Questions & answersHere are responses to the most common questions about West Coyote Hills. Let us know if there’s a question you would like answered or if you’d like to receive updates on the plan. About taxes Under your plan, would taxpayer dollars be required to purchase or maintain the open space? No. The plan sets aside 55% of the property as open space at no cost to the public. In addition, Pacific Coast Homes will fund endowments to maintain the open space resources. The combination of free land and long-term developer funding is highly unusual and necessary today when State and County budgets are tight. It ensures the property would finally be opened to the public without placing a financial burden on taxpayers.
About schools Has an agreement been reached with Fullerton's school districts? Yes. An agreement was signed between Pacific Coast Homes and Fullerton's two school districts that could provide about twice the current state funding requirements. (The final funding amount will vary depending on the number of homes ultimately built). The school districts have indicated they plan to use this funding to build or improve facilities at existing schools. How many school-aged children are projected to attend Fullerton schools? Fullerton's two school districts have estimated there will be about 420 new kindergarten through 12th grade students living in West Coyote Hills (that's approximately 32 students per grade level). Which schools will West Coyote Hills' students attend? Under current attendance boundaries, high school students from West Coyote Hills will go to either La Habra or Sonora High, while the 7th and 8th graders will attend Parks Junior High and elementary school students will attend Sunset Lane or Laguna Road schools. Boundaries are subject to change at the school districts' discretion.
About roadways What studies have been completed on traffic impacts from West Coyote Hills? In preparing the traffic section for the community's Draft Environmental Impact Report, the city's traffic engineer and independent consultants evaluated more than 30 intersections and other circulation issues. These studies investigated the projected impacts from West Coyote Hills, while taking into account existing traffic conditions and impacts from other planned projects. What conclusions did the traffic report make? Based on studies and analysis, findings from the Draft Environmental Impact Report conclude the following: "With the implementation of the standard conditions and mitigation measures identified ... traffic impacts will be reduced to a less than significant level. No significant project-related or cumulative impacts will remain after mitigation." What improvements will be made to local roadways to accommodate new cars? To mitigate roadway impacts from new developments, the City of Fullerton has a Traffic Impact Fee Program designed to fund intersection improvements and to keep traffic moving. West Coyote Hills would contribute funding to this program, which would lead to a number of traffic improvements. In addition, Pacific Coast Homes would widen Gilbert Street (north of Castlewood Drive) to four lanes. Currently, this is the only portion of Gilbert Street that is not four lanes.
About the homes How many homes are permitted on this property? The City of Fullerton has authorized a low-density community and limited the number of homes to 760, which is a 30% decrease from what was originally proposed. What type of community are you proposing? The plan envisions nine hillside residential neighborhoods carefully situated to protect sensitive habitat and to provide a variety of view opportunities and access to trails and parks. Architectural diversity and site planning controls will create a wide selection of housing styles consistent with Fullerton's traditional home designs. What will be the price range for the new homes? Spacious estates, single family homes and townhomes are included in the plan, creating a variety of opportunities for buyers. Prices will be set by the homebuilders and will be based on market value at the time homes are built.
Contact us How can I contact Pacific Coast Homes if I have a question or comment? By going to the contact us page of this website, you can submit your questions and comments via e-mail and receive a prompt response.
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About water Is there enough water for new West Coyote Hills residents? Yes. Recent analysis from the City of Fullerton Water Utility confirms adequate long-term water supplies are available for both West Coyote Hills and existing residents. In addition, the plan proposes the construction of a 3.8 million gallon underground water storage reservoir, which will help complete the City's Water System Master Plan, while preserving the views of existing homeowners. In addition, a supplemental source of water is in place to serve West Coyote Hills should the City need it to avoid a rate increase caused by new demand from the project. The source of water makes West Coyote Hills the first project in the City's recent history to essentially bring its own water. About open space Will the public have access to the community's open space resources? Yes. Approximately ten miles of trails, vista parks and a nature center will offer local residents the opportunity to experience the outdoors and learn about nature. How does the plan preserve the site's natural topography? As called for in the City's General Plan, the property's highest points will be preserved as key vista parks - offering the public largely unobstructed views of both Los Angeles County and Orange County. The three dominant ridgelines east of Gilbert Street will also be preserved. West of Gilbert Street, the sandstone cliffs above Rosecrans Avenue will be preserved along with three of the four highest points on this portion of the property. In those instances when homes are located on ridgelines, all development would be consistent with the City's General Plan and hillside grading requirements. In addition, Pacific Coast Homes worked closely with City leadership to relocate homes to lower elevations so they would not be visible from the picturesque Robert E. Ward Nature Preserve.
Community involvement Have you incorporated community input into your plans? Yes. Throughout our planning process we have listened to feedback and used it when possible to enhance our plan. Click here to view a list of modifications that have been made to the plan as a result of community feedback. How has Pacific Coast Homes supported the Fullerton community in which it conducts business. Pacific Coast Homes, through its corporate parent Chevron, has a long track record of supporting communities it conducts business in. In Fullerton, the company has provided financial support to numerous non-profit and business organizations, including:
About the fire protection Will the plan decrease the fire threat to neighboring communities? Yes, it could. A Fire Protection Plan for West Coyote Hills would reduce the existing wildfire threat to surrounding homeowners and create a safe location for the proposed new community – while still preserving a sustainable natural environment for native wildlife. What is Pacific Coast Homes doing right now to protect nearby homes? Until the West Coyote Hills community receives necessary approvals and the Fire Protection Plan (FPP) can be implemented, Pacific Coast Homes will continue to work to lower fire risk on the site by implementing the following activities:
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