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West Coyote Hills

West Coyote Hills



Commencing this Fall 2017, Pacific Coast Homes will be conducting field sampling/testing activities at the West Coyote Hills property. These activities will provide additional information regarding geotechnical and environmental conditions before construction under the project approved by the City of Fullerton can begin.  These preliminary sampling/field testing activities do not involve project construction.  As part of this process, Pacific Coast Homes will have field and environmental specialists present to ensure that all safety, habitat and wildlife protection measures are in place and observed.” 


On September 18, 2017, the City filed its Respondents’ Brief in the legal challenge to the City’s approval of the Vesting Tentative Tract Map (VTTM) No. 17609 and certification of an Addendum to the previously certified Environmental Impact Report (EIR) for the West Coyote Hills project. The VTTM No. 17609 authorized Pacific Coast Homes to subdivide the 510 West Coyote Hills to develop up to 760 residences, a small commercial center, and fund public benefits as outlined in the VTTM to include, but not limited to, permanently dedicating over 60% of the 510 acres to restored habitat/open space to include over 220 acres of contiguous open space. Most importantly, the VTTM set forth a process that provides the City the ability to purchase additional acreage to preserve as open space by acquiring “neighborhoods 1 and 3,” as well as additional neighborhoods or the entire project site if funding is available. The public benefits contained in the VTTM include trail development, an interpretative center, an endowment to maintain the West Coyote Hills open space, as well as other amenities as found in:
VTTM 17609 Public Benefits.

The City prevailed in Superior Court on this court case and appellants, Friends of Coyote Hills; Center for Biological Diversity; and, Friends of Harbors, Beaches, and Parks appealed to the Court of Appeal.
City (Respondents’) Brief

Senate Bill 714

State Senator Josh Newman introduced Senate Bill 714 to allocate $15 million contained in the California budget to the West Coyote Hills project. However, the language within the bill as introduced does not reflect the many years of local work regarding West Coyote Hills and effectively requires a re-start of all planning for West Coyote Hills under the management of a state agency. If made into law, SB 714 would erase all of the progress made towards restoring the critical habitat, opening up access through a trail system, providing access to the City’s Robert E. Ward Nature Preserve, allowing the private property owner to fund the public benefits through the lessened development of portions west of Gilbert Street.

To read a legal analysis of the impact of Senate Bill 714 as introduced, if enacted, please select one of the following:

Legal Analysis of SB 714 Coyote Hills Stipulated for Extension
Friends of Coyote Hills Legal Brief
Pacific Coast Homes Final Brief  (Information related to lawsuit vs. City of Fullerton)

As of September 15, 2017, SB 714 is considered a two-year bill and it has been slightly amended in order for the City and Senator Newman to continue to work towards a mutual acceptable version of the legislation in order to quickly utilize the money allocated in the state budget. During the Legislative recess, the City will continue to work on acceptable amendments in order to use the allocated funds to purchase additional open space for permanent conservation areas as outline in the VTTM, or “Path Forward.”

On January 30, 2018, Senate Bill 714 was passed out of the Senate in order to maintain its status as a 2 year bill (that is, all legislation must pass out of its house of origination by February 2, 2018 in order to continue to be in process). SB 714 will now go through the Assembly committee process and it is still subject to amendments. The City desires amendments to SB 714 in order to preserve the City’s local control, maintain the public benefits approved in VTTM 17609 (the “Path Forward”), and secure the funding for purchase of additional open space. The City looks forward to working with the author to secure these amendments.

Assembly Bill 510
Senate Bill 5
Senate Bill 714
SB714 ‎(Newman)‎ 08-04-17
SB714 ‎(Newman)‎ 08-31-17


Open Space Preservation

Steps are being taken to purchase parts of the West Coyote Hills property that are currently planned for development in order to potentially expand the Robert E. Ward Nature Preserve. State and Regional Agencies are currently evaluating grant applications to fund the land purchase. Any additional property that is purchased would be added to the 300 acres to be dedicated as open space and would create the largest nature preserve in North Orange County. This land would be opened for public enjoyment with new trails, vista parks and a nature center.

Please take a moment to show support for acquiring additional land to expand the Robert E, Ward Nature Preserve at West Coyote Hills. Names and comments will be collected by the City and included in grant applications submitted to various agencies.



Steps are being taken to purchase large parts of the West Coyote Hills property that are currently planned for development. Under the terms of an acquisition agreement with Pacific Coast Homes, the City of Fullerton and others are making progress in securing state and regional grant funding to acquire the eastern section of the Coyote Hills property– an area of 220 acre of contiguous open space. Even more land can be acquired if funding becomes available. This is a rare opportunity to preserve land in the midst of the second most urbanized region in California.

Multiplier Effect and Public Access

Any additional land acquisition would add to the property already set aside by PCH and the adjacent Robert E. Ward Nature Preserve. In addition, PCH will fund the construction of new trails, vista parks and a nature center at West Coyote Hills, and fund a $3,840,000 million endowment to maintain the property in perpetuity.

Regional Benefits
  • A rare opportunity to preserve land in the midst of the second most urbanized region in California.
  • Much-needed new park land for a region that is classified as “park poor.”
  • A new educational resource for surrounding schools and universities.
  • Additional habitat for the federally protected California gnatcatcher.


Acquisition Opportunities

Neighborhood 1

  • 10 acres
  • Purchase price of $9,600,000
  • Creates 203 acres of contiguous open space included the adjacent Robert E. Ward Preserve
  • Reduction of 16 proposed units

Neighborhood 1 and 3

  • 24 acres
  • Purchase price of $19,337,500
  • Creates 217 acres of contiguous open space, including the Ward Preserve
  • Preserves all property east of Gilbert and converts roads to trails
  • Reduction of 76 proposed units  


Appraisals were based on a model used to acquire all federal lands. Land values to acquire the land planned for residential development on the eastern half of the Coyote Hills property were set at $19,337,500 million.

Neighborhood 1, 3, and 4

Note: While not included in the Acquisition Agreement, PCH has agreed to consider selling this property at an appraised value established using a federal land acquisition model.



The City has identified more than $20 million dollars in potential grant funding from the following agencies: San Gabriel Rivers and Mountains Conservancy, The California Department of Parks and Recreation, The California Wildlife Conservation Board, The California Department of Fish & Game, and the Orange County Transportation Authority (through its Measure M2 Environmental Mitigation Fund). The Friends of Coyote Hills have also secured a matching grant for $1 million.

Project Readiness
Willing seller, Pacifi c Coast Homes (a Chevron Subsidiary)
Vesting Tentative Tract Map approved by City Council November 17, 2015
California Environmental Quality Act (CEQA), Categorical Exemption August 25, 2016
Appraisal completed September 11, 2015
Review of Appraisal completed April 18, 2016
Listed in the Tonner Conceptual Area Protection Plan (CAPP)
All environmental clean-up funded by Chevron
$1.33M habitat and management endowment funded by Chevron
$3.84M maintenance endowment funded by Pacifi c Coast Homes
Neighborhood 2 acquired with Vesting Tract Map

Funds Needed
$9.4M Neighborhood 1 Appraised fair market value
$9.3M Neighborhood 3 Appraised fair market value
$15M Neighborhood 4 Estimated fair market value

Funds Committed
$2M San Gabriel Rivers & Mountain Conservancy, Prop. 1
$1M CA Natural Resources Agency Urban Rivers Grant, Prop. 1
$50K Henry W. and Ellen R. Warne Family Endowment Fund

Grant Pursuits
$2M California Department of Fish and Wildlife - submitted by Region
$1M CA State Coastal Conservancy (submitted 5/31/17)
$1M CDFW Prop. 1 Watershed Restoration (submitted 7/14/17)
$810K Wildlife Conservation Grant Program
TBD OCTA M2 Acquisition Funds
$3M Habitat Conservation through Wildlife Conservation Board
$1M Private Foundations
$2M Land & Water Conservation Grant Program (due Feb. 2018)




City of Fullerton
303 W. Commonwealth Avenue | Fullerton, CA 92832
(714) 773-5772


Revised:  ‎ 01/31/2018