Fairfield City Zoning Code

RVL (Residential, Very Low Density) District. The RVL zoning district is intended for areas of single-family detached homes on large lots. The RVL district typically serves as a transition between urban development and agricultural or open space areas. The district may also be applied to land within hillside areas. Minimum lot sizes range from 15,000 square feet to 40,000 square feet (RVL:15, RVL:20, and RVL:40). The maximum density is 2.5 dwelling units per gross developable acre.

RL (Residential, Low Density) District. The RL zoning district is intended for areas of single family detached homes on minimum lot sizes of 8,000 and 10,000 square feet (RL:8, RL:10). The allowable density range is 2.5 to 4.5 dwelling units per gross developable acre.

RLM (Residential, Low Medium Density) District. The RLM zoning district is intended for single family neighborhoods with minimum lot sizes of 4,500, to 6,000 square feet (RLM:4.5, RLM:5, and RLM:6). Where no minimum lot size suffix is provided, more compact and innovative design is allowed by Section 25.20.3.2 (Small Lot Single Family Development Regulations). The allowable density in this district is 4.5 to 8 dwelling units per gross developable acre.

RM (Residential, Medium Density) District. The RM zoning district is intended for areas of low density attached housing, such as duet, duplex, triplex, and four-plex units, townhouses, and condominiums. The RM district also accommodates innovative small-lot single-family dwellings and various forms of attached units consistent with Section 25.20.3.3 (Alternative Multifamily Development Regulations). The allowable density range is 10 to 18 dwelling units per gross developable acre. Note that medium density neighborhoods in the Heart of Fairfield Plan Area have been zoned HR and are regulated in Section 25.23.

RH (Residential, High Density) District. The RH zoning district is intended for multifamily development such as apartments and condominiums. RH zoned properties are located along major collector and arterial roads, adjacent to neighborhood-serving land uses such as grocery stores, and near employment centers. The allowable density range is 19 to 25 dwelling units per gross developable acre.

RVH (Residential, Very High Density) District. The RVH zoning district is intended for very high-density multifamily development. The primary land uses include apartments, condominiums, and senior housing projects. To achieve the density range, three and four story structures would be typical. RVH districts are typically located near transit stations or employment centers. Note that very high density areas in the Heart of Fairfield Plan Area have been zoned HTD and are regulated under Section 25.23 of this Ordinance. Few properties in the City are zoned RVH, so allowed non-residential uses are restricted to preserve sites for multifamily housing. The allowable density range is 26 to 40 dwelling units per gross developable acre, with higher densities allowed in the HTD zoning district.

Permitted land uses. The land uses allowed by this Zoning Ordinance in residential zoning districts are identified in the following tables as:

Uses not permitted or not listed. Land uses not permitted are those indicated by a “-” on the table. Land uses not listed on the tables are not allowed, except as provided in Section 25.10.6 (Exemptions from Zoning Ordinance Requirements).

Regulations for specific uses. Where the right column in the following tables (“Additional Regulations”) includes a reference to a section number or footnote, the regulations in the referenced section or footnote apply to the use. However, provisions in other sections of this Zoning Ordinance or City Code may also apply.

Ancillary Uses. Ancillary uses are those secondary activities associated with a primary land use directly associated with and supporting said primary permitted or conditionally permitted land use. Ancillary uses and activities typically require a minor portion of the square footage or space in a business premise; impose no additional impacts on land use patterns, building design, parking requirements, or outdoor storage. Examples of ancillary uses for residential zoning districts include, but are not limited to, onsite childcare facilities, and educational programs located within the common area, community room, recreational center etc. A use which occurs in a separate building or which occupies an entire residential unit is not typically considered an ancillary use.

Applicability. All subdivisions, development, new land uses, and alterations to existing land uses, structures, and site improvements, shall be designed, constructed, and/or established in compliance with the regulations in the following tables, except the activities and land uses specified in Section 25.10.6 (Exemptions from Zoning Ordinance Requirements).

Requirements for single-family units in the RLM district. The design and development of single family dwellings within the RLM zoning district shall comply with the requirements of:

Maximum residential density. Residential development shall occur within the applicable density range allowed by the General Plan. The number of units allowed within a project shall be determined by the review authority based on the facts of the individual case during the review and approval process as follows:

Additional regulations. Additional Zoning Ordinance regulations may apply within the residential zoning districts as referenced in the tables, as may other City Code regulations, City Standards, Specifications and Details, and/or the regulations of another local agency, special district, state or federal agency.

Applicability. Proposed single-family residential projects within the RLM zoning district shall comply with the requirements of Table 25-5 in areas where the Zoning Map does not apply a maximum density suffix (e.g., RLM). All proposed single-family residential projects within the RM zoning district shall comply with the requirements of Table 25-5.

Permit requirements. Attached single-family dwelling units are permitted uses within the RM district, while detached units require Conditional Use Permit approval. The conditional use permit requirement is intended to ensure that the development of single-family detached homes is developed in compliance with the affordability requirements identified by the General Plan. Multifamily development within the RM, RH, or RVH zoning districts is allowed subject to the applicable regulations in Table 25-4 or 25-6.

Maximum residential density and minimum lot area. Proposed single-family residential development shall not exceed the maximum density specified in Table 25-5: RLM and RM Small Lot Development Regulations. Figure 25-1: Examples of Acceptable Small Lot Development provides examples of small lot development patterns that have been found acceptable by the Planning Commission. Prior to, or concurrent with, the submittal of a tentative map or parcel map for a subdivision to be created under these regulations, the applicant shall submit applications for a community design plan and the project architecture. Within the confines of the lot size and building setback regulations, creativity and architectural excellence is required.

Purpose. This Section is provided to encourage the voluntary reconstruction, rebuilding or rehabilitation of non-conforming multifamily dwellings, and to allow construction of new units on infill sites at a density consistent with surrounding development. To create an incentive for private property owners, the regulations in this section are less restrictive than in Table 25-5 (Multifamily Residential Development Regulations). However, this Section is intended only to apply to lots that are one acre or less, and where development at the existing density is not permitted based on non-conformance of the parcel and/or existing structures with the applicable zoning regulations.

This Section differs from Government Code Section 65852.25 (Reconstruction, restoration or rebuilding of multifamily housing) in that it is not limited to dwellings involuntarily damaged or destroyed. New construction shall meet all applicable codes and design guidelines in effect at the time of approval and/or issuance of a building permit.

Applicability. Multifamily projects that comply with all of the following criteria are eligible to use the regulations of this Section. All other multifamily development shall comply with the regulations in Table 25-5.

Development regulations. Projects that meet the above criteria shall comply with the development regulations in Table 25-6. Notwithstanding any provision of this Section, the City shall apply all applicable design guidelines necessary to ensure that multifamily development is compatible with surrounding development.

Purpose. Pursuant to Senate Bill No. 9 2021 (SB 9), a residential project shall be granted an administrative permit if the proposed development and/or subdivision meets the specified standards and conditions of SB 9 and meets objective development standards, objective subdivision standards, and objective design standards set by a local agency. Section 25.20.3.4 is provided to specify development, subdivision, and design regulations for housing projects and subdivisions that are eligible under SB 9. Development regulations set forth in this Section are consistent with the City’s vision and design standards for residential districts.

Applicability. Pursuant to SB 9, a housing project shall be approved ministerially if it complies with all of the following:

Development Regulations. Projects submitted for approval under this section shall demonstrate compliance with the regulations in this Section, including Table 25-2.1.

General Restrictions.

Purpose. This section establishes objective standards and regulations to govern the subdivision of parcels and the development of qualified small home lot developments in accordance with Government Code Sections 65852.28, 65913.4.5, and 66499.41.

Applicability. Only parcels located within the following zones are eligible for small home lot development permits:

Site Criteria. Further, an applicant applying for a small home lot development permit must meet the following criteria:

Prohibitions. A small home lot development is not allowed where it would require the demolition or alteration of any of the following types of housing:

Design and Development Standards. The standards of the base zoning district apply, except as modified by this section.

Applicability. This section shall apply to room additions and to any structure or use that is customarily incidental to a residence, including patio covers, detached garages, gazebos, sheds, animal enclosures, cabanas, carports, greenhouses, spas, studios, tennis courts, workshops, and other similar structures. This section shall not apply to swimming pools or any structure exempt from this Ordinance, as identified in Section 25.10.6. Furthermore, the regulations contained in this section shall only be applicable to properties where the principal building on the property is a single-family detached dwelling or duplex. Additions and accessory structures for dwellings in structures of three or more units shall comply with the applicable regulations in Table 25-4 or Table 25-6. Non-residential additions and accessory structures in residential zoning districts shall comply with Section 25.20.4.9 (Non-Residential Development).

Definition. For the purpose of this Section, an accessory structure shall include any of the following:

Animal shelters. The following additional regulations shall apply to any accessory building used to shelter animals:

Permitted common area facilities. Common area uses and facilities that provide a recreational amenity (excluding golf courses), provide an essential service to residents (e.g., group dining in a senior housing project), support the operation of a homeowners’ association or group, and do not involve retail, service, or restaurant trade shall be permitted without a Conditional Use Permit. Examples include:

Conditionally permitted common area facilities. A Conditional Use Permit shall be required for facilities engaged in retail sales, personal services, or a restaurant. These uses shall not be located in a freestanding building. Examples include:

Location. A common area facility shall be conveniently located within the development it serves and shall not be located to encourage patronage by persons other than residents.

Design. In addition to any other site design standards established by this Ordinance, common area facilities in residential zoning districts shall comply with the following:

Operation. All common area uses and facilities shall be operated to serve residents of the development in which the use or facility is operated. Use and operation of the facilities shall be under the control of the residential project management or homeowners’ association.

Minimum lot size. No garage conversion shall be permitted on a lot less than 4,500 square feet.

Parking requirements. A garage conversion shall only be permitted when one on-site parking space is provided for each required parking space displaced by the conversion, if the space is required by this ordinance. Garages may be converted to an ADU or JADU without replacing the parking displaced by the conversion.

Design. The conversion shall be architecturally consistent with the design of the house using one of the following alternatives:

Merchandise. Only the sale of personal household items is allowed. The sale of items acquired for resale or items assembled or manufactured on the premises (including products from a home occupation) is prohibited. All transactions shall take place on the property of the owner conducting the event.

Displays. No item for sale shall be displayed within the public right-of-way.

Duration and frequency. A sale or auction shall not exceed four consecutive days and occur no more than two times per calendar year on any one parcel. This regulation does not preclude the sale of individually advertised items at any time, provided they are not displayed so as to be visible from public view, other than legally parked vehicles and trailers.

Permit requirements. No person shall conduct a home occupation without a Home Occupation Permit (concurrent with a Business License, as required in Chapter 10b of the City Code). Home occupation permits shall not be transferred to other persons or locations.

Customers. Up to eight patron visits per day shall be permitted between the hours of 7:00 AM and 7:00 PM. There shall be no restriction on the number of patrons visiting at any given time so long as the total number of visits per day does not exceed eight.

Delivery or pick-up of items. Delivery or pick-up to or from the premises, except postal and small parcel, is prohibited. No more than four small parcel deliveries shall be permitted each day.

Employees. No persons, other than residents of the household for which the permit has been issued, shall engage in the home occupation at the home.

Exterior evidence of use prohibited. To ensure that dwellings for which home occupation permits have been issued remain compatible with surrounding residential use, the following regulations shall apply:

Firearms sales. Prior to receiving a Home Occupation Permit, firearms dealers shall provide a written statement to the Department specifying that:

Vehicles, parking, and traffic. No vehicle shall be allowed in conjunction with a home occupation that has been manufactured or altered to provide mobile services. Examples of vehicles that have been manufactured or altered to provide mobile services include, but are not limited to, ice cream trucks, catering trucks, or tow trucks. Parking needs and traffic volumes generated by the home occupation shall not exceed that typically generated by a residential use.

Applicability. Mobile homes (identified as manufactured homes by the National Manufactured Housing Construction and Safety Standards Act of 1974) on lots zoned for single-family dwellings and to be used as permanent dwellings are subject to the requirements of this Section. Mobile homes placed in mobile home parks (Section 25.20.4.7) that are regulated by the California Department of Housing and Community Development, are not subject to the provisions of this Section. Modular (also known as “factory-built") housing units are considered the same as single-family dwellings for the purposes of this Zoning Ordinance, and are not subject to the provisions of this Section.

Certified mobile homes. Mobile homes that are certified under the National Manufactured Housing Construction and Safety Standards Act of 1974 (42 USC Section 5401, et seq.), are subject to the following standards:

Non-certified mobile homes. Mobile homes that are not certified under the National Mobile Home Construction and Safety Act of 1974, and that do not meet the requirements of Subsection A. above shall be placed only in mobile home parks.

Density. The number of certified mobile homes that may be placed on a single parcel shall be the same as the number of single-family dwellings permitted by Section 25.20.3 (Development Regulations).

Storage of unoccupied mobile homes. Unoccupied mobile homes or portions thereof that are not fixed to a foundation shall be stored only in a mobile home sales lot, or an approved storage yard.

Site planning and design standards. Mobile home parks and subdivisions shall conform to the following minimum standards affecting exterior property:

Conversion of mobile home park to another use. Any subdivision of an existing mobile home park or conversion of an existing mobile home park to another land use shall be subject to the provisions of the Government Code related to mobile home park closure, commencing at Section 65863.7.

Open space. No less than 50 percent of the required common open space in a project shall be usable, having a dimension of 20 by 35 feet, and improved for passive or active open space. This standard may be adjusted through the approval of an individual project to a lower percentage where the review authority determines that high quality design will maximize the functional and aesthetic purposes of open space, such as creation of large consolidated open areas and/or the addition of landscape features which decrease the perceived mass and scale of large buildings and parking lots.

Required amenities. The minimum number of recreational amenities required in a new multi-unit project is established in Table 25-8 below. The overall mix of facilities shall provide for a variety of activities, and shall consider the needs of different age groups anticipated in the project.

For the purposes of this Section, recreational amenities are categorized as follows:

Landscaping. All landscaping shall comply with the landscaping requirements identified in Table 25-5: Multifamily Development Regulations and Table 25-6: Alternative Multifamily Development Regulations. Preliminary and final landscape plans for multifamily developments shall be prepared by a landscape architect licensed by the State of California.

Maintenance plan and program. A continuous maintenance and management program shall be required for each development and compliance with the approved plan and program shall be required as a condition of approval of the development.

Consolidation of parcels. As a condition of approval for the development of any multi-unit project that includes more than one parcel, all parcels shall be merged, or otherwise consolidated in a manner consistent with the City and State law, prior to issuance of any building permit. The purpose of this requirement is to provide a guarantee of common ownership, maintenance and management of multi-unit projects. Within townhouse and condominium developments, the sale of land or air space for individual dwellings is permitted. Multi-plex dwellings, such as tri-plex, four-plex or row houses, on individual parcels of land with no common area are exempt from this Section.

Location. Non-residential development shall front on a collector or arterial street.

Maximum parcel size. Non-residential development located in the RM, RH, or RVH zone district shall occur on sites less than two acres to ensure that properties best suited for multifamily housing are preserved for housing. The City may modify this requirement during the Development Review and/or Conditional Use Permit review process if it is determined by the City that the suitability of the property for multifamily dwellings is diminished by environmental or design constraints.

Proximity to other non-residential uses. The quantity and mix of non-residential uses in a neighborhood shall not adversely impact the residential character of the area.

Development regulations. All development shall comply with the applicable regulations identified by this Ordinance except that:

Design. Non-residential uses subject to this section shall comply with the following regulations:

Project review on multifamily sites. The approval authority shall consider the following items when reviewing a Conditional Use Permit for a non-residential use on land zoned for multifamily development:

Required findings. In addition to the standard findings required for action on a Conditional Use Permit, the following findings shall be made by the approval authority prior to granting approval of a project subject to this section:

Purpose and Applicability. The purpose of this Section is to establish procedures for permitting accessory dwelling units (ADUs) and junior accessory dwelling units (JADUs) on lots zoned for residential uses, and to implement state law requiring consideration of such uses. ADU and JADU are defined in Section 25.50. In accordance with state law, ADUs and JADUs are accessory uses and shall not be counted as an additional dwelling for the purposes of calculating permitted General Plan or residential zoning density.

Owner occupancy of a residential property is required for any property with a JADU. The property owner may reside within the remaining primary residence or the newly created JADU. This subsection does not apply to a property owned by a government agency, land trust, or housing organization.

The applicant for a JADU shall record prior to issuance of a Certificate of Occupancy on a form approved by the City a deed restriction that shall run with the land and requiring conformance with all requirements of Government Code Section 65852.22 and this section of the Fairfield Municipal Code. A copy of the deed restriction shall be filed with the Planning Division.

Limitation on office use. The sales office shall be used only for selling new homes located within the subdivision where the office has been established.

Parking. Temporary parking facilities shall be constructed of asphalt and striped in compliance with City standards. A parking lot may not be required for a subdivision sales trailer. However, the trailer may not be located on a collector street and adequate on-street parking must exist to the satisfaction of the Director.

Conversion. All installations related to the sales activity (e.g., display partitions, canopies, walls, etc.) shall be removed and any room used for sales activity shall be converted to the approved residential use prior to occupancy. Temporary parking facilities installed to serve any model home or sales office shall be removed within 60 days after conclusion of sales activities.

Surety requirement. The applicant shall post the following bonds, refundable cash deposits, or other form of surety:

Design. As a Minor Discretionary Approval item, design standards for model home complexes may be established by the Department or through Planning Commission Resolution. All temporary sales trailers shall comply with Section 25.32.8 (D)(2) (Temporary Uses and Events).

Land use map display. All subdivision model home and sales offices for residential developments shall prominently display a Fairfield General Plan Land Use Diagram. In addition, the sales office shall prominently display a map identifying all planned land uses within the subdivision and within 1/4 mile of the boundary of the subdivision, including the type and location of any public or private trail that will be constructed in or adjacent to the subdivision.

CN (Neighborhood Commercial) District. The CN zoning district provides areas for convenient neighborhood access to daily goods and services. Typical uses include grocery stores, banks, dry cleaners, and restaurants. Residential land uses may be appropriate, particularly as part of a mixed-use development. The CN zoning district is consistent with the Neighborhood Commercial land use category of the General Plan.

CC (Community Commercial) District. The CC zoning district applies to commercial areas of the City where retail goods and services are available to serve neighborhood and communitywide needs. Typical land uses include larger shopping centers, specialty shopping centers, and other retail establishments that serve the community at large. Residential land uses may be appropriate, particularly as part of a mixed-use development. The CC zoning district is consistent with the Highway and Regional Commercial, and Community Commercial land use categories of the General Plan. Winery Square and adjoining commercial areas in the Heart of Fairfield Plan Area have not been assigned distinct Heart of Fairfield Zoning designations and retain CC zoning.

CT (Thoroughfare Commercial) District. The CT zoning district applies to portions of North Texas Street and Parker Road characterized by a mixture of small, individual and multitenant commercial buildings, shopping centers, automobile services and sales, and fast-food restaurants. Residential land uses may be appropriate, particularly as part of a mixed-use development. The CT zoning district is consistent with the Community Commercial land use category of the General Plan.

CS (Service Commercial) District. The CS district provides areas for commercial service and light industrial uses that may have impacts not suitable for other commercial districts. Uses in the CS zone are primarily of a non-retail character, some of which require outdoor storage or activity areas. Retail and office uses are allowed to the extent that they are compatible with the service commercial uses. Typical uses include small-scale light assembly operations, motor vehicle repair and body shops, equipment rental and storage yards, small-scale warehousing and distribution, and “workshop” type commercial land uses (e.g., welding and cabinet shops). The CS zoning district is consistent with the Service Commercial land use category of the General Plan.

CM (Mixed Commercial) District. The CM zoning district applies to transitional areas near the Heart of Fairfield Plan boundary and areas identified by the General Plan as Mixed Use. Permitted uses shall be consistent with the General Plan description for each mixed use property. Mixed use areas in the Heart of Fairfield Plan Area are regulated under Section 25.23.

CO (Office Commercial) District. The CO zoning district is applied to areas intended for office uses and related services. Land uses include professional offices, medical offices and related services, administrative offices, banks and other financial institutions, and related business support services. Personal services and small-scale commercial and retail establishments may be permitted as supporting land uses. Residential land uses are appropriate as part of a mixed-use project. The CO zoning district is consistent with the Office Commercial land use category of the General Plan.

CR (Regional Commercial) District. The CR zoning district applies to areas appropriate for highway oriented retail and service uses and regional shopping centers that serve a market beyond the Fairfield/Suisun area. The CR district is generally applied to properties with direct frontage on Interstate 80 or 680, or State Highway 12. This includes properties at the western end of West Texas Street within the boundaries of the Heart of Fairfield Plan but not assigned a distinctive land use designation by the Plan. The CR zoning district is consistent with the Highway and Regional Commercial land use category of the General Plan.

Permitted land uses. The land uses allowed by this Zoning Ordinance in commercial zoning districts are identified in the following tables as:

Uses not permitted or not listed. Land uses not permitted are those indicated by a “-” on the table. Land uses not listed on the tables are not allowed, except as provided in Section 25.10.6 (Exemptions from Zoning Ordinance Requirements).

Regulations for specific uses. Where a column in the following tables includes a reference to a section number or footnote, the regulations in the referenced section or footnote apply to the use. However, provisions in other sections of this Zoning Ordinance or City Code may also apply.

Ancillary Uses. Ancillary uses are those secondary activities associated with a primary land use directly associated with and supporting said primary permitted or conditionally permitted land use. Ancillary uses and activities typically require a minor portion of the square footage or space in a business premises, impose no additional impacts on land use patterns, building design, parking requirements, or outdoor storage. Examples of ancillary uses include, but are not limited to, small factory stores associated with an active manufacturing plant, on-site childcare facilities, etc.