE
HIP ROOF WITH
CONCRETE TILE
DECORATIVE
ENTRY DOOR
DECORATIVE
ENTRY DOOR
DECORATIVE
ENTRY DOOR
SOFFITS AT PORCH
SOFFITS AT PORCH
BACKLIT ADDRESS
NORTHGATE
AT FAIRVIEW
VALLEJO, CA
Licensed
FAIRVIEW AT NORTHGATE - Licensed 05/02/2024
A-58
VALLEJO, CA
#23100
ARCHITECTURAL DETAILS
ELEVATION ‘B’
PANEL PATTERN
GARAGE DOOR PER
ELEVATION STYLE
DECORATIVE LIGHT
FIXTURE
GABLE DETAIL GABLE DETAIL
ENTRY PORCH ENTRY PORCH ENTRY PORCH
ENTRY PORCH
GARAGE DOOR WITH COACH LIGHT
CANTILEVER PROJECTION
BOARD AND BATTEN
SIDING
BOARD AND BATTEN
SIDING
BOARD AND BATTEN
SIDING
BOARD AND BATTEN
SIDING
HORIZONTAL BANDING
HORIZONTAL BANDING HORIZONTAL BANDING:
STUCCO OVER RIGID
FOAM
DECORATIVE
LOUVERED VENT
DECORATIVE
LOUVERED VENT
DECORATIVE
LOUVERED VENT
DECORATIVE
OUTLOOKER
DECORATIVE
OUTLOOKER DECORATIVE
OUTLOOKER
FIBER CEMENT
TRIM
FIBER CEMENT
TRIM
FIBER CEMENT
TRIM
HORIZONTAL BANDING
SOFFITS AT PORCH
BACKLIT ADDRESS
SOFFIT AT PORCH
SOFFITS AT PORCH
DECORATIVE
ENTRY DOOR
DECORATIVE
ENTRY DOOR
DECORATIVE
ENTRY DOOR
HORIZONTAL BANDING
STUCCO OVER FOAM TRIM
WINDOW TRIM SURROUND
STUCCO OVER FOAM TRIM
WINDOW TRIM SURROUND
NORTHGATE
AT FAIRVIEW
VALLEJO, CA
Licensed
FAIRVIEW AT NORTHGATE - Licensed 05/02/2024
A-59
VALLEJO, CA
#23100
ARCHITECTURAL DETAILS
ELEVATION ‘C’
PANEL PATTERN
GARAGE DOOR PER
ELEVATION STYLE
DECORATIVE LIGHT
FIXTURE
GABLE DETAIL GABLE DETAIL
ENTRY PORCH ENTRY PORCH ENTRY PORCH
ENTRY PORCH
GARAGE DOOR WITH COACH LIGHT
CANTILEVER PROJECTION
HORIZONTAL BANDING
SOFFITS AT PORCH
BACKLIT ADDRESS
SOFFIT AT PORCH
SOFFITS AT PORCH
MANUFACTURED
STONE VENEER
MANUFACTURED
STONE VENEER
MANUFACTURED
STONE VENEER
STUCCO OVER
FOAM TRIM
HORIZONTAL BANDING
STUCCO OVER FOAM TRIM
WINDOW TRIM SURROUND
STUCCO OVER FOAM TRIM
WINDOW TRIM SURROUND
STUCCO OVER FOAM TRIM
WINDOW TRIM SURROUND
STUCCO OVER FOAM TRIM
WINDOW TRIM SURROUND
HORIZONTAL BANDING:
STUCCO OVER RIGID
FOAM
DECORATIVE GABLE DECORATIVE GABLE DECORATIVE GABLE
STUCCO OVER
FOAM TRIM
STUCCO OVER
FOAM TRIM
STUCCO OVER
FOAM TRIM
HORIZONTAL BANDING:
STUCCO OVER RIGID
FOAM
DECORATIVE
ENTRY DOOR
DECORATIVE
ENTRY DOOR
DECORATIVE
ENTRY DOOR
NORTHGATE
AT FAIRVIEW
VALLEJO, CA
Licensed
FAIRVIEW AT NORTHGATE - Licensed 05/02/2024
A-60
VALLEJO, CA
#23100
WRITTEN COLOR SCHEMES
JOB # 23100 SFD
CREATED 12/13/23
"A" ELEVATIONS
SCHEME 1SCHEME 2SCHEME 3
STUCCO BODY SW7546
PRAIRIE GRASS
SW0077
CLASSIC FRENCH
SW7024
FUNCTIONAL GRAY
FASCIA / TRIM SW7036
ACCESSIBLE BEIGE
SW7050
USEFUL GRAY
SW7634
PEDIMENT
LAP SIDING SW7032
WARM STONE
SW6137
BURLAP
SW6012
BROWSE BROWN
GARAGE DOOR /
FRONT DOOR
SW7020
BLACK FOX
SW6991
BLACK MAGIC
SW7674
PEPPERCORN
ROOF: FLAT SHAKE
PONDEROSA
5699
CHARCOAL RANGE
5699
CHARCOAL RANGE
5699
CHARCOAL RANGE
"B" ELEVATIONS
SCHEME 4SCHEME 5SCHEME 6
STUCCO SW7100
ARCADE WHITE
SW7015
REPOSE GRAY
SW7051
ANALYTICAL GRAY
PAINT: SHERWIN WILLIAMS
FASCIA / TRIM /
GARAGE DOOR
SW6001
GRAYISH
SW8917
SHELL WHITE
SW7013
IVORY LACE
ROOF: EAGLE
ALL SIDING SW7005
PURE WHITE
SW7073
NETWORK GRAY
SW7019
GAUNTLET GRAY
STONE: ELDORADO
FRONT DOOR SW6278
CLOAK GRAY
SW7594
CARRIAGE DOOR
SW0014
SHERATON SAGE
ROOF: FLAT SLATE
BEL AIR
SCB8827
TACOMA BLEND
SCB8827
TACOMA BLEND
SCB8827
TACOMA BLEND
"C" ELEVATIONS
SCHEME 7SCHEME 8SCHEME 9
STUCCO BODY SW0046
WHITE HYACINTH
SW6170
TECHNO GRAY
SW7635
PALISADE
FASCIA / TRIM /
GARAGE DOOR
SW0049
SILVER GRAY
SW7637
OYSTER WHITE
SW6140
MODERN WHITE
FRONT DOOR SW0047
STUDIO BLUE GREEN
SW7595
SOMMELIER
SW7068
GRIZZLE GRAY
ROOF: FLAT SLATE
DOUBLE EAGLE
4087
BROWN GRAY RANGE
4087
BROWN GRAY RANGE
4087
BROWN GRAY RANGE
STONE: (DRYSTACK)
LEDGECUT 33
SAGE BIRCH WHITE CAP
** FOR PHOTOSHOP & RENDERING PURPOSES ONLY, DO NOT USE IN THE FIELD TODAS LAS TAPAJUNTAS, CAñALERAS, CAñALONES, ETC.SERAN PINTADOS PARA IGUALAR A LA SUPERFICIE DE JUNTO
TODAS LAS RESTAURAS DE PINTURA SE CORTARAN EN LAS ESQUINAS INTERIORES **SOLO PARA FINES DE PHOTOSHOP Y REPRESENTACIONES, NO USAR EN EL CAMPO ALL FLASHING, GUTTERS, DOWNSPOUTS ETC. TO BE PAINTED TO MATCH ADJACENT SURFACE. ALL PAINT BREAKS TO BE CUT AT INSIDE CORNERS.
FAIRVIEW AT NORTHGATE
VALLEJO, CA
NORTHGATE
AT FAIRVIEW
VALLEJO, CA
Licensed
FAIRVIEW AT NORTHGATE - Licensed 05/02/2024
A-61
VALLEJO, CA
#23100
COLOR BOARDS - “A“ ELEVATIONS
FAIRVIEW AT NORTHGATE
VALLEJO, CA DEC. 13, 2023
#23100 / SFD
“A” ELEVATIONS
SCHEME #1
STUCCO BODY
CONCRETE ROOF
LAP SIDING
FASCIA / TRIM
GARAGE DOOR /
FRONT DOOR
FAIRVIEW AT NORTHGATE
VALLEJO, CA DEC. 13, 2023
#23100 / SFD
“A” ELEVATIONS
SCHEME #2
STUCCO BODY
CONCRETE ROOF
LAP SIDING
FASCIA / TRIM
GARAGE DOOR /
FRONT DOOR
FAIRVIEW AT NORTHGATE
VALLEJO, CA DEC. 13, 2023
#23100 / SFD
“A” ELEVATIONS
SCHEME #3
STUCCO BODY
CONCRETE ROOF
LAP SIDING
FASCIA / TRIM
GARAGE DOOR /
FRONT DOOR
NORTHGATE
AT FAIRVIEW
VALLEJO, CA
Licensed
FAIRVIEW AT NORTHGATE - Licensed 05/02/2024
A-62
VALLEJO, CA
#23100
COLOR BOARDS - “B“ ELEVATIONS
FAIRVIEW AT NORTHGATE
VALLEJO, CA DEC. 13, 2023
#23100 / SFD
“B” ELEVATIONS
SCHEME #4
STUCCO BODY
CONCRETE ROOF
ALL SIDING
FASCIA / TRIM /
GARAGE DOOR
FRONT DOOR
FAIRVIEW AT NORTHGATE
VALLEJO, CA DEC. 13, 2023
#23100 / SFD
“B” ELEVATIONS
SCHEME #5
STUCCO BODY
CONCRETE ROOF
ALL SIDING
FASCIA / TRIM /
GARAGE DOOR
FRONT DOOR
FAIRVIEW AT NORTHGATE
VALLEJO, CA DEC. 13, 2023
#23100 / SFD
“B” ELEVATIONS
SCHEME #6
STUCCO BODY
CONCRETE ROOF
ALL SIDING
FASCIA / TRIM /
GARAGE DOOR
FRONT DOOR
NORTHGATE
AT FAIRVIEW
VALLEJO, CA
Licensed
FAIRVIEW AT NORTHGATE - Licensed 05/02/2024
A-63
VALLEJO, CA
#23100
COLOR BOARDS - “C“ ELEVATIONS
FAIRVIEW AT NORTHGATE
VALLEJO, CA DEC. 13, 2023
#23100 / SFD
“C” ELEVATIONS
SCHEME #7
STUCCO BODY
CONCRETE ROOF
FASCIA / TRIM /
GARAGE DOOR
FRONT DOOR
STONE
FAIRVIEW AT NORTHGATE
VALLEJO, CA DEC. 13, 2023
#23100 / SFD
“C” ELEVATIONS
SCHEME #8
STUCCO BODY
CONCRETE ROOF
FASCIA / TRIM /
GARAGE DOOR
FRONT DOOR
STONE
FAIRVIEW AT NORTHGATE
VALLEJO, CA DEC. 13, 2023
#23100 / SFD
“C” ELEVATIONS
SCHEME #9
STUCCO BODY
CONCRETE ROOF
FASCIA / TRIM /
GARAGE DOOR
FRONT DOOR
STONE
NORTHGATE
AT FAIRVIEW
VALLEJO, CA
Licensed
FAIRVIEW AT NORTHGATE - Licensed 05/02/2024
A-64
VALLEJO, CA
#23100
NORTHGATE
AT FAIRVIEW
VALLEJO, CA
NORTHGATE
FAIRVIEWAT
VALLEJO, CA
FAIRVIEW AT NORTHGATE 11/08/24
A-65
VALLEJO, CA
#23100
DBA # 2319
FAIRVIEW AT NORTHGATE SHEET
L1
of 12
NORTH
DECEMBER 5, 2025
DB+A
DAVID BABCOCK + ASSOCIATES
LAFAYETTE, CALIFORNIA 94549
T: 925.283.5070
ARCHITECTURE LANDSCAPE PLANNING
0 3581 MT. DIABLO BLVD. , SUITE 235
30’ 60’ 120’
SCALE 1"= 60'
OVERALL LANDSCAPE PLAN .* 4*
10’
10’
12’
12’
12’
12’
N.T.S.
12’ 12’
12’ 12’
Street
Intersection
Sight Line
Triangle - No
Planting
Above 3’
Driveway
Sight Line
Triangle typ. -
No Planting
Above 3’
Driveway
Sight Line
Triangle typ. -
No Planting
Above 3’
Typical Street Intersection
and Single Family Driveway
Sight Line
Typical Bungalow
Driveway Sight
Line
N.T.S.
Turner Parkway
D StreetE Street
A Street
C Street
F StreetG StreetB Street
Open Space/Wetland N.A.P.
Trees
Acer buergerianum / 24” box 25’ o.c. M Matched Standards.
Trident Maple
Aesculus californica / 24” box 25’ o.c. L Matched Standards.
California Buckeye
Cercis occidentalis / 24” box 15’ o.c. L Matched Standards.
Western Redbud
Lagerstroemia indica ‘Natchez’ / 24” box As Shown L Matched Standards.
Natchez Crape Myrtle
Malus pumila ‘Anna’ / 24” box 25’ o.c. M Matched Standards.
Anna Apple
Symbol Botanical / Common Name Size Spacing WUCOLS Comments (Water Use Classification
Of Landscape Species)
PLANT LEGEND
Trees
Olea europaea ‘Monher’ / 24” box As Shown L Matched Standards.
Fruitless Olive
Pistacia chinensis ‘Keith Davey / 24“ box As Shown L Matched Standards.
Keith Davey Chinese Pistache
Sambucus nigra ssp. caerulea / 24” box 18’ o.c. L Matched Standards.
Blue Elderberry
Quercus agrifolia / 24” box 35’ o.c. L Matched Standards.
Coast Live Oak
Quercus lobata / 24” box 30’ o.c. L Matched Standards.
Valley Oak
Symbol Botanical / Common Name Size Spacing WUCOLS Comments (Water Use Classification
Of Landscape Species)
WUCOLS LEGEND:
L Low Water Use
M Moderate Water Use
IRRIGATION SYSTEM
STATEMENT:
Landscape irrigation will comply with the
California Department of Water Resources
Model Water Efficient Landscape Ordinance
(WELO).
NOTES:
For existing tree information, see sheet C2.1.
For location of all natural features, see sheet
C2.1.
For location of all above-ground utilities, see
sheet C4.0.
For the Stormwater Plan, see sheet C6.0.
TURNER PARKWAY
161616
56 LH
RH
8 8
DAVID BABCOCK ASSOCIATES
3581 MT. DIABLO BLVD. , SUITE 235
LAFAYETTE, CALIFORNIA 94549
T: 925.283.5070
ARCHITECTURE PLANNING LANDSCAPE
Bungalow Homes, typ. See Sheet L2 for typical front
yard landscape design
Single Family Homes, typ. See Sheet L2 for typical
front yard landscape design
Neighborhood Park, see Sheets L4-6
Linear Park, see Sheet L10
Stormwater Treatment Area, see Sheet L11
Dog Park, see Sheet L10
Access to Retail Development
Irrigation Point of Connection
1 1 2
3 4
6 7
5 8
2 3
4 5
6 7
8
DBA # 2319
FAIRVIEW AT NORTHGATE SHEET
L2
of 12
NORTH
MAY 3, 2024
DB+A
DAVID BABCOCK + ASSOCIATES
LAFAYETTE, CALIFORNIA 94549
T: 925.283.5070
ARCHITECTURE LANDSCAPE PLANNING
0 3581 MT. DIABLO BLVD. , SUITE 235
SCALE 1/8"= 1'
4’ 8’ 16’
TYPICAL FRONT YARD LANDSCAPE
SHEET
JANUARY, 2024 of X
DBA #2319
DAVID BABCOCK ASSOCIATES
3581 MT. DIABLO BLVD. , SUITE 235
LAFAYETTE, CALIFORNIA 94549
T: 925.283.5070
ARCHITECTURE PLANNING LANDSCAPE
SCALE 1/8"=1'
NORTH 0 2' 4' 8' 16'
7 1 SCALE: 1/8"=1'-0"
SINGLE FAMILY PLAN 2 SCALE: 1/8"=1'-0"BUNGALOW PLAN
Epilobium californica / Perennial 1 gal 3’ H x 3’ W 2’-6” o.c.
California Fuchsia
Lantana sellowiana ‘Monswee’ / Groundcover 1 gal 1’ H x 5’ W 4’ o.c.
Lavender Swirl Trailing Lantana
Leymus condensatus ‘Canyon Prince’ / Grass 1 gal 3‘ H x 3’ W 3’ o.c.
Canyon Prince Wild Rye
Loropetalum chinense ‘Monraz’ / Shrub 5 gal 5’ H x 4’ W 3‘-6” o.c.
Razzleberri Fringe Flower
Muhlenbergia dubia / Grass 1 gal 3’ H x 3’ W 3’ o.c.
Pine Muhly
Myoporum parvifolium ‘Fine Leaf Form’ / Groundcover 1 gal 1’ H x 6’ W 5’ o.c.
Fine-leaf Myoporum
Pittosporum tenuifolium ‘Golf Ball’ / Shrub 5 gal 4’ H x 4’ W 3’-6” o.c.
Golf Ball Kohuhu
Rosmarinus officinalis ‘Huntington Carpet’ / Groundcover 1 gal 18” H x 6’ W 4’-6” o.c.
Huntington Carpet Rosemary
Rosmarinus officinalis ‘Tuscan Blue’ / Shrub 5 gal 5’ H x 4’ W 4’ o.c.
Rosmary
Acer buergerianum / Primary Tree 30 gal. tub/24” box 25’ H x 25’ W As Shown Trident Maple
Cercis occidentalis / Accent Tree 30 gal. tub/24” box 15’ H x 15’ W As Shown Western Redbud
Epilobium californica / Perennial 1 gal 3’ H x 3’ W 2’-6” o.c.
California fuchsia
Lagerstroemia indica ‘Natchez’ / Accent Tree 30 gal. tub/24” box 12’ H x 15’ W As Shown Natchez Crape Myrtle
Lomandra longifolia ‘Breeze’ / Perennial 1 gal 3’ H x 3’ W 3’ o.c.
Dwarf Mat Rush
Loropetalum chinense ‘Monraz’ / Shrub 5 gal 5’ H x 4’ W 3’-6” o.c.
Razzleberri Fringe Flower
Olea europaea ‘Monher’ / Primary Tree 30 gal. tub/24” box 30’ H x 25’ W As Shown Fruitless Olive
Pistacia chinensis ‘Keith Davey’ / Primary Tree 30 gal. tub/24” box 30’ H x 25’ W As Shown Keith Davey Chinese Pistache
Pittosporum tenuifolium ‘Golf Ball’ / Shrub 5 gal 4’ H x 4’ W 3’-6” o.c.
Golf Ball Kohuhu
Punica granatum ‘Nana’ / Shrub 5 gal 3’ H x 3’ W 3’ o.c.
Dwarf Pomegranate
Rosmarinus officinalis ‘Huntington Carpet’ / Groundcover 1 gal 18” H x 6’ W 4’-6” o.c.
Huntington Carpet Rosemary
Westringia fruticosa ‘Smokey’ / Shrub 5 gal 4’ H x 4’ W 4’ o.c.
Coast Rosemary
Bouteloua gracilis ‘Blonde Ambition’ / Perennial 1 gal 2’ H x 2’ W 18” o.c.
Blonde Ambition Blue Grama
Dietes grandiflora / Perennial 5 gal 4’ H x 3’ W 3’ o.c.
Fortnight Lily
Dymondia margaretae / Groundcover Flats 6” H x 2’ W 6” o.c.
Silver Carpet
Festuca glauca ‘Elijah Blue’ / Groundcover 1 gal 1’ H x 1’ W 12” o.c.
Blue Fescue
Lavandula angustifolia ‘Hidcote Blue’ / Shrub 1 gal 2’ H x 3’ W 2’-6” o.c.
Hidecote English Lavender
Lomandra longifolia ‘Breeze’ / Perennial 1 gal 3’ H x 3’ W 3’ o.c.
Dwarf Mat Rush
Teucrium chamaedrys / Groundcover 1 gal 1’ H x 2’ W 18” o.c.
Wall Germander
Teucrium fruticans ‘Compactum’ / Perennial 1 gal 3’ H x 3’ W 2’-6” o.c.
Compact Bush Germander
Bouteloua gracilis ‘Blonde Ambition’ / Perennial 1 gal 2’ H x 2’ W 18” o.c.
Blonde Ambition Blue Grama
Dietes grandiflora / Perennial 5 gal 4’ H x 3’ W 3’ o.c.
Fortnight Lily
Dymondia margaretae / Groundcover Flats 6” H x 2’ W 6” o.c.
Silver Carpet
Hesperaloe parviflora / Perennial 1 gal 3’ H x 2’ W 18” o.c.
Red Yucca
Lantana sellowiana ‘Monswee’ / Groundcover 1 gal 1’ H x 5’ W 4’ o.c.
Lavender Swirl Trailing Lantana
Lavandula angustifolia ‘Hidcote Blue’ / Shrub 1 gal 2’ H x 3’ W 2’-6” o.c.
Hidecote English Lavender
Teucrium chamaedrys / Groundcover 1 gal 1’ H x 2’ W 18” o.c.
Wall Germander
Teucrium fruticans ‘Compactum’ / Perennial 1 gal 3’ H x 3’ W 2’-6” o.c.
Compact Bush Germander
Thymus praecox ‘Albiflorus’ / Groundcover Flats 1’ H x 1’ W 6” o.c.
White Moss Thyme
Thymus serpyllum ‘Elfin’ / Groundcover Flats 3” H x 1’ W 6” o.c.
Elfin Thyme
Zone 1 Zone 2 Zone 3 Zone 4
Botanical Name / Common Name Plant Type
Container
Size Plant Size
Plant
Spacing Botanical Name / Common Name Plant Type
Container
Size Plant Size
Plant
Spacing Botanical Name / Common Name Plant Type
Container
Size Plant Size
Plant
Spacing Botanical Name / Common Name Plant Type
Container
Size Plant Size
Plant
Spacing
Single Family Typical Front Yard Landscape Bungalow Typical Front Yard Landscape U�lity Easement (typ.)-
No Tree Plan�ng
Accent Tree
(typ.)
Primary Tree
(typ.)
Accent Tree
(typ.)
Primary Tree
(typ.)
DBA # 2319
FAIRVIEW AT NORTHGATE SHEET
L3
MAY 3, 2024 of 12
DB+A
DAVID BABCOCK + ASSOCIATES
LAFAYETTE, CALIFORNIA 94549
T: 925.283.5070
ARCHITECTURE LANDSCAPE PLANNING
3581 MT. DIABLO BLVD. , SUITE 235
RESIDENTIAL PLANT PALETTE
Trees
Grasses
Shrubs and Perennials
Lagerstroemia indica ‘Natchez’
Natchez Crape Myrtle
Malus pumila ‘Anna’
Anna Apple
Olea europaea ‘Monher’
Fruitless Olive
Pistacia chinensis
Chinese Pistache
Quercus agrifolia
Coast Live Oak
Cercis occidentalis
Western Redbud
Acer buergerianum
Trident Maple
Bouteloua gracilis ‘Blonde Ambition’
Blonde Ambi�on Blue Grama
Punica granatum ‘Nana’
Dwarf Pomegranate
Leymus condensatus ‘Canyon Prince’
Canyon Prince Wild Rye
Muhlenbergia dubia
Pine Muhly
Muhlenbergia capillaris
Pink Muhly
Lomandra longifolia ‘Breeze’
Mat Rush
Rosmarinus officinalis
Rosemary
Westringia fruticosa ‘Smokey’
Coast Rosemary
Epilobium californica
California Fuchsia
Coleonema pulchellum ‘Sunset Gold’
Golden Breath of Heaven
Dieties grandiflora
Fortnight Lily
Hesperaloe parviflora
Red Yucca
Loropetalum chinense ‘Monraz’
Razzleberri Fringe Flower
Pittosporum tenuifolium ‘Golf Ball’
Golf Ball Kohuhu
DBA # 2319
FAIRVIEW AT NORTHGATE SHEET
L4
of 12
NORTH
MAY 3, 2024
DB+A
DAVID BABCOCK + ASSOCIATES
LAFAYETTE, CALIFORNIA 94549
T: 925.283.5070
ARCHITECTURE LANDSCAPE PLANNING
0 3581 MT. DIABLO BLVD. , SUITE 235
10’ 20’ 40’
SCALE 1"= 20'
OVERALL NEIGHBORHOOD PARK PLAN
16 16
16 56
LH
RH
8 8
DAVID BABCOCK ASSOCIATES
3581 MT. DIABLO BLVD. , SUITE 235
LAFAYETTE, CALIFORNIA 94549
T: 925.283.5070
ARCHITECTURE PLANNING LANDSCAPE
0 4.5’ Concrete Sidewalk
Community Area, see Sheet L5
Great Lawn
Play Area, see Sheet L6
Fruit Trees at Community Area
Shade Trees Along Great Lawn
Shrubs, Perennials, and Groundcover Plan�ng
Concrete Pedestrian Walkways
Bungalow Homes
1 2
3 4
5 6
7 8
9 1
2 5
6 7
8 9
3 4
Note: See Sheet L1 for Tree Legend
F Street
C StreetA Street
DBA # 2319
FAIRVIEW AT NORTHGATE SHEET
L5
of 12
NORTH
MAY 3, 2024
DB+A
DAVID BABCOCK + ASSOCIATES
LAFAYETTE, CALIFORNIA 94549
T: 925.283.5070
ARCHITECTURE LANDSCAPE PLANNING
0 3581 MT. DIABLO BLVD. , SUITE 235
5’ 10’ 20’
SCALE 1"= 10'
NEIGHBORHOOD PARK COMMUNITY AREA
DAVID BABCOCK ASSOCIATES
3581 MT. DIABLO BLVD. , SUITE 235
LAFAYETTE, CALIFORNIA 94549
T: 925.283.5070
ARCHITECTURE PLANNING LANDSCAPE
Edible Garden Area with Raised Planter Boxes
Firepit Area with Lounge Sea�ng
Great Lawn
Charcoal Grill, typ.
Picnic Table, typ.
Sculpture Element
Bench, typ.
Decomposed Granite Paving
Concrete Pedestrian Walkways
Decora�ve Concrete Paving
Concrete Split Rail Fence
Shrubs, Perennials, and Groundcover Plan�ng
1 2
3 4
5 6
7 8
9 10
11 12
1 2 4
5 6
12 8
10 9 11
11 7
3 Note: See Sheet L1 for Tree Legend
F Street
C Street
DBA # 2319
FAIRVIEW AT NORTHGATE SHEET
L6
of 12
NORTH
MAY 3, 2024
DB+A
DAVID BABCOCK + ASSOCIATES
LAFAYETTE, CALIFORNIA 94549
T: 925.283.5070
ARCHITECTURE LANDSCAPE PLANNING
0 3581 MT. DIABLO BLVD. , SUITE 235
5’ 10’ 20’
SCALE 1"= 10'
NEIGHBORHOOD PARK PLAY AREA
16 16
16 56
LH
RH
8 8
DAVID BABCOCK ASSOCIATES
3581 MT. DIABLO BLVD. , SUITE 235
LAFAYETTE, CALIFORNIA 94549
T: 925.283.5070
ARCHITECTURE PLANNING LANDSCAPE
Tot Play Area
2-5 Year Old Play Area
5-12 Year Old Play Area
Great Lawn
Poured Rubber Playground Surfacing (Mul�-Colored)
Bench, typ.
Concrete Pedestrian Walkways
Split Rail Fence
Shrubs, Perennials, and Groundcover Plan�ng
1 1
2 4
5 6
8 9
8 7
3 2
3 4
5 6
7 8
9 Note: See Sheet for Tree Legend
F Street
A Street
DBA # 2319
FAIRVIEW AT NORTHGATE SHEET
L7
MAY 3, 2024 of 12
DB+A
DAVID BABCOCK + ASSOCIATES
LAFAYETTE, CALIFORNIA 94549
T: 925.283.5070
ARCHITECTURE LANDSCAPE PLANNING
3581 MT. DIABLO BLVD. , SUITE 235
SITE FURNISHINGS & HARDSCAPE MATERIALS
Site Furnishings
Hardscape Materials
Maglin 720 Chair - Metal
(Anchored to Pavement)
Forms+Surfaces Trio Bollard Forms+Surfaces Trio Pedestrian Light Forms+Surfaces Trio Table Ensemble - Metal Forms+Surfaces Trio Bench - Metal Forms+Surfaces Dispatch Li�er Charcoal Grill
and Recycling Receptacle
Decomposed Granite Paving Poured Rubber Playground Surfacing (Mul�-Colored) Decora�ve Concrete Walkway
DBA # 2319
FAIRVIEW AT NORTHGATE SHEET
L8
of 12
NORTH
MAY 3, 2024
DB+A
DAVID BABCOCK + ASSOCIATES
LAFAYETTE, CALIFORNIA 94549
T: 925.283.5070
ARCHITECTURE LANDSCAPE PLANNING
0 3581 MT. DIABLO BLVD. , SUITE 235
30’ 60’ 120’
SCALE 1"= 60'
MAILBOX LOCATION PLAN
TURNER PARKWAY
.*
4*
DAVID BABCOCK ASSOCIATES
3581 MT. DIABLO BLVD. , SUITE 235
LAFAYETTE, CALIFORNIA 94549
T: 925.283.5070
ARCHITECTURE PLANNING LANDSCAPE
Sec�on 1
Sec�on 2 Sec�on 3 Sec�on 4 Sec�on 8
Sec�on 9
Sec�on 10
Sec�on 5 Sec�on 6 Sec�on 7
10 9
2 8
5 6 7
3 4 1
1 2
3 4
5 6
7 8
9 10
36 Residences
Three 12-door mailbox units
24 Residences
Two 12-door mailbox units
24 Residences
Two 12-door mailbox units
24 Residences
Two 12-door mailbox units
18 Residences
One 12-door and one 8-door mailbox unit
18 Residences
One 12-door and one 8-door mailbox unit
18 Residences
One 12-door and one 8-door mailbox unit
24 Residences
Two 12-door mailbox units
24 Residences
Two 12-door mailbox units
35 Residences
Three 12-door mailbox units
Turner Parkway
Symbol Indicates
Mailbox Loca�on,
typ.
D StreetE Street
A Street
C Street
F StreetG StreetB Street
DBA # 2319
FAIRVIEW AT NORTHGATE SHEET
L9
of 12
NORTH
DECEMBER 5, 2025
DB+A
DAVID BABCOCK + ASSOCIATES
LAFAYETTE, CALIFORNIA 94549
T: 925.283.5070
ARCHITECTURE LANDSCAPE PLANNING
0 3581 MT. DIABLO BLVD. , SUITE 235
30’ 60’ 120’
SCALE 1"= 60'
FENCE LOCATION PLAN
TURNER PARKWAY
.*
4*
DAVID BABCOCK ASSOCIATES
3581 MT. DIABLO BLVD. , SUITE 235
LAFAYETTE, CALIFORNIA 94549
T: 925.283.5070
ARCHITECTURE PLANNING LANDSCAPE
6’ Wood Residential
Screen Fence
4’ Concrete Split
Rail Fence
4’ Vinyl Coated
Chain Link Fence
4’ Wood Split Rail
Fence
Turner Parkway
D StreetE Street
A Street
C Street
F StreetG StreetB Street
DBA # 2319
FAIRVIEW AT NORTHGATE SHEET
L10
of 12
NORTH
MAY 3, 2024
DB+A
DAVID BABCOCK + ASSOCIATES
LAFAYETTE, CALIFORNIA 94549
T: 925.283.5070
ARCHITECTURE LANDSCAPE PLANNING
0 3581 MT. DIABLO BLVD. , SUITE 235
20’ 40’ 80’
SCALE 1"= 40'
LINEAR PARK PLAN
DAVID BABCOCK ASSOCIATES
3581 MT. DIABLO BLVD. , SUITE 235
LAFAYETTE, CALIFORNIA 94549
T: 925.283.5070
ARCHITECTURE PLANNING LANDSCAPE
0 C Street
Dog Park
4’ Vinyl Chain Link Fence at Perimeter of Dog Park
Decomposed Granite Pathway
Bench, typ.
Picnic Table, typ.
Accent Plan�ng at Pedestrian Node Area, typ.
Wood Split Rail Fence
(Future) Connec�on to Wetland and Retail Development
Stormwater Treatment Area, see Sheet L11
1 2
3 4
5 6
7 8
9 1
2 3 4
5 4
8 6
7 9
Note: See Sheet L1 for Tree Legend
DBA # 2319
FAIRVIEW AT NORTHGATE SHEET
L12
MAY 3, 2024 of 12
DB+A
DAVID BABCOCK + ASSOCIATES
LAFAYETTE, CALIFORNIA 94549
T: 925.283.5070
ARCHITECTURE LANDSCAPE PLANNING
3581 MT. DIABLO BLVD. , SUITE 235
LINEAR PARK PLANT PALETTE
Grasses
Trees
Shrubs and Perennials
Aesculus californica
California Buckeye
Artemisia douglasiana
California Mugwort
Lupinus arboreus
Bush Lupine
Monardella villosa
Coyote Mint
Muhlenbergia rigens
Deer Grass
Penstemon centranthifolius
Scarlet Bugler
Salvia ‘Bee’s Bliss’
Creeping Sage
Salvia spathacea
Hummingbird Sage
Ceanothus ‘Julia Phelps’
Julia Phelps Ceanothus
Ceanothus ‘Ray Hartman’
Ray Hartman Ceanothus
Diplacus aurantiacus
S�cky Monkey Flower
Epilobium californica ‘Bert’s Bluff’
Bert’s Bluff California Fuchsia
Festuca californica
California Fescue
Frangula californica ‘Mound San Bruno’
Mound San Bruno Coffeeberry
Cercis occidentalis
Western Redbud
Prunus ilicifolia
Hollyleaf Cherry
Quercus agrifolia
Coast Live Oak
Quercus lobata
Valley Oak
Sambucus nigra ssp. caerulea
Blue Elderberry
DBA # 2319
FAIRVIEW AT NORTHGATE SHEET
L11
of 12
NORTH
DECEMBER 5, 2025
DB+A
DAVID BABCOCK + ASSOCIATES
LAFAYETTE, CALIFORNIA 94549
T: 925.283.5070
ARCHITECTURE LANDSCAPE PLANNING
3581 MT. DIABLO BLVD. , SUITE 235
SCALE AS SHOWN
STORMWATER TREATMENT AREA
DAVID BABCOCK ASSOCIATES
3581 MT. DIABLO BLVD. , SUITE 235
LAFAYETTE, CALIFORNIA 94549
T: 925.283.5070
ARCHITECTURE PLANNING LANDSCAPE
0 Turner Parkway
C Street
A
A
Section A-A
No Planting at
Bottom of Basin
N.T.S.
Note: See Sheet L1 for Tree Legend
Stormwater Treatment Area Plan
Scale: 1”=20’
Stormwater Treatment Area
4.5’ Concrete Sidewalk
Grasses Planting at Perimeter of Basin, see Sheet L12
Linear Park, see Sheet L10
Shade Trees
1 2
3 4
5 1 2 3
4 5
ROW P/L
CITY COUNCIL OF THE CITY OF VALLEJO
ORDINANCE NO.________
ORDINANCE OF THE CITY COUNCIL OF THE CITY OF VALLEJO ADOPTING AN AMENDMENT TO THE FAIRVIEW AT NORTHGATE MASTER PLAN (PD24-0002) TO INCREASE THE NUMBER OF RESIDENTIAL DWELLING UNITS FROM 178 TO 245 AND AMENDING THE ZONING MAP (PLN25-0110) TO CHANGE THE ZONING
DESIGNATION OF THE PROPERTY FROM RESIDENTIAL MEDIUM DENSITY (RMD) (APN: 0069-048-030) AND REGIONAL COMMERCIAL (RC) (0069-048-040, - 050) TO PLANNED DEVELOPMENT (PD)
* * * * * * * * * * * * * * * * * * * * * * * * *
WHEREAS, on June 9, 2020, the City of Vallejo (“City”) received an application proposing to amend the Fairview at Northgate Planned Development Master Plan (PD24-0002) for the proposed residential subdivision located on a vacant 23.19-acre parcel at the southeast corner of Admiral Callaghan Lane and Turner Parkway (the “Project Site” or “Subject Property”) to increase the number of residential dwelling units from 178 to 245; and WHEREAS, in addition to the application for an amendment to the Planned Development Master Plan, the applicant’s application also requests an amendment to the Vesting Tentative Map, Development Review, Design Review and Landscape Review; and WHEREAS, on September 10, 2024, after multiple rounds of review, the application was determined to be complete; and
WHEREAS, during the review of the application, planning staff discovered that the Subject Property had inadvertently been rezoned in 2021 upon the adoption of the new Zoning Code and Zoning Map and thereupon initiated an application to correct the zoning mapping error.
The Zoning Map Amendment (PLN25-0110) to change the zoning designation of the three parcels that comprise the Subject Property, from Regional Commercial (RC) (APNs: 0069-048-040 & 0069-048-050) and Residential Medium Density (RMD) (APN:0069-048-030) to Planned Development (PD), and the entitlements referenced in the recitals above, are referred to collectively hereinafter as the “Project”; and
WHEREAS, on April 20, 2026, after giving all public notices required by State law and the City of Vallejo Municipal Code, the Planning Commission conducted a duly noticed public hearing on the Project, including the recommended environmental review determination pursuant to CEQA, and voted 5-0 (one absence) to adopt Resolution No. PC26-08, recommending the City Council consider/approve the Addendum; voted 5-0 (with one absence) to adopt Resolution No. 26-09, recommending the City Council introduce an Ordinance amending the Fairview at Northgate Planned Development Master Plan (PD24-0002) and amending the Zoning Map (PLN25-0110); and voted 5-0 (with one absence) to adopt Resolution No. 26-09, recommending the City Council approve an amendment to the Vesting Tentative Map (TM24-0002),
Development Review (DVR24-0021), Design Review (DR24-0008) and Landscape Review (LR24-0015); and
WHEREAS, on May 5, 2026, pursuant to Vallejo Municipal Code Section 16.602.08, notice of this hearing was published in a 1/8-page display advertisement in the Times Herald and mailed to all active neighborhood groups and property owners within 500 feet of the Subject Property, the property owners, the Vallejo City Unified School District and any other local agency expected to provide water, wastewater treatment, streets, roads, schools, or other essential facilities or services to the Project, and electronically mailed to the members of the Planning Commission, to the applicant and interested parties; and
WHEREAS, on May 26, 2026, the City Council, after giving all public notices required by State law and the City of Vallejo Municipal Code, conducted a duly noticed public hearing on the Project, and did consider all oral and written testimony submitted to the City regarding the same prior to taking its action regarding the Project; and WHEREAS, by separate Resolution No. 26-___ adopted prior hereto, the City Council did consider the Addendum to the certified Environmental Impact Report for the Fairview at Northgate Project prior to taking action on the Project; and WHEREAS, the Record of Proceedings ("Record") upon which the City Council bases its decision on the Project includes but is not limited to: (1) the environmental document prepared for the Project and the appendices and technical reports cited in and/or relied upon in preparing same; (2) the staff reports, City files and records and other documents, prepared for and/or submitted to the City relating to the environmental document and the Project; (3) the evidence, facts, findings and other determinations set forth in this ordinance; (4) the City of Vallejo General Plan and its related EIR (“GP EIR”); (5) the Vallejo Zoning Ordinance and its Initial Study and Mitigated Negative Declaration; (6) the Vallejo 2023-2031 Housing Element, and the Addendum to the GP EIR; (7) the Vallejo Municipal Code and its related environmental documents; (8) all documentary and oral evidence received at public meetings, hearings, or submitted to the City during the comment period relating to the Project; and (9) all other matters of common knowledge to the City Council including, but not limited to, City state, and federal laws, policies, rules, regulations, reports, records, and projections related to development within the City of Vallejo and its surrounding areas.
The location and custodian of the records is the City Clerk’s Office of the City of Vallejo, 555 Santa Clara Street, Vallejo, California 94590.
NOW THEREFORE THE CITY COUNCIL DOES ORDAIN AS FOLLOWS:
Section 1. The foregoing recitals are true and correct, and the same are incorporated herein by reference.
Section 2. The City Council of the City of Vallejo hereby makes the following findings as required by Section 16.610.03 of the Vallejo Municipal Code with respect to the proposed Amended Fairview at Northgate Master Plan:
1. The proposed development is consistent with the general plan, including the density and intensity limitations that apply;
Facts in Support: The proposed Amended Fairview at Northgate Master Plan as set forth in Exhibit A has been reviewed for consistency with the Vallejo General Plan 2040 (“General Plan”) and found to be consistent with the applicable goals and policies of the General Plan, as documented in Exhibit B, attached hereto and incorporated herein by reference. It is further consistent with the General Plan land use designations of Mix of Housing Types/Medium Density (R-MH), which allow residential neighborhoods comprised of mixture of singlefamily homes and other types of homes. The R-MH has a maximum permitted residential density of 25 dwelling units per acre. The proposed Amended Planned Development Master Plan proposes 245 detached single-family residential units, which equates to a density of 10.6 dwelling units per acre on the 23.19-acre site, which is consistent with the maximum permitted densities of the R-MH designation.
2. The subject site is physically suitable for the type and intensity of the land use being proposed;
Facts in Support: The 23.19-acre site is suitable for the 245-unit subdivision, allowing for new streets, landscaping, adequate on-site circulation, emergency access, and all necessary utilities. The Fairview at Northgate Planned Development, including the residential and commercial portions of the project, was designed to avoid the 5.7-acre of existing wetlands area that will be preserved as open space.
3. Adequate transportation facilities and public services exist or will be provided in accord with the conditions of development plan approval, to serve the proposed development; and the approval of the proposed development will not result in a reduction of traffic levels of service or public services so as to be a detriment to public health, safety, or welfare;
Facts in Support: The Amended Fairview at Northgate Master Plan includes reconfigured retail space and improved driveway access along Admiral Callaghan Lane to support site access while allowing for future circulation improvements. The project also features internal pedestrian paths, bicycle parking, and transit stop enhancements, aligning with local and regional goals for active transportation and transit accessibility. As compared to the 2020 approved project, level of service thresholds would still be exceeded, but the proposed project would not worsen the severity of existing significant and unavoidable impacts, nor would it result in any new impacts.
The proposed Project was referred to the City of Vallejo Public Works Department, Water Department, Fire Prevention Division, Building Division and the Vallejo Flood and Wastewater District (VFWD). These departments and the District are responsible for ensuring
the provision of adequate infrastructure for water, sewer, emergency medical/fire, and stormwater control. Each department and agency provided draft conditions of approval intended to ensure the Project provides adequate infrastructure and improvements related to utilities and emergency access. These conditions of approval are to be adopted with the development plan for the Project and implemented at the time construction detail drawings are submitted for grading, site improvement, and building permits.
The Project Site will require the installation of new utilities, including water, sanitary sewer, storm drainage, electricity, gas, and telecommunications infrastructure. The infrastructure to be provided would be a combination of public and private systems. A new 8-inch water main line would connect to an existing 14-inch water main in Turner Parkway at two locations, for a looped system. VFWD maintains existing sanitary sewer lines within the vicinity of the Project site. A new 8-inch public sanitary sewer line would connect to the existing 12-inch public sanitary sewer main line located in Turner Parkway. The sanitary sewer would be designed and installed to VFWD standards. The storm drain system would be designed and installed to VFWD standards and be privately owned and maintained by the HOA. The proposed storm drain system would convey runoff to a bio-retention basin that would be installed in the northwest corner of the site. This basin would provide both water quality and hydro-modification meeting current City standards before discharging to one of the open space parcels.
4. The proposed development will not have a substantial adverse effect on surrounding land uses and will be compatible with the existing and planned land use character of the surrounding area;
Facts in Support: The proposed Amended Fairview at Northgate Master Plan is comprised of commercial, residential, recreation, and open space. The commercial development would be located in the western portion of the proposed Project Site, bordered by Admiral Callaghan Lane to the west, Turner Parkway to the north, a Honda car dealership and condominiums and apartments to the south, and an open space corridor bisecting the project site to the east. The residential development would be located on the eastern portion of the proposed Project Site, bordered by Turner Parkway to the north, the existing Hunter Ranch Subdivision to the east, condominiums and apartments to the south, and the designated open space to the west (buffer to the planned commercial area). The proposed development is compatible with the surrounding land uses and therefore, as proposed, will not have a substantial adverse effect on the existing, nor planned surrounding land use character of the surrounding area.
5. The development generally complies with applicable adopted design guidelines; and Facts in Support: The proposed Amended Fairview at Northgate Master Plan (Exhibit A) and the Amended Fairview at Northgate Master Plan Project Plans, attached hereto as Exhibit C and incorporated by reference, include specific design standards for materials, colors, and development standards (e.g. setbacks, lot coverage, etc.) within the subdivision. The homes have been designed in 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, cementitious board and batten siding, and naturally decay resistant wood. The
architectural detailing (shutters, eave brackets, corbels, exposed rafters/rafter tails, and/or beams) have been proposed to provide visual interest and richness to the elevations, thereby resulting in a development that will be consistent with the design standards included in the Project Plans.
6. The proposed development is demonstratively superior to the development that could occur under the standards applicable to the underlying base district, and will achieve superior community design, environmental preservation and/or substantial public benefit. In making this determination, the following factors shall be considered:
a. Appropriateness of the use(s) at the proposed location. b. The mix of uses, housing types, and housing price levels. c. Provision of units affordable to persons and families of low and moderate income or to lower income households, if applicable.
d. Provision of infrastructure improvements.
e. Provision of open space.
f. Compatibility of uses within the development area.
g. Quality of design, and adequacy of light and air to the interior spaces of the buildings.
h. Overall contribution to the enhancement of neighborhood character and the environment of Vallejo in the long term.
i. Creativity in design and use of land; and
Facts in Support: The proposed Amended Fairview at Northgate Master Plan is demonstrably superior to what could be achieved under the standards of the underlying zoning district and provides substantial community design, environmental, and public benefits. The project is appropriate for its location, adjacent to existing detached single-family residences to the east, and is designed to create a cohesive transition between neighborhoods while maintaining neighborhood character. The development includes single-family and cluster style housing types designed with high-quality architecture, adequate light and air, and complementary scale to surrounding homes. The proposed cluster style homes provide a mixture of housing types and opportunity for different price points. All units will incorporate modern sustainability features, including solar panels. The subdivision includes infrastructure improvements such as underground electrical and internet service, new streets, water and storm drainage systems, and bio-swales. Approximately 1.8-acres of the subject property will be divided between two privately owned parks: a neighborhood park located in the center of the residential development, and a linear park, located at the western edge of the residential development.
Additionally, 5.7-acres of wetland area between the residential and commercial portions of the development will be preserved as open space and will be maintained by the HOA. The development’s layout and design promote compatibility with surrounding uses, thoughtfully balance land and open space, and contribute to the long-term enhancement of neighborhood character and the environment of Vallejo. Through these measures, the development demonstrates creativity in design and use of land while achieving substantial public benefits beyond what would occur under standard zoning.
7. The proposed PD rezoning and planned development plan 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 taking action on the Project.
Section 3. Amendment to the Fairview at Northgate Master Plan The City Council hereby approves the Amended Fairview at Northgate Master Plan as set forth in Exhibit A, attached hereto and incorporated herein by reference.
Section 4. The City Council of the City of Vallejo hereby makes the following findings as required by Section 16.611.03 of the Vallejo Municipal Code with respect to the proposed Zoning Map Amendment:
1. The change in district boundaries is consistent in principle with the general plan; Facts in Support: The proposed zoning designation of Planned Development (PD) will implement the Retail/Entertainment (R/E) and Mix of Housing Types/Medium Density (R-MH). As mentioned above, the Amended Fairview at Northgate Master Plan as set forth in Exhibit A has been reviewed for consistency with the General Plan and found to be consistent with the applicable goals and policies of the General Plan, as documented in Exhibit B.
The Amended Fairview at Northgate Master Plan is consistent with the General Plan land use designation of R/E as it will provide general retail and services for local residents as well as consumers and visitors from the wider region. Also, the proposed commercial development provides a total of 0.18 Floor Area Ratio (FAR), which is consistent with the FAR of 1.5 in the R/E designation. It is further consistent with the General Plan land use designations of Mix of Housing Types/Medium Density (R-MH), which allow residential neighborhoods comprised of mixture of single-family homes and other types of homes. The R-MH has a maximum permitted residential density of 25 dwelling units per acre. The proposed Amended Planned Development Master Plan proposes 245 detached single-family residential units, which equates to a density of
10.6 dwelling units per acre on the 23.19-acre site, which is consistent with the maximum permitted densities of the R-MH designation.
2. The change in district boundaries is consistent with the purpose of the Zoning Code to promote the growth of the city in an orderly manner and to promote and protect the public health, safety, and general welfare; and
Facts in Support: The proposed change in district boundaries is consistent with the purpose and intent of the Zoning Code due to the orderly growth and development of the City through the establishment of a coordinated land use pattern that is compatible with both existing development and planned future uses. The rezoning to PD will facilitate implementation of the Amended
Fairview at Northgate Master Plan and provide a comprehensive framework for integrated residential and commercial development on the project site. The Amended Fairview at Northgate Master Plan is designed to ensure compatibility with surrounding land uses by locating higherintensity commercial uses adjacent to Interstate 80, where regional access, visibility, and transportation infrastructure are most appropriate, while placing residential uses adjacent to existing residential neighborhoods to provide appropriate transitions in land use intensity and scale. This site planning approach minimizes potential land use conflicts, supports efficient circulation and access, and promotes compatibility with surrounding development patterns.
The proposed change in district boundaries will further promote and protect the public health, safety, and general welfare by ensuring that future development occurs in a manner consistent with adopted planning policies, available public infrastructure and services, and established development standards. The Planned Development designation will also allow the City to apply site-specific development regulations and design controls that ensure high-quality development, coordinated infrastructure improvements, and orderly implementation of the Amended Fairview at Northgate Master Plan consistent with the objectives of the Zoning Code and General Plan.
3. The change in district boundaries is necessary to achieve the balance of land uses desired by the city, consistent with the general plan, and to increase the inventory of land within a given zoning district.
Facts in Support: The rezoning of the subject property from Regional Commercial (RC) and Residential Medium Density (RMD) to Planned Development (PD) is necessary to achieve the balance of land uses desired by the City and is consistent with the goals and policies of the General Plan. The rezoning will correct the zoning map to reflect the original entitlement framework and facilitate implementation of the Amended Fairview at Northgate Master Plan.
The Amended Fairview at Northgate Master Plan will continue to provide for a mix of commercial retail, restaurant, and residential uses that serve both local residents and visitors from the broader region. The Plan also increases residential development opportunities on the site while maintaining supporting commercial uses, thereby strengthening the City’s housing and employment base in a coordinated manner.
The rezoning to Planned Development (PD) will increase the inventory of land available for integrated mixed-use development and provide flexibility to implement a unified development plan tailored to site-specific conditions and community needs. The resulting mix of residential and commercial uses will support orderly growth, expand housing opportunities, maintain employment-generating uses, and promote a balanced land use pattern consistent with the General Plan and the long-term development objectives of the City of Vallejo.
Section 5. Zoning Map Amendment
The City of Vallejo’s official zoning map and district boundaries referenced in Vallejo Municipal Code Section 16.102.02 (Official Zoning Map and District Boundaries) are hereby amended as set forth in Exhibit D.
Section 6. Severability
If any section, subsection, sentence, clause, phrase or word of this Ordinance is for any reason held to be invalid by a court of competent jurisdiction, such decision shall not affect the validity of the remaining portions of this Ordinance. The City Council hereby declares that it would have passed and adopted this Ordinance, and each and all provisions hereof, irrespective of the fact one or more provisions may be declared invalid.
Section 7. Indemnity and Time Limitations
a. The Applicant, property owner, and any successor in interest, whether in whole or in part, 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 City Council’s decision 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 Applicant, property owner, and/or any successor in interest, the City, and/or parties initiating or bringing such action. b. The Applicant, property owner, and any successor in interest, whether in whole or in part, 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 Applicant, property owner, and/or successor in interest 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 Applicant, property owner, and/or successor in interest 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 Applicant, property owner, and/or successor in interest 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 Applicant, property owner, and/or successor in interest. 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. You are hereby further notified that the 90-day approval period in which you 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.
Section 8. Publication and Effective Date
This ordinance shall be published in accordance with applicable provisions of law, by either:
publishing the entire ordinance once in a newspaper of general circulation, published in the City of Vallejo, within fifteen (15) days after its passage and adoption, or publishing the title or appropriate summary in a newspaper of general circulation, published in the City of Vallejo, at least five (5) days prior to adoption, and a second time within fifteen (15) days after its passage and adoption with the names of those City Councilmembers voting for and against the ordinance.
This Ordinance shall take effect and be in full force and effect from and after thirty (30) days after its final passage.
* * * * * *
I HEREBY CERTIFY that the foregoing ordinance was first read at a regular meeting of the Vallejo City Council on the 26th day of May 2026 and was passed and adopted at a regular meeting of the Vallejo City Council on the _____ day of __________, 2026 by the following vote, to wit:
AYES:
NOES:
ABSENT:
ABSTAIN:
___________________________________
ANDREA SORCE, Mayor
ATTEST:
___________________________________
DAWN G. ABRAHAMSON, SECRETARY
Exhibits
A. Amended Fairview at Northgate Master Plan
B. General Plan Consistency
C. Amended Fairview at Northgate Master Plan Project Plans D. Zoning Map Amendment
FAIRVIEW AT NORTHGATE
MASTER PLAN
VALLEJO, CALIFORNIA
MAY 2019
Revised: January 2020
Revised: December 2025
ADOPTED BY THE VALLEJO CITY COUNCIL ON:
FAIRVIEW AT NORTHGATE MASTER PLAN
i
TABLE OF CONTENTS
SECTION 1: INTRODUCTION 1
1.1 MIXED USE PLANNED DEVELOPMENT (MUPD) 1
1.2 PROJECT CONCEPT 2
1.3 PROJECT LOCATION 3
1.3.1 REGIONAL CONTEXT 3
1.3.2 SITE LOCATION 3
1.4 EXISTING CONDITIONS AND TOPOGRAPHY 4
1.5 SURROUNDING LAND USES 5
1.5.1 LAND USES TO THE NORTH 5
1.5.2 LAND USES TO THE SOUTH 5
1.5.3 LAND USES TO THE EAST 5
1.5.4 LAND USES TO THE WEST 5
1.6 PARCELS IN SITEPLAN 6
1.7 PROJECT DESCRIPTION 7
- Siteplan 8
- Legend 9
1.7.1 COMMERCIAL - WESTERN PORTION OF THE SITE 10
- Commercial Layout 11
1.7.2 RESIDENTIAL - EASTERN PORTION OF THE SITE 12
- Residential Layout 13
1.7.3 OPEN SPACE 12
1.8 LAND OWNERSHIP DESCRIPTION 14
SECTION 2: ROADWAY DEVELOPMENT STANDARDS 15
2.1 ROAD STANDARDS 15
2.1.1 ADMIRAL CALLAGHAN LANE 16
2.1.2 ADMIRAL CALLAGHAN LANE - SECTION 16
2.1.3 ADMIRAL CALLAGHAN LANE - PLAN VIEW 17
2.1.4 EXISTING TURNER PARKWAY 18
2.1.5 EXISTING TURNER PARKWAY - SECTION 18
2.1.6 RESIDENTIAL STREETS 19
2.1.7 RESIDENTIAL STREETS - SECTION 19
2.1.8 PRIVATE ALLEYS 20
2.1.9 PRIVATE ALLEY - SECTION 20
2.1.10 BUS STOP 21
SECTION 3: PROJECT UTILITIES 22
3.1 RESIDENTIAL UTILITIES 23
3.1.1 RESIDENTIAL SANITARY SEWER 24
3.1.2 RESIDENTIAL STORM DRAIN SYSTEM 25
3.1.3 RESIDENTIAL WATER SYSTEM 26
3.2 COMMERCIAL UTILITIES 27
3.2.1 COMMERCIAL SANITARY SEWER 28
3.2.2 COMMERCIAL STORM DRAIN SYSTEM 29
3.2.3 COMMERCIAL WATER SYSTEM 30
FAIRVIEW AT NORTHGATE MASTER PLAN
ii
SECTION 4: RESIDENTIAL DEVELOPMENT STANDARDS 31
4.1 RESIDENTIAL STANDARDS 31
4.1.1 PRIMARY USES PERMITTED 31
4.1.2 PURPOSE AND INTENT 31
4.1.3 SITE DEVELOPMENT STANDARDS 31
a. Individual Lots 31
b. Lot Area 31
c. Maximum Lot Coverage 31
d. Lot Width 31
e. Lot Depth 31
f. Building Setbacks 32
g. Maximum Height 33
h. Garages 33
i. Required Parking 33
j. Fencing 33
k. Lighting 33
l. Accessory Structures 33
4.1.4 GRADING STANDARDS 33
4.1.5 HOMEOWNERS ASSOCIATION 33
4.1.6 CONDITIONS, COVENANTS, AND RESTRICTIONS (CC&Rs) 34 SECTION 5: COMMERCIAL DEVELOPMENT STANDARDS 34
5.1 COMMERCIAL STANDARDS 34
5.1.1 PRIMARY USES PERMITTED 34
5.1.2 PURPOSE AND INTENT 34
5.1.3 ENTRY SEQUENCE 34
5.1.4 SITE DEVELOPMENT STANDARDS 34
a. Setbacks 34
b. FAR 34
c. Building Height 34
d. Lot Standards 34
e. Lighting 34
5.1.5 GRADING STANDARDS 35
5.1.6 PARKING STANDARDS 35
5.1.7 ACCESS DRIVES 35
5.1.8 LOADING AREAS AND REFUSE AREAS 35
SECTION 6: LANDSCAPE DEVELOPMENT STANDARDS 36
6.1 GENERAL GUIDELINES 36
6.2 PLANT SELECTION 36
6.2.1 RESIDENTIAL PLANT PALETTE 36
6.2.2 COMMERCIAL PLANT PALETTE 37
6.2.3 OPEN SPACE PLANT PALETTE 38
6.3 EXTERIOR FENCES 39
6.3.1 RESIDENTIAL FENCE PLAN 39
6.3.2 WOOD RESIDENTIAL SCREEN FENCE 40
6.3.3 CONCRETE SPLIT RAIL FENCE 40
6.3.4 VINYL COATED CHAIN LINK FENCE 40
6.3.5 WOOD SPLIT RAIL FENCE 41
FAIRVIEW AT NORTHGATE MASTER PLAN
iii
6.4 SITE FURNITURE 42
6.4.1 BENCHES 42
6.4.2 TABLES AND CHAIRS 42
6.4.3 PICNIC TABLES AND LOUNGE CHAIRS 43
6.5 WALKWAYS AND PATHS 44
6.6 LIGHTING 44
6.7 MAILBOXES 45
6.8 NEIGHBORHOOD PARK 46
6.8.1 NEIGHBORHOOD PARK COMMUNITY AREA 46
6.8.2 NEIGHBORHOOD PARK PLAY AREA 47
6.9 LINEAR PARK 48
6.10 FRONT YARD TYPICAL LANDSCAPE 49
6.10.1 SINGLE FAMILY TYPICAL FRONT YARD LANDSCAPE 49
6.10.2 BUNGALOW TYPICAL FRONT YARD LANDSCAPE 49
6.10.3 FRONT YARD LANDSCAPE PLANT PALETTE 50
SECTION 7: SIGNAGE 51
7.1 CONSTRUCTION REQUIREMENTS 51
7.2 SIGN TYPES 52
7.2.1 ACCEPTABLE SIGN TYPES 52
7.2.2 PROHIBITED SIGN TYPES 52
7.3 SMALL RETAIL WALL SIGNS 53
7.4 MAJOR TENANT WALL SIGNS 54
7.5 PERMANENT WINDOW AND DOOR SIGNAGE 55
7.5.1 TENANT ENTRY INFORMATION 55
7.5.2 REAR ENTRY I.D. 55
7.6 APPROVED SIGNS 56
7.6.1 EXAMPLES OF WALL MOUNTED SIGNS 56
7.6.2 EXAMPLES OF EYEBROW MOUNTED SIGNS 57
7.7 PROPOSED SIGN 58
7.7.1 MULTI TENANT PANEL PYLON SIGN 58
7.8 EXISTING SIGN LOCATIONS 59
7.8.1 MAP OF EXISTING LOCATIONS 59
7.8.2 EXISTING LOCATIONS LEGEND 60
7.9 PROPOSED SIGN LOCATIONS 62
7.9.1 MAP OF PROPOSED LOCATIONS 62
7.9.2 EXISTING AND PROPOSED LOCATIONS ALONG FREEWAY 63
SECTION 8: ARCHITECTURE DEVELOPMENT STANDARDS 64
8.1 GENERAL GUIDELINES 64
8.1.1 Architectural Styles 64
8.2 SINGLE FAMILY HOMES AND CLUSTER HOMES 64
8.2.1 DEVELOPMENT GUIDELINES AND STANDARDS 64
a. Building Massing 64
b. Main Entrances/Porches 64
c. Roofs 65
d. Window Openings 65
e. Garage Doors 65
f. Exterior Materials and Colors 65
g. Architectural Detailing 66
8.2.2 BUNGALOW TYPICAL EXAMPLE 66
8.2.3 LICENSED TYPICAL EXAMPLE 67
FAIRVIEW AT NORTHGATE MASTER PLAN
iv
8.3 COMMERCIAL STANDARDS 68
8.3.1 DEVELOPMENT GUIDELINES AND STANDARDS 68
a. Building Massing 68
b. Entrances 68
c. Overhead Design Elements 68
d. Exterior Wall Materials 68
e. Architectural Detailing 68
f. Outdoor Space 68
8.3.2 MAIN TENANT TYPICAL EXAMPLES 69
8.3.2 SMALL RETAIL TYPICAL EXAMPLES 69
SECTION 9: OPEN SPACE 70
9.1 TRAILS 70
9.2 EROSION CONTROL 70
9.3 FIRE MANAGEMENT 70
9.4 WILDLIFE MANAGEMENT 70
9.5 PRESERVATION 70
SECTION 10: CONCLUSION 71
APPENDIX A
FAIRVIEW AT NORTHGATE MASTER PLAN
1 SECTION 1: INTRODUCTION
1.1 MIXED USE PLANNED DEVELOPMENT (MUPD)
Fairview at Northgate is a mixed use project with both a residential component and a commercial component.
The project is currently zoned as Pedestrian Shopping and Service District in the Zoning Code and will be rezoned to Mixed Use Planned Development (MUPD). The General Plan 2040 calls the property out as “Retail/ Entertainment” to the west and “Mix of Housing Types” to the east. The proposed project is compatible with the General Plan and the surrounding land uses as described in Section 1.5.
Development standards have been established to provide a high quality of design and continuity throughout the Fairview at Northgate project. Design requirements such as street widths, building setbacks, architectural guidelines and landscape materials are included in the standards.
The development standards are broken down into eight sections. The first section introduces you to the project, the second section addresses the community-wide roadway standards, the third section outlines the proposed utilities, the fourth section explains residential standards, the fifth section plans for commercial standards, the sixth section describes community-wide landscape standards, the seventh section proposes project signage, the eighth section delineates community-wide architecture standards, the ninth section looks at Open Space requirements and the tenth section concludes the Master Plan.
All development within the Fairview at Northgate Master Plan is intended to conform to the development standards which are presented in this document.
FAIRVIEW AT NORTHGATE MASTER PLAN
2 1.2 PROJECT CONCEPT
Fairview at Northgate features a well-integrated commercial and residential development, separated by a linear open space. Designed to be walkable and connected through public streets and pathways, the community embodies a theme of traditional retail alongside a diverse residential neighborhood, offering a range of parks and open space amenities that are appropriately scaled to the size of the community and the number of residents.
Consistent design elements will be integrated throughout both the residential and commercial areas of the development to establish a cohesive sense of unity. The central open space will be minimally enhanced beyond its natural state and can be visually enjoyed from the adjacent trail system. The landscape palette incorporates species suitable for commercial retail environments, while the residential areas emphasize a more detailed, pedestrian-friendly experience. A comprehensive plant list detailing the typical landscape palette is listed in Section 6 of these guidelines.
FAIRVIEW AT NORTHGATE MASTER PLAN
3 1.3 PROJECT LOCATION
1.3.1 Regional Context
Fairview at Northgate is located in the City of Vallejo. Vallejo has excellent access to freeways and transit and has a popular and widely used ferry system that connects directly to the City of San Francisco and other parts of the Greater Bay Area. The region is experiencing continued growth, creating strong demand for commercial centers and more housing in Vallejo. See Figure below.
1.3.2 Site Location
Fairview at Northgate is 51.3± acre vacant project site located in northeast Vallejo. It occupies a single assessor parcel number (APN 0081-490-010) and fronts onto Admiral Callaghan Lane to the west and Turner Parkway to the north. The project area is south of an existing 130-acre commercial development, Gateway Plaza. There is multi-family residential and a car dealership to the south, and single-family residential to the east. The site is highly visible from Interstate-80 and is accessible via Columbus Parkway and Redwood Parkway. See Figure below.
FAIRVIEW AT NORTHGATE MASTER PLAN
4 1.4 EXISTING CONDITIONS AND TOPOGRAPHY
Fairview at Northgate is a 51.3± Acre vacant land parcel with gentle rolling topography crossed by two easements: a sewer easement and a PG& E gas-line easement. The easements and the utilities within shall be relocated as needed for development.
A low lying area with a jurisdictional wetland can be found in the middle part of the site. This wetland is created from regional flows off of the neighboring developed properties. The average width of this drainage shed is approximately 70 feet wide.
There are 15 existing trees located on the site. 14 of the existing trees are Red Willow trees (Salix laevigats) and 1 is a Eucalyptus tree (Eucalyptus globulus). 7 of the 14 Red Willow trees will be preserved with the development, and the remaining 7 shall be removed. The Eucalyptus tree will be removed as well. None of the existing trees are listed as protected species and will not require mitigation for removal. The existing trees planned for preservation and removal are both identified and listed on Sheet 9.0 “Existing Tree Plan” of the Planned Development Permit Application Package.
There are no significant views in any direction from this site.
The project is currently zoned as Pedestrian Shopping and Service District in the Zoning Code and will be rezoned to Mixed Use Planned Development (MUPD). The General Plan 2040 calls the property out as Retail/ Entertainment and Mix of Housing Types. The proposed project is compatible with the surrounding land uses as described in Section 1.5.
FAIRVIEW AT NORTHGATE MASTER PLAN
5 1.5 SURROUNDING LAND USES
The project site is located in a suburban and urban environment and is bordered by existing development.
Surrounding land uses consist primarily of residential, commercial, open space, park uses, and transportation corridors (I-80 and other roadways). The text below provides a brief description of the surrounding land uses in the Propel Vallejo General Plan 2040 (General Plan) and zoning designations in the Development Code.
1.5.1 Land Uses to the North
The approximately 130-acre existing Gateway Plaza Shopping Center is located north of Turner Parkway.
The shopping center is partially bound by Admiral Callaghan Lane on the west (which traverses through the northwest corner of the shopping center); Turner Parkway on the south; and residential and office development to the east. The General Plan land use designation for this area is Retail/Entertainment (RE) and the zoning designation in the Development Code is Freeway Shopping and Service and Mixed Use Planned Development.
1.5.2 Land Uses to the South
Land uses to the south of the project site include automotive, commercial, and residential uses. A Honda Dealership is located on the northeast corner of Admiral Callaghan Lane at Rotary Way and is immediately adjacent to the southwest boundary of the project site. The Quail Ridge Condominiums and Sundance Apartment Homes are located to the east of the auto dealership and are immediately adjacent to the southern boundary of the project site. South of Rotary Way is Redwood Plaza neighborhood commercial center that includes a Safeway grocery store, Golden 1 Credit Union, Oil Changers, Fed Ex Office, Shell gas station and other small retail uses. A two-building office complex and a KinderCare facility are located east of Redwood Plaza along Rotary Way. The General Plan land use designation for this area is primarily Mix of Housing Types, Retail/Entertainment, and Business/limited Residential. The zoning designation in the Development Code is Pedestrian Shopping and Service and High Density Residential.
1.5.3 Land Uses to the East
Single-family residences in the existing Hunter Ranch Subdivision are located east of the project site.
Residences are on small lots ranging in size from approximately 0.15 to 0.25 acre. This area is accessed from Turner Parkway on the north, Redwood Parkway on the south, and Ascot Parkway on the east. The General Plan land use designation for this area is Primarily Single-family (R-SF) and the zoning designation in the Development Code is Low Density Residential and Mixed Use Planned Development.
1.5.4 Land Uses to the West
To the west of the proposed project site is Admiral Callaghan Lane, a two-lane undivided roadway. The road right-of-way includes an approximately 50-foot-wide area that is largely unvegetated and spans the length of the western project site boundary. To the west of Admiral Callaghan is I-80, and west of I-80 is a mix of uses including a mobile home park, single-family and multi-family residential uses, commercial uses, and the Solano County Fairgrounds. The General Plan Land use designation for this area is Business/Limited Residential (B/ LR), Primarily Multi-Family (R-MF), and District Solano 360 (D-360) in the General Plan. The zoning designation in the Development Code is Freeway Shopping & Service, High-Density Residential, Linear Commercial, and Public.
FAIRVIEW AT NORTHGATE MASTER PLAN
6 1.6 PARCELS IN SITEPLAN
Fairview at Northgate is broken down into four distinct parcels: a large commercial parcel (17.3± AC), a smaller commercial parcel (4.5± AC), an open space parcel (5.7± AC) and a residential parcel (23.8±AC). The residential parcel has a density of approximately 10.3 dwelling units per acre.
FAIRVIEW AT NORTHGATE MASTER PLAN
7 1.7 PROJECT DESCRIPTION
The approximately 51.3-acre vacant, undeveloped project site is proposed for a mix of commercial, residential, recreation, and designated open space. The commercial development would be located in the western portion of the proposed project site bordered by Admiral Callaghan Lane to the west, Turner Parkway to the north, a Honda car dealership and condominiums and apartments to the south, and an open space corridor bisecting the project site to the east. The open space area would serve as a buffer to the planned residential area. Residential development would be located on the eastern portion of the proposed project site bordered by Turner Parkway to the north, the existing Hunter Ranch Subdivision to the east, condominiums and apartments to the south, and the designated open space to the west (buffer to the planned commercial area).
The proposed project incorporates sidewalks, pathways, and a trail that are designed to promote a pedestrianand bicycle-friendly environment; to encourage alternative transportation between the commercial and residential project elements; and improve access for viewing the proposed open space. All components of the proposed project have been designed and planned with the intent of being responsive to the existing on-site features, topography, and other resources and constraints found on the proposed project site and in the surrounding areas, and to be compliant with pertinent planning documents, regulations, and guidelines.
While the project is considered consistent with the existing General Plan and zoning designations, the project does propose a zoning map amendment to make the existing zoning classification consistent with the recently adopted General Plan. Table 3-2: Existing and Proposed Land Use Designations summarizes the changes for the proposed project.
The project includes a subdivision of the 51.3-acre site into four parcels. Two parcels for the commercial component of the project, one parcel for the residential component, and one parcel for the proposed open space area. The Tentative Map showing the proposed large lot subdivision is shown in Section 1.6: Parcels in Siteplan.
The proposed configuration of the commercial and retail sites can be found on Page 11 and the proposed layout of the residential lots is shown on Page 13. Each component of the proposed project is described in detail in the following sections. The project will be built with one phase.
FAIRVIEW AT NORTHGATE MASTER PLAN
8
FAIRVIEW AT NORTHGATE MASTER PLAN
9
FAIRVIEW AT NORTHGATE MASTER PLAN
10 1.7.1 Commercial - Western Portion of the Site
The western portion of the project site is planned for a commercial center. The proposed project uses will accommodate 179,688 square feet (sf ) of commercial building area on 21.8 acres. The commercial area is proposed for 5 separate buildings and a gasoline service station accommodating up to 30 fueling dispensers and a related 50-sf kiosk. The commercial center will have 962 parking spaces including accessible spaces.
The southern portion of the commercial center is proposed for a 152,138 sf Costco store on 17.3 acres of the
21.8-acre commercial area; this will be the largest building. Costco intends to relocate their existing Vallejo operations from the Gateway Plaza shopping center to the proposed project site. The Costco would have 774 parking stalls, of which 16 would be reserved for accessible parking. The proposed gas station will be located in the southern portion of the commercial center parking lot and the Costco building will be setback from the roadway approximately 450 feet, separated from Admiral Callaghan Lane by the parking lot.
The northern end of the commercial area is proposed to be developed with four buildings ranging in size from 3,000 sf to 9,400 sf on approximately 4.56 acres of the 21.8-acre site. This portion of the commercial area will have 188 parking stalls, inclusive of 8 spaces reserved for accessible parking. These commercial uses will be located along the frontage with Turner Parkway and wrap around the southeast corner of Admiral Callaghan Lane at Turner Parkway and then along roughly one-third of the western edge of the commercial area fronting Admiral Callaghan Lane. A restaurant with a drive-through is proposed for one of the four buildings in the northern end of the commercial area; potential uses for the other three buildings could include general neighborhood services such as restaurants, health and fitness clubs, medical clinics, pharmacies, salons, laundry, clothing, convenience stores, and other related services. See Appendix A at the end of this document.
The proposed commercial area will take access from three driveways off of Admiral Callaghan Lane as shown on Page 11. The selection of traffic control devices at the three intersections also considers the City’s concerns regarding traffic signal spacing and the number of traffic signals along Admiral Callaghan Lane. The driveway configurations are as follows:
• Northern Driveway: Unsignalized, separate outbound left turn and right turn lanes, southbound left turn pocket for inbound left turns;
• Middle Driveway: Signalized, two outbound left turn lanes and one outbound right turn lane, southbound left turn pocket for inbound left turns;
• Southern Driveway: Unsignalized, one outbound right turn lane, no outbound left turn allowed, southbound left turn pocket for inbound left turns.
FAIRVIEW AT NORTHGATE MASTER PLAN
11 Commercial Layout
FAIRVIEW AT NORTHGATE MASTER PLAN
12 1.7.2 Residential - Eastern Portion of the Site
The residential component will be located on the eastern portion of the project site on 23.8 acres. The project proposes 119 single-family detached lots/units with three floor plans with three architectural façade design types each that will create variety in the streetscape. The single family units are located around the perimeter of the project with double loaded lots on streets F and G at the southern portion of the project. The 119 residential units will be traditional single-family detached units on lots with a 33.5-foot minimum width and an 84-foot minimum depth, except on pie lots which have a varying width. The traditional residential units feature a front driveway and front entryway facing the streets. A conceptual design of a Single-Family home is shown in Section 8.2.3: Licensed Typical Example.
The second unit type consist of 42 bungalow lots with three units clustered on each lot with alley garage access for a total of 126 units. Each cluster of three units includes two private courtyards which are shared between the units. The bungalow units have three floor plans with three architectural façade designs each.
Two of the units face the street and the third unit is located above the garage. The three units will all have access from the street and a walkway between the street facing units would allow access to the rear unit. A conceptual design of home with an alley facing garage is shown in Section 8.2.2 Bungalow Typical Example.
The average density for the residential uses is 10.3 units per gross acre (245 units/23.8 AC).
The residential component of the project will be accessed from two street driveways off Turner Parkway as shown in the residential plan on Page 13. The western residential driveway was assumed to be signalized with full access for all movements. The eastern driveway was assumed to be unsignalized with right-in/right-out access only.
Signalization of the western driveway would include a modification to provide a left turn lane into the project site and a left turn out of the project site.
1.7.3 Open Space
The central portion of the proposed project site will be preserved as open space would consist of 5.7 acres.
Development would be precluded in this area. This area drains the existing off-site residential developments to the south and southeast of the proposed project site drain into low lying areas. This open space would separate the proposed project’s commercial and residential components and provide a buffer between the two uses. This area will be subject to protective restrictions that would not allow for public or private use and the open space would be secured by attractively designed perimeter fencing consistent with the appearance of open space. The open space would only be accessible via private gates located on the commercial side of the proposed project in order to facilitate maintenance activities. The proposed project anticipates that the open space would be owned, managed, and maintained by a homeowners association (HOA) created in connection with the residential component.
FAIRVIEW AT NORTHGATE MASTER PLAN
13 Residential Layout
147
146
145
144
143
142
141
149
150
151
152
153
154
148
160
159
158
157
156
155
161
TURNER PARKWAY D STREET
TS
FAIRVIEW AT NORTHGATE MASTER PLAN
14 1.8 LAND OWNERSHIP DESCRIPTION
Fairview at Northgate is a 51.3 acre proposed mixed use project that contains three distinct land uses that include a) Retail-Commercial, b) Residential, and c) Open Space. The Retail-Commercial portion is 21.8 acres divided into two parcels of 17.3 acres and 4.5 acres. The entire 21.8 acres will be privately owned by one or more parties, with the exception of the public sewer main line. The Residential portion is 23.8 acres and includes 161 residential lots, streets, a neighborhood park, a linear park, and a water quality basin. Within the residential areas, the individual lots, courtyards, neighborhood park, linear park, and water quality basin will be privately owned. The streets (non-courtyards) that serve the residential lots shall be dedicated to the City of Vallejo for public ownership and maintenance. The Open Space portion is 5.7 acres, separating the Retail-Commercial and Residential portions of the property. The Open Space shall be privately owned and will ultimately be transferred to a future private home owner’s association.
FAIRVIEW AT NORTHGATE MASTER PLAN
15 SECTION 2: ROADWAY DEVELOPMENT STANDARDS
2.1 ROAD STANDARDS
Roadway cross sections have been created for the Fairview at Northgate development project based on future projection of traffic. A traffic study was prepared by Fehr & Peers in 2019 to assess the development’s impact on the existing traffic circulation. The following standards describe each roadway and their typical mid-block cross section.
TURNER PARKWAY
FAIRVIEW AT NORTHGATE MASTER PLAN
16 2.1.1 Admiral Callaghan Lane
Admiral Callaghan Lane runs adjacent to Interstate-80 and fronts the Fairview at Northgate project. Currently the road is a major north-south public street. Admiral Callaghan Lane is found along the commercial side of the project with three access points proposed. The central access point will be signalized and the other two will have stop controlled movement coming out of the entrances. The two existing lanes will serve as the southbound lanes while two additional lanes to be constructed will serve as the northbound lanes for a total of four lanes of traffic. This street section will only be constructed on the east side of the street, and the west side will remain. A12-foot wide landscaped median will be constructed between the two sides to match Admiral Callaghan Lane north of the project.
ADMIRAL CALLAGHAN LANE STANDARDS
Street Standards:
a. 76-foot overall Right-of-Way
b. Four vehicle travel lanes
c. 11’ median
d. 5’ bike lanes with 2’ buffer both sides of the street e. No parking on roadway
f. Commercial Signage to be located along street frontage g. Lighting to meet City of Vallejo Public Improvements Standards Landscape Zone Containing:
a. 5-foot attached walk
b. 45’ PG&E easement (40’ from R.O.W.)
c. 50’± total landscape frontage before parking starts on commercial property d. 11’ landscaped median
Landscaping:
a. All landscape and irrigation plans shall be reviewed by the City of Vallejo for approval b. Trees located outside of the PG&E easement
c. Shrubs and ground cover to be located in the PG&E easement
2.1.2 Admiral Callaghan Lane - SECTION
FAIRVIEW AT NORTHGATE MASTER PLAN
17 2.1.3 Admiral Callaghan Lane - PLAN VIEW
MATCHLINE - SEE LEFT
MATCHLINE - SEE RIGHT
1-80
ADMIRAL CALLAGHAN LANE
1-80
FAIRVIEW AT NORTHGATE MASTER PLAN
18 2.1.4 Existing Turner Parkway
Turner Parkway is a public street connecting Admiral Callahan and Ascot Parkway. This road will be left in place including the existing 4.5-foot sidewalk. The proposed right-of-way will be enhanced with a meandering trail that will be behind the existing tree line. This road will service the residential side of the project with two access points into it. The western access point will be signaled and the eastern access point will have a stop sign onto Turner Parkway with limited right in/out access.
EXISTING TURNER PARKWAY STANDARDS
Street Standards:
a. 80-foot Right-of-Way
b. Four vehicle travel lanes
c. Existing landscaped median
d. No parking on roadway
e. Community Signage to be located along street frontage f. Lighting to meet City of Vallejo Public Improvements Standards Landscape Zone Containing:
a. 4.5-foot attached walk
b. 45’ ± total landscape frontage along commercial and residential frontage once development is completed
c. Meandering walk running behind existing attached sidewalk Landscaping:
a. All landscape and irrigation plans shall be reviewed by the City of Vallejo for approval b. Most existing trees to remain
c. All existing landscape in median to remain
d. New trees will fill in behind existing trees
e. Shrubs and ground cover will be provided
2.1.5 Existing Turner Parkway - SECTION
FAIRVIEW AT NORTHGATE MASTER PLAN
19 2.1.6 Residential Streets
Residential streets will provide access to houses fronting onto it. City of Vallejo Standards have been applied to the streets planned for the Fairview at Northgate residential development. These streets are internal to the project and connect to the collector street of Turner Parkway. In special cases the road widths were reduced to allow parking only on one-side of the street.
RESIDENTIAL STREET STANDARDS
Street Standards:
a. 50-foot Right-of-Way
- 38-foot top of beveled curb to top of beveled curb
- parking on both sides
- lighting to meet City of Vallejo Public Improvements Standards b. 42-foot Right-of-Way
- 31-foot top of beveled curb to top of beveled curb
- parking on one-side on 42-foot Right-of-Way
- lighting to meet City of Vallejo Public Improvements Standards Landscaping:
a. 4.5-foot attached walk
b. Street trees to be planted in private yards
2.1.7 Residential Streets - SECTIONS
TYPICAL 50' R/W STREET SECTION
1 TYPICAL 42' R/W STREET SECTION
2 N.T.S N.T.S Page 1497 of 1722
FAIRVIEW AT NORTHGATE MASTER PLAN
20 2.1.8 Private Alleys
Alleys provided shared vehicular access to houses with garages fronting onto it. These are private and the lot lines terminate at the right-of-way of the 20' wide private alley. These alleys are small in scale and connect to the public residential streets. Private alleys will be owned and maintained by the residential HOA.
PRIVATE ALLEY STANDARDS
Standards:
a. 20-foot PAE and EVAE
b. 10-foot travel way in each direction
c. No parking on the Alleys
d. Garage lighting to meet safety standards
Landscaping:
a. Landscaping pockets will be in areas between driveways. b.No street trees
2.1.9 Private Alley - SECTION
FAIRVIEW AT NORTHGATE MASTER PLAN
21 2.1.10 Bus Stop
One bus stop is planned adjacent to Fairview at Northgate. It will be located on Turner Parkway and signs will be placed to indicate the location. This bus stop will serve the residents of Fairview at Northgate, as well as the community at large.
FAIRVIEW AT NORTHGATE MASTER PLAN
22 SECTION 3: PROJECT UTILITIES
This Section provides information on the proposed utilities needed for the residential and commercial parts of the Fairview at Northgate Master Plan. The project will be designed, developed and constructed with all utility infrastructure (water, electric, gas, sanitary sewer, storm water, cable/internet) required for the operation of the proposed commercial and residential project improvements. The proposed project will connect to existing utility infrastructure located in adjacent public right of way (i.e. Admiral Callaghan Lane and Turner Parkway). As a part of the proposed project, the existing PG&E gas line will be realigned to the western edge of the property along Admiral Callaghan Lane. A portion of the VFWD sewer main crossing the site will also be realigned within the proposed parking area/drive aisle on the west side of the proposed Costco building. An overview of the project utilities is below, detailed graphics will follow in the section.
OPEN SPACE
FAIRVIEW AT NORTHGATE MASTER PLAN
23 3.1 RESIDENTIAL UTILITIES
This section provides information on proposed utilities for the residential part of the Fairview at Northgate Master Plan. The infrastructure to be provided will be a combination of public and private systems. Infrastructure located within the public streets will be dedicated and maintained by the City/District. Sewer infrastructure located in the private alley will be owned and maintained by the District, within a public sanitary sewer easement to be dedicated. Other infrastructure located within the private alleys will be owned and maintained by the future Homeowners Association to be established. The water will connect to the existing water line in Turner Parkway at both project entries. The sanitary sewer will tie into the existing sewer line in Turner Parkway. The proposed storm drain system will convey runoff to a water quality basin to be installed within the northwest corner of the site. Runoff is then conveyed from the water quality basin to the open space area. A 51-inch culvert under Turner Parkway currently drains the open space area.
FAIRVIEW AT NORTHGATE MASTER PLAN
24 3.1.1 Residential Sanitary Sewer
The Sanitary Sewer shall be designed and installed to VFWD standards. The system will be publicly owned, connecting to the existing sanitary sewer system located in Turner Parkway. HUNTER COURT OPEN SPACE HUNTER COURT
TURNER PARKWAY FOOTHILL DRIVE
FAIRVIEW AT NORTHGATE MASTER PLAN
25 3.1.2 Residential Storm Drain System
The Storm Drain System shall be designed and installed to VFWD standards and will be a combination of publicly and privately owned and maintained systems. The proposed storm drain system will convey runoff to a Basin to be installed within the northwest corner of the site. This basin will provide stormwater treatment meeting current City standards before discharging into the Open Space parcel (Parcel 3). OPEN SPACE
TURNER PARKWAY
STORM DRAIN PIPE AND CATCH BASIN
(PRIVATE) Page 1503 of 1722
FAIRVIEW AT NORTHGATE MASTER PLAN
26 3.1.3 Residential Water System
The Water System shall be designed and installed to City of Vallejo Water Department standards. The public system will tie into the existing water line in Turner Parkway at both entries creating a looped system. OPEN SPACE
TURNER PARKWAY
FAIRVIEW AT NORTHGATE MASTER PLAN
27 3.2 COMMERCIAL UTILITIES
This section provides information on proposed utilities for the commercial parts of the Fairview at Northgate Master Plan. Within the project site the necessary infrastructure will be privately owned and maintained except for the relocated VFWD sewer truck main. The proposed water system will connect to existing mains within Admiral Callaghan Lane and Turner Parkway creating a loop system. Master water meters will be located within the public Right-of-Way for the two streets, the system becomes private after the meters. The existing sanitary sewer system that flows south to north will be relocated west of the proposed Costco building. Private internal mains needed to serve the proposed uses will connect to the existing trunk sewer. At two locations, the privately owned storm drain system will discharge runoff into the Open Space parcel similar to the residential project.
Water quality and hydro-modification will be handled with the landscaping islands/area around the site. If additional hydro-modification is needed it will be handled by storing runoff in oversized pipes or storage cells located within the parking lots. The existing PG&E gas-line that currently runs north-south across the site will be relocated along Admiral Callaghan Lane.
FAIRVIEW AT NORTHGATE MASTER PLAN
28 3.2.1 Commercial Sanitary Sewer
The Sanitary Sewer shall be designed and installed to VFWD standards. The privately owned system will tie into the existing relocated sewer trunk system found on the property.
FAIRVIEW AT NORTHGATE MASTER PLAN
29 3.2.2 Commercial Storm Drain System
The private storm drain system shall be designed and installed to meet VFWD standards. The storm drain system will discharge runoff into the Open Space Parcel similar to the residential project. Water quality and hydro-modification will be handled with the landscaping islands/area around the site. If additional hydromodification is needed it will be handled by storing runoff in oversized pipes or storage cells located within the parking lots.
FAIRVIEW AT NORTHGATE MASTER PLAN
30 3.2.3 Commercial Water System
The Water System shall be designed and installed to City of Vallejo Water Department standards. The privately owned system will connect the existing mains within Turner Parkway and Admiral Callaghan Lane to create a loop system. The private system will provide domestic water, services and landscaping.
FAIRVIEW AT NORTHGATE MASTER PLAN
31 SECTION 4: RESIDENTIAL DEVELOPMENT STANDARDS
This section provides development standards for the residential part of the Fairview at Northgate Master Plan. These standards apply to the residential portion of the Master Plan which makes up approximately 23.8± Acres of the Master Plan.
4.1 RESIDENTIAL STANDARDS
4.1.1 Primary Uses Permitted
Two-story single family detached residences.
4.1.2 Purpose and Intent
This zone allows for the development of homes and commercial within a single zone. 23.8± Acres are going to be used for residential and 21.8± Acres are going to be used for commercial.
4.1.3 Site Development Standards
a. Individual Lots
Single family residential units shall be located on an individual lot, Bungalow units shall have three units clustered on a single lot.
b. Lot Area
Single Family lots shall be a minimum of 2,814 square feet Bungalow lots shall be a minimum of 6,000 square feet
c. Maximum Lot Coverage
For both single-family lots and cluster lots; no more than 85% of any lot shall be occupied by a residence or an accessory structure
d. Lot Width
Single family lots shall be a minimum of 33.5 feet in width at the living setback Cluster lots shall be a minimum of 75 feet in width at the living setback e. Lot Depth
Single family lots shall be a minimum of 84 feet in depth Cluster lots shall be a minimum of 80 feet in depth
FAIRVIEW AT NORTHGATE MASTER PLAN
32 f. Building Setbacks:
Each Single Family dwelling shall have the following setbacks to the property line:
porch: 7’
front (living): 10’
encroachments*: 2’ within living setback
garage: 18’
rear: 5’
sideyards: 3.5’
corner lots: 9.5’ to R/W
*Allowable encroachments include but not limited to:
architectural features such as cornices, canopies,
greenhouse or windows, and chimneys may extend
into required yards a distance of not more than two
feet.
Covered porches, balconies and stairways may extend
into required front yard setback not more than three
feet.
Three feet of ground level clearance to be maintained.
Allowable by code.
Each Bungalow dwelling shall have the following setbacks to property line: front (living): 13’ adjacent to public streets
8.5’ adjacent to public roads
encroachments*: 3’ within living setback
garage: 4’
sideyards: 4.25’
corner lots: 13.8’ to R.O.W.
FAIRVIEW AT NORTHGATE MASTER PLAN
33 g. Maximum Height
The maximum height shall be 30 feet. No house shall be over two-stories. h. Garages
Garage conversions shall not be permitted. All garages will hold 2 cars. i. Required Parking
Two parking spaces in a garage are required for every dwelling unit. Additional parallel parking spaces shall be located on the public streets. On street parking space minimum of 7 feet by 20 feet. j. Fencing
Rear and Side property Lines shall have 6’ tall screen fence.
Lots backing onto the open space shall have a 6’ tall view fence in the rear and a 6’ tall screen fence on the side. See Section 6.3 for more detail.
k. Lighting
Lighting shall be of similar design throughout the development meeting City of Vallejo Public Works standards.
l. Accessory Structures
Accessory structures shall be allowed in the Single-Family portion and shall follow the Vallejo Municipal Code as defined in Section 16.04.540.
• Shall not encroach any setback
• Shall be under 20’ in height
4.1.4 Grading Standards
The objective of the preliminary grading concept is to use the existing terrain to define the development footprint while conforming to the existing surrounding land uses.
The existing topography for the site is gentle rolling slopes bisected by a north/south running drainage swale.
The existing swale provides a natural break between the proposed Commercial/Residential proposed land uses. Using the City of Vallejo’s Hillside Grading Standards as a guide, the grading will be done in such a way as to create buildable lots and pads while providing for efficient and safe roadway/parking lot network.
For the Residential portion of the site; the area will be regraded to create pads and streets that will sit below the surrounding residential uses similar to the existing site conditions. Improvement of the grading concepts as proposed in the Master Plan would require approximately 300,000 cubic yards of material to be moved.
Where topography must be changed; various contour grading techniques will be employed to allow to affected area to blend in with the natural slope. Cut and fill will be constructed with rounded corners to eliminate sharp angles of slopes at the contour intersections. Contour grading will also be utilized to create rounded, undulating slopes between street levels and building pads, and in transition areas from natural slopes to graded slopes. Slope gradients will vary, where, feasible, to produce a more natural appearance.
4.1.5 Homeowners Association
There will be a Homeowner’s Association for the residential development. This entity will make and enforce rules for the properties within this residential development. Lot owners will automatically become members of the HOA Association.
FAIRVIEW AT NORTHGATE MASTER PLAN
34 4.1.6 Conditions, Covenants, and Restrictions (CC&Rs)
Within the residential neighborhood controls will be placed on each lot to guide the builder and homeowners during the construction of the neighborhood and throughout any subsequent changes in the future. The CC&Rs are part of the purchase of a lot and are legally enforced.
SECTION 5: COMMERCIAL DEVELOPMENT STANDARDS
This section provides development standards for the commercial part of the Fairview at Northgate Master Plan.
These standards apply to the commercial portion of the Master Plan which makes up approximately 21.8± Acres of the Master Plan.
5.1 COMMERCIAL STANDARDS
5.1.1 Primary Uses Permitted
The primary uses are intended to promote and emphasize shops and services catering to the daily needs of local residents, as generally referenced in the Neighborhood Corridor (NC) General Plan 2040 land use designation. Permitted uses include, but may not be limited to, automotive services, general neighborhood retail, restaurants, and business/professional offices. See Appendix A for a list of example potential uses within the commercial portion of the Project.
5.1.2 Purpose and Intent
This zone allows for the development of commercial within a single zone. Approximately 21.8± Acres are proposed to be used for commercial.
5.1.3 Entry Sequence
The entry into the site shall be planned to provide a strong entry statement including signage and enhanced landscaping. Landscape areas shall provide appropriate view triangles at the entries onto Admiral Callaghan Lane.
5.1.4 Site Development Standards
a. Setbacks
Minimum setback from any structure to any property line is 15’ b. FAR
The floor area ratio shall not exceed .85
c. Building Height
Maximum building height shall be 40’
d. Lot Standards
The shall be no minimum lot standards
e. Lighting
Lighting shall be similar design throughout the development and be to City of Vallejo Public Works standards.
FAIRVIEW AT NORTHGATE MASTER PLAN
35 5.1.5 Grading Standards
The objective of the preliminary grading concept is to use the existing terrain to define the development footprint while conforming to the existing surrounding land uses.
The existing topography for the site is gentle rolling slopes bisected by a north/south running drainage swale.
The existing swale provides a natural break between the Commercial/Retail proposed land uses. Using the City of Vallejo’s Hillside Grading Standards as a guide, the grading will be done in such a way as to create buildable lots and pads while providing for efficient and safe roadway/parking lot network.
For the Commercial site; visibility from the surrounding areas is key to the success of the project. With this goal, the existing hills will be regraded to accommodate the proposed uses while still keeping the site above the adjacent street. Any excess material from the commercial site will be moved to the residential portion of the property to maintain a balanced project overall. Improvement of the grading concepts as proposed in the Master Plan would require approximately 300,000 cubic yards of material to be moved.
Where topography must be changed; various contour grading techniques will be employed to allow to affected area to blend in with the natural slope. Cut and fill will be constructed with rounded corners to eliminate sharp angles of slopes at the contour intersections. Contour grading will also be utilized to create rounded, undulating slopes between street levels and building pads, and in transition areas from natural slopes to graded slopes. Slope gradients will vary, where, feasible, to produce a more natural appearance.
While the desired parking lot grades shall range from 1%-3%; the maximum grades shall be 5%, excluding access drives.
5.1.6 Parking Standards
Parking stalls shall be designed to a minimum of City of Vallejo standards per Chapter16.62.
ADA accessible parking stalls will be provided in accordance with California Building Code.
5.1.7 Access Drives
Access drives shall line up with adjacent roadways and drives. They shall be appropriately marked to minimize traffic hazards.
5.1.8 Loading Areas and Refuse Areas
Loading areas shall try to be screened from view from streets, driveways, adjacent buildings and pedestrian ways. Loading areas shall be screened with plantings or architectural elements. Architectural screening shall be constructed of the same materials as the building it serves. All Loading areas will be designed so that no service vehicles will disrupt traffic flow on or off the site.
No loading or unloading in non-designated areas.
Refuse areas shall be screened from view with a wall. Screen wall materials and colors shall complement the adjacent buildings. See Section 6 for wall materials.
No loading or refuse area shall extend into a setback area.
FAIRVIEW AT NORTHGATE MASTER PLAN
36 SECTION 6: LANDSCAPE DEVELOPMENT STANDARDS
This section provides development standards for landscape as part of the Fairview at Northgate Master Plan.
6.1 GENERAL GUIDELINES
The landscape of the Master Plan shall be a unifying element to the overall design of the project. It will help to promote views into the open space, screen elements, reduce auto and pedestrian conflicts and direct pedestrians to their destinations within the project.
6.2 PLANT SELECTION
6.2.1 Residential Plant Palette
TREES:
Malus pumila ‘Anna’ Apple
Olea europaea ‘Monher’ Fruitless Olive
Prunus armeniaca ‘Blenheim’ Apricot
Prunus avium ‘Royal Crimson’ Cherry
Prunus salicina ‘Santa Rosa’ Plum
Quercus lobata Valley Oak
SHRUBS:
Feijoa sellowiana Pineapple Guava
Hesperaloe parviflora Red Yucca
Juncuc patens ‘Elk Blue’ Gray Rush
Lavendula angustifolia English Lavender
Lomandra longifolia ‘Breeze’ Mat Rush
Malus pumila: espalier Apple
Punica granatum ‘Nana’ Dwarf Pomegranate
Punica granatum ‘Wonderful’ Pomegranate
Rosmarinus officinalis Rosemary
Thymus vulagris Thyme
Vaccinium ‘Misty’ Blueberry Bush
Vitis californica ‘Roger’s Red’ California Grape
Vitis vinifera ‘Ruby Seedless’ Table Grape
FAIRVIEW AT NORTHGATE MASTER PLAN
37 6.2.2 Commercial Plant Palette
TREES:
Acer buergerianum Trident Maple
Celtis sinensis Chinese Hackberry
Fraxinus angustifolia ‘Raywood’ Raywood Ash
Ginko biloba (male) Ginko
Olea europaea ‘Monher’ Fruitless Olive
Tilia tomenstosa Silver Linden
Zelkova serrata Zelkova
SHRUBS:
Agava attenuata Soft Agave
Chondropetalum elephantinum Large Cape Rush
Dietes grandiflora Fortnight Lily
Frangula californica ‘Mound San Bruno’ Mound San Bruno Coffee Hesperaloe parviflora Red Yucca
Juncus patens ‘Elk Blue’ Gray Rush
Lantana montevidensis Lantana
Leymus condensatus Giant Wildrye
Lomandra longifolia ‘Breeze’ Mat Rush
Punica granatum ‘Nana’ Dwarf Pomegranate
Salvia x ‘Bee’s Bliss’ Bee’s Bliss Sage
Senecio mandraliscae Blue Chalk Sticks
Teucrium fruticans ‘Compactum’ Bush Germander
Zauschneria californica California Fuschia
FAIRVIEW AT NORTHGATE MASTER PLAN
38 6.2.3 Open Space Plant Palette
TREES:
Aesculus californica California Buckeye
Cercis occidentalis Western Redbud
Prunus ilicifolia Hollyleaf Cherry
Quercus agrifolia Coast Live Oak
Quercus lobata Valley Oak
Sambucus nigra ssp. caerulea Blue Elderberry
SHRUBS:
Artemisia douglasiana California Mugwort
Ceanothus ‘Julia Phelps’ Julia Phelps Ceanothus
Ceanothus ‘Ray Hartman’ Mountain Lilac
Diplacus aurantiacus Sticky Monkey Flower
Epilobium californica ‘Bert’s Bluff’ Bert’s Bluff Fuchsia Festuca californica California Fescue
Frangula californica ‘Mound San Bruno’ Mound San Bruno Coffee Lupinus arboreus Bush Lupine
Monardella villosa Coyote Mint
Muhlenbergia rigens Deer Grass
Penstemon centranthifolius Scarlet Bugler
Salvia x ‘Bee’s Bliss’ Bee’s Bliss Sage
Salvia spathacea Hummingbird Sage
FAIRVIEW AT NORTHGATE MASTER PLAN
39 6.3 EXTERIOR FENCES
Fences provide separation and delineate property lines. There are several types of fences proposed within the development. A list is provided within this document. Attached images are conceptual and will be refined in final design.
6.3.1 Residential Fence Plan
TURNER PARKWAY
.*
4*
Turner Parkway
D Street
E Street
C StreetA Street
F Street
G Street
B Street
FAIRVIEW AT NORTHGATE MASTER PLAN
40 6.3.2 Wood Residential Screen Fence
Six foot tall solid wood screen fence. To be located at rear and side property lines.
6.3.3 Concrete Split Rail Fence
Four foot tall concrete split rail fence. To be located at perimeter of Neighborhood Park.
6.3.4 Vinyl Coated Chain Link Fence
Four foot tall vinyl coated chain link fence. To be located at perimeter of Dog Park.
FAIRVIEW AT NORTHGATE MASTER PLAN
41 6.3.5 Wood Split Rail Fence
Four foot tall wood split rail fence. To be located at boundary of the Storm Water Treatment Area and Linear Park with the Open Space/Wetland.
FAIRVIEW AT NORTHGATE MASTER PLAN
42 6.4 SITE FURNITURE
Site furniture such as benches, tables, chairs, barbecues, fire pits, postal boxes, trash receptacles, and bicycle racks shall be incorporated into the overall planning of both the commercial and residential portions of the project.
Attached images are conceptual and will be refined in final design.
6.4.1 Benches
Metal benches will be located throughout the residential development and will be found in the parks.
Benches will be anchored to the pavement.
6.4.2 Tables and Chairs
Movable tables and chairs will offer flexibility and comfort in the commercial areas.
FAIRVIEW AT NORTHGATE MASTER PLAN
43 6.4.3 Picnic Tables and Lounge Chairs
Casual seating with picnic tables and lounge chairs will be incorporated into the residential parks. This will create gathering spaces to foster community interaction. Tables and chairs will be anchored to the pavement.
FAIRVIEW AT NORTHGATE MASTER PLAN
44 6.5 WALKWAYS AND PATHS
Walkways and paths shall connect through the residential development and offer pedestrian access from the residential development to the commercial development. Walkways shall be a minimum of 5 feet. Walkways in front of retail and commercial entrances shall be a minimum of 12 feet. Design elements, columns and other street furniture can encroach on this so long as a clear walkway not less than 5 feet is maintained.
6.6 LIGHTING
Lighting shall be provided for walkway areas, parking areas, as landscape accents, for storefront displays and entryways, and for building accents. Lighting fixtures should be designed for their specific purpose and may be freestanding, wall mounted, pole mounted, light bollards, recessed or suspended as appropriate. Uniformity of design style is required on the commercial buildings and standard streetlights. Streetlights do not need to match between the residential and commercial areas.
The residential portion of the project shall include lights on all garages to help illuminate the alleys. 11’ pedestrian lights will be placed along park pathways for illumination, and bollard lights will be included around seating and gathering areas. Streetlights along Turner Parkway will illuminate the proposed meandering path.
The open space will be unlit to discourage night time activity. Streetlights in the residential portion of the project will be designed to City Standards based off Section 3.1.5 in the 2011 City of Vallejo Standards and Specifications and Standard Drawings.
The commercial entrances and parking area will be illuminated with standard downward pointing lights, each containing two LED fixtures affixed to a 37’ foot light pole. The lighting fixtures are of a “shoe-box” style. Parking lot light standards are designed in order to provide even light distribution for vehicle and pedestrian safety. The parking lot lights will be timer controlled to limit lighting up to one hour after the businesses have closed. Parking lot lighting will only remain on to provide security and emergency lighting only along the main driveways.
Lighting fixtures will also be located on the buildings approximately every 40 feet around the exterior of the building to provide safety and security. Parking and site lighting will incorporate the use of cutoff lenses to keep light from overflowing beyond the project boundaries.
FAIRVIEW AT NORTHGATE MASTER PLAN
45 6.7 MAILBOXES
Community mailboxes will be located throughout the project. There will be 10 locations where residents will be able to pick up mail convenient to their home.
Proposed Mailboxes
FAIRVIEW AT NORTHGATE MASTER PLAN
46 6.8 NEIGHBORHOOD PARK
A large Neighborhood Park will be located in the center of the residential development and is easily accessible to all residents.
6.8.1 Neighborhood Park Community Area
The Western portion of the Neighborhood Park will include an edible garden, a firepit area with lounge seating, and picnic tables and grills to provide a community gathering space.
FAIRVIEW AT NORTHGATE MASTER PLAN
47 6.8.2 Neighborhood Park Play Area
The Eastern portion of the Neighborhood Park will include play areas for children of all ages, as well as a versatile lawn area. Large trees will be planted to provide shade and create a fun and relaxing environment.
FAIRVIEW AT NORTHGATE MASTER PLAN
48 6.9 LINEAR PARK
The Linear Park will be located at the western edge of the residential development, adjacent to the open space. The park will be more passive-use, and will include benches and tables along a walking path, in addition to a dog park.
FAIRVIEW AT NORTHGATE MASTER PLAN
49 6.10 FRONT YARD TYPICAL LANDSCAPE
6.10.1 Single Family Typical Front Yard Landscape
6.10.2 Bungalow Typical Front Yard Landscape
See page 50 for plant palette.
FAIRVIEW AT NORTHGATE MASTER PLAN
50 6.10.3 Front Yard Landscape Plant Palette
FAIRVIEW AT NORTHGATE MASTER PLAN
51 SECTION 7: SIGNAGE
This section provides the development standards for the signage as part of the Fairview at Northgate Master Plan. Signage is proposed for the commercial portion of this Master Plan. There will be two types of signs on the project, a pylon sign and a sign affixed to the building face. Signage is proposed to be attractive and easily viewed. It shall be seen from the freeway and from the surrounding roads.
7.1 CONSTRUCTION REQUIREMENTS
• All signs and their installation shall comply with all local building and electrical codes. • All electrical signs will be fabricated by a U.L. approved sign company, according to U.L. specifications and bear U.L. label.
• Sign Company to be fully licensed with the City and State and shall have full Workman’s Compensation and general liability insurance.
• All penetrations of building exterior surfaces are to be sealed waterproof in a color and finish to match existing exterior.
• Internal illumination to be led installed and labeled in accordance with the “National Board of Fire Underwriters Specifications”
• Painted Surfaces to have glossy or satin finish. Only paint containing acrylic or polyurethane products may be used.
• Logo and letter heights shall be as specified and shall be determined by measuring the normal capital letter of a type font.
• All sign fabrication shall be of excellent quality. All logo images and type-styles shall be accurately reproduced. Lettering that approximates type styles will not be acceptable. The Owner reserves the right to reject any fabrication work deemed to be below standards. • All lighting must match the exact specifications of the approved working drawings. No exposed conduit or raceways will be allowed.
• Signs must be made of durable rust-inhibiting materials that are appropriate and complimentary to the building.
• Color coating shall exactly match the colors specified on the approved plans. • Joining materials (e.g., seams) shall be finished in a way as to be unnoticeable. Visible welds shall be continuous and ground smooth. Rivets, screws, and other fasteners that extend to visible surfaces shall be flush, filled, and finished so as to be unnoticeable.
• Finished surfaces of metal shall be free from oil canning and warping. All sign finishes shall be free from dust, orange peel, drips, and runs and shall have a uniform surface conforming to the highest standards of the industry.
• In no case shall any manufacturer’s label be visible from the street from normal viewing angles. • Exposed raceways are not permitted.
• Exposed junction boxes, lamps, tubing or neon crossovers of any type are not permitted. • All conduits, etc. installed on rock background, corrugated metal and/or back of parapets to be painted a specific color to be approved by the architect or landlord. • Premises identification signs (address numerals) are subject to the approval of the City Engineering and Fire Department.
FAIRVIEW AT NORTHGATE MASTER PLAN
52 7.2 SIGN TYPES
Creative and imaginative signage is strongly encouraged and will be the standard for Landlords review/approval of all sign design submittals.
There are many acceptable sign treatments, however, a mixed media three-dimensional approach combining several different fabrication and lighting techniques is preferred.
Tenants are strongly encouraged to consider the specific architectural style of their facade, the overall concept of the project, the scale of the proposed sign and the critical viewing angles and sight lines when designing appropriate graphics and signs for the storefront. Note that specific locations and surrounding architectural treatments can limit the maximum sign height and length, which may differ from the general guidelines proposed above. The Landlord reserves the right to approve or reject any proposed sign on the basis of its size and placement.
7.2.1 Acceptable Sign Types
• Front and halo 5” illuminated channel letters.
• 3” deep halo illuminated letters.
• Channel letter 5” deep.
• Mixed media/3 dimensional signs using images, icons, logos, etc. • Signs painted gold, silver or copper leaf.
• Sand blasted, textured and/or burnished metal-leaf faced dimensional letters, pin mounted from facade. • Signs mounted to hard canopies, eyebrows or other projecting architectural elements. • Open face channel letters with exposed neon tubing with clear acrylic faces. Allowed for Major Tenant. • Metal letters with exterior lighting.
• LED illuminated faux neon channel letters sign.
7.2.2 Prohibited Sign Types
• Flashing Signs: Animated, flashing or audible signs.
• Lettering painted directly on a building surface, including windows. • Projections above rooftop.
• Sign cabinets (except logo elements in conjunction with approved channel letters, all logos shall be dimensional and shall incorporate push thru lettering). • Banners attached to the exterior of the buildings.
FAIRVIEW AT NORTHGATE MASTER PLAN
53 7.3 SMALL RETAIL WALL SIGNS
1. Approval Required: All signs shall be attached to the building only at a location approved by the Landlord and the City of Vallejo.
2. Primary Wall Sign: The main business identification sign shall be located on the building fascia and/or eyebrow mounted at the location shown on elevation page.
3. Suite Address Number Sign: The suite number or address of the lease space shall be centered above the door per fire department requirement with white vinyl film.
4. Sign type: Tenants signs shall be composed of channel letters, eyebrow mounted: channel letters, channel letters (clear face/neon), and metal letters face lit.
a. The aggregate sign area (all signs on one wall) shall not exceed paragraph #5 below. b. Sandblasted or painted signs are not permitted.
5. Tenant Identification Signs:
a. The maximum area allowed for the main ID as follows: One and one half (1-1/2) square feet of wall signage per linear foot of primary entry leasehold space b. The maximum size for the main ID sign shall not exceed 100 SF with a maximum height of three (3) feet zero (0) inches for a single-line copy sign and a maximum height of three (3) feet six (6) inches for any double-line copy sign.
c. Secondary signs shall not exceed one (1) square foot of wall signage per linear foot of secondary elevation leasehold frontage. One internally illuminated channel letter sign on each visible secondary elevation facing a parking lot or street with a maximum letter height of two (2) feet. d. Location: Landlord shall reasonably approve location of signs which shall be in keeping with the architectural design of the building. Signs to be located only within the space and surface specifically provided for on the building.
e. Every business with a drive thru facility is permitted a maximum of two (2) menu/order board signs.
The sign shall be adjacent to the drive thru aisle. The sign shall not be located as to impair the vision of the driver of a vehicle traveling either into, out of, or through the drive thru aisle. The area of each sign shall not exceed fifty (50) square feet. The height of the sign including the pole or base shall not exceed eight (8) feet from grade to the top of the sign.
f. Exit and Enter signs shall be placed as needed to insure traffic flow and will not be included in the overall square footage allowed. A plot plan showing all signs (Menu Boards and Exit and Enter signs) must be approved by the Owner and City of Vallejo, CA.
6. Materials:
a. Sign Face: Acrylic. Landlord must approve colors prior to sign permit submittal. b. Letter return material: Aluminum, painted to match building colors or Landlord approved colors. c. Letter return depth: Not to exceed 7” from the face of the building. d. Trim cap size: ¾” for 24” letters and 1” for 36” logo elements.
7. Lighting:
a. All signs shall be internal LED illuminated
b. All signs to be U.L. listed.
c. Halo lighting
FAIRVIEW AT NORTHGATE MASTER PLAN
54 7.4 MAJOR TENANT WALL SIGNS
1. Approval Required: All signs shall be attached to the building only at a location approved by the Landlord and the City of Vallejo.
2. Primary Wall Sign: The main business identification sign shall be located on the building fascia at the location shown on elevation page.
3. Suite Address Number Sign: The suite number or address of the lease space shall be centered above the door per fire department requirement with white vinyl film.
4. Sign type: Tenant signs shall be composed of channel letters, eyebrow mounted: channel letters, channel letters (clear face/neon), and metal letters face lit.
a. The aggregate sign area (all signs on one wall) shall not exceed paragraph #5 below.
5. Tenant Identification Signs:
a. The maximum area allowed for the main ID as follows: Two (2) square feet of wall signage per linear foot of primary entry leasehold space
b. The maximum size for the main ID sign shall not exceed 400 SF with a maximum height of six (6) feet for a single-line copy sign and a maximum height or eight (8) feet for any double- line copy sign.
A sublease tenant is allowed one (1) wall sign per sub-establishment, maximum of two (2) sublease businesses, not to exceed 75 square feet
c. Secondary signs shall not exceed one (1) square foot of wall signage per linear foot of secondary elevation leasehold frontage. One internally illuminated channel letter sign on each visible secondary elevation with a maximum letter height of four (4) feet for a single-line copy sign and a maximum height of six (6) feet for any double-line copy sign.
d. Location : Landlord shall reasonably approve location of signs which shall be in keeping with the architectural design of the building. Signs to be located only within the space and surface specifically provided for on the building.
e. Total area of wall signs shall not to exceed 80% of any street or parking lot frontage. Maximum length shall not exceed 80 percent of any street or parking lot frontage.
6. Materials:
a. Sign Face: Acrylic. Landlord must approve colors prior to sign permit submittal. b. Letter return material: Aluminum, painted to match building colors or Landlord approved colors. c. Letter return depth: Not to exceed 7” from the face of the building. d. Trim cap size: ¾” for 24” letters and 1” for 36” logo elements.
7. Lighting:
a. All signs shall be internal LED illuminated
b. All signs to be U.L. listed.
c. Halo lighting
FAIRVIEW AT NORTHGATE MASTER PLAN
55 7.5 PERMANENT WINDOW AND DOOR SIGNAGE
7.5.1 Tenant Entry Information
• Materials: Matte white vinyl letters on entry glass.
• Copy: 8” overall height of suite letter or address numerals Tenant entry / Hours of operation information 12” x 12” Credit card and social media information • Sign Area: 3.0 square foot maximum sign area
• Typeface: Caecilia 55 Roman, Caecilia 75 Bold or other Property Owner approved corporate standard for typeface
• Location: Address or suite number centered over the main entry door(s). Tenant and/or hours of operation on entry glass panel on the same side as door handle or right side, as applicable.
7.5.2 Rear Entry I.D.
• Materials: Vinyl letters on door in contrasting color. • Copy: 4” overall height of suite letter or address numerals 2” high Tenant Name • Sign Area: 2.5 square foot maximum sign area
• Typeface: Caecilia 55 Roman, Caecilia 75 Bold or other Property Owner approved corporate standard for typeface
FAIRVIEW AT NORTHGATE MASTER PLAN
56 7.6 APPROVED SIGNS
7.6.1 Examples of Wall Mounted Signs
Examples are provided for illustrative purposes only. Other manufacturing may be allowed.
FAIRVIEW AT NORTHGATE MASTER PLAN
57 7.6.2 Examples of Eyebrow Mounted Signs
Examples are provided for illustrative purposes only. Other manufacturing may be allowed.
FAIRVIEW AT NORTHGATE MASTER PLAN
58 7.7 PROPOSED SIGNS
7.7.1 Multi Tenant Panel Pylon Signs
Examples are provided for illustrative purposes only.
FAIRVIEW AT NORTHGATE MASTER PLAN
59 7.8 EXISTING SIGN LOCATIONS
7.8.1Map of Existing Locations
There are numerous signs in the vicinity of the Project. Some are located along the freeway while others are found along Columbus Parkway. The image below shows the approximate location of the existing signs in the surrounding area of the Project.
FAIRVIEW AT NORTHGATE MASTER PLAN
60 7.8.2 Existing Locations Legend
This legend describes the existing signs with images, size and location.
FAIRVIEW AT NORTHGATE MASTER PLAN
61 This legend describes the existing signs with images, size and location.
FAIRVIEW AT NORTHGATE MASTER PLAN
62 7.9 PROPOSED SIGN LOCATION
7.9.1Map of Proposed Location
FAIRVIEW AT NORTHGATE MASTER PLAN
63 7.9.2 Existing and Proposed Locations along Freeway
Below are image perspectives that call out where existing and proposed signs are located along the freeway. Refer to 7.8.1: Map of Existing Locations, 7.8.2: Existing Locations Legend and 7.9.1: Map of Proposed Locations for plan view locations.
FAIRVIEW AT NORTHGATE MASTER PLAN
64 SECTION 8: ARCHITECTURE DEVELOPMENT STANDARDS
This section provides the development standards for the architecture as part of the Fairview at Northgate Master Plan.
8.1 GENERAL GUIDELINES
8.1.1 Architectural Styles
Architectural Character: Wine Country Agrarian
The architectural character of the residential, commercial, and retail buildings of the Fairview at Northgate Master Plan draws on the project site’s proximity to California’s wine country and the community’s Harvest theme. The guidelines and standards in the following sections are provided to help guide the development and maintenance of future residential, commercial, and retail buildings of Fairview at Northgate. Building elevation and floor plan examples for Residential Single Family Homes and Cluster Homes are provided in sections 7.3 and 7.4 for reference.
8.2 SINGLE FAMILY HOMES AND CLUSTER HOMES
8.2.1 Development Guidelines and Standards
a. Building Massing
• Variety in building massing and form is encouraged to provide diversity and visual interest to the neighborhood street scene. The following recommendations are encouraged when designing the residential homes of Fairview at Northgate:
o Articulation of wall planes
o Projections and recesses to provide shadow and depth
o Simple forms representative of the building’s floor plan o Combinations of one or two story forms
• Building wall planes, particularly on the front elevation, may be staggered to create interest along the street scene, to provide a desirable human scale, and to avoid visual monotony. • Residential design may provide articulation and detail to the rear and side of the dwelling when adjacent to public spaces within the community.
b. Main Entrances/Porches
• Residential entries, whether front or side entry, that face a street or lane may be articulated as a focal point of the front elevation through the use elements that reflects a Wine Country Agrarian character.
Elements within this character for consideration include:
o Covered Porch/Entry way
o Trellis
o Recessed entry
FAIRVIEW AT NORTHGATE MASTER PLAN
65 c. Roofs
• Roof design and treatment may be varied to provide visual interest to the neighborhood roofscape.
This can be achieved through varied roof forms and rooflines. The following roof guidelines and standards help promote an engaging roofscape within the Wine Country Agrarian character. o Pitched roof form: Hip, gable, cross-gable, shed. Gambrel and Mansard roof forms are prohibited. o Multiple plate height are encouraged where applicable. o A variety of roof colors and materials are encouraged and may include concrete tiles and shakes. d. Window Openings
• Windows are important elements to the building design as they provide both elevation articulation and privacy and openness for the inhabitants. The window guidelines and standards below ensure quality building design and balance between public and private interface. o Window types: Single hung slider and fixed windows; windows with horizontal grid at front elevation may be appropriate.
o Window trim elements may be stucco, pre-cast, or wood. • Stucco finished trim elements, when used, shall be sand finish. o Aluminum or vinyl frame windows should be appropriately colored to match or complement the house or trim colors for each color scheme.
o Reflective glass is prohibited.
o Shape and size of shutters, when used, should be proportionate to the window opening. e. Garage Doors
• The overall design of the building’s front elevation is encouraged to de-emphasize garage doors facing the street to promote a pedestrian friendly streetscape. Examples of techniques that may be used include:
o Garage door recesses into surrounding wall planes.
o Roof form/vertical wall plan articulation where garage is located. o Architecture forward design that shows either a covered entry/porch or habitable space located forward of the garage door.
f. Exterior Materials and Colors
• Exterior building materials and colors provide variety and richness to a building’s design. To ensure the residential homes of Fairview at Northgate achieve the desired Wine Country Agrarian character style and reflect quality design the following guidelines and standards apply:
o All surface treatments or materials should be designed to appear as an integral part of the design, and not merely applied. All materials may wrap columns, porches, or balconies in their entirety. o Colors and materials changes shall occur at inside corners. Materials applied to any elevation shall turn the outside corner of the building and end at a logical termination point related to rooflines, building massing or fence returns when they are available. o Any field color used at the base of the building shall continue down to the finish grade. • Likewise, where masonry or stone veneer is used at the base of the building, the visible wall surface below the level of the weep screed, shall be painted a color that closely matches the masonry color directly above.
o Exterior materials can include, but is not limited to:
• Stucco
• Stone Veneer
• Cementitious Lap Siding
• Cementitious Board and Batt Siding
FAIRVIEW AT NORTHGATE MASTER PLAN
66 g. Architectural Detailing
• Detail elements may be used to provide visual interest and richness to elevations. • Exposed gutters and downspouts are encouraged to be colored to match or complement the surface to which they are attached.
8.2.2 BUNGALOW TYPICAL EXAMPLE
FAIRVIEW AT NORTHGATE MASTER PLAN
67 8.2.3 LICENSED TYPICAL EXAMPLE
FAIRVIEW AT NORTHGATE MASTER PLAN
68 8.3 COMMERCIAL STANDARDS
This section provides the development standards for the architecture of the commercial portion of the site.
Both the small retail and the large retail shall be designed with the Agrarian theme in mind. The term agrarian refers to being of the land. This building style tends to focus on incorporating local materials into architecture with farmhouse elements. Often these components are rustic, organic and naturally comfortable. Agrarian-style architecture tends to invoke a communal spirit which will be well placed in current project.
8.3.1 Development Guidelines and Standards
a. Building Massing
Variations in the building form should be used to add interest and break up long wall planes. Suggested techniques include stepping the building height, furring out walls to create offsets in plane, adding reveals to wall surfaces, and insets or other variations in plan. Long facades should be designed with sufficient building articulation and landscaping to break them up into smaller visual elements. Substantial framing or masonry should be used whenever possible to allow for deep recesses and large windows which allow in sunlight throughout the day.
b. Entrances
Provide clearly defined building entries that are in scale with the proposed project, and that relate directly to the street frontage wherever possible.
c. Overhead Design Elements
Awnings, trellises or canopies are encouraged above windows, doors, and entrances to provide shade and architectural relief. Variation in parapet height can add some visual interest d. Exterior Wall Materials
Building facades should feature high-quality materials and coordinated colors. Most design motifs should utilize multiple materials, color and textures, in a coordinated way. Materials on buildings should be varied in order to create patterns and break up larger masses into smaller forms. Natural elements such as stone and wood shall be promoted within the design. Colors should be used to articulate building design as is consistent with the design motif. Muted tones found inside and outside the buildings will reinforce this sense of agrarian architecture.
e. Architectural Detailing
Articulation such as cornice detail, insets, windows, reveals, furring, score lines, and/or trim should be used to break up the visual massing of building facades. Elements should be chosen that are appropriate to the overall stylistic treatment.
f. Outdoor Space
Spaces outdoors should feel connected to the indoor spaces that are provided by the architecture. The should be a blending of the indoor and the outdoor spaces to allow for an interconnected design.
FAIRVIEW AT NORTHGATE MASTER PLAN
69 8.3.2 MAIN TENANT TYPICAL EXAMPLES
8.3.3 SMALL RETAIL TYPICAL EXAMPLES
FAIRVIEW AT NORTHGATE MASTER PLAN
70 SECTION 9: OPEN SPACE
The natural open space in Fairview at Northgate is located between the proposed residential and commercial development. It is approximately 5.7 Acres and will be fenced and posted to prevent trespassing.
9.1 TRAILS
There will be a trail system that is outside of the open space but overlooks and complements it.
9.2 EROSION CONTROL
Erosion control standards shall be used on all disturbed lands during project development. Disturbance to the central open space shall be kept at a minimum. All cut and fill slopes steeper than 5:1 shall be planted with erosion control measures.
9.3 FIRE MANAGEMENT
The open space can be accessed by fire on both the residential side and the commercial side of the project as well as from Turner Parkway.
9.4 WILDLIFE MANAGEMENT
The open space site shall promote and protect wildlife.
9.5 PRESERVATION
The open space shall reasonably preserve existing vegetation in its current condition. 4
FAIRVIEW AT NORTHGATE MASTER PLAN
71 SECTION 10: CONCLUSION
Fairview at Northgate will be a comprehensive development as laid out in this Master Plan. It will develop under the overall theme that has been established within this document.
FAIRVIEW AT NORTHGATE MASTER PLAN
1 APPENDIX A
COMMERCIAL USES:
PERMITTED USES:
a. Regionally-oriented retail uses including but not limited to:
Auto Dealership/Sales
Car Wash
Discount Center
Gas Station
Factory Store
Furniture Outlet
Home Improvement Center
Promotional Center
Warehouse Club
b. Community-serving retail uses including but not limited to:
Appliance Store
Art Gallery/Supply Store
Auto Parts
Bakery
Bicycle Shop
Book Store
Clothing/Apparel/Accessories Store
Day Care
Drug Store
Electronics/Computers
Floor Coverings Store
Florist/Plant Shop
General Merchandise Store
Gift Shop
Grocery/Food Store
Hardware Store
Hobby Shop
Home Furnishings
Home Appliances
Jewelry Store
Liquor Store
Music Store
Newspapers and Magazines
Paint, Glass and Wallpaper Store
Party Supplies
Pet Supplies
Photographic Supply Store
Picture Framing Shop
Shoe Store
Sporting Goods
Stationary and Office Supplies
FAIRVIEW AT NORTHGATE MASTER PLAN
2 Specialty Food/Grocery/Supermarket Store
Toy Store
Variety Store
c. Business/professional offices and service establishments including but not limited to:
Administrative Office
Bank, Savings and Loan, Credit Union and Other Financial Institutions Barber/Beauty Shop/Nail Salon
Copying and Printing
Dry Cleaner (No plant permitted on premises)
Employment Agency
Formal Ware - Rental
In-Patient and Out-Patient Health Facilities (licensed) Locksmith
Medical Clinic/Office
Photographic Studio
Professional Offices including: Accounting, Architectural, Dental, Engineering, Legal, etc.
Real Estate/Title Office
Shoe Repair
Tailor
Technology Access Center
Tele-Commuting Center
Travel Agency
Watch and Clock Repair
d. Eating, drinking and entertainment establishments including but not limited to:
Bagel Shop/Bakery
Bar/Cocktail Lounge
Cafe
Coffee House
Delicatessen
Fast Food Restaurant with Drive-Through
Ice Cream/Yogurt
Micro-Brewery
Restaurant - Full Service, Sit Down and Take-Out permitted - Outdoor dining permitted Theater - Indoor (Including Dinner, Live Play, etc.)
CONDITIONAL USES:
Animal Sales and Services
Community Center
Dance Floor
Day Care Center
Hotel/Motel
Lodge Hall
Pet Day Care/Boarding
Video Arcade
FAIRVIEW AT NORTHGATE MASTER PLAN
3 TEMPORARY USES:
Arts and Crafts Fair
Carnival
Christmas Tree Sales
Farmers Market
Festival/Street Fair
Parking Lot Sales
Sidewalk Sales
Temporary Construction Trailer
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.
FOOTHILL DRIVE
TURNER PARKWAY
ADMIRAL CALLAGHAN LANE INTERSTATE 80
182
179
190 5'
10' 13' 13' PROPOSED R/W
5'11' 12' 11' 12' 13' 5'
6.5' 5' 13' 12' 11' 12' 13'
10'
12' 6.5'
5'
13'
1'
5' 12' 1' I - 80
12' 5' 12'
PARCEL A
FAIRVIEW at NORTHGATE
Vallejo, California SEPTEMBER 2018
COVER SHEET C.1.0
VALLEJO
INTERSTATE 80
HIGHWAY 37
COLUMBUS PKWY
TURNER PKWY
ASCOT PKWY
REDWOOD PKWY
ADMIRAL CALLAGHAN LN
VICINITY MAP
N.T.S.
PROJECT
SITE
TS TURNER PARKWAY
OPEN SPACE
C.1.0 COVER SHEET AND VICINITY MAP
C.2.0 OVERALL SITE PLAN AND TRAIL SYSTEM
C.3.1 RESIDENTIAL DIMENSIONED SITE PLAN
C.3.2 COMMERCIAL DIMENSIONED SITE PLAN
C.4.1 RESIDENTIAL PARKING PLAN
C.4.2 COMMERCIAL PARKING PLAN
C.5.1 RESIDENTIAL WATER QUALITY PLAN
C.5.2 COMMERCIAL WATER QUALITY PLAN
C.6.0 UTILITY SITE PLAN
C.6.1 COMMERCIAL UTILITY PLAN
C.6.1A TRUNKMAIN RELOCATION PLAN
C.6.2 RESIDENTIAL UTILITY PLAN
C.7.0 COMMERCIAL GRADING PLAN
C.8.0 OVERALL SITE DRAINAGE PLAN
C.9.0 OVERALL EXISTING TREE PLAN
C.10.0 RESIDENTIAL PLOTTED SITE PLAN
C.11.0 TRANSIT PLAN
C.12.0 ADMIRAL CALLAGHAN LANE BRIDGE DETAILS
C.13.0 PARK DEDICATION
CIVIL
TABLE OF CONTENTS
A0.0 COVER SHEET
A1.0 PLAN 1 - FRONT ELEVATIONS
A1.1 FLOOR PLAN 1
A1.1.1 PLAN 1 ADDENDA
A1.2 EXTERIOR ELEVATIONS - PLAN 1A
A1.3 EXTERIOR ELEVATIONS - PLAN 1B
A1.4 EXTERIOR ELEVATIONS - PLAN 1C
A1.5 OPTIONAL OUTDOOR ROOMS - PLAN 1
A2.0 PLAN 2 - FRONT ELEVATIONS
A2.1 FLOOR PLAN 2
A2.1.1 PLAN 2 ADDENDA
A2.2 EXTERIOR ELEVATIONS - PLAN 2A
A2.3 EXTERIOR ELEVATIONS - PLAN 2B
A2.4 EXTERIOR ELEVATIONS - PLAN 2C
A2.5 OPTIONAL OUTDOOR ROOMS - PLAN 2
A3.0 PLAN 3 - FRONT ELEVATIONS
A3.1 FLOOR PLAN 3
A3.1.1 PLAN 3 ADDENDA
A3.2 EXTERIOR ELEVATIONS - PLAN 3A
A3.3 EXTERIOR ELEVATIONS - PLAN 3B
A3.4 EXTERIOR ELEVATIONS - PLAN 3C
A4.0 COLOR BOARD
ARCHITECTURE - SINGLE FAMILY
LANDSCAPE ARCHITECTURE
A0.0 COVER SHEET
A1.0 PLAN 1 - FRONT ELEVATIONS
A1.1 FLOOR PLAN 1
A1.1.1 PLAN 1 ADDENDA
A1.2 EXTERIOR ELEVATIONS - PLAN 1A
A1.3 EXTERIOR ELEVATIONS - PLAN 1B
A1.4 EXTERIOR ELEVATIONS - PLAN 1C
A2.0 PLAN 2 - FRONT ELEVATIONS
A2.1 FLOOR PLAN 2
A2.1.1 PLAN 2 ADDENDA
A2.2 EXTERIOR ELEVATIONS - PLAN 2A
A2.3 EXTERIOR ELEVATIONS - PLAN 2B
A2.4 EXTERIOR ELEVATIONS - PLAN 2C
A3.0 PLAN 3 - FRONT ELEVATIONS
A3.1 FLOOR PLAN 3
A3.1.1 PLAN 3 ADDENDA
A3.2 EXTERIOR ELEVATIONS - PLAN 3A
A3.3 EXTERIOR ELEVATIONS - PLAN 3B
A3.4 EXTERIOR ELEVATIONS - PLAN 3C
A4.0 COLOR BOARD
A4.1 STREET SCENE PERSPECTIVE
L1.0 OVERALL LANDSCAPE PLAN ARCHITECTURE - GREEN COURT
L2.0 OVERALL RESIDENTIAL SITE & WETLAND OPEN SPACE
L2.1 RESIDENTIAL PASEOS
L2.2 RESIDENTIAL PASEOS: TYPICAL ENTRY LANDSCAPE
L2.3 RESIDENTIAL: TYPICAL FRONT YARD LANDSCAPE
L2.4 RESIDENTIAL: PLANT PALETTE
L2.5 OPEN SPACE: EASTERN RESIDENTIAL PLAY PARK
L2.6 OPEN SPACE: WESTERN RESIDENTIAL COMMUNITY PARK
L2.7 RESIDENTIAL: SITE FURNISHING
L2.8 RESIDENTIAL MAILBOX LOCATION PLAN
L2.9 RESIDENTIAL FENCE LOCATION PLAN
L3.0 TURNER PARKWAY PEDESTRIAN PATHS
L3.1 OPEN SPACE: LINEAR PARK & WETLAND
L3.2 STORMWATER TREATMENT AREA
L3.3 OPEN SPACE: LINEAR PARK & WETLAND PLANT PALETTE
L4.0 OVERALL LANDSCAPE PLAN: RETAIL SITE
L4.1 RETAIL PLAZA
L4.2 PLANT PALETTE: RETAIL
A.5.0 COSTCO ENTRY
A.5.1 COSTCO FLOORPLAN
A.5.2 COSTCO ELEVATIONS
A.5.3 SMALL RETAIL BUILDING 1
A.5.4 SMALL RETAIL BUILDING 2
A.5.5 SMALL RETAIL BUILDING 3
A.5.6 SMALL RETAIL DRIVE THROUG
ARCHITECTURE - COMMERCIAL
119 SINGLE FAMILY LOTS
42 BUNGALOW LOTS
161 TOTAL LOTS
REVISED DECEMBER 2025
TURNER PARKWAY
FAIRVIEW at NORTHGATE
Vallejo, California 20 SEPTEMBER 2018
RESIDENTIAL DIMENSIONED SITE PLANC.3.1
INTERSTATE 80 TURNER PARKWAY
ADMIRAL CALLAGHAN LANE
PARCEL A
SIGNALIZED
INTERSECTION
PROPOSED PG&E GASLINE EASEMENT
CART CORRAL
CART CORRAL
CART CORRAL
CART CORRAL
CART CORRAL
CART CORRAL CART CORRAL
CART CORRAL
CART CORRAL
5'
10'
13'
13'
PROPOSED R/W
5'11' 12' 11' 12' 13' 5'
5'6.5' 13' 12' 11' 12' 13'
10'
6.5'
12'
5'
13'
1'
5'
12'
1'
CONFORM TO
EXISTING CURB
6.5'
I - 80
12'
5'
11.3' 12' 11'
13'
5'
12'
5'
12'
200' POCKET
275' POCKET
200' POCKET
FAIRVIEW at NORTHGATE
Vallejo, California REVISED: APRIL 2020 SEPTEMBER 2018
COMMERCIAL DIMENSIONED SITE PLAN C.3.2
X"AB
X" AC
2.0% 2.0%
S/W
C/L
5.5' 12' 11' 5' 6'
CLASS
II
BIKE
WAY
R/W
5.5'
LANDSCAPED
MEDIAN *
N.T.S.
ADMIRAL CALLAGHAN LANE
COMMERCIAL
SITE
X"AB
X" AC
2.0%
5' 11' 12'
CLASS
II
BIKE
WAY
45' PG&E EASEMENT
LOW LANDSCAPE
2' BUFFER 2' BUFFER
* 10' LEFT TURN POCKET WITH 1' MEDIAN CURB BARRIER
R/W
77.5' R.O.W.
6" CURB
FAIRVIEW at NORTHGATE
Vallejo, California 0 SEPTEMBER 2018
RESIDENTIAL PARKING and GARBAGE PLANC.4.1
PARKING PROVIDED FOR FAIRVIEW AT NORTHGATE:
RESIDENTIAL PARKING (IN GARAGE) : SPACES
RESIDENTIAL VISITOR PARKING (IN DRIVEWAY): SPACES
ON STREET VISITOR PARKING (1:5UNI 35.6 SPA SPACES
(RESTRICTED PARKING ON GARBAGE DAY: SPACES)
(REMAINING PARKING ON GARBAGE DAY: SPACES)
TOTAL PARKING: SPACES
LEGEND:
PARKING SPAC 2')- EEN)
VISITOR PARKING REQUIRED: SPACES (1SPACE:5 UNITS)
L
(7' x 20') GARBAGE CAN CLUSTER (3 CANS - 2'SQ WITH 2' BETW 490 238 49 49 SPACES NOTES:
1.) CURBS NOT SHOWING AN 8'x22' PARKING SPACE
BE PAINTED RED AND PARKING WILL NOT BE ALLOWED
3.) 24' CLEAR MINIMUM WILL BE MAINTAINED ON A
STREETS ON GARBAGE PICK-UP DAYS. 2 RESTRICTED PARKING SPA (7' x 20') -
SPACES FIRE HYDRANT Page 1563 of 1722
PARCEL A PROPOSED PG&E GASLINE EASEMENT
PROPOSED LOCATION OF
ACCESSIBLE STALLS - TYP. TURNER PARKWAY
ADMIRAL CALLAGHAN LANE
INTERSTATE 80
PROPOSED STACKING
AT GAS STATION
I - 80
FAIRVIEW at NORTHGATE
Vallejo, California REVISED: APRIL 2020 SEPTEMBER 2018
COMMERCIAL PARKING PLAN C.4.2
PARKING PROVIDED FOR FAIRVIEW AT NORTHGATE:
MAJOR RETAILER: 754 SPACES
ACCESSIBLE SPACES: 16 SPACES
TOTAL PARKING PROVIDED: 770 SPACES
MINIMUM PARKING REQUIRED: 609 SPACES (4.0/1000)
SHOPS AND RETAIL: 180 SPACES
ACCESSIBLE SPACES: 8 SPACES
TOTAL PARKING PROVIDED: 188 SPACES
MINIMUM PARKING REQUIRED: 110 SPACES (4.0/1000)
OVERALL COMMERCIAL PARKING TOTAL: 958 SPACES
10' x 20' PARKING SPACE WITH 24' DRIVE ISLE
NOTE: APPLICANT RESERVES THE RIGHT TO MODIFY UP TO 40% OF PARKING STALLS AS COMPACT PARKING STALLS.
FAIRVIEW at NORTHGATE
Vallejo, California REVISED: APRIL 2020 SEPTEMBER 2018
RESIDENTIAL WATER QUALITY PLANC.5.1
PARCEL A I - 80
PROPOSED PG&E GASLINE EASEMENT TURNER PARKWAY
ADMIRAL CALLAGHAN LANE
INTERSTATE 80
INSTALL TRASH
SCREEN IN INLET
OUTLET TO
EXISTING
DRAINAGE
AREA. (SEE
DETAIL THIS
SHEET)
BIORETENTION
FEATURE (TYP.)
BIORETENTION
FEATURE (TYP.)
INSTALL CURB CUT TO
ALLOW RUNOFF INTO
WATER QUALITY BASIN
INSTALL CURB CUT TO
ALLOW RUNOFF INTO
WATER QUALITY BASIN
INSTALL CURB
CUT TO ALLOW
RUNOFF INTO
WATER QUALITY
BASIN
INSTALL KRISTAR TRASH SYSTEM
(OR APPROVED EQUAL) AT EACH
BASIN INLET. (TYP.)
FAIRVIEW at NORTHGATE
Vallejo, California REVISED: APRIL 2020 SEPTEMBER 2018
COMMERCIAL WATER QUALITY PLANC.5.2
APPROXIMATE LOCATION OF
PROPOSED WATER QUALITY
FEATURE.
NOTES:
1.) DEVELOPER RESERVES THE RIGHT TO OVERSIZE THE
IN-TRACT STORM DRAIN SYSTEM OR USE OTHER TYPES
OF UNDERGROUND STORAGE FACILITIES TO HANDLE
HYDROMODIFICATION SHOULD IT BE REQUIRED.
OUTFALL DETAIL
SECTION PLAN VIEW
PARCEL A
182
31 32 33 34 29 30
35 36
190
27 28
38 37
PARCEL D
BFP BFP
BFP INTERSTATE 80
TURNER PARKWAY FOOTHILL
ADMIRAL CALLAGHAN LANE
DRIVE
PROPOSED DETENTION
BASIN
GT
I - 80
GT
NEW 24" SEWER
TRUNK MAIN
EXISTING CHANNEL TO
REMAIN-BRIDGE TO BE
CONSTRUCTED OVER CHANNEL
TO SUPPORT ROAD EXPANSION
NEW 60" MANHOLE OVER
EXISTING TRUNKMAIN USE
OUTSIDE DROP (OR AS
MODIFIED WITH FINAL
DESIGN) TO CONNECT PRIVATE
SEWER SYSTEM
ABANDON EXISTING MAIN
AND SLURRY PER DISTRICT
STANDARDS. MANHOLES TO
BE ABANDONED PER
APPROVED IMPROVEMENT
PLANS.
OUTFALL FOR COMMERCIAL
DRAINAGE
EXISTING 51" OUTFALL
NEW 60" MANHOLE TO USE
OUTSIDE DROP (OR AS
MODIFIED DURING FINAL
DESIGN) TO CONNECT PRIVATE
SEWER SYSTEM
PLUG EXISTING
TRUNKMAIN AT MAIN
PRIOR TO SLURRY
FAIRVIEW at NORTHGATE
Vallejo, California 20 SEPTEMBER 2018
OVERALL UTILITY PLAN C.6.0
NOTES:
· MINIMUM SIZE OF MAINS ARE AS FOLLOWS:
- STORM DRAIN - 12"
- SANITARY SEWER - 8" OR PER DISTRICT STANDARDS
- SANITARY SEWER TRUNKMAIN RELOCATION - 24" PVC MAIN.
- POTABLE WATER - 12" - COMMERCIAL, 8" - RESIDENTIAL
· SEWER MANHOLES SIZES (WILL BE ADJUSTED AS NEEDED DURING FINAL
DESIGN)
- TRUNKMAIN RELOCATION - 60" MIN
- OTHER MAINLINE - 48" MIN
· MASTER POTABLE WATER METERS TO BE SIZED IN FINAL DESIGN. IF REQUESTED, EASEMENT CAN BE PROVIDED OVER PRIVATE WATER SYSTEM. · CONCEPTUAL SERVICE TIE-IN POINTS SHOWN WILL BE
COORDINATED/ADJUSTED WITH ARCHITECTURE IN FINAL DESIGN. · ADDITIONAL BACKFLOW PREVENTER, RISERS PIPES, TO BE COORDINATED WITH FINAL DESIGN.
· DEPENDING ON ULTIMATE USES, ADDITIONAL GREASE TRAPS MAY BE REQUIRED.
N
E
IN
TURNER
EXISTING 51" OUTFA
TURNER PARKW
PLUG EXISTING
TRUNKMAIN AT MAIN
PRIOR TO SLURRY
LEGEND
- WATER LINE & VALVES - FIRE HYDRANT WITH VALVE
BFP - BACKFLOW PREVENTER
GV - GATE VALVE
M - WATER METER
FS - FIRE SERVICE
- PUBLIC SANITARY SEWER PIPE AND MANHOL
- PUBLIC STORM DRAIN PIPE AND CATCH BAS
- STORM DRAIN MANHOLE
SD - STORM DRAIN
SS - SANITARY SEWER
-
- PRIVATE SANITARY SEWER PIPE AND MANHO - PRIVATE STORM DRAIN PIPE AND CATCH BA - GREASE TRAP G T
STORM DRI
HEADWALL
PARCEL A
SIGNALIZED
INTERSECTION ADMIRAL CALLAGHAN LANE
BFP
BFP
BFP
PROPOSED PG&E GASLINE EASEMENT TURNER PARKWAY
ADMIRAL CALLAGHAN LANE
INTERSTATE 80
15' VSFCD EASEMENT
I - 80
EXISTING SS MAIN TO
BE ABANDONED IN PLACE.
GREASE TRAP (2500 GAL-MIN)
AND SS LATERAL (KITCHEN)
AND SS LATERAL WITH TWO-WAY
CLEANOUT (BATHROOMS)
PRIVATE SEWER PUBLIC SEWER
PRIVATE WATER PUBLIC WATER EX. WATER
CONNECT TO EX W MAIN
IN TURNER PRKW AND
CUT IN NEW TEE PUBLIC WATER PRIVATE WATER EX. WATER
PRIVATE WATER
PUBLIC WATER
EX. WATER
2" W
12" FS
GV
GV
CONNECT TO EX W MAIN
IN TURNER PRKW AND
CUT IN NEW TEE
CONNECT TO EX W MAIN IN
ADMIRAL CALLAGHAN LANE
AND CUT IN NEW TEE
GV
METER(S) TO BE
LOCATED IN PUBLIC
RIGHT OF WAY
PRIVATE SERVICE LINE
METER(S) TO BE
LOCATED IN PUBLIC
RIGHT OF WAY
PRIVATE WATER
PUBLIC WATER
PRIVATE SERVICE LINE
INSTALL TRASH
SCREEN IN INLET
OUTLET TO
EXISTING
DRAINAGE AREA.
(SEE DETAIL
SHEET C.5.2)
CONNECT TO
EXIST SSMH
NEW 60" MANHOLE OVER
EXISTING TRUNKMAIN USE
OUTSIDE DROP (OR AS
MODIFIED WITH FINAL
DESIGN) TO CONNECT
PRIVATE SEWER SYSTEM
60" MANHOLE (MIN.)
RIM 115.0±
FL 24" 87.0±
(28' DEEP)
NEW 60" MANHOLE TO USE
OUTSIDE DROP (OR AS
MODIFIED DURING FINAL
DESIGN) TO CONNECT
PRIVATE SEWER SYSTEM
60" MANHOLE (MIN.)
RIM: 111.0±
FL 86.0±
(25' DEEP)
60" MANHOLE (MIN.)
RIM: 106.0±
FL 24" - 85.4±
(20.6' DEEP)
NEW 24" SEWER
TRUNK MAIN
EXISTING CHANNEL TO
REMAIN - BRIDGE TO BE
CONSTRUCTED OVER CHANNEL
TO SUPPORT ROAD
EXPANSION
PROPOSED DETENTION
BASIN
EXISTING 51"
OUTFALL
60" MANHOLE (MIN.)
RIM: 110.5±
FL 86.5±
(24' DEEP)
GT
PRIVATE SEWER
PUBLIC SEWER
FAIRVIEW at NORTHGATE
Vallejo, California REVISED: APRIL 2020 SEPTEMBER 2018
COMMERCIAL UTILITY PLAN C.6.1
LEGEND
- WATER LINE & VALVES
- FIRE HYDRANT WITH VALVE
BFP - BACKFLOW PREVENTER
GV - GATE VALVE
M - WATER METER
FS - FIRE SERVICE
- PUBLIC SANITARY SEWER PIPE AND MANHOLE
- PUBLIC STORM DRAIN PIPE AND CATCH BASIN - STORM DRAIN MANHOLE
SD - STORM DRAIN
SS - SANITARY SEWER
- STORM DRAIN OUTFALL
- PRIVATE SANITARY SEWER PIPE AND MANHOLE
- PRIVATE STORM DRAIN PIPE AND CATCH BASIN
G T - GREASE TRAP
NOTES:
· MINIMUM SIZE OF MAINS ARE AS FOLLOWS:
- STORM DRAIN - 12"
- SANITARY SEWER - 8" OR PER DISTRICT STANDARDS
- SANITARY SEWER TRUNKMAIN RELOCATION - 24" PVC MAIN.
- POTABLE WATER - 12" (COMMERCIAL ONLY)
· SEWER MANHOLES SIZES (WILL BE ADJUSTED AS NEEDED DURING
FINAL DESIGN)
- TRUNKMAIN RELOCATION - 60" MIN
- MAINLINE - 48" MIN
· MASTER POTABLE WATER METERS TO BE SIZED IN FINAL DESIGN. IF
REQUESTED, EASEMENT CAN BE PROVIDED OVER PRIVATE WATER
SYSTEM.
· CONCEPTUAL SERVICE TIE-IN POINTS SHOWN WILL BE
COORDINATED/ADJUSTED WITH ARCHITECTURE IN FINAL DESIGN. · ADDITIONAL BACKFLOW PREVENTER, RISERS PIPES, TO BE
COORDINATED WITH FINAL DESIGN.
· DEPENDING ON ULTIMATE USES, ADDITIONAL GREASE TRAPS MAY BE REQUIRED.
444'-24"SS S=0.0012 450'-24"SS S=0.0012 450'-24"SS S=0.0012 190'-24"SS S=0.0357 16+03.21 SSMH4 18" INV IN 89.70 (S) 24" INV OUT 87.00 (NW) NEW 84" MH OVER EXISTING LINE 11+59.56 SSMH3 24" INV IN 86.47 (SE) 24" INV OUT 86.47 (N) 60" MH - 24' DEEP 7+09.56 SSMH2 24" INV IN 85.93 (S) 24" INV OUT 85.93 (N) 60" MH - 23' DEEP 2+59.56 SSHM1 24" INV IN 85.39 (S) 24" INV OUT 85.39 (NE) 60" MH - 20.6 DEEP 0+69.56 EX SSMH0 24" INV IN 78.60 (SW) RIM 115.0±
RIM 110.5±
RIM 106.0±
RIM 97.7±
APPROX. FINISH RIM 111.0±
GRADE PROFILE
EXISTING MAIN
EXISTING
MAIN
BFP
BFP
PARCEL A EX SSMH
EX.18"SS SSMH4
SSMH2
SSMH3
EX SSMH0
EX SSMH
45'-18"SS
444'-24"SS
450'-24"SS
450'-24"SS
190'-24"SS
SSHM1
SEWER TRUNKLINE THROUGH PARKING LOT (PUBLIC LINE)
SEE LEFT SEE RIGHT
FAIRVIEW at NORTHGATE
Vallejo, California REVISED: APRIL 2020 SEPTEMBER 2018
TRUNKMAIN RELOCATION PLANC.6.1A
FAIRVIEW at NORTHGATE
Vallejo, California 0 SEPTEMBER 2018
RESIDENTIAL UTILITY PLAN C.6.2
N TO
O BE
L
INED
F 1"
TIONS
ILL
OLE
ASIN
HOLE
BASIN
N
E
IN
LEGEND
- WATER LINE & VALVES - FIRE HYDRANT WITH VALVE
BFP - BACKFLOW PREVENTER
GV - GATE VALVE
M - WATER METER
FS - FIRE SERVICE
- PUBLIC SANITARY SEWER PIPE AND MANHOL
- PUBLIC STORM DRAIN PIPE AND CATCH BAS
- STORM DRAIN MANHOLE
SD - STORM DRAIN
SS - SANITARY SEWER
-
- PRIVATE SANITARY SEWER PIPE AND MANHO - PRIVATE STORM DRAIN PIPE AND CATCH BA
STORM DRI
HEADWALL
PARCEL A PARCEL A TURNER PARKWAY
ADMIRAL CALLAGHAN LANE
INTERSTATE 80
5'
10'
13'
13'
PROPOSED R/W
5'11' 12' 11' 12' 13' 5'
5'6.5'
13' 12' 11' 12' 13'
10'
6.5'
12'
5'
13'
1'
5'
12'
1'
CONFORM TO
EXISTING CURB
6.5'
I - 80
12'
5'
11.3' 12' 11'
13'
5'
12'
5'
12'
TW 116.4
BW 115.0
TW 116.1
BW 111.0
TW 114.0
BW 113.0
TW 103.5
BW 100.0
TW 104.0
BW 95.0
TW 104.0
BW 93.0
TW 111.0
BW 105.0 TW 112.2
BW 105.0
FF 117.2
P 116.2
FF 109.6
P 108.6
FF 104.0
P 103.0
FF 105.0 P 104.0
FF 107.0 P 106.0
117.0 1.5%
117.0
116.7
116.7 116.7
116.7 116.7
116.7
116.7
116.7
116.7
116.7
116.7
116.7
116.7
116.7 116.7
116.7
116.7
116.7
116.7
116.7
117.0
116.2
116.2
116.2
116.2 116.2
116.2
116.2
116.2
116.2
116.2
116.2
116.2
116.2
115.3
115.0
113.8
113.2 112.5 113.8 114.4 113.8 113.2 112.5 111.8
111.8
111.3
112.0
112.5
113.5
112.5
112.8 113.8
111.4 114.3
111.0
110.6
112.9
113.5
110.5 108.1
105.0
103.5
105.8
107.7
105.0 105.8
105.8
105.0
105.0
105.0
105.0
103.8
103.5
103.8
102.8
102.5
102.0
106.7 110.8
113.7
113.4
113.1
113.0 110.0
110.1
110.4
107.9 107.9
107.9
107.9 107.9
106.3
106.8
107.1
105.2
103.5
103.0
101.7
102.4 102.5 102.5
102.8
102.8
102.8
103.8
104.7
109.9
113.2
115.0
112.0
112.3
111.0
110.0
110.5
110.5
109.8
111.0
110.6
111.6
111.6
111.0
110.9
111.4
109.3
107.7
107.2
104.3
106.5
107.9 108.6
111.3
113.5
108.7
101.5
101.8
102.2
104.2
106.0
109.3
113.2
114.8
112.0
115.5
116.4 118.8
119.6
117.2
116.0
HP 116.5
LP 115.8
HP 116.4
LP 115.8
HP 115.8
115.8
112.6 113.8 115.6 110.5
110.6
108.0
109.9
104.5
102.5
101.2
103.8
106.0
107.0
108.0
3.0%
2.9%
3.0%
2.9%
1.9%
3.0%
3.0% 3.0% 1.0% 1.4% 1.0%
2.0%
2.0%
2.0%
1.9%
2.0%
1.0%
1.0%
1.5% 1.6% 1.2%
2.0%
2.0%
2.0%
1.9%
2.0%
2.0%
1.0% 2.0%
2.8% 0.8% 0.5% 3.3%
2.5%
3.0% 1.6%
1.0% 1.2%
1.0% 1.5% 2.0% 1.0% 1.7% 1.3% 1.7%
2.0%
1.5% 2.0% 2.0%
3.5% 1.9%
1.0% 1.0%
1.0% 2.0% 1.7% 1.5% 2.0%
2.0%
2.0% 1.6% 2.0% 1.3% 1.1% 1.5%
1.0%
2.0%
2.0%
1.4%
1.3%
3.5%
1.0%
115.1
97.0 0.5%
0.5%
0.5%
0.5%
0.5%
116.4
0.5%
116.0
0.5%
0.5%
0.5%
113.2
1.8% 1.8%
112.0
1.0%
1.5%
1.0%
114.7 2.0%
114.0
1.5% 1.2%
116.2
FAIRVIEW at NORTHGATE
Vallejo, California REVISED: APRIL 2020 SEPTEMBER 2018
COMMERCIAL GRADING PLAN C.7.0
NOTE:
SEE SHEET C.5.2 FOR
WATER QUALITY BASIN
LOCATIONS.
OVERLAND DRAINAGE DIRECTION
BOUNDARY LINE
FAIRVIEW at NORTHGATE
Vallejo, California SEPTEMBER 2018
OVERALL SITE DRAINAGE PLANC.8.0
PROPOSED STORM PIPE
PRIVATE STORM
DRAIN EASEMENT
TURNER PARKWAY
RESIDENTIAL
DRAINAGE
OUTLET
PRIVATE STORM
DRAIN EASEMENT
EXISTING
DRAINAGE
PATTERN
RESIDENTIAL
DRAINAGE
OUTLET
INTERSTATE 80 ADMIRAL CALLAGHAN LANE
APPROX. C/L OF
NORTH-SOUTH
DRAINAGE
BLUE ROCK
SPRINGS CREEK
+
EXISTING
HIGH PT
EXISTING
52" INLET
COMMERCIAL
DRAINAGE
OUTLET
INTERSTATE 80
TURNER PARKWAY FOOTHILL
ADMIRAL CALLAGHAN LANE
DRIVE
1 - 84IN TREE
2 - 36IN TREE
3 - 36IN TREE
4 - 36IN TREE
5 - 28IN TREE
6 - 28IN TREE
7 - 28IN TREE
8 - 12IN TREE
9 - 18IN TREE
10 - 18IN TREE
11 - 18IN TREE
12 - 12IN TREE
13 - 12IN TREE
14 - 12IN TREE
15 - 36IN TREE
LIMIT OF OPEN SPACE
FAIRVIEW at NORTHGATE
Vallejo, California REVISED: APRIL 2020 SEPTEMBER 2018
EXISTING TREE PLAN C.9.0
LEGEND
EXISTING TREE TO BE
REMOVED
EXISTING TREES TO
REMAIN
EXISTING PROPERTY
BOUNDARY
TREE NUMBER BOTANICAL NAME COMMON NAME STATUS
1 Eucalyptus globulusBlue Gum REMOVE
2 Salix laevigats Red Willow REMAIN
3 Salix laevigats Red Willow REMAIN
4 Salix laevigats Red Willow REMAIN
5 Salix laevigats Red Willow REMAIN
6 Salix laevigats Red Willow REMAIN
7 Salix laevigats Red Willow REMAIN
8 Salix laevigats Red Willow REAMIN
9 Salix laevigats Red Willow REMOVE
10 Salix laevigats Red Willow REMOVE
11 Salix laevigats Red Willow REMOVE
12 Salix laevigats Red Willow EWMOVE
13 Salix laevigats Red Willow REMOVE
14 Salix laevigats Red Willow REMOVE
15 Salix laevigats Red Willow REMOVE
NOTE: TREE SURVEY NOT CONDUCTED BY A LICENSED
ARBORIST.
179 FAIRVIEW at NORTHGATE
Vallejo, California 0 SEPTEMBER 2018
RESIDENTIAL PLOTTED SITE PLAN C.10.0
Legend
lot
lot
lot
Note:
Individual floor plans may be placed next to or across the street from each other.
Only two of the same individual floor plans may be plotted next to each other without being interrupted by a different floor plan. If two of the same individual floor plans are plotted next to each other, the same individual floor plan may not be plotted across the street from the two. In no case will the same architectural elevation or color scheme be allowed next to or across the street from each other, unless they are a different individual floor plan.
SITE TRIANGLE (TYP.) All SF Plan (Licensed) 1's fit on this lot All Bungalow plan 1's fit on this lot
All SF Plan (Licensed) 2's fit on this lot
All Bungalow plan 2's fit on this lot
All SF Plan (Licensed) 3's fit on this lot
All Bungalow plan 3's fit on this lot
TURNER PARKWAY
EXISTING TREE
TO BE REMOVED
30' TAPER
APPROX. LOCATION OF
8' x 20' CONC. PAD
100' LONG BUS TURNOUT
(8' WIDE)
RELOCATED
BIKE LANE
I - 80 PARCEL A SIGNALIZED INTERSECTION ADMIRAL CALLAGHAN LANE
TURNER PARKWAY
182
190 *
*
*
FAIRVIEW at NORTHGATE
Vallejo, California 0 SEPTEMBER 2018
TRANSIT PLAN C.11.0
BUS PULLOUT
BIKE PARKING LOCATIONS
LEGEND:
BIKE RACK *
BIKE LOCKER
38'
A A
56'
36' B
B
56' BRIDGE SPAN
BRIDGE ABUTMENT
BRIDGE ABUTMENT
(TYP)
EXISTING
CHANNEL
36' BRIDGE SPAN
NEW SWALE AT PL
EXISTING
GROUND
BACKFILL AGAINST
ABUTMENT (TYP)
PL
TOE OF SLOPE
N.T.S.
SECTION A-A
BRIDGE ABUTMENT
CONNECT TO
EXISTING HEADWALL
APPROXIMATE LIMITS
OF BRIDGE DECK
BRIDGE DECK
TO MATCH NEW
PAVEMENT
GRADES
EXISTING SWALE TO REMAIN NEW TOE OF SLOPE
CONFORM TO
EXISTING CURB
N.T.S.
SECTION B-B
NEW HEADWALL
FAIRVIEW at NORTHGATE
Vallejo, California REVISED: APRIL 2020 SEPTEMBER 2018
ADMIRAL CALLAGHAN LANE BRIDGE DETAILS C.12.0
NOTE:
DEVELOPER TO WORK WITH VFWD TO
RESTRICT ACCESS AT ENTRANCE TO
BRIDGE STRUCTURE
INTERSTATE 80
TURNER PARKWAY FOOTHILL
ADMIRAL CALLAGHAN LANE
DRIVE
PARCEL A SIGNALIZED INTERSECTION ADMIRAL CALLAGHAN LANE 182 179
190 0.18±AC
5.75±AC
: D:
TOTAL: 2.31± AC
2 .
OPEN SPACE (100%): 5.75± AC
LINEAR PARK (100%): 0.84± AC
NEIGHBORHOOD PARK (100%):
1.00± AC
179 5.75±AC
TURNER PARKWA
FAIRVIEW AT NORTHGATE VALLEJO, CA
APRIL 2020
OVERALL LANDSCAPE PLAN L1
0 20’ 80’ 160’
1 12
2 3
5 10
11 9
8 1
2 6
3 7
4 8
5 9
10 12
11 Retail Plaza, see sheet L15
6’ concrete path, see sheet L10
Existing sidewalk, typ.
Stormwater treatment area, see sheet L12
Stormwater treatment planter, typ.
Open Space: Linear Park and Wetland, see sheet L11
Neighborhood park, see sheets L5-L6
8’ Pedestrian connections through parking lot, typical
Costco Gas Station
Single family homes, typ. See L3 for typical front yard Wetland trail and bridge; see sheet C2.0
Modified street geometry; see sheet C3.2
ADMIRAL CALLAGHAN LANE
TURNER PARKWAY
COSTCO
0 20’ 80’ 160’
TURNER PARKWAY
.*
4*
3581 MT. DIABLO BLVD. , SUITE 235
DAVID BABCOCK ASSOCIATES
LAFAYETTE, CALIFORNIA 94549
T: 925.283.5070
ARCHITECTURE PLANNING LANDSCAPE
TURNER PARKWAY
4 3
6 REVISED DECEMBER 2025
7
FAIRVIEW AT NORTHGATE VALLEJO, CA
APRIL 2020
OVERALL RESIDENTIAL SITE & WETLAND OPEN SPACE L2
0 30 60 120
3 2
12 1
11 10
1 2
6 3
7 4
8 5
9 10
11 12
13 6’ concrete path, see sheet L10
Most existing street trees along Turner Parkway to remain Existing sidewalk, typ.
Stormwater treatment area, see sheet L12
Neighborhood park, see sheets L5-L6
Irrigation point of connection
Open Space: Linear Park and Wetland, see sheet L11
Single family homes, typ. See sheet L3 for typical front yard Bungalow homes, typ. See sheet L3 for typical front yard Dog park, see sheet L11
Wetland setback
Native tree and shrub planting softens retail development Wetland trail and bridge; see sheet C2.0
WETLAND OPEN SPACE
TURNER
PARKWAY TURNER PARKWAY
.*
4*
DAVID BABCOCK ASSOCIATES
3581 MT. DIABLO BLVD. , SUITE 235
LAFAYETTE, CALIFORNIA 94549
T: 925.283.5070
ARCHITECTURE PLANNING LANDSCAPE
TURNER PARKWAY
4 5
6 13
7 9
8 2
1 3
REVISED DECEMBER 2025
DBA # 2319
FAIRVIEW AT NORTHGATE SHEET
L3
NORTH
NOVEMBER 8, 2024
DB+A
DAVID BABCOCK + ASSOCIATES
LAFAYETTE, CALIFORNIA 94549
T: 925.283.5070
ARCHITECTURE LANDSCAPE PLANNING
0 3581 MT. DIABLO BLVD. , SUITE 235
SCALE 1/8"= 1'
4’ 8’ 16’
TYPICAL FRONT YARD LANDSCAPE
SHEET
JANUARY, 2024 of X
DBA #2319
DAVID BABCOCK ASSOCIATES
3581 MT. DIABLO BLVD. , SUITE 235
LAFAYETTE, CALIFORNIA 94549
T: 925.283.5070
ARCHITECTURE PLANNING LANDSCAPE
SCALE 1/8"=1'
NORTH 0 2' 4' 8' 16'
1 SCALE: 1/8"=1'-0"
SINGLE FAMILY PLAN 2 SCALE: 1/8"=1'-0"BUNGALOW PLAN
Epilobium californica / Perennial 1 gal 3’ H x 3’ W 2’-6” o.c.
California Fuchsia
Lantana sellowiana ‘Monswee’ / Groundcover 1 gal 1’ H x 5’ W 4’ o.c.
Lavender Swirl Trailing Lantana
Leymus condensatus ‘Canyon Prince’ / Grass 1 gal 3‘ H x 3’ W 3’ o.c.
Canyon Prince Wild Rye
Loropetalum chinense ‘Monraz’ / Shrub 5 gal 5’ H x 4’ W 3‘-6” o.c.
Razzleberri Fringe Flower
Muhlenbergia dubia / Grass 1 gal 3’ H x 3’ W 3’ o.c.
Pine Muhly
Myoporum parvifolium ‘Fine Leaf Form’ / Groundcover 1 gal 1’ H x 6’ W 5’ o.c.
Fine-leaf Myoporum
Pittosporum tenuifolium ‘Golf Ball’ / Shrub 5 gal 4’ H x 4’ W 3’-6” o.c.
Golf Ball Kohuhu
Rosmarinus officinalis ‘Huntington Carpet’ / Groundcover 1 gal 18” H x 6’ W 4’-6” o.c.
Huntington Carpet Rosemary
Rosmarinus officinalis ‘Tuscan Blue’ / Shrub 5 gal 5’ H x 4’ W 4’ o.c.
Rosmary
Acer buergerianum / Primary Tree 30 gal. tub/24” box 25’ H x 25’ W As Shown Trident Maple
Cercis occidentalis / Accent Tree 30 gal. tub/24” box 15’ H x 15’ W As Shown Western Redbud
Epilobium californica / Perennial 1 gal 3’ H x 3’ W 2’-6” o.c.
California fuchsia
Lagerstroemia indica ‘Natchez’ / Accent Tree 30 gal. tub/24” box 12’ H x 15’ W As Shown Natchez Crape Myrtle
Lomandra longifolia ‘Breeze’ / Perennial 1 gal 3’ H x 3’ W 3’ o.c.
Dwarf Mat Rush
Loropetalum chinense ‘Monraz’ / Shrub 5 gal 5’ H x 4’ W 3’-6” o.c.
Razzleberri Fringe Flower
Olea europaea ‘Monher’ / Primary Tree 30 gal. tub/24” box 30’ H x 25’ W As Shown Fruitless Olive
Pistacia chinensis ‘Keith Davey’ / Primary Tree 30 gal. tub/24” box 30’ H x 25’ W As Shown Keith Davey Chinese Pistache
Pittosporum tenuifolium ‘Golf Ball’ / Shrub 5 gal 4’ H x 4’ W 3’-6” o.c.
Golf Ball Kohuhu
Punica granatum ‘Nana’ / Shrub 5 gal 3’ H x 3’ W 3’ o.c.
Dwarf Pomegranate
Rosmarinus officinalis ‘Huntington Carpet’ / Groundcover 1 gal 18” H x 6’ W 4’-6” o.c.
Huntington Carpet Rosemary
Westringia fruticosa ‘Smokey’ / Shrub 5 gal 4’ H x 4’ W 4’ o.c.
Coast Rosemary
Bouteloua gracilis ‘Blonde Ambition’ / Perennial 1 gal 2’ H x 2’ W 18” o.c.
Blonde Ambition Blue Grama
Dietes grandiflora / Perennial 5 gal 4’ H x 3’ W 3’ o.c.
Fortnight Lily
Dymondia margaretae / Groundcover Flats 6” H x 2’ W 6” o.c.
Silver Carpet
Festuca glauca ‘Elijah Blue’ / Groundcover 1 gal 1’ H x 1’ W 12” o.c.
Blue Fescue
Lavandula angustifolia ‘Hidcote Blue’ / Shrub 1 gal 2’ H x 3’ W 2’-6” o.c.
Hidecote English Lavender
Lomandra longifolia ‘Breeze’ / Perennial 1 gal 3’ H x 3’ W 3’ o.c.
Dwarf Mat Rush
Teucrium chamaedrys / Groundcover 1 gal 1’ H x 2’ W 18” o.c.
Wall Germander
Teucrium fruticans ‘Compactum’ / Perennial 1 gal 3’ H x 3’ W 2’-6” o.c.
Compact Bush Germander
Bouteloua gracilis ‘Blonde Ambition’ / Perennial 1 gal 2’ H x 2’ W 18” o.c.
Blonde Ambition Blue Grama
Dietes grandiflora / Perennial 5 gal 4’ H x 3’ W 3’ o.c.
Fortnight Lily
Dymondia margaretae / Groundcover Flats 6” H x 2’ W 6” o.c.
Silver Carpet
Hesperaloe parviflora / Perennial 1 gal 3’ H x 2’ W 18” o.c.
Red Yucca
Lantana sellowiana ‘Monswee’ / Groundcover 1 gal 1’ H x 5’ W 4’ o.c.
Lavender Swirl Trailing Lantana
Lavandula angustifolia ‘Hidcote Blue’ / Shrub 1 gal 2’ H x 3’ W 2’-6” o.c.
Hidecote English Lavender
Teucrium chamaedrys / Groundcover 1 gal 1’ H x 2’ W 18” o.c.
Wall Germander
Teucrium fruticans ‘Compactum’ / Perennial 1 gal 3’ H x 3’ W 2’-6” o.c.
Compact Bush Germander
Thymus praecox ‘Albiflorus’ / Groundcover Flats 1’ H x 1’ W 6” o.c.
White Moss Thyme
Thymus serpyllum ‘Elfin’ / Groundcover Flats 3” H x 1’ W 6” o.c.
Elfin Thyme
Zone 1 Zone 2 Zone 3 Zone 4
Botanical Name / Common Name Plant Type
Container
Size Plant Size
Plant
Spacing Botanical Name / Common Name Plant Type
Container
Size Plant Size
Plant
Spacing Botanical Name / Common Name Plant Type
Container
Size Plant Size
Plant
Spacing Botanical Name / Common Name Plant Type
Container
Size Plant Size
Plant
Spacing
Single Family Typical Front Yard Landscape Bungalow Typical Front Yard Landscape U�lity Easement (typ.)-
No Tree Plan�ng
Accent Tree
(typ.)
Primary Tree
(typ.)
Accent Tree
(typ.)
Primary Tree
(typ.)
FAIRVIEW AT NORTHGATE VALLEJO, CA
APRIL 2020
RESIDENTIAL: PLANT PALETTE
L4
GRASS
SHRUBS
SHRUBS
TREES
Olea europaea ‘Monher’ Quercus agrifolia Pistacia chinensis Acer buergerianum Lagerstroemia indica ‘Natchez’ Cercis occidentalis Muhlenbergia dubia
Malus pumila ‘Anna’
Rosmarinus officinalis
Lomandra longifolia ‘Breeze’ Leymus condensatus ‘Canyon Prince’ Muhlenbergia capillaris Dieties grandiflora
Pittosporum tenuifolium ‘Golf Ball’ Loropetalum chinese ‘Monraz’ Westringia fruticosa ‘Smokey’ Punica granatum ‘Nana’ Hesperaloe parviflora Bouteloua gracilis ‘Blonde Ambition’ Zauschneria californica Coleonema pulchellum ‘Sunset Gold’ Fruitless Olive Coast Live Oak Chinese Pistache Trident Maple Crape Myrtle Western Redbud Pine Muhly
Apple
Rosemary
Mat Rush Canyon Prince Wild Rye Pink Muhlygrass
Fortnight Lily
Golf Ball Kohuhu Razzleberri Fringe Flower Coast Rosemary Dwarf Pomegranate Red Yucca Blonde Ambition Blue Grama California Fuchsia Golden Breath of Heaven This list represents a sample of trees and shrubs for the residential neighborhood.
DBA # 2319
FAIRVIEW AT NORTHGATE L5
NORTH
NOVEMBER 8, 2024
DB+A
DAVID BABCOCK + ASSOCIATES
LAFAYETTE, CALIFORNIA 94549
T: 925.283.5070
ARCHITECTURE LANDSCAPE PLANNING
0 3581 MT. DIABLO BLVD. , SUITE 235
10’5’ 20’
SCALE 1"= 10'
NEIGHBORHOOD PARK COMMUNITY AREA
DAVID BABCOCK ASSOCIATES
3581 MT. DIABLO BLVD. , SUITE 235
LAFAYETTE, CALIFORNIA 94549
T: 925.283.5070
ARCHITECTURE PLANNING LANDSCAPE
Edible Garden Area with Raised Planter Boxes
Firepit Area with Lounge Sea�ng
Great Lawn
Charcoal Grill, typ.
Picnic Table, typ.
Sculpture Element
Bench, typ.
Decomposed Granite Paving
Concrete Pedestrian Walkways
Decora�ve Concrete Paving
Concrete Split Rail Fence
Shrubs, Perennials, and Groundcover Plan�ng
1 2
3 4
5 6
7 8
9 10
11 12
1 2 4
5 6
12 8
10 9 11
11 7
3 F Street
C Street
DBA # 2319
FAIRVIEW AT NORTHGATE L6
NORTH
NOVEMBER 8, 2024
DB+A
DAVID BABCOCK + ASSOCIATES
LAFAYETTE, CALIFORNIA 94549
T: 925.283.5070
ARCHITECTURE LANDSCAPE PLANNING
0 3581 MT. DIABLO BLVD. , SUITE 235
10’5’ 20’
SCALE 1"= 10'
NEIGHBORHOOD PARK PLAY AREA
16 16
16 56
LH
RH
8 8
DAVID BABCOCK ASSOCIATES
3581 MT. DIABLO BLVD. , SUITE 235
LAFAYETTE, CALIFORNIA 94549
T: 925.283.5070
ARCHITECTURE PLANNING LANDSCAPE
Tot Play Area
2-5 Year Old Play Area
5-12 Year Old Play Area
Great Lawn
Poured Rubber Playground Surfacing (Mul�-Colored)
Bench, typ.
Concrete Pedestrian Walkways
Split Rail Fence
Shrubs, Perennials, and Groundcover Plan�ng
1 1
2 4
5 6
8 9
8 7
3 2
3 4
5 6
7 8
9 F Street
A Street
DBA # 2319
FAIRVIEW AT NORTHGATE L7
NOVEMBER 8, 2024
DB+A
DAVID BABCOCK + ASSOCIATES
LAFAYETTE, CALIFORNIA 94549
T: 925.283.5070
ARCHITECTURE LANDSCAPE PLANNING
3581 MT. DIABLO BLVD. , SUITE 235
SITE FURNISHINGS & HARDSCAPE MATERIALS
Site Furnishings
Hardscape Materials
Maglin 720 Chair - Metal
(Anchored to Pavement)
Forms+Surfaces Trio Bollard Forms+Surfaces Trio Pedestrian Light Forms+Surfaces Trio Table Ensemble - Metal Forms+Surfaces Trio Bench - Metal Forms+Surfaces Dispatch Li�er Charcoal Grill
and Recycling Receptacle
Decomposed Granite Paving Poured Rubber Playground Surfacing (Mul�-Colored) Decora�ve Concrete Walkway
DBA # 2319
FAIRVIEW AT NORTHGATE L8
NORTH
NOVEMBER 8, 2024
DB+A
DAVID BABCOCK + ASSOCIATES
LAFAYETTE, CALIFORNIA 94549
T: 925.283.5070
ARCHITECTURE LANDSCAPE PLANNING
0 3581 MT. DIABLO BLVD. , SUITE 235
60’30’ 120’
SCALE 1"= 60'
MAILBOX LOCATION PLAN
TURNER PARKWAY
.*
4*
DAVID BABCOCK ASSOCIATES
3581 MT. DIABLO BLVD. , SUITE 235
LAFAYETTE, CALIFORNIA 94549
T: 925.283.5070
ARCHITECTURE PLANNING LANDSCAPE
Sec�on 1
Sec�on 2 Sec�on 3 Sec�on 4 Sec�on 8
Sec�on 9
Sec�on 10
Sec�on 5 Sec�on 6 Sec�on 7
10 9
2 8
5 6 7
3 4 1
1 2
3 4
5 6
7 8
9 10
36 Residences
Three 12-door mailbox units
24 Residences
Two 12-door mailbox units
24 Residences
Two 12-door mailbox units
24 Residences
Two 12-door mailbox units
18 Residences
One 12-door and one 8-door mailbox unit
18 Residences
One 12-door and one 8-door mailbox unit
18 Residences
One 12-door and one 8-door mailbox unit
24 Residences
Two 12-door mailbox units
24 Residences
Two 12-door mailbox units
35 Residences
Three 12-door mailbox units
Turner Parkway
Symbol Indicates
Mailbox Loca�on,
typ.
D StreetE Street
A Street
C Street
F StreetG StreetB Street
DBA # 2319
FAIRVIEW AT NORTHGATE L9
NORTH
DECEMBER 5, 2025
DB+A
DAVID BABCOCK + ASSOCIATES
LAFAYETTE, CALIFORNIA 94549
T: 925.283.5070
ARCHITECTURE LANDSCAPE PLANNING
0 3581 MT. DIABLO BLVD. , SUITE 235
60’30’ 120’
SCALE 1"= 60'
FENCE LOCATION PLAN
TURNER PARKWAY
.*
4*
DAVID BABCOCK ASSOCIATES
3581 MT. DIABLO BLVD. , SUITE 235
LAFAYETTE, CALIFORNIA 94549
T: 925.283.5070
ARCHITECTURE PLANNING LANDSCAPE
6’ Wood Residential
Screen Fence
4’ Concrete Split
Rail Fence
4’ Vinyl Coated
Chain Link Fence
4’ Wood Split Rail
Fence
Turner Parkway
D StreetE Street
A Street
C Street
F StreetG StreetB Street
FAIRVIEW AT NORTHGATE VALLEJO, CA
APRIL 2020
SHTAP NAIRTSEDEP YAWKRAP RENRUT L10
0 8 16 32
4 6
7 3
2 1
8 5
1 2
6 3
7 4
8 5
Existing sidewalk, typ.
Retail Plaza, See L15
Stone markers de ne entries, typ.
6’ wide concrete pedestrian path along Turner Parkway
Most existing street trees along Turner Parkway to remain Wood split rail fence at wetland edge
6’ wide pedestrian connection to Linear Park
Modi ed street geometry; see sheet C3.2
TURNER PARKWAY
ADMIRAL
CALLAGHAN LANE
REVISED NOVEMBER 8, 2024
FAIRVIEW AT NORTHGATE VALLEJO, CA
APRIL 2020
OPEN SPACE: LINEAR PARK & WETLAND L11
0 20 40 80
Existing sidewalk
Wood split rail fence at wetland edge
6’ concrete path, see sheet L10
Stormwater treatment area, see sheet L12
Dog park, see sheet L11
4’ Vinyl chain link fence at perimeter of dog park
Decomposed granite pathway
Bench, typ.
Picnic table, typ.
Accent planting at pedestrian node area, typ.
Tree and shrub planting soften Costco & parking
Wetland open space with native planting
Wetland setback line
Wetland trail and bridge, see sheet C2.0
3 11
1 2
14 12
14 14
12 13
1 10
5 14
2 11
6 3
12 7
4 13
8 9
TURNER PARKWAY
4 3
1 10
5 6 7 8 9
REVISED DECEMBER 2025
DBA # 2319
FAIRVIEW AT NORTHGATE
L12
NORTH
DECEMBER 5, 2025
DB+A
DAVID BABCOCK + ASSOCIATES
LAFAYETTE, CALIFORNIA 94549
T: 925.283.5070
ARCHITECTURE LANDSCAPE PLANNING
3581 MT. DIABLO BLVD. , SUITE 235
SCALE AS SHOWN
STORMWATER TREATMENT AREA
DAVID BABCOCK ASSOCIATES
3581 MT. DIABLO BLVD. , SUITE 235
LAFAYETTE, CALIFORNIA 94549
T: 925.283.5070
ARCHITECTURE PLANNING LANDSCAPE
0 Turner Parkway
C Street
A
A
Section A-A
No Planting at
Bottom of Basin
N.T.S.
Note: See Sheet L1 for Tree Legend
Stormwater Treatment Area Plan
Scale: 1”=20’
Stormwater Treatment Area
4.5’ Concrete Sidewalk
Grasses Planting at Perimeter of Basin, see Sheet L12
Linear Park, see Sheet L10
Shade Trees
1 2
3 4
5 1 2 3
4 5
ROW P/L
Frangula californica ‘Mound San Bruno’
Mound San Bruno Coffee
FAIRVIEW AT NORTHGATE VALLEJO, CA
APRIL 2020
OPEN SPACE: LINEAR PARK & WETLAND PLANT PALETTE
L13
SHRUBS
TREES
Artemisia douglasiana
Aesculus californica
Lupinus arboreus
Ceanothus ‘Julia Phelps’
Cercis occidentalis
Monardella villosa
Ceanothus ray hartman
Prunus ilicifolia
Muhlenbergia rigens
Quercus agrifolia
Penstemon centranthifolius
Diplacus aurantiacus
Quercus lobata
Salvia bee’s bliss
Epilobium californica bert bluff
Sambucus nigra ssp. caerulea
Festuca californica
Salvia spathacea
California Mugwort
California Buckeye
Bush Lupine
Julia Phelps Ceanothus
Western Redbud
Coyote Mint
Mountain Lilac
Hollyleaf Cherry
Deer Grass
Coast Live Oak
Scarlet Bugler
Sticky Monkey Flower
Valley Oak
Creeping Sage
Bert Bluff Fuchsia
Blue Elderberry
California Fescue
Hummingbird Sage
This list represents species selected by the project environmental consultants: WRA, Inc.
FAIRVIEW AT NORTHGATE VALLEJO, CA
APRIL 2020
OVERALL LANDSCAPE PLAN: RETAIL SITE
L14
0 30 60 120
5 8
3 10
3 12
1 7
2 2
11 9
4 6
1 2
6 3
7 4
8 9
10 11
12 5
6’ concrete path, see sheet L3.0
Native Trees screen retail development
Stormwater treatment planter, typ.
Existing sidewalk
Retail Plaza, see sheet L4.1
Drive-thru is screened from street
8’ wide pedestrian connections through parking lot, typical Proposed PG&E gas line easement (shrub planting, no trees) Costco Gas Station
5’ concrete path
Pedestrian connection to wetland open space; see sheet C2.0 Modified street geometry; see sheet C3.2
Primary: Aesculus californica (California Buckeye)
Secondary: Quercus lobata (Valley Oak)
WETLAND OPEN SPACE
ADMIRAL CALLAGHAN LANE
COSTCO
TURNER PARKWAY
FAIRVIEW AT NORTHGATE VALLEJO, CA
APRIL 2020
RETAIL PLAZA
L15
0 8 16 32
6 15 5
1 14
13 12
12 11
8 7
4 2
9 10
3 1
2 6
3 7
4 8
5 9
10 11
12 13
14 15
Proposed PG&E gas line easement (no trees)
Bands of ornamental grasses
Existing sidewalk, typ.
Low stone walls
Colorful planting
Signage on low stone wall
Bold planting in circular bands
Stone marker at pedestrian walk
6’ concrete path, see sheet L3.0
Most existing street trees to remain on Turner Parkway
Raised planting with seatwalls
Tables and umbrellas near cafe entries
Seating niche with pots, seatwalls, flowering trees
Focal entry feature with planting
Modified street geometry; see sheet C3.2
TURNER PARKWAY
ADMIRAL CALLAGHAN LANE
Olea europaea ‘Monher’
Fruitless Olive
Frangula californica ‘Mound San Bruno’
Mound San Bruno Coffee
Salvia bee’s bliss
Creeping Sage
FAIRVIEW AT NORTHGATE VALLEJO, CA
APRIL 2020
PLANT PALETTE: RETAIL
L16
SHRUBS
TREES
Agave attenuata
Acer Buergerianum
Chondropetalum elephantinum Dietes grandiflora
Celtis sinensis
Lantana montevidensis
Gingko biloba (male)
Leymus condensatus Senecio mandraliscae
Fraxinus angustifolia ‘Raywood’ Tilia tomentosa
Teucrium fruticans ‘Compactum’ Zauschneria californica
Zelkova serrata
Soft agave
Trident Maple
Large Cape Rush Fortnight Lily
Chinese Hackberry
Lantana
Gingko
Canyon Prince Wild Rye Blue Chalk Sticks
Raywood Ash Silver Linden
Bush Germander California Fuschia
Zelkova
Juncus patens ‘Elk Blue’
Lomandra longifolia ‘Breeze’
Hesperaloe parviflora
Punica granatum ‘Nana’
Gray Rush
Mat Rush
Red Yucca
Dwarf Pomegranate
This list represents a sample of trees and shrubs for the retail neighborhood. Additional plant species will be utilized.
NORTHGATE
FAIRVIEWAT
VALLEJO, CA
Bungalows
#23100
11/08/2024
NORTHGATE
AT FAIRVIEW
VALLEJO, CA
Bungalows
11/08/24
A-2
#23100
FAIRVIEW AT NORTHGATE - Bungalows VALLEJO, CA
NORTHGATE
AT FAIRVIEW
VALLEJO, CA
Bungalows
11/08/24
A-3
#23100
FAIRVIEW AT NORTHGATE - Bungalows VALLEJO, CA
NORTHGATE
AT FAIRVIEW
VALLEJO, CA
Bungalows
11/08/24
A-4
#23100
FAIRVIEW AT NORTHGATE - Bungalows VALLEJO, CA
NORTHGATE
AT FAIRVIEW
VALLEJO, CA
Bungalows
11/08/24
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
11/08/24
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
11/08/24
A-7
#23100
FAIRVIEW AT NORTHGATE - Bungalows VALLEJO, CA
FENCE LINE FENCE LINE
FENCE LINE FENCE LINE
FENCE LINE FENCE LINE
COURTYARD
JOB #: 23100
Kevin L. Crook
Inc
klcarch.com
Architect
PLANNING + ARCHITECTURE
0 2 4 8
C Kevin L. Crook Architect, Inc. 2024 Refer to landscape drawings for wall, tree, and shrub locations C Kevin L. Crook Architect, Inc. 2024 Refer to landscape drawings for wall, tree, and shrub locations C Kevin L. Crook Architect, Inc. 2024 Refer to landscape drawings for wall, tree, and shrub locations KEYMAP
ELEVATION B
ELEVATION A
ELEVATION C
NORTHGATE
AT FAIRVIEW
VALLEJO, CA
Bungalows
11/08/24
A-8
#23100
FAIRVIEW AT NORTHGATE - Bungalows VALLEJO, CA
AREA TABULATION
UNCONDITIONED SPACE
CONDITIONED SPACE
PLAN 1
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
20'-0"x20'-0" CLEAR20'-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
21'-0"
66'-6"
21'-0"
4'-2"
21'-3" 26'-6"
25'-2"
4'-2"
18'-9"
COURTYARD
JOB #: 23100
Kevin L. Crook
Inc
klcarch.com
Architect
PLANNING + ARCHITECTURE
SECOND FLOOR
FIRST FLOOR
0 2 4 8
KEYMAP
NORTHGATE
AT FAIRVIEW
VALLEJO, CA
Bungalows
11/08/24
A-9
#23100
FAIRVIEW AT NORTHGATE - Bungalows VALLEJO, CA
NORTHGATE
AT FAIRVIEW
VALLEJO, CA
Bungalows
11/08/24
A-10
#23100
FAIRVIEW AT NORTHGATE - Bungalows VALLEJO, CA
NORTHGATE
AT FAIRVIEW
VALLEJO, CA
Bungalows
11/08/24
A-11
#23100
FAIRVIEW AT NORTHGATE - Bungalows VALLEJO, CA
NORTHGATE
AT FAIRVIEW
VALLEJO, CA
Bungalows
11/08/24
A-12
#23100
FAIRVIEW AT NORTHGATE - Bungalows VALLEJO, CA
COURTYARD
JOB #: 23100
Kevin L. Crook
Inc
klcarch.com
Architect
PLANNING + ARCHITECTURE
0 2 4 8
KEYMAP
NORTHGATE
AT FAIRVIEW
VALLEJO, CA
Bungalows
11/08/24
A-13
#23100
FAIRVIEW AT NORTHGATE - Bungalows VALLEJO, CA
BATH W.I.C. GREAT RM. KITCHEN BEDRM. 3
GARAGE GARAGE GARAGE
±
4.5:12
COURTYARD
JOB #: 23100
Kevin L. Crook
Inc
klcarch.com
Architect
PLANNING + ARCHITECTURE
SECTION
0 2 4 8
KEYMAP
NORTHGATE
AT FAIRVIEW
VALLEJO, CA
Bungalows
11/08/24
A-14
#23100
FAIRVIEW AT NORTHGATE - Bungalows VALLEJO, CA
COURTYARD
JOB #: 23100
Kevin L. Crook
Inc
klcarch.com
Architect
PLANNING + ARCHITECTURE
0 2 4 8
Refer to landscape drawings for C Kevin L. Crook Architect, Inc. 2024 C Kevin L. Crook Architect, Inc. 2024 C Kevin L. Crook Architect, Inc. 2024 wall, tree, and shrub locations
Refer to landscape drawings for
wall, tree, and shrub locations Refer to landscape drawings for wall, tree, and shrub locations
ELEVATION B KEYMAP
ELEVATION A
ELEVATION C
NORTHGATE
AT FAIRVIEW
VALLEJO, CA
Bungalows
11/08/24
A-15
#23100
FAIRVIEW AT NORTHGATE - Bungalows VALLEJO, CA
AREA TABULATION
UNCONDITIONED SPACE
CONDITIONED SPACE
PLAN 2
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
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
30'-7"
29'-3"
3'-0" 13'-0" 14'-7"
28'-9"
9'-9
1 2" 18'-11
1 2"
JOB #: 23100
Kevin L. Crook
Inc
klcarch.com
Architect
PLANNING + ARCHITECTURE
SECOND FLOOR FIRST FLOOR
0 2 4 8
KEYMAP
NORTHGATE
AT FAIRVIEW
VALLEJO, CA
Bungalows
11/08/24
A-16
#23100
FAIRVIEW AT NORTHGATE - Bungalows VALLEJO, CA
NORTHGATE
AT FAIRVIEW
VALLEJO, CA
Bungalows
11/08/24
A-17
#23100
FAIRVIEW AT NORTHGATE - Bungalows VALLEJO, CA
NORTHGATE
AT FAIRVIEW
VALLEJO, CA
Bungalows
11/08/24
A-18
#23100
FAIRVIEW AT NORTHGATE - Bungalows VALLEJO, CA
NORTHGATE
AT FAIRVIEW
VALLEJO, CA
Bungalows
11/08/24
A-19
#23100
FAIRVIEW AT NORTHGATE - Bungalows VALLEJO, CA
JOB #: 23100
Kevin L. Crook
Inc
klcarch.com
Architect
PLANNING + ARCHITECTURE
0 2 4 8
KEYMAP
NORTHGATE
AT FAIRVIEW
VALLEJO, CA
Bungalows
11/08/24
A-20
#23100
FAIRVIEW AT NORTHGATE - Bungalows VALLEJO, CA
BATH LAU.
ENTRY BEDRM. 4
±
4:12
JOB #: 23100
Kevin L. Crook
Inc
klcarch.com
Architect
PLANNING + ARCHITECTURE
SECTION
0 2 4 8
KEYMAP
NORTHGATE
AT FAIRVIEW
VALLEJO, CA
Bungalows
11/08/24
A-21
#23100
FAIRVIEW AT NORTHGATE - Bungalows VALLEJO, CA
COURTYARD
JOB #: 23100
Kevin L. Crook
Inc
klcarch.com
Architect
PLANNING + ARCHITECTURE
0 2 4 8
C 2024 Kevin L. Crook Architect, Inc. Refer to landscape drawings for C Kevin L. Crook Architect, Inc. 2024
ELEVATION B
C Kevin L. Crook Architect, Inc. 2024
ELEVATION A
ELEVATION C
wall, tree, and shrub locations
Refer to landscape drawings for
wall, tree, and shrub locations Refer to landscape drawings for wall, tree, and shrub locations KEYMAP
NORTHGATE
AT FAIRVIEW
VALLEJO, CA
Bungalows
11/08/24
A-22
#23100
FAIRVIEW AT NORTHGATE - Bungalows VALLEJO, CA
AREA TABULATION
UNCONDITIONED SPACE
CONDITIONED SPACE
PLAN 3
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.
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
27'-7"
6'-3"
1'-0" 30'-7"
30'-3"
16'-11
1 2" 13'-3
1 2"
31'-7"
3'-0"
11'-7" 12'-5"
1'-0"
JOB #: 23100
Kevin L. Crook
Inc
klcarch.com
Architect
PLANNING + ARCHITECTURE
SECOND FLOOR FIRST FLOOR
0 2 4 8
KEYMAP
NORTHGATE
AT FAIRVIEW
VALLEJO, CA
Bungalows
11/08/24
A-23
#23100
FAIRVIEW AT NORTHGATE - Bungalows VALLEJO, CA
NORTHGATE
AT FAIRVIEW
VALLEJO, CA
Bungalows
11/08/24
A-24
#23100
FAIRVIEW AT NORTHGATE - Bungalows VALLEJO, CA
NORTHGATE
AT FAIRVIEW
VALLEJO, CA
Bungalows
11/08/24
A-25
#23100
FAIRVIEW AT NORTHGATE - Bungalows VALLEJO, CA
NORTHGATE
AT FAIRVIEW
VALLEJO, CA
Bungalows
11/08/24
A-26
#23100
FAIRVIEW AT NORTHGATE - Bungalows VALLEJO, CA
JOB #: 23100
Kevin L. Crook
Inc
klcarch.com
Architect
PLANNING + ARCHITECTURE
0 2 4 8
KEYMAP
NORTHGATE
AT FAIRVIEW
VALLEJO, CA
Bungalows
11/08/24
A-27
#23100
FAIRVIEW AT NORTHGATE - Bungalows VALLEJO, CA
KITCHEN GREAT RM.
O. BEDRM. BEDRM. 3
±
4:12
JOB #: 23100
Kevin L. Crook
Inc
klcarch.com
Architect
PLANNING + ARCHITECTURE
SECTION
0 2 4 8
KEYMAP
NORTHGATE
AT FAIRVIEW
VALLEJO, CA
Bungalows
11/08/24
A-28
#23100
FAIRVIEW AT NORTHGATE - Bungalows VALLEJO, CA
ARCHITECTURAL DETAILS
ELEVATION ‘A’
PANEL PATTERN
GARAGE DOOR PER
ELEVATION STYLE
DECORATIVE LIGHT
FIXTURE
CANTILEVER PROJECTION CANTILEVER PROJECTION
DECK DETAIL
WINDOW DETAILS ENTRY PORCH
ENTRY PORCH
GARAGE DOOR WITH COACH LIGHT
DECORATIVE
ENTRY DOOR
DECORATIVE
ENTRY DOOR
HORIZONTAL BANDING
HORIZONTAL BANDING
HORIZONTAL BANDING HORIZONTAL BANDING
HORIZONTAL BANDING
HORIZONTAL BANDING
FIBER CEMENT
TRIM
FIBER CEMENT
TRIM
FIBER CEMENT
TRIM
FIBER CEMENT
TRIM
LAP SIDING
LAP SIDING
LAP SIDING LAP SIDING
LAP SIDING
LAP SIDING
RAILING
HIP ROOF WITH
CONCRETE TILE
HIP ROOF WITH
CONCRETE TILE
HIP ROOF WITH
CONCRETE TILE
HIP ROOF WITH
NORTHGATE CONCRETE TILE
AT FAIRVIEW
VALLEJO, CA
Bungalows
11/08/24
A-29
#23100
FAIRVIEW AT NORTHGATE - Bungalows VALLEJO, CA
ARCHITECTURAL DETAILS
ELEVATION ‘B’
CANTILEVER PROJECTION
GABLE DETAIL
DECK DETAIL
WINDOW DETAILS ENTRY PORCH
ENTRY PORCH
GARAGE DOOR WITH COACH LIGHT
PANEL PATTERN
GARAGE DOOR PER
ELEVATION STYLE
DECORATIVE LIGHT
FIXTURE
BOARD AND BATTEN
SIDING
BOARD AND BATTEN
SIDING
BOARD AND BATTEN
SIDING
BOARD AND BATTEN
SIDING
BOARD AND BATTEN
SIDING
LAP SIDING
LAP SIDING
HORIZONTAL BANDING
DECORATIVE
LOUVERED VENT
DECORATIVE
LOUVERED VENT
DECORATIVE
LOUVERED VENT
DECORATIVE
LOUVERED VENT
DECORATIVE
LOUVERED VENT
DECORATIVE
OUTLOOKER
DECORATIVE
OUTLOOKER
DECORATIVE
OUTLOOKER
DECORATIVE
OUTLOOKER
FIBER CEMENT
TRIM
FIBER CEMENT
TRIM
SHED ROOF WITH RACES
DECORATIVE
ENTRY DOOR
HORIZONTAL BANDING
RAILING
STUCCO OVER FOAM TRIM
WINDOW TRIM SURROUND
NORTHGATE
AT FAIRVIEW
VALLEJO, CA
Bungalows
11/08/24
A-30
#23100
FAIRVIEW AT NORTHGATE - Bungalows VALLEJO, CA
ARCHITECTURAL DETAILS
ELEVATION ‘C’
GABLE DETAIL CANTILEVER PROJECTION
DECK DETAIL
WINDOW DETAILS ENTRY PORCH
COLUMN DETAILS
ENTRY PORCH
GARAGE DOOR WITH COACH LIGHT
PANEL PATTERN
GARAGE DOOR PER
ELEVATION STYLE
DECORATIVE LIGHT
FIXTURE
RAILING
STUCCO OVER FOAM TRIM
WINDOW TRIM SURROUND
STUCCO OVER FOAM TRIM
WINDOW TRIM SURROUND
STUCCO OVER FOAM TRIM
WINDOW TRIM SURROUND
HORIZONTAL BANDING:
STUCCO OVER RIGID
FOAM
HORIZONTAL BANDING:
STUCCO OVER RIGID
FOAM
DECORATIVE GABLE
DECORATIVE GABLE
DECORATIVE GABLE
DECORATIVE GABLE
MANUFACTURED STONE DECORATIVE GABLE
VENEER
HORIZONTAL BANDING
HORIZONTAL BANDING
STUCCO OVER FOAM TRIM
WINDOW TRIM SURROUND
STUCCO OVER FOAM TRIM
WINDOW TRIM SURROUND
DECORATIVE
ENTRY DOOR
DECORATIVE
ENTRY DOOR
SOFFITS AT PORCH
SOFFITS AT PORCH
MANUFACTURED STONE
VENEER
MANUFACTURED STONE
VENEER
BACKLIT ADDRESS
NORTHGATE
AT FAIRVIEW
VALLEJO, CA
Bungalows
11/08/24
A-31
#23100
FAIRVIEW AT NORTHGATE - Bungalows VALLEJO, CA
WRITTEN COLOR SCHEMES
JOB # 23100 Bungalows
CREATED 12/13/23
"A" ELEVATIONS
SCHEME 1 SCHEME 2 SCHEME 3
STUCCO BODY
SW7632
MODERN GRAY
SW6148
WOOL SKEIN
SW2822
DOWNING SAND
FASCIA / TRIM
SW7054
SUITABLE BROWN
SW7012
CREAMY
SW6146
UMBER
LAP SIDING /
CORNER BOARDS /
GARAGE DOOR
SW6047
HOT COCOA
SW6151
QUIVER TAN
SW7743
MOUNTAIN ROAD
FRONT DOOR /
SHUTTERS
SW6992
INKWELL
SW7737
MEADOW TRAIL
SW6123
BAGUETTE
ROOF: FLAT SHAKE
PONDEROSA
5808
TOMBSTONE
5808
TOMBSTONE
5808
TOMBSTONE
"B" ELEVATIONS
SCHEME 4 SCHEME 5 SCHEME 6
STUCCO SW7018
DOVETAIL
SW7568
NEUTRAL GROUND
SW7638
JOGGING PATH PAINT: SHERWIN WILLIAMS
FASCIA / TRIM /
GARAGE DOOR
SW7005
PURE WHITE
SW7018
DOVETAIL
SW7571
CASA BLANCA ROOF: EAGLE
BOARD & BATTEN
SIDING
SW7029
AGREEABLE GRAY
SW7652
MINERAL DEPOSIT
SW7705
WHEAT PENNY STONE: ELDORADO
FRONT DOOR /
SHUTTERS
SW6472
COMPOSED
SW7680
LANYARD
SW6256
SERIOUS GRAY
ROOF: FLAT SLATE
BEL AIR
SCB 8802
NANTUCKET BLEND
SCB 8802
NANTUCKET BLEND
SCB 8802
NANTUCKET BLEND
"C" ELEVATIONS
SCHEME 7 SCHEME 8 SCHEME 9
STUCCO BODY
SW7541
GRECIAN IVORY
SW6197
ALOOF GRAY
SW7067
CITYSCAPE
FASCIA / TRIM /
GARAGE DOOR /
ACCENT STUCCO
SW7551
GREEK VILLA
SW7562
ROMAN COLUMN
SW7044
AMAZING GRAY
FRONT DOOR /
SHUTTERS
SW7630
RAISIN
SW6207
RETREAT
SW7674
PEPPERCORN
ROOF: FLAT SLATE
GOLDEN EAGLE
4097
SLATE RANGE
4097
SLATE RANGE
4097
SLATE RANGE
STONE: (DRYSTACK)
EUROPEAN LEDGE
IRON MILL COTTONWOOD LINEN
** FOR PHOTOSHOP & RENDERING PURPOSES ONLY, DO NOT USE IN THE FIELD TODAS LAS TAPAJUNTAS, CAñALERAS, CAñALONES, ETC.SERAN PINTADOS PARA IGUALAR A LA SUPERFICIE DE JUNTO
TODAS LAS RESTAURAS DE PINTURA SE CORTARAN EN LAS ESQUINAS INTERIORES **SOLO PARA FINES DE PHOTOSHOP Y REPRESENTACIONES, NO USAR EN EL CAMPO ALL FLASHING, GUTTERS, DOWNSPOUTS ETC. TO BE PAINTED TO MATCH ADJACENT SURFACE. ALL PAINT BREAKS TO BE CUT AT INSIDE CORNERS.
FAIRVIEW AT NORTHGATE
VALLEJO, CA
NORTHGATE
AT FAIRVIEW
VALLEJO, CA
Bungalows
11/08/24
A-32
#23100
FAIRVIEW AT NORTHGATE - Bungalows VALLEJO, CA
COLOR BOARDS - “A“ ELEVATIONS
FAIRVIEW AT NORTHGATE
VALLEJO, CA DEC. 13, 2023
#23100 / BUNGALOWS
“A” ELEVATIONS
SCHEME #1
STUCCO BODY
CONCRETE ROOF
LAP SIDING /
CORNER BOARDS /
GARAGE DOOR
FASCIA / TRIM
FRONT DOOR /
SHUTTERS
FAIRVIEW AT NORTHGATE
VALLEJO, CA DEC. 13, 2023
#23100 / BUNGALOWS
“A” ELEVATIONS
SCHEME #2
STUCCO BODY
CONCRETE ROOF
LAP SIDING /
CORNER BOARDS /
GARAGE DOOR
FASCIA / TRIM
FRONT DOOR /
SHUTTERS
FAIRVIEW AT NORTHGATE
VALLEJO, CA DEC. 13, 2023
#23100 / BUNGALOWS
“A” ELEVATIONS
SCHEME #3
STUCCO BODY
CONCRETE ROOF
LAP SIDING /
CORNER BOARDS /
GARAGE DOOR
FASCIA / TRIM
FRONT DOOR /
SHUTTERS
NORTHGATE
AT FAIRVIEW
VALLEJO, CA
Bungalows
11/08/24
A-33
#23100
FAIRVIEW AT NORTHGATE - Bungalows VALLEJO, CA
COLOR BOARDS - “B“ ELEVATIONS
FAIRVIEW AT NORTHGATE
VALLEJO, CA DEC. 13, 2023
“B” ELEVATIONS
#23100 / BUNGALOWS
SCHEME #4
STUCCO BODY
CONCRETE ROOF
BOARD & BATTEN
SIDING
FASCIA / TRIM /
GARAGE DOOR
FRONT DOOR /
SHUTTERS
FAIRVIEW AT NORTHGATE
VALLEJO, CA DEC. 13, 2023
“B” ELEVATIONS
#23100 / BUNGALOWS
SCHEME #5
STUCCO BODY
CONCRETE ROOF
BOARD & BATTEN
SIDING
FASCIA / TRIM /
GARAGE DOOR
FRONT DOOR /
SHUTTERS
FAIRVIEW AT NORTHGATE
VALLEJO, CA DEC. 13, 2023
“B” ELEVATIONS
#23100 / BUNGALOWS
SCHEME #6
STUCCO BODY
CONCRETE ROOF
BOARD & BATTEN
SIDING
FASCIA / TRIM /
GARAGE DOOR
FRONT DOOR /
SHUTTERS
NORTHGATE
AT FAIRVIEW
VALLEJO, CA
Bungalows
11/08/24
A-34
#23100
FAIRVIEW AT NORTHGATE - Bungalows VALLEJO, CA
COLOR BOARDS - “C“ ELEVATIONS
FAIRVIEW AT NORTHGATE
VALLEJO, CA DEC. 13, 2023
“C” ELEVATIONS
#23100 / BUNGALOWS
SCHEME #7
STUCCO BODY
CONCRETE ROOF
FASCIA / TRIM /
GARAGE DOOR /
ACCENT STUCCO
FRONT DOOR /
SHUTTERS
STONE
FAIRVIEW AT NORTHGATE
VALLEJO, CA DEC. 13, 2023
“C” ELEVATIONS
#23100 / BUNGALOWS
SCHEME #8
STUCCO BODY
CONCRETE ROOF
STONE
FASCIA / TRIM /
GARAGE DOOR /
ACCENT STUCCO
FRONT DOOR /
SHUTTERS
FAIRVIEW AT NORTHGATE
VALLEJO, CA DEC. 13, 2023
“C” ELEVATIONS
#23100 / BUNGALOWS
SCHEME #9
STUCCO BODY
CONCRETE ROOF
STONE
FASCIA / TRIM /
GARAGE DOOR /
ACCENT STUCCO
FRONT DOOR /
SHUTTERS
NORTHGATE
AT FAIRVIEW
VALLEJO, CA
Bungalows
11/08/24
A-35
#23100
FAIRVIEW AT NORTHGATE - Bungalows VALLEJO, CA
NORTHGATE
FAIRVIEWAT
VALLEJO, CA
Licensed
#23100
11/08/2024
JOB #: 23100
Kevin L. Crook
Inc
klcarch.com
Architect
PLANNING + ARCHITECTURE
0 2 4 8
C Kevin L. Crook Architect, Inc. 2024 Refer to landscape drawings for wall, tree, and shrub locations C Kevin L. Crook Architect, Inc. 2024 Refer to landscape drawings for wall, tree, and shrub locations C Kevin L. Crook Architect, Inc. 2024 Refer to landscape drawings for wall, tree, and shrub locations
ELEVATION - B
ELEVATION - A
ELEVATION - C
NORTHGATE
AT FAIRVIEW
VALLEJO, CA
Licensed
FAIRVIEW AT NORTHGATE - Licensed 11/08/24
A-37
VALLEJO, CA
#23100
AREA TABULATION
UNCONDITIONED SPACE
CONDITIONED SPACE
PLAN 1
BATH 2
LAU.
W.I.C.
31'-1" L.F.
10'-2" x10'-11"
BEDRM. 3
10'-3" x 10'-7"
BEDRM. 4
OPEN TO BELOW
20'-5" x 13'-1"
M. BEDRM.
11'-10"x 11'-0"
BEDRM. 2/
OPT. LOFT
LINEN
LINEN
M. BATH
COATS
PANTRY
KITCHEN
PWDR.
STOP &
DROP
12'-1" x 11'-9"
DINING
13'-4" x 19'-5"
GREAT RM.
FOYER
COVERED DRIVEWAY
PORCH
20'-5" x 20'-1"
GARAGE
20'-0"x20'-0" CLEAR
32'-7"
12'-8"
20'-7" 3'-4"
13'-4"
6'-8"
4'-0" 3'-6"
10'-0" 10'-10"
18'-0"
84'-0"
33'-6"
26'-0"
63'-2"
BATH 2
LAU.
10'-2" x10'-11"
BEDRM. 3
OPEN TO BELOW
LINEN
13'-9" x 11'-0"
LOFT
JOB #: 23100
Kevin L. Crook
Inc
klcarch.com
Architect
PLANNING + ARCHITECTURE
SECOND FLOOR FIRST FLOOR
0 2 4 8
OPT. LOFT
NORTHGATE
AT FAIRVIEW
VALLEJO, CA
Licensed
FAIRVIEW AT NORTHGATE - Licensed 11/08/24
A-38
VALLEJO, CA
#23100
NORTHGATE
AT FAIRVIEW
VALLEJO, CA
Licensed
FAIRVIEW AT NORTHGATE - Licensed 11/08/24
A-39
VALLEJO, CA
#23100
NORTHGATE
AT FAIRVIEW
VALLEJO, CA
Licensed
FAIRVIEW AT NORTHGATE - Licensed 11/08/24
A-40
VALLEJO, CA
#23100
NORTHGATE
AT FAIRVIEW
VALLEJO, CA
Licensed
FAIRVIEW AT NORTHGATE - Licensed 11/08/24
A-41
VALLEJO, CA
#23100
JOB #: 23100
Kevin L. Crook
Inc
klcarch.com
Architect
PLANNING + ARCHITECTURE
0 2 4 8
NORTHGATE
AT FAIRVIEW
VALLEJO, CA
Licensed
FAIRVIEW AT NORTHGATE - Licensed 11/08/24
A-42
VALLEJO, CA
#23100
KITCHEN PANTRY ENTRY
HALL
4:12
±
JOB #: 23100
Kevin L. Crook
Inc
klcarch.com
Architect
PLANNING + ARCHITECTURE
SECTION
0 2 4 8
NORTHGATE
AT FAIRVIEW
VALLEJO, CA
Licensed
FAIRVIEW AT NORTHGATE - Licensed 11/08/24
A-43
VALLEJO, CA
#23100
JOB #: 23100
Kevin L. Crook
Inc
klcarch.com
Architect
PLANNING + ARCHITECTURE
0 2 4 8
C Kevin L. Crook Architect, Inc. 2023 Refer to landscape drawings for wall, tree, and shrub locations
ELEVATION - B
ELEVATION - A
ELEVATION - C
C Kevin L. Crook Architect, Inc. 2023 Refer to landscape drawings for wall, tree, and shrub locations C Kevin L. Crook Architect, Inc. 2023 Refer to landscape drawings for wall, tree, and shrub locations
NORTHGATE
AT FAIRVIEW
VALLEJO, CA
Licensed
FAIRVIEW AT NORTHGATE - Licensed 11/08/24
A-44
VALLEJO, CA
#23100
AREA TABULATION
UNCONDITIONED SPACE
CONDITIONED SPACE
PLAN 2
BATH 2
HALL
LAU.
W.I.C.
19'-7" L.F.
LINEN
11'-0" x 12'-3"
BEDRM. 2
11'-6" x 11'-3"
BEDRM. 3
14'-8" x 15'-6"
M. BEDRM. M. BATH
W.I.C.
10'-8" x 10'-5"
BEDRM. 4 14'-6" x10'-10"
LOFT
BATH 3
LINEN
BATH 4
KITCHEN
W.I.C.
COVERED DRIVEWAY
FOYER
20'-5" x 20'-2"
GARAGE
11'-0" x 11'-0"
BEDRM. 5
13'-5" x 7'-10"
DINING
12'-10"x 15'-0"
GREAT RM.
20'-0"x20'-0" CLEAR
12'-0" x 7'-0"
PATIO
ENTRY
35'-0"
14'-0"
9'-6" 7'-0"
12'-0"
9'-6"
4'-0" 3'-6"
10'-0" 8'-0"
18'-0"
84'-0"
33'-6"
26'-0"
66'-0"
5'-0"
JOB #: 23100
Kevin L. Crook
Inc
klcarch.com
Architect
PLANNING + ARCHITECTURE
SECOND FLOOR FIRST FLOOR
0 2 4 8
NORTHGATE
AT FAIRVIEW
VALLEJO, CA
Licensed
FAIRVIEW AT NORTHGATE - Licensed 11/08/24
A-45
VALLEJO, CA
#23100
NORTHGATE
AT FAIRVIEW
VALLEJO, CA
Licensed
FAIRVIEW AT NORTHGATE - Licensed 11/08/24
A-46
VALLEJO, CA
#23100
NORTHGATE
AT FAIRVIEW
VALLEJO, CA
Licensed
FAIRVIEW AT NORTHGATE - Licensed 11/08/24
A-47
VALLEJO, CA
#23100
NORTHGATE
AT FAIRVIEW
VALLEJO, CA
Licensed
FAIRVIEW AT NORTHGATE - Licensed 11/08/24
A-48
VALLEJO, CA
#23100
JOB #: 23100
Kevin L. Crook
Inc
klcarch.com
Architect
PLANNING + ARCHITECTURE
0 2 4 8
NORTHGATE
AT FAIRVIEW
VALLEJO, CA
Licensed
FAIRVIEW AT NORTHGATE - Licensed 11/08/24
A-49
VALLEJO, CA
#23100
W.I.C. HALL
W.I.C.
4.5:12
±
JOB #: 23100
Kevin L. Crook
Inc
klcarch.com
Architect
PLANNING + ARCHITECTURE
SECTION
0 2 4 8
NORTHGATE
AT FAIRVIEW
VALLEJO, CA
Licensed
FAIRVIEW AT NORTHGATE - Licensed 11/08/24
A-50
VALLEJO, CA
#23100
JOB #: 23100
Kevin L. Crook
Inc
klcarch.com
Architect
PLANNING + ARCHITECTURE
0 2 4 8
C Kevin L. Crook Architect, Inc. 2023 Refer to landscape drawings for wall, tree, and shrub locations C Kevin L. Crook Architect, Inc. 2023 Refer to landscape drawings for wall, tree, and shrub locations C Kevin L. Crook Architect, Inc. 2023 Refer to landscape drawings for wall, tree, and shrub locations
ELEVATION - B
ELEVATION - A
ELEVATION - C
NORTHGATE
AT FAIRVIEW
VALLEJO, CA
Licensed
FAIRVIEW AT NORTHGATE - Licensed 11/08/24
A-51
VALLEJO, CA
#23100
AREA TABULATION
UNCONDITIONED SPACE
CONDITIONED SPACE
PLAN 3
BATH 2
HALL
LAU.
M. BATH
11'-4" x 12'-0"
BEDRM. 2
11'-3" x 13'-0"
BEDRM. 3
15'-6" x 15'-7"
M. BEDRM.
LINEN
11'-2" x 19'-1"
LOFT
W.I.C.
W.I.C.
25'-3" L.F.
BATH 3
KITCHEN
FOYER
20'-5" x 20'-2" ENTRY
GARAGE
11'-11"x 11'-2"
BEDRM. 4
11'-4" x 13'-9"
DINING
13'-2" x 15'-6"
GREAT RM.
20'-0"x20'-0" CLEAR
13'-6" x 4'-6"
PATIO
38'-11"
12'-6"
8'-9" 4'-6"
13'-6"
4'-0" 3'-6"
10'-0" 14'-10"
18'-0"
84'-0"
33'-6"
26'-0"
59'-2"
7'-0"
JOB #: 23100
Kevin L. Crook
Inc
klcarch.com
Architect
PLANNING + ARCHITECTURE
SECOND FLOOR FIRST FLOOR
0 2 4 8
NORTHGATE
AT FAIRVIEW
VALLEJO, CA
Licensed
FAIRVIEW AT NORTHGATE - Licensed 11/08/24
A-52
VALLEJO, CA
#23100
NORTHGATE
AT FAIRVIEW
VALLEJO, CA
Licensed
FAIRVIEW AT NORTHGATE - Licensed 11/08/24
A-53
VALLEJO, CA
#23100
NORTHGATE
AT FAIRVIEW
VALLEJO, CA
Licensed
FAIRVIEW AT NORTHGATE - Licensed 11/08/24
A-54
VALLEJO, CA
#23100
NORTHGATE
AT FAIRVIEW
VALLEJO, CA
Licensed
FAIRVIEW AT NORTHGATE - Licensed 11/08/24
A-55
VALLEJO, CA
#23100
JOB #: 23100
Kevin L. Crook
Inc
klcarch.com
Architect
PLANNING + ARCHITECTURE
0 2 4 8
NORTHGATE
AT FAIRVIEW
VALLEJO, CA
Licensed
FAIRVIEW AT NORTHGATE - Licensed 11/08/24
A-56
VALLEJO, CA
#23100
GREAT RM.
W.I.C. BONUS
4:12
±
JOB #: 23100
Kevin L. Crook
Inc
klcarch.com
Architect
PLANNING + ARCHITECTURE
SECTION
0 2 4 8
NORTHGATE
AT FAIRVIEW
VALLEJO, CA
Licensed
FAIRVIEW AT NORTHGATE - Licensed 11/08/24
A-57
VALLEJO, CA
#23100
ARCHITECTURAL DETAILS
ELEVATION ‘A’
PANEL PATTERN
GARAGE DOOR PER
ELEVATION STYLE
DECORATIVE LIGHT
FIXTURE
SECOND FLOOR DETAIL
ENTRY PORCH ENTRY PORCH ENTRY PORCH
SOFFIT AT PORCH ENTRY PORCH
GARAGE DOOR WITH COACH LIGHT
CANTILEVER PROJECTION CANTILEVER PROJECTION
HORIZONTAL BANDING
HORIZONTAL BANDING HORIZONTAL BANDING
HORIZONTAL BANDING
FIBER CEMENT
TRIM
FIBER CEMENT
TRIM
FIBER CEMENT
TRIM
FIBER CEMENT
TRIM
LAP SIDING
LAP SIDING
LAP SIDING
STUCCO OVER FOAM TRIM
WINDOW TRIM SURROUND
STUCCO OVER FOAM TRIM
WINDOW TRIM SURROUND
STUCCO OVER FOAM TRIM STUCCO OVER FOAM TRIM
HIP ROOF WITH
CONCRETE TILE
HIP ROOF WITH
CONCRETE TILE
DECORATIVE
ENTRY DOOR
DECORATIVE
ENTRY DOOR
DECORATIVE
ENTRY DOOR
SOFFITS AT PORCH
SOFFITS AT PORCH
BACKLIT ADDRESS
NORTHGATE
AT FAIRVIEW
VALLEJO, CA
Licensed
FAIRVIEW AT NORTHGATE - Licensed 11/08/24
A-58
VALLEJO, CA
#23100
ARCHITECTURAL DETAILS
ELEVATION ‘B’
PANEL PATTERN
GARAGE DOOR PER
ELEVATION STYLE
DECORATIVE LIGHT
FIXTURE
GABLE DETAIL GABLE DETAIL
ENTRY PORCH ENTRY PORCH ENTRY PORCH
ENTRY PORCH
GARAGE DOOR WITH COACH LIGHT
CANTILEVER PROJECTION
BOARD AND BATTEN
SIDING
BOARD AND BATTEN
SIDING
BOARD AND BATTEN
SIDING
BOARD AND BATTEN
SIDING
HORIZONTAL BANDING
HORIZONTAL BANDING HORIZONTAL BANDING:
STUCCO OVER RIGID
FOAM
DECORATIVE
LOUVERED VENT
DECORATIVE
LOUVERED VENT
DECORATIVE
LOUVERED VENT
DECORATIVE
OUTLOOKER
DECORATIVE
OUTLOOKER DECORATIVE
OUTLOOKER
FIBER CEMENT
TRIM
FIBER CEMENT
TRIM
FIBER CEMENT
TRIM
HORIZONTAL BANDING
SOFFITS AT PORCH
BACKLIT ADDRESS
SOFFIT AT PORCH
SOFFITS AT PORCH
DECORATIVE
ENTRY DOOR
DECORATIVE
ENTRY DOOR
DECORATIVE
ENTRY DOOR
HORIZONTAL BANDING
STUCCO OVER FOAM TRIM
WINDOW TRIM SURROUND
STUCCO OVER FOAM TRIM
WINDOW TRIM SURROUND
NORTHGATE
AT FAIRVIEW
VALLEJO, CA
Licensed
FAIRVIEW AT NORTHGATE - Licensed 11/08/24
A-59
VALLEJO, CA
#23100
ARCHITECTURAL DETAILS
ELEVATION ‘C’
PANEL PATTERN
GARAGE DOOR PER
ELEVATION STYLE
DECORATIVE LIGHT
FIXTURE
GABLE DETAIL GABLE DETAIL
ENTRY PORCH ENTRY PORCH ENTRY PORCH
ENTRY PORCH
GARAGE DOOR WITH COACH LIGHT
CANTILEVER PROJECTION
HORIZONTAL BANDING
SOFFITS AT PORCH
BACKLIT ADDRESS
SOFFIT AT PORCH
SOFFITS AT PORCH
MANUFACTURED
STONE VENEER
MANUFACTURED
STONE VENEER
MANUFACTURED
STONE VENEER
STUCCO OVER
FOAM TRIM
HORIZONTAL BANDING
STUCCO OVER FOAM TRIM
WINDOW TRIM SURROUND
STUCCO OVER FOAM TRIM
WINDOW TRIM SURROUND
STUCCO OVER FOAM TRIM
WINDOW TRIM SURROUND
STUCCO OVER FOAM TRIM
WINDOW TRIM SURROUND
HORIZONTAL BANDING:
STUCCO OVER RIGID
FOAM
DECORATIVE GABLE DECORATIVE GABLE DECORATIVE GABLE
STUCCO OVER
FOAM TRIM
STUCCO OVER
FOAM TRIM
STUCCO OVER
FOAM TRIM
HORIZONTAL BANDING:
STUCCO OVER RIGID
FOAM
DECORATIVE
ENTRY DOOR
DECORATIVE
ENTRY DOOR
DECORATIVE
ENTRY DOOR
NORTHGATE
AT FAIRVIEW
VALLEJO, CA
Licensed
FAIRVIEW AT NORTHGATE - Licensed 11/08/24
A-60
VALLEJO, CA
#23100
WRITTEN COLOR SCHEMES
JOB # 23100 SFD
CREATED 12/13/23
"A" ELEVATIONS
SCHEME 1 SCHEME 2 SCHEME 3
STUCCO BODY SW7546
PRAIRIE GRASS
SW0077
CLASSIC FRENCH
SW7024
FUNCTIONAL GRAY
FASCIA / TRIM SW7036
ACCESSIBLE BEIGE
SW7050
USEFUL GRAY
SW7634
PEDIMENT
LAP SIDING SW7032
WARM STONE
SW6137
BURLAP
SW6012
BROWSE BROWN
GARAGE DOOR /
FRONT DOOR
SW7020
BLACK FOX
SW6991
BLACK MAGIC
SW7674
PEPPERCORN
ROOF: FLAT SHAKE
PONDEROSA
5699
CHARCOAL RANGE
5699
CHARCOAL RANGE
5699
CHARCOAL RANGE
"B" ELEVATIONS
SCHEME 4 SCHEME 5 SCHEME 6
STUCCO SW7100
ARCADE WHITE
SW7015
REPOSE GRAY
SW7051
ANALYTICAL GRAY PAINT: SHERWIN WILLIAMS
FASCIA / TRIM /
GARAGE DOOR
SW6001
GRAYISH
SW8917
SHELL WHITE
SW7013
IVORY LACE ROOF: EAGLE
ALL SIDING SW7005
PURE WHITE
SW7073
NETWORK GRAY
SW7019
GAUNTLET GRAY STONE: ELDORADO
FRONT DOOR SW6278
CLOAK GRAY
SW7594
CARRIAGE DOOR
SW0014
SHERATON SAGE
ROOF: FLAT SLATE
BEL AIR
SCB8827
TACOMA BLEND
SCB8827
TACOMA BLEND
SCB8827
TACOMA BLEND
"C" ELEVATIONS
SCHEME 7 SCHEME 8 SCHEME 9
STUCCO BODY SW0046
WHITE HYACINTH
SW6170
TECHNO GRAY
SW7635
PALISADE
FASCIA / TRIM /
GARAGE DOOR
SW0049
SILVER GRAY
SW7637
OYSTER WHITE
SW6140
MODERN WHITE
FRONT DOOR SW0047
STUDIO BLUE GREEN
SW7595
SOMMELIER
SW7068
GRIZZLE GRAY
ROOF: FLAT SLATE
GOLDEN EAGLE
4087
BROWN GRAY RANGE
4087
BROWN GRAY RANGE
4087
BROWN GRAY RANGE
STONE: (DRYSTACK)
LEDGECUT 33
SAGE BIRCH WHITE CAP
** FOR PHOTOSHOP & RENDERING PURPOSES ONLY, DO NOT USE IN THE FIELD TODAS LAS TAPAJUNTAS, CAñALERAS, CAñALONES, ETC.SERAN PINTADOS PARA IGUALAR A LA SUPERFICIE DE JUNTO
TODAS LAS RESTAURAS DE PINTURA SE CORTARAN EN LAS ESQUINAS INTERIORES **SOLO PARA FINES DE PHOTOSHOP Y REPRESENTACIONES, NO USAR EN EL CAMPO ALL FLASHING, GUTTERS, DOWNSPOUTS ETC. TO BE PAINTED TO MATCH ADJACENT SURFACE. ALL PAINT BREAKS TO BE CUT AT INSIDE CORNERS.
FAIRVIEW AT NORTHGATE
VALLEJO, CA
NORTHGATE
AT FAIRVIEW
VALLEJO, CA
Licensed
FAIRVIEW AT NORTHGATE - Licensed 11/08/24
A-61
VALLEJO, CA
#23100
COLOR BOARDS - “A“ ELEVATIONS
FAIRVIEW AT NORTHGATE
VALLEJO, CA DEC. 13, 2023
#23100 / SFD
“A” ELEVATIONS
SCHEME #1
STUCCO BODY
CONCRETE ROOF
LAP SIDING
FASCIA / TRIM
GARAGE DOOR /
FRONT DOOR
FAIRVIEW AT NORTHGATE
VALLEJO, CA DEC. 13, 2023
#23100 / SFD
“A” ELEVATIONS
SCHEME #2
STUCCO BODY
CONCRETE ROOF
LAP SIDING
FASCIA / TRIM
GARAGE DOOR /
FRONT DOOR
FAIRVIEW AT NORTHGATE
VALLEJO, CA DEC. 13, 2023
#23100 / SFD
“A” ELEVATIONS
SCHEME #3
STUCCO BODY
CONCRETE ROOF
LAP SIDING
FASCIA / TRIM
GARAGE DOOR /
FRONT DOOR
NORTHGATE
AT FAIRVIEW
VALLEJO, CA
Licensed
FAIRVIEW AT NORTHGATE - Licensed 11/08/24
A-62
VALLEJO, CA
#23100
COLOR BOARDS - “B“ ELEVATIONS
FAIRVIEW AT NORTHGATE
VALLEJO, CA DEC. 13, 2023
#23100 / SFD
“B” ELEVATIONS
SCHEME #4
STUCCO BODY
CONCRETE ROOF
ALL SIDING
FASCIA / TRIM /
GARAGE DOOR
FRONT DOOR
FAIRVIEW AT NORTHGATE
VALLEJO, CA DEC. 13, 2023
#23100 / SFD
“B” ELEVATIONS
SCHEME #5
STUCCO BODY
CONCRETE ROOF
ALL SIDING
FASCIA / TRIM /
GARAGE DOOR
FRONT DOOR
FAIRVIEW AT NORTHGATE
VALLEJO, CA DEC. 13, 2023
#23100 / SFD
“B” ELEVATIONS
SCHEME #6
STUCCO BODY
CONCRETE ROOF
ALL SIDING
FASCIA / TRIM /
GARAGE DOOR
FRONT DOOR
NORTHGATE
AT FAIRVIEW
VALLEJO, CA
Licensed
FAIRVIEW AT NORTHGATE - Licensed 11/08/24
A-63
VALLEJO, CA
#23100
COLOR BOARDS - “C“ ELEVATIONS
FAIRVIEW AT NORTHGATE
VALLEJO, CA DEC. 13, 2023
#23100 / SFD
“C” ELEVATIONS
SCHEME #7
STUCCO BODY
CONCRETE ROOF
FASCIA / TRIM /
GARAGE DOOR
FRONT DOOR
STONE
FAIRVIEW AT NORTHGATE
VALLEJO, CA DEC. 13, 2023
#23100 / SFD
“C” ELEVATIONS
SCHEME #8
STUCCO BODY
CONCRETE ROOF
FASCIA / TRIM /
GARAGE DOOR
FRONT DOOR
STONE
FAIRVIEW AT NORTHGATE
VALLEJO, CA DEC. 13, 2023
#23100 / SFD
“C” ELEVATIONS
SCHEME #9
STUCCO BODY
CONCRETE ROOF
FASCIA / TRIM /
GARAGE DOOR
FRONT DOOR
STONE
NORTHGATE
AT FAIRVIEW
VALLEJO, CA
Licensed
FAIRVIEW AT NORTHGATE - Licensed 11/08/24
A-64
VALLEJO, CA
#23100
NORTHGATE
AT FAIRVIEW
VALLEJO, CA
NORTHGATE
FAIRVIEWAT
VALLEJO, CA
FAIRVIEW AT NORTHGATE 11/08/24
A-65
VALLEJO, CA
#23100
STREET SCENE
11/08/2024
A-66
#23100 FAIRVIEW AT NORTHGATE - Bungalows VALLEJO, CA
STREET SCENE
VALLEJO, CA
11/08/2024
A-67
#23100 FAIRVIEW AT NORTHGATE - Licensed
OCTOBER 16th, 2019
PROJECT# PRELIMINARY
VALLEJO, CA
V.# ENTRY PERSPECTIVE
COMMERCIAL ARCHITECTURE - COSTCO ENTRY
FAIRVIEW at NORTHGATE
A-68
Vallejo, California REVISED: JANUARY 2020 SEPTEMBER 2018
F
E
D
C
B
.Br-+➔-
0 c;> QUIET ROOl/1
,�,
71 NET SF
I':
VAUI.T
e.2�NETsF
18'-0'
ANTE R00�I
29 ��ETsF
CJ!
51'--0"
20'--0'
' "
EMPL0"1'EE
LOCKER ROO�l
1,46(} $F
1.408 NET SF
I I
' '
!.�I.NAGER
249 SF
228 NET SF
;! ;I \.. 798 SF
14-+-·•---N-+r-��~""-'Wi�-C'C
.... / LJ I r
.,f-+-+-
'
5'·0"
CLOF
DUCT
5'•0'
1 12-91/4" ·-2 31
34'-2"
'
1.2 1 4
. r. r r:
G
I I
22'-3 114"
1.5 u
30'-0''
CONSULT
R""'l /:;9
,,,,
�I\IETSF
53'--CI'
21'-0"
CONSULT
""'I"
'"' �
80 NET SF
2B
25'-0"
1149NETsF
- -
OPTICAL
I1.IOSK
-·"
IS27 NET SFt-
'"
'" 0
<l!l'-5"
25'-0"
759 NET SF
•
3.1 3.9 4.2
26' "
-n
. ' '
,, , >c
.,._1-0H-1148 NET SF
4.6 5<1'-0"
20'-0'
'
j15· STEaj
PROFESSIONAL
SERVICES
"" oc
I'\ 111
B3 �ET SF i16'--0"
... -
15'STEE
-1!1--�I- --+-+IH --+-• ·•-+-1,f ._ -+-H+ - -+.W·-f ---+·lt·l---1 • +--- • ... � -1- 1-- I10'-D"
2.4 33'-B
' 15'-0 314"
'54'
•6"
2 8
f- -
f- f8'-4"
f- f-
- -
- -
"1 ;,-, I- '- �� - -
1-1--1 " f-H
LJ_J ~,,L.LI
10'•4"
1B"-O"
--
r-r-,- 1----1+.lf-u
.11" l----l+.lro''.11·;..J-1.--1 6'-11",-..,_...j �- - � ()'.:'," 8'-6" 8'-6' 8'-6 " 10'-10' L_.l._LJ":.:..t-11-t--':.:..-t-ii-t.::.:c...,HH.....::.::..+-11r+.:::..:::...-,t � -
�
�-1 f-,I •-�
... -
... -
18'-0"
... -
11'·1'
115' STEEL ' '
I
- - -
•
25'-0" 25'-0" 25'-0" 20'-0'
56'--0" 54'•0'
,., 3 34 3} 4 "' 4.8
1B'-O"
'
-
st
r
-0"
COSTCO WHOLESALE
VALLEJO, CALIFORNIA
'
487' 6'
54'-0'" ®
25'-0" 30'-0" 15'-0"
I 70"-0"
' ' '
' ' '
7 '
'
� 7.4
20· o· l 30'--0'
'
91"-
4" I
' '
SALES
I
SUB-ZERO
FREEZEF1
33'-I)"
'
... -+-- -"tt"+- - •�-H-+" - -
1 S'-C
I
' 18'--(f'
- -
' '
I
- -
.
'
25'-0"
54'-0"
5 5.8
�
... -
"'
HJ 8l l!l
� !TEEL STORA;., 1\'\!S TO 15'-Q" H:Gl I
'.','ITH STORAGE Td 22'-D" AFF (SOIC). T'\'PICA7
-
15.'STEEL 1 1
I !
I .
�
- - --
72"-0'
'
30'-0" 15'•0" 20'-0"
54'-0
'
6 6A
487'-6'
'
/,3
..,..,......, ,,
11'-9"
,
(10'-6''
litllt-Ji
-LJ IUF!E:
I
r'RcGl'D
B'ICOD�
h5'§TEHj
I -
'
30'-0'
'
I
.
I
35'-4" @
30'--0"
' '
•15' TEEL!
I
SALES
COOLER
,, ,�� �• •r' 1,:WNITSf/
19'-0" 16'-0"
'
rr-r--"'I -TALL PRODUCE
COOLER
I
1,676 SF
I
_ 1,553 NET SF
I �=f-tt-i
l�CPT1C.1NAL 1/,;;i
I
PRODUCE
.
I
_
GOOLER
H� _j j
I --' -
30'-0"1
I
'
8.5 80""·0"
I
26'-6'
8.B
'
'
9.2 26'--0'"
'
1 50'-B"
--.··--·
, • .1 • 11
'
.','ITH STOr:lAGE T02_ 2'·D' AFF (SOIC), T't'F'ICAL
I
1 n
_
,
_
:
.
·
,
STEEL
/ {S"MIN
STEEL STORAGE RACKS TO 15'·0" HEIGHT -tq.':,..
r,Tr, I � � r,ff""t
CLEAR,\
7 ... -
'
26'-1'
'
�:
1-1--
1 I �
HH-
,- -...
,- -
9.7 10
12"-11"
'
10'-0' I
I -•----
MECHANICAL
ROO�-l
l-. ... ,.,..,,
1,1851\JETSF
---- -I--
,... -
n
I -� -1;-il+- - H-t-•- -YI-Ill--- - --- - --+-- - --+,...+-1 F ......... �=1- l._
- -
l
1B'-O"
... -
,... -
... -
� ffi
is
,.
.. "
,- -
�
18'-I
)
' 18'-0'' 1/l'--0'
ELECTRICAL
ROml
-,oc
331 NET SF
•
•
---------
•
BAKER'\
COOLEf
1101 SF 1-
327 NET F
BAKERY/ ,�
2.611 SF
2,451'. NET SF ill-t-,---
�
RECEIVING
5 91).6 SF
5,760 NET SF
•
•
-
-
1,
� �" L.bl e .-+--+---++---"-"-1----.-
·• --�
I
� __ __, - -1-•
-- I I
[
-
I
-
-------+--
---�---- �IDFOOX
• • •
-1----
-+-----------
E
- -'l,-+fl{c .-.11)
.....,.rr-1..1_ C
Y.
- +->1,,-1,-1 B
6 PROJECT DATA
NET WAREHOUSE AREA 149,600 SF
NEI FI RE DEPT ROOM 463 SF
NE1 MECHANICAL ROOM 1,24B SF
ENVELOPE I EXTERIOR WALL 1,593 SF
TOTAL BUILDING GROSS 152,9D4 SF
.
99'-4'
.
5'-
8" r-JET CANCf'Y 0 SF
'
30'--0''
8 &J'-0'
69'-0"
26'-10" 27'-B"
64'-CI'
8.5 , .......
26'-4'
12'-8"
9.8 10
RAC::K COUl>JT:
GROCERY RACKS"(15ft)
GROCERY PALLETS
CENTER SECTION
HARD LINE RACKS(15ft)
HARDLINE PALLETS
r-.JOTES:
275
126
19,856 SF
167
36 APPROVED BY:
PRESIDENT DATE:
EXECUTIVE VP DATE:
SENIOR VP DATE:
REGIONAL VP DATE:
cp
GOlflPR'ESSOR
©-
COMPRESSOR
PLATFORM
SCALE: 1116" = 1 '-0"
-0
--0
MECHANICAL
CA1WALK
SCALE: 1116" = 1 '-0"
LADDl=R TO
ROOF HATC--..__
RECEIVING
PLATFORM
SCl\LE: 1116" = 1 '-0"
VALLEJO.CA
SEC OF ADMIRAL CALLAGHAN LN
& TURNER PKWY
VALLEJO.CA
18-5347-01
NOVEMBER 19, 2018
CONCEPT
FLOOR PLAN
CONCEPT FLOOR PLAN 0D21-01
NOVEMBER 1 9 I 2018
•31-IC.l, he-.0 • �'11• "<'1»·,«J. !Jo o<l"loll0<dx..,-'II ,s.;,.,,o,-oci_cocl , e,,.,,.,.,o· ,;a--.,,..,..,..,, t'0.1 :-;-1 .. 0, ,.,,. t--.,l'o-, l'IC.2
COMMERCIAL ARCHITECTURE - COSTCO FOOTPRINT
FAIRVIEW at NORTHGATE
A-69
Vallejo, California REVISED: JANUARY 2020 SEPTEMBER 2018
29' -6" 31'-" 32'-6"
T.O. COPING T.O. COPING
T.O. CORNICE
t=i\ WEST ELEVATION \.!J SCALE: NTS
17'-4"
B.O. STRIPE
29' -6"
T.O. COPING
@
29' -6"
T.O. COPING
NORTH ELEVATION
SCALE: NTS
EAST ELEVATION
SCALE: NTS
3' -4
"
VERTICAL RIBBED METAL
'SHELL GRAY'
32'-6"
T.O. CORNICE
. \ \ . .CO.JCJ D
11iff077S11P
VERTICAL RIBBED METAL
'METALLIC CHAMPAGNE'
31'-0"
T.O. COPING
SPLIT FACE CMU
- 'DARK BROWN'
J
I T.O. WA�L I I I .
®
• z c,_��
SOUTHW ELEVATION
SCALE: NTS
i:=1234567890
[A]
@ WAREHOUSE SIGNS
SCALE: NTS
VERTICAL RIBBED METAL
'SHELL GRAY'
17'-4"
I I
SPLIT FACE CMU
'MEDIUM BROWN' -�
SPLIT FACE CMU
'DARK BROWN'
STEEL TRELLIS -
'COOL HARVEST'
32'-6"
T.O. CORNICE
18'-8"
31'-0"
T.O. COPING
I I
31'-0"
T.O. COPING
T.O. COPING
29'-6"
CONCRETE STEM WALL
'NATURAL'
COPING-
'COOL HARVEST'-�
32'-6"
T.O. CORNICE
RED STRIPE
'COSTCO RED'
I I
VERTICAL RIBBED METAL
'METALLIC CHAMPAGNE ' -�
31'-0"
31'-0"
T.O. COPING
I I II
VERTICAL RIBBED METAL
'SHELL GRAY'
35'-8"
T.O. CORNICE
ENTRY CANOPY ELEVATION
SCALE: l" = 40'
29'-6"
T.O. COPING
T.O. COPING
I
STEEL TRELLIS -
'COOL HARVEST' --�
SIGN TABLE
QUANTITY SIGN SIZE
B 1 TIRE CENTER 17'-4" X l'-9"
I I I ,I I
C 1 COSTCO WHOLESALE 4'-6" C
D 2 COSTCO WHOLESALE 6' -0" C
[Q]
15'-9"
B.O. CANOPY
--._______ VERTICAL RIBBED METAL
'METALLIC CHAMPAGNE'
AREA (EACH) TOTAL SF
31 SF 31 SF
158 SF 158 SF
280 SF 560 SF
TOTAL SIGN AREA 749 SF
0 0
0 DECEMBER 12TH, 2019
PROJECT #18-5347-01
VALLEJO, CA CONCEPT ELEVATIONS
COMMERCIAL ARCHITECTURE - COSTCO ELEVATIONS A-70 FAIRVIEW at NORTHGATE Vallejo, California REVISED: JANUARY 2020 SEPTEMBER 2018
FINISHES:
0 STANDING SEAM METAL ROOF
0 EXTERIOR CEMENT PLASTER FINISH
[£] ALUMINUM STOREFRONT SYSTEM
Ce] METAL TRELLIS
0 COMPOSITE WOOD SIDING
0 STONE VENEER
@J METAL AWNING
0 METAL CANOPY
0 BRAKE METAL, NATURAL FINISH
0 METAL POST/BEAM
[I] METAL DOORS
� SIGNAGE, BY OTHERS
COLORS:
0 SW 7563 "RESTFULWHITE"
By: Sherwin Williams
0 SW 6185 "ESCAPE GRAY"
By: Sherwin Williams
0 SW 7667 "ZIRCON"
By: Sherwin Williams
0 SW 7067 "CITYSCAPE"
By: Sherwin Williams
0 SW 7072 "VERSATILE GRAY"
By: Sherwin Williams
0 CYPRESS RIDGE "ORCHARD"
By: El Dorado Stone
0 OLD TOWN GRAY
By:AEP Span
0 COUNTRYLANE RED JH90-20By: James Hardie
� SANDSTONE BEIGE JH30-20
By: James Hardie
� CHARLESTON RANCH"
By: Reclaimed Wood Source
@] PERMAFLUOR: "DOVE GRAY"
By: Kawneer
DATE: 12.12.2019
MCG JOB#: 17.433.01
DATE REVISIONS
@ MCG ARCHITECTS 2017 ALL RIGHTS RESERVED
NOTE: This information is conceptual in nature and is subject to adjustments pending further verification and Client, Tenant, and Governmental Agency approvals. No warranties or guaranties of any kind are given or implied by the Architect.
E
9 L
l
J B
l
EXTERIOR ELEVATIONS
SHOPS BUILDING 1
E
11 L
l
A
7 E
10 F
6 WEST ELEVATION
EAST ELEVATION
B
l
A F
7 6
COOKE PROPERTY
VALLEJO, CA
Lewis Retail Centers
a member of the Lewis group of companies
F
6 B
l
J E
9 NORTH ELEVATION
SOUTH ELEVATION
KEY PLAN �
250 Sutter, Suite 500
San Francisco, California 941 08
(I) 415.974.6002 ® 415.974.1556
mcgarchitecture.com
SHOPS 2
COMMERCIAL ARCHITECTURE - SMALL RETAIL BUILDING 1
FAIRVIEW at NORTHGATE
A-71
Vallejo, California REVISED: JANUARY 2020 SEPTEMBER 2018
0 0
@]
@]
0 0
�
0 0
0 [I]
�
IT]
0 [TI
0 0
0 0
0 0
§]
EJ
DATE:
MCG JOB#:
DATE
FINISHES:
STANDING SEAM METAL ROOF
EXTERIOR CEMET PLASTER FINISH
ALUMINUM STOREFRONT SYSTEM
METAL SIDING
COMPOSITE WOOD SIDING
STONE VENEER
METAL AWNING
METAL CANOPY
BRAKE METAL, NATURAL FINISH
METAL POST/BEAM
METAL DOORS
SIGNAGE, BY OTHERS
COLORS:
SW 7563 "RESTFULWHITE"
By: Sherwin Williams
SW 6185 "ESCAPE GRAY"
By: Sherwin Williams
SW 7667 "ZIRCON"
By: Sherwin Williams
SW 7067 "CITYSCAPE"
By: Sherwin Williams
SW 7072 "VERSATILE GRAY"
By: Sherwin Williams
CYPRESS RIDGE "ORCHARD"
By: El Dorado Stone
OLD TOWN GRAY
By:AEP Span
COUNTRYLANE RED JH90-20
By: James Hardie
SANDSTONE BEIGE JH30-20
By: James Hardie
CHARLESTON RANCH"
By: Reclaimed Wood Source
PERMAFLUOR: "DOVE GRAY"
By: Kawneer
12.12.2019
17.433.01
REVISIONS
© MCG ARCHITECTS 2017 ALL RIGHTS RESERVED
NOTE: This information is conceptual in nature and is subject to adjustments pending 1urther verification and Client, Tenant, and Governmental Agency approvals. No warranties or guaranties of any kind are given or implied by the Architect.
WEST ELEVATION
D
8 D C
9 10
B
3 EAST ELEVATION
EXTERIOR ELEVATIONS
SHOPS BUILDING 2
B
2 COOKE PROPERTY
VALLEJO, CA
Lewis Retail Centers
a member of the Lewis group of companies
KEY PLAN �
NORTH ELEVATION
A
7 F D
6 9
C
10 SOUTH ELEVATION
D
8 SHOPS 2
PATIO CONCEPTUAL LAYOUT
250 Sutter, Suite 500
San Francisco, California 94108
(1) 415.974.6002 (f) 415.974.1556
mcgarchitecture.com
COMMERCIAL ARCHITECTURE - SMALL RETAIL BUILDING 2
FAIRVIEW at NORTHGATE
A-72
Vallejo, California REVISED: JANUARY 2020 SEPTEMBER 2018
DATE:
MCG JOB#:
DATE
12.12.2019
17.433.01
REVISIONS
@ MCG ARCHITECTS 2017 ALL RIGHTS RESERVED
NOTE: This information is conceptual in nature and is subject to adjustments pending further verification and Client, Tenant, and Governmental Agency approvals. No warranties or guaranties of any kind are given or implied by the Architect.
B
2 G
7 B
l
L
l
WEST ELEVATION
E
9 EAST ELEVATION
EXTERIOR ELEVATIONS
PAD BUILDING 3
B
l
E
8 E
8 COOKE PROPERTY
VALLEJO, CA
Lewis Retail Centers
a member of the Lewis group of companies
NORTH ELEVATION
B
2 E
9 H C
4 10
A
7 SOUTH ELEVATION
KEY PLAN @
FINISHES:
0 STANDING SEAM METAL ROOF
0 EXTERIOR CEMENT PLASTER FINISH
@]
ALUMINUM STOREFRONT SYSTEM
@]
METAL TRELLIS
0 COMPOSITE WOOD SIDING
0 STONE VENEER
@]
METAL AWNING
[BJ
METAL CANOPY
0 BRAKE METAL, NATURAL FINISH
0 METAL POST/BEAM
IT]
METAL DOORS
�
SIGNAGE, BY OTHERS
COLORS:
0 SW 7563 "RESTFULWHITE"
By: Sherwin Williams
0 SW 6185 "ESCAPE GRAY"
By: Sherwin Williams
0 SW 7667 "ZIRCON"
By: Sherwin Williams
0 SW 7067 "CITYSCAPE"
By: Sherwin Williams
[TI
SW 7072 "VERSATILE GRAY"
By: Sherwin Williams
0 CYPRESS RIDGE "ORCHARD"
By: El Dorado Stone
0 OLD TOWN GRAY
By:AEP Span
0 COUNTRYLANE RED JH90-20
By: James Hardie
�
SANDSTONE BEIGE JH30-20
By: James Hardie
rm
CHARLESTON RANCH"
By: Reclaimed Wood Source
@]
PERMAFLUOR: "DOVE GRAY"
By: Kawneer
250 Sutter, Suite 500
San Francisco, California 94108
(J) 415.974.6002 CEl 415.974.1556
mcgarchitecture.com
--
TIJANEfl PARKWAY
COMMERCIAL ARCHITECTURE - SMALL RETAIL BUILDING 3
FAIRVIEW at NORTHGATE
A-73
Vallejo, California REVISED: JANUARY 2020 SEPTEMBER 2018
------------- ----------
121 0'-911
PAD 1
-
I
C\I
<===iC\I
T"""
-
T"""
T"""
0)
('I')
0)
T"""
-T"""
T"""
- I
c.o
('I')
---------------------------------1
PAD 1
3,000 SF
76 1
-211
COOKE PROPERTY
261
I
121
i'
'
26 1
-811
I
I
I
l
I
I
I
I
I
l
DATE: DECEMBER, 13 2019
MCG JOB#: 17.344.01 VALLEJO, CALIFORNIA mcgarchitecture.com © MCG ARCHITECTS 2017 ALL RIGHTS RESERVED
COMMERCIAL ARCHITECTURE - SMALL RETAIL DRIVE THRU A-74 FAIRVIEW at NORTHGATE Vallejo, California REVISED: JANUARY 2020 SEPTEMBER 2018
Residential Low
Density
sity
Residential
Medium
Density
Residential
Medium
Density
ty
Residential Low
Density sity
Residential
High Density
Regional
Commercial
Regional
Commercial
Planned
Developmen
t
Residential Low
Density
sity
STAFF REPORT – PLANNING
CITY OF VALLEJO
PLANNING COMMISSION
DATE: April 20, 2026
TO: Planning Commission
FROM: Cesar Orozco, Planning Manager - Current Development SUBJECT: HOLD A PUBLIC HEARING AND ADOPT A RESOLUTION RECOMMENDING THE CITY COUNCIL: (1) CONSIDER AN ADDENDUM TO THE CERTIFIED ENVIRONMENTAL
IMPACT REPORT FOR FAIRVIEW AT NORTHGATE PURSUANT TO CEQA GUIDELINES SECTIONS 15162 AND 15164, (2) ADOPT AN ORDINANCE ADOPTING AN AMENDMENT TO THE FAIRVIEW AT NORTHGATE MASTER PLAN (PD24-0002) TO INCREASE THE NUMBER OF RESIDENTIAL DWELLING UNITS FROM 178 TO 245 AND AMENDING THE ZONING MAP (PLN25-0110) TO CHANGE THE ZONING DESIGNATION OF THE SUBJECT PROPERTY FROM RESIDENTIAL MEDIUM DENSITY (RMD) (APN:
0069-048-030) AND REGIONAL COMMERCIAL (RC) (0069-048-040, -050) TO PLANNED DEVELOPMENT (PD); (3) AND APPROVE DEVELOPMENT REVIEW (DVR24-0021), DESIGN REVIEW (DR24-0008), LANDSCAPE REVIEW (LR24-0015), AND A VESTING TENTATIVE MAP AMENDMENT (TM24-0002)
PROJECT INFORMATION
Project Name: Fairview at Northgate Master Plan - Amendments Project Summary:
The project consists of an Amendment to the Fairview at Northgate Master Plan, Amendment to the Vesting Tentative Map, Development Review, Design Review, and Landscape Review to increase the residential dwelling units from 178 to 245 units, including 119 detached single-family residences and 126 clustered (i.e., bungalows) single-family homes. The project also includes the subdivision of a vacant 23.8-acre parcel into 161 lots to accommodate the proposed amendment. The Fairview at Northgate Master Plan would continue to include a central open space buffer to protect the wetlands between the commercial and residential portions of the Master Plan, as well as a neighborhood park, a linear park, and new infrastructure such as roadways, sidewalks, lighting, and utilities. Additionally, the project includes the correction of a zoning map error to change the zoning district from Regional Commercial (RC) (APN:0069-048-040, -050) and Residential Medium Density (RMD) (APN:0081-490-030) to Planned Development (PD).
Project Numbers:
Amended Fairview at Northagte Master Plan (PD24-0002)
Amended Vesting Tentative Map (TM24-0002)
Development Review (DVR24-0021)
Design Review (DR24-0008)
Landscape Review (LR24-0002)
Zoning Map Amendment (PLN25-0110)
Location:
Vacant site off Admiral Callaghan Lane and Turner Parkway / APN: 0069- 048-030, -040, -050)
Date: April 20, 2026
Subject: HOLD A PUBLIC HEARING AND ADOPT A RESOLUTION RECOMMENDING THE CITY COUNCIL: (1) CONSIDER AN ADDENDUM TO THE CERTIFIED
ENVIRONMENTAL IMPACT REPORT FOR FAIRVIEW AT NORTHGATE
PURSUANT TO CEQA GUIDELINES SECTIONS 15162 AND 15164, (2) ADOPT AN
ORDINANCE ADOPTING AN AMENDMENT TO THE FAIRVIEW AT NORTHGATE MASTER PLAN (PD24-0002) TO INCREASE THE NUMBER OF RESIDENTIAL DWELLING UNITS FROM 178 TO 245 AND AMENDING THE ZONING MAP (PLN25- 0110) TO CHANGE THE ZONING DESIGNATION OF THE SUBJECT PROPERTY FROM RESIDENTIAL MEDIUM DENSITY (RMD) (APN: 0069-048-030) AND REGIONAL COMMERCIAL (RC) (0069-048-040, -050) TO PLANNED DEVELOPMENT (PD); (3) AND APPROVE DEVELOPMENT REVIEW (DVR24-0021), DESIGN REVIEW (DR24-0008), LANDSCAPE REVIEW (LR24-0015), AND A VESTING TENTATIVE MAP AMENDMENT (TM24-0002)
Applicant/Owner:
Fairview Residential Development, LP
General Plan Land Use
Designation: Mix of Housing Types/Medium Density (R-MH) Vested Zoning District:
Planned Development (PD)
CEQA:
Pursuant to California Environmental Quality Act (CEQA) Guidelines Section 15164 (“Addendum to an Environmental Impact Report [EIR] or Negative Declaration”) an addendum to the previously certified EIR related to the Fairview at Northgate Project (State Clearinghouse [SCH] #2018102007).
Development of the proposed amendments would not cause any new or substantially more severe significant environmental effects that were not previously examined in the Certified EIR and would not require any new mitigation measures.
RECOMMENDATION
Staff recommend that the Planning Commission adopt a resolution recommending the City Council:
1. Consider an Addendum to the certified Environmental Impact Report (SCH#2018102007) for Fairview at Northgate Project pursuant to CEQA guidelines 15162 and 15164; and
2. Adopt an Ordinance adopting an amendment to the Fairview at Northgate Master Plan (PD24-0002) to increase the number of residential dwelling units from 178 to 245 and amending the Zoning Map (PLN25- 0110) to change the zoning designation of the Subject Property from Residential Medium Density (RMD) (APN: 0069-048-030) and Regional Commercial (RC) (0069-048-040, -050) to Planned Development (PD); and
3. Approve Development Review (DVR24-0021), Design Review (DR24-0008), Landscape Review (LR24- 0015), and a Vesting Tentative Map Amendment (TM24-0002), subject to the Conditions of Approval as Exhibit A to the recommended resolution for the project.
ATTACHMENTS
1. Staff Report Continued
Date: April 20, 2026
Subject: HOLD A PUBLIC HEARING AND ADOPT A RESOLUTION RECOMMENDING THE CITY COUNCIL: (1) CONSIDER AN ADDENDUM TO THE CERTIFIED
ENVIRONMENTAL IMPACT REPORT FOR FAIRVIEW AT NORTHGATE
PURSUANT TO CEQA GUIDELINES SECTIONS 15162 AND 15164, (2) ADOPT AN
ORDINANCE ADOPTING AN AMENDMENT TO THE FAIRVIEW AT NORTHGATE MASTER PLAN (PD24-0002) TO INCREASE THE NUMBER OF RESIDENTIAL DWELLING UNITS FROM 178 TO 245 AND AMENDING THE ZONING MAP (PLN25- 0110) TO CHANGE THE ZONING DESIGNATION OF THE SUBJECT PROPERTY FROM RESIDENTIAL MEDIUM DENSITY (RMD) (APN: 0069-048-030) AND REGIONAL COMMERCIAL (RC) (0069-048-040, -050) TO PLANNED DEVELOPMENT (PD); (3) AND APPROVE DEVELOPMENT REVIEW (DVR24-0021), DESIGN REVIEW (DR24-0008), LANDSCAPE REVIEW (LR24-0015), AND A VESTING TENTATIVE MAP AMENDMENT (TM24-0002)