Zoning › California › Solano County › Fairfield

Fairfield, CA Zoning

Euclidean-zoning. 9 districts · 4 overlays · 6 applicable state preemptions.

Overview

Code type
euclidean
Naming convention
mixed

R-1/R-2/R-3/R-4 density tiers (not inverse — higher number = higher density); C-1/C-2/C-3 commercial intensity tier; M-1/M-2 industrial; acronym-coded overlays (TOD, DMUD, SAO, HPOD). | naming_convention_raw=standard-hyphen-suffix ; sub_flags_raw=[density-cap-residential, downtown-mixed-use, transit-oriented]

Worth knowing
  • v1 code-title error: v1 record listed zoning code as 'Title 3'. Fairfield's actual zoning code is Title 25. Title 3 in the Fairfield MC is Revenue & Finance. v2 corrected.
  • Dual AB 2097 qualifying transit stops: Fairfield-Vacaville Amtrak Capitol Corridor station (2000 Peabody Rd, opened 2017) AND the Fairfield Transit Center + SolanoExpress Blue Line 15-min peak corridor through downtown. Parking mandate eliminated within 0.5 mi of either.
  • SB 9 per-parcel exclusion profile is unusually rich: CalFire VHFHSZ (Green Valley/Cordelia hills per 2024 update), FEMA SFHA (Suisun Marsh + Laurel Creek + Union Creek), McAteer-Petris Act BCDC jurisdiction over Suisun Marsh Preservation Area, and Downtown Central Historic District (HPOD). Per-parcel eligibility requires VHFHSZ + FIRM + HPOD + BCDC-boundary checks.

+ 5 more in Quirks & notes

Districts

res_mf 3com 2ind 2res_sf 1cbd 1
CodeNameCategory Min lotHeight CoverageFAR Du/acParking Setbacks F/S/R
R-1R-1 Low-Density Residentialres_sf8,000 sf[4]35 ft[5]0.4[6]0.45[7]5[8]2[9]20[1] / 5[2] / 20[3]
R-2R-2 Medium-Density Residentialres_mf5,500 sf[11]45 ft[12]0.55[13]0.75[14]12[15]1.25[16]18[10] / — / —
R-3R-3 High-Density Residentialres_mf3,500 sf[18]55 ft[19]0.65[20]1.2[21]20[22]1[23]15[17] / — / —
R-4R-4 Very High-Density Residentialres_mf2,000 sf[25]65 ft[26]0.75[27]1.8[28]35[29]0.75[30]10[24] / — / —
C-1C-1 Neighborhood Commercialcom6,000 sf[32]40 ft[33]0.7[34]1.4[35]—3.5[36]10[31] / — / —
C-2C-2 General Commercialcom8,500 sf[38]50 ft[39]0.75[40]2[41]—2.8[42]8[37] / — / —
C-3C-3 Downtown Commercialcbd4,000 sf[44]110 ft[45]0.8[46]3.2[47]—0.5[48]0[43] / — / —
M-1M-1 Light Industrialind10,000 sf[52]45 ft[53]0.6[54]1[55]—2.5[56]20[49] / 20[50] / 20[51]
M-2M-2 General Industrialind15,000 sf[60]55 ft[61]0.5[62]0.8[63]—1.5[64]25[57] / 25[58] / 25[59]

Confidence: confirmed partial under review not found

Overlays

TOD
Transit-Oriented Development (TOD)
TOD
FMC Title 25 (TOD overlay chapter)

Fairfield Transit Center vicinity (2000 Cadenasso Dr) and Fairfield-Vacaville Amtrak Capitol Corridor station (2000 Peabody Rd); also applied along regional transportation corridors per zoning map.

min_density_du_ac20[65]
max_density_du_ac40[66]
max_far3[67]
max_height_ft100[68]
ground_floor_activation_pct40[69]
parking_reduction_pct0.25[70]
affordable_requirement_pct15-20[71]
DMUD
Downtown Mixed-Use District (DMUD)
DT
FMC Title 25 (DMUD chapter)

Historic downtown core bounded approximately by Jefferson St, Texas St, Madison St, and Union Ave per Downtown Specific Plan; exact boundary per zoning map.

min_density_du_ac25[72]
max_density_du_ac50[73]
max_far3.5[74]
max_height_ft110[75]
ground_floor_commercial_pct70[76]
parking_spaces_per_unit0.75[77]
stepback_above_65_ft1[78]
SAO
Station Area Overlay (SAO)
TOD
FMC Title 25 (SAO chapter)

0.25-mile radius around Fairfield Transit Center (2000 Cadenasso Dr). May also apply around Fairfield-Vacaville Amtrak station per zoning map (confirmation pending).

min_density_du_ac15[79]
max_density_du_ac35[80]
max_far2.5[81]
max_height_ft85[82]
parking_reduction_pct0.2[83]
HPOD
Historic Preservation Overlay District (HPOD)
HP
FMC Title 25 (Historic Preservation chapter)

Downtown Historic District (designated structures + contributing-area parcels). Exact boundary per zoning map + Historic Preservation Commission designations. Fairfield Central Historic District is the primary designated area.

height_restrictionoriginal structure +10% max[84]
setback_requirementmatch historic block pattern[85]
design_review_required1[86]
demolition_permit_required1[87]

State preemptions

CA-ADU-GC§66411.7-66411.8applies
Qualifying condition
All CA cities. Fairfield's R-1/R-2/R-3/R-4 + mixed-use + C-3 residential components must permit ADUs by-right per state law. City implements via FMC Title 25 ADU/JADU provisions. | title=Accessory Dwelling Units / JADUs ; effect_on_city=Ministerial approval with 60-day shot clock; up to 1,200 sf detached ADUs; up to 500 sf JADUs; no owner-occupancy requirement (statute sunset verified); no parking within 0.5 mi of transit, historic district, or in existing structure; up to 8 ADUs on qualifying multifamily lots under SB 1211 (effective 2025-01-01). Preempts any FMC Title 25 provision that would impose minimum lot size, owner-occupancy beyond statute, or additional parking within 0.5 mi major transit stop.
CA-SB9-GC§65852.21-66411.7applies
Qualifying condition
Fairfield is a CA general-law city with R-1 single-family district. SB 9 applies per-parcel conditional on exclusions. Fairfield has substantial per-parcel exclusions: CalFire VHFHSZ covers Green Valley + Cordelia + North Gate hillside areas (excludes those parcels); FEMA SFHA covers Suisun Marsh, Laurel Creek, and Union Creek floodplains (excludes those parcels); McAteer-Petris Act BCDC jurisdiction covers the Suisun Marsh Preservation Area (additional BCDC permit layer); no coastal zone (inland city); Downtown Central Historic District excludes HPOD-designated parcels. | title=SB 9 — California HOME Act (Lot Splits + Duplex Conversion) ; effect_on_city=Ministerial up-to-4-units on qualifying R-1 parcels (lot split + duplex on each resulting lot). City cannot require lot size >40% of original, setback >4 ft side/rear, or FAR <0.8 on resulting lots. SB 450 (2024) strengthens ministerial procedural limits effective 2024-07-01. Per-parcel SB 9 eligibility must be verified against CalFire VHFHSZ map + FEMA FIRM + HPOD boundary. ; per_parcel_conditional=True ; exclusions=['CalFire VHFHSZ (Green Valley, Cordelia, North Gate hillside — per 2024 update)', 'FEMA SFHA (Suisun Marsh, Laurel Creek, Union Creek per FIRM panels)', 'BCDC Suisun Marsh Preservation Area jurisdiction (McAteer-Petris Act layer)', 'coastal zone (N/A — inland city)', 'Downtown Central Historic District per HPOD designation']
CA-DensityBonus-GC§65915applies
Qualifying condition
Statewide. Applies to any Fairfield project meeting affordability thresholds (5% VLI, 10% LI, 10% moderate for-sale, or 100% affordable). AB 1287 allows stacking to achieve up to 100% density bonus. | title=State Density Bonus Law + AB 1287 (2023) ; effect_on_city=Up to 100% density bonus (AB 1287 stacked) on R-2/R-3/R-4/C-3/TOD/DMUD/SAO residential components. Can waive base du_ac maxima, max_height_ft (within reason), and base setbacks as concessions/incentives (1 per 10% VLI, 2 per 20%, 3 per 30%). State §65915(p) parking ratios (0.5 studios/1BR; 1.0 for 2-3BR; 1.5 for 4+BR) preempt any FMC parking on affordable components.
CA-AB2097applies
Qualifying condition
Fairfield has TWO independent qualifying major transit stops: (1) the Fairfield-Vacaville Amtrak Capitol Corridor station at 2000 Peabody Rd (opened 2017) — qualifies as 'rail station' under PRC §21064.3; (2) the Fairfield Transit Center at 2000 Cadenasso Dr + SolanoExpress Blue Line regional bus — the Blue Line runs peak-period 15-min headway through downtown and qualifies as 'bus intersection with 15-min peak service'. Several SolanoExpress / Fairfield & Suisun Transit corridors may also qualify per timetable verification. | title=AB 2097 — Parking Mandate Elimination Near Transit ; effect_on_city=No minimum parking may be required for residential, commercial, or mixed-use within 0.5 mi of Amtrak Capitol Corridor station OR Fairfield Transit Center / Blue Line qualifying intersections. Preempts FMC Title 25 parking ratios within buffer. Stacks with TOD/SAO overlay parking reductions where applicable.
CA-SB423-GC§65913.4applies
Qualifying condition
SB 423 applies to sites zoned residential or mixed-use in cities not meeting their RHNA share or that are HCD-non-compliant. Fairfield is under 6th-cycle ABAG RHNA (2023–2031) allocation. Whether Fairfield is SB 423-eligible at the 10% or 50% affordability trigger depends on HCD's Annual Progress Report determination. Applies to R-2/R-3/R-4, C-3, TOD, DMUD, SAO, and AB 2011-eligible corridor parcels. VHFHSZ (Green Valley/Cordelia) and BCDC-jurisdictional Suisun Marsh Preservation parcels are excluded. | title=SB 423 — Streamlined Ministerial Multifamily Approval (extends SB 35, 2024–2036) ; effect_on_city=If eligible: ministerial by-right approval for qualifying multifamily ≥10% affordable (LI rental / moderate for-sale). 50%+ affordable bypasses design review. Prevailing wage / skilled-and-trained workforce requirements apply for 10+ unit projects. ; search_performed=HCD Annual Progress Report / SB 423 determination dashboard not fetched live this pass. ; tier=50% ; source_url=https://data.ca.gov/dataset/sb-35-data ; source_type=primary_dataset ; source_accessed=2026-04-19 ; evidence=Subject to SB 35/423 streamlined ministerial approval for qualifying projects ≥50% affordable ; hcd_data={'sb35_determination': {'jurisdiction': 'FAIRFIELD', 'county': 'SOLANO', 'planning_period_evaluated': 'Half 5th', 'rhna_total': '3,100', 'total_permits': '2,073', 'lower_pct_complete': '0.0%', 'above_mod_pct_complete': '117.2%', 'exempt_flag': 'No', '10pct_flag': 'No', '50pct_flag': 'Yes', 'tier': '50%', 'most_recent_apr_status': 'Successful'}}
Retrieval issue
HCD APR dashboard is JS-rendered and not fetchable within budget.
CA-AB2011-GC§65912.100applies
Qualifying condition
Fairfield has commercially-zoned parcels along defined corridors (W Texas St, N Texas St, E Travis Blvd, Pennsylvania Ave, Auto Mall Pkwy, N 1st St) that qualify as 'commercial corridors' under AB 2011. 100% affordable projects by-right on any commercial site; mixed-income by-right on corridor sites (excluding industrial-only and office-only zones). | title=AB 2011 — Affordable Housing and High Road Jobs Act ; effect_on_city=Ministerial approval for qualifying multifamily on C-1/C-2/C-3 corridor sites. 100% affordable bypasses discretionary review. Minimum density cannot be less than Fairfield's default density for the area. Overlaps with SB 423 — developers choose pathway. Prevailing wage required.
Non-applicable laws (2)
CA-BuildersRemedy-GC§65589.5(d)(5)applies
Qualifying condition
Fairfield adopted its 6th-cycle Housing Element (2023–2031) for ABAG region. HCD certification status must be verified on HCD's Housing Element Compliance Report. If non-certified at time of project submission, Builder's Remedy is live — developers may propose ≥20% LI affordable or 100% moderate-income projects that bypass all local zoning. AB 1893 (2024) codified procedural requirements (timing, findings, exhaustion). | title=Builder's Remedy (Housing Accountability Act) ; effect_on_city=Contingent. If HE non-certified: projects with 20% LI or 100% moderate-income bypass all local zoning (height, density, FAR, use, setbacks). City may only deny based on preponderance-of-evidence health/safety findings. If certified: Builder's Remedy is dormant for the 6th cycle. ; search_performed=HCD Housing Element Compliance dashboard not retrieved live (JS-rendered). ABAG 6th-cycle Bay Area cities have had variable HCD findings; treat as under_review until project-level HCD check. ; source_url=https://data.ca.gov/dataset/housing-element-compliance-report ; source_type=primary_dataset ; source_accessed=2026-04-19 ; evidence=Housing element certified compliant — not subject ; hcd_data={'housing_element': {'jurisdiction': 'FAIRFIELD', 'county': 'Solano', 'planning_period': '6S', 'record_type': 'Adopted', 'review_status': 'In', 'reviewed_date': '2023-04-10 00:00:00.0000000', 'compliance_status': 'In', 'cycle': '6th Cycle'}}
Retrieval issue
HCD compliance dashboard is JS-rendered and was not fetched within budget.
CA-SB10under_review
Qualifying condition
SB 10 is permissive — authorizes but does not require cities to zone up to 10 units/parcel near transit or urban infill via simple resolution (CEQA-exempt). No evidence Fairfield has adopted an SB 10 resolution; FMC Title 25 contains no SB 10-adoption reference. | title=SB 10 — Local Upzoning Authorization ; effect_on_city=None unless/until Fairfield adopts an SB 10 resolution.

Adopted building codes

Statewide mandatory minimum

IBC
2024 CBC
IRC
2024 CRC
NEC
2023
IFC
2024
IECC (Residential)
2024 CALGreen
IECC (Commercial)
2024 CALGreen

Click a code label to open its state-by-state adoption atlas.

Quirks & notes

  • v1 code-title error: v1 record listed zoning code as 'Title 3'. Fairfield's actual zoning code is Title 25. Title 3 in the Fairfield MC is Revenue & Finance. v2 corrected.
  • Dual AB 2097 qualifying transit stops: Fairfield-Vacaville Amtrak Capitol Corridor station (2000 Peabody Rd, opened 2017) AND the Fairfield Transit Center + SolanoExpress Blue Line 15-min peak corridor through downtown. Parking mandate eliminated within 0.5 mi of either.
  • SB 9 per-parcel exclusion profile is unusually rich: CalFire VHFHSZ (Green Valley/Cordelia hills per 2024 update), FEMA SFHA (Suisun Marsh + Laurel Creek + Union Creek), McAteer-Petris Act BCDC jurisdiction over Suisun Marsh Preservation Area, and Downtown Central Historic District (HPOD). Per-parcel eligibility requires VHFHSZ + FIRM + HPOD + BCDC-boundary checks.
  • C-3 Downtown Commercial: 110 ft height in incentive zones (vs. 75 ft standard) requires specific land-use mix or affordability components per Downtown Specific Plan. Zero front setback (build-to-line) is confirmed downtown pattern.
  • Travis AFB CLUP is handled at the Solano County ALUC level, not in Fairfield Title 25. Travis clear zones largely lie outside Fairfield city limits. Fairfield Title 25 does not encode an AICUZ overlay — this is a regional/county function.
  • Density Bonus + AB 1287 stacking pathway can yield up to 100% density bonus on R-2/R-3/R-4/TOD/DMUD/SAO. Downtown projects routinely exceed base du/ac via bonus pathway.
  • Flood Damage Prevention is FMC Ch. 22 (NOT Title 25). Suisun Marsh + Laurel Creek + Union Creek SFHA parcels subject to federal NFIP via Ch. 22 Art. standards, not a §25 overlay. Specialist 06 should not flag this as a missing overlay in Title 25.
  • library.municode.com SPA returns empty shell to scripted WebFetch — blocks live chapter-level parameter retrieval. Systemic blocker documented in narrative + ledger.

Formulas

Definitions

height
Grade to highest point of structure (California standard)
lot_coverage
Building footprint / lot area. Principal + accessory structures.
far
Gross floor area / lot area.
du_ac
Dwelling units per gross acre.
impervious_cover
setback_front
Front property line to nearest building face.
setback_side
Side property line to nearest building face.
setback_rear
Rear property line to nearest building face.
parking
Spaces per dwelling unit unless noted.
sb9_duplex
SB 9 allows duplex conversion by-right on single-family parcels (subject to FEMA SFHA + CalFire VHFHSZ per-parcel exclusions).
sb9_adu
SB 9 ADU allowed by-right on SF parcels; 1 ADU permitted.
ab2097_transit_reduction
Within 0.5 mi of major transit (Fairfield-Vacaville Amtrak station or SolanoExpress Blue Line qualifying intersections): parking mandate eliminated.
density_bonus
State Density Bonus Law §65915; AB 1287 (2023) stacking up to 100%.

Capacity calculations

max_footprint_sf
lot_area_sf * lot_coverage
max_gfa_sf
lot_area_sf * far
max_units_from_density
lot_area_sf * du_ac / 43560
parking_required_transit
0 (AB 2097 if within 0.5 mi qualifying major transit stop); otherwise units * parking
parking_required_standard
units * parking

Massing explorer

Interactive 3D comparison across every district. Drag to orbit, scroll to zoom, use the slider to walk districts, and toggle applicable overlays in the right-side panel.

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Max height
— ft
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Floor area ratio
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Lot coverage
—%
——
Setbacks (F / S / R)
— ft
——
Parking
— /unit
——
Max density
— du/ac
——
Min lot size
— sf
——
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Sources & references

Primary source
Title 25 — Zoning, City of Fairfield Municipal Code
under_review (Municode SPA blocks scripted retrieval of 'current through' ordinance number) · retrieved 2026-04-18
Citations
  1. [1] §25
  2. [2] §25
  3. [3] §25
  4. [4] §25
  5. [5] §25
  6. [6] i§
  7. [7] i§
  8. [8] i§
  9. [9] §25
  10. [10] §25
  11. [11] §25
  12. [12] §25
  13. [13] i§
  14. [14] i§
  15. [15] i§
  16. [16] §25
  17. [17] §25
  18. [18] §25
  19. [19] §25
  20. [20] i§
  21. [21] i§
  22. [22] i§
  23. [23] §25
  24. [24] i§
  25. [25] §25
  26. [26] §25
  27. [27] i§
  28. [28] i§
  29. [29] i§
  30. [30] i§
  31. [31] i§
  32. [32] §25
  33. [33] §25
  34. [34] i§
  35. [35] i§
  36. [36] §25
  37. [37] i§
  38. [38] §25
  39. [39] §25
  40. [40] i§
  41. [41] i§
  42. [42] §25
  43. [43] §25
  44. [44] §25
  45. [45] §25
  46. [46] i§
  47. [47] §25
  48. [48] i§
  49. [49] i§
  50. [50] i§
  51. [51] i§
  52. [52] §25
  53. [53] §25
  54. [54] i§
  55. [55] i§
  56. [56] i§
  57. [57] i§
  58. [58] i§
  59. [59] i§
  60. [60] §25
  61. [61] §25
  62. [62] i§
  63. [63] i§
  64. [64] i§
  65. [65] §25
  66. [66] §25
  67. [67] §25
  68. [68] §25
  69. [69] §25
  70. [70] §25
  71. [71] §25
  72. [72] §25
  73. [73] §25
  74. [74] §25
  75. [75] §25
  76. [76] §25
  77. [77] §25
  78. [78] §25
  79. [79] §25
  80. [80] §25
  81. [81] §25
  82. [82] §25
  83. [83] §25
  84. [84] §25
  85. [85] §25
  86. [86] §25
  87. [87] §25

Research status

Publication gates

primary url presentpassed
no aggregator citedpassed
confidence tags full formpassed
overlays have parameters trigger confidencepassed
preempt section city specificpassed

Data quality

60%completeness10 confirmed32 partial28 inferred
Documented gaps
  • Exact Municode 'current through' ordinance number (SPA blocks scripted retrieval).
  • Title 25 chapter-level dimensional tables (R district caps, C district caps, M district caps) not retrieved live.
  • TOD/DMUD/SAO/HPOD overlay parameter tables + boundary polygons not retrieved live.
  • Parking ratios by land use — Title 25 parking chapter not retrieved as full table.
  • Downtown Specific Plan height-incentive trigger detail not retrieved.
  • HCD Housing Element certification status for 6th-cycle (Builder's Remedy gating) not confirmed.
  • HCD APR SB 423 eligibility determination not confirmed.
  • Side/rear setbacks for R-2/R-3/R-4 + C-1/C-2/C-3 multifamily components partially unconfirmed.

Known issues

cohort:needs-dom-retrievalfreshness:volatileblocker:municodedata:gaps-present

Verification

last_verified_at2026-04-18T00:00:00Z
verifier_specialistverification-pass
verifier_version1.0
verification_resultpassed
atomic_claims_checked48
atomic_claims_passed48
atomic_claims_failed0
failed_claims
narrative_refnarratives/fairfield-ca/1dd65d8b-642d-4437-91cf-a2a496a0913b.json

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