Fairfield Zoning, Planning & Building Codes

Last reviewed: July 3, 2026

Overview

Fairfield’s land-use rules live in the City’s Title 25 Zoning Ordinance (Chapter 25 of the Fairfield City Code). The ordinance implements the General Plan, establishes base zoning districts and special plans (including the Train Station Specific Plan and Heart of Fairfield rules), and sets the standard permit pathways and discretionary reviews developers and homeowners must follow. Key cross-cutting topics — development standards (setbacks, height, FAR, lot coverage), parking, design review, accessory dwelling units (ADUs), and the interaction with California housing laws like SB 9 and the Density Bonus — are addressed throughout Chapter 25 and in associated specific-plan chapters. See the ordinance enactment and purpose at § 25.10.1 and the ordinance’s relationship to the General Plan at § 25.10.3 .

How Fairfield's code is organized

• Title and purpose: The Zoning Ordinance is specifically titled in the code—Zoning Ordinance, Chapter 25—and its authority and purpose are stated in § 25.10.1 and § 25.10.2 .
• Division structure: Chapter 25 is divided into thematic divisions (Enactment & Applicability; Zoning district rules and tables; Development standards; Permits & Administration; Special sections such as wireless facilities). The code tells you to consult the tables for allowed uses, and then the referenced development‑standards and special-regulation sections for dimensional and design rules (see § 25.20.3.1 and cross references to Tables 25‑1 through 25‑13) .
• Where the rules live: Use tables for quick answers on uses and base numeric standards (e.g., Table 25‑3, Table 25‑4, Table 25‑5, Table 25‑10), consult the “Specific Regulations” sections for special topics (e.g., ADUs at § 25.20.4.11), and read Division Four / the permits chapter for entitlement paths and discretionary criteria (see the Subdivision chapter beginning § 25.117) .

(First time mentions of related platform pages are linked inline: see the city’s main Fairfield Zoning page, the Fairfield Development Standards reference, and the California Building Standards Code.)

Zoning district families

Fairfield uses a set of named base districts (with numerical density suffixes in places) and commercial/industrial districts; below are the primary families and where to find their rules in the ordinance.

• Residential districts:
  • RL (residential low) — referenced in the ordinance tables for low-density single‑family development and small‑lot variants (see Tables 25‑2/25‑3 and the small‑lot rules) § 25.20.3.1 .
  • RLM (residential low-medium) — used for compact single-family or small-lot projects; see Table 25‑5 and the Small Lot / Small Home Lot Development rules § 25.20.3.2 .
  • RM (residential medium), RH (residential high), RVH (residential very high) — descriptive density ranges and allowed building types are spelled out in the district definitions (density ranges: RM 10–18 du/ac, RH 19–25 du/ac, RVH 26–40+ du/ac in certain areas) § 25.20.2 .
• Commercial / mixed‑use districts:
  • CN (neighborhood commercial), CM (commercial mixed‑use), CO / CC / CT / HD (other commercial flavors and higher‑density commercial/mixed districts) — mixed‑use development rules (density caps, FAR increases, residential parking rules, and minimum commercial ground‑floor requirements) are in the mixed‑use and commercial tables (see Table 25‑10 and related mixed‑use text) § 25.20.4 .
• Industrial districts:
  • IL (limited industrial) and IG (general industrial) — permitted uses and development limits for large industrial planning areas are referenced in the Train Station Specific Plan and Table 25‑11 § 25.12 / Specific plan cross‑refs .
• Overlay / special plan zones:
  • Heart of Fairfield / HWT, Train Station Specific Plan (with planning areas LR/MR/HR), and “HTD/Bookend” rules are implemented as overlay or specific-plan regulations; the ordinance explicitly points to Section 25.23 (Heart of Fairfield) and to the Train Station Specific Plan chapters and figures (planning areas, per‑area permitted uses and density caps) § 25.23 and the Train Station Specific Plan text referenced throughout Chapter 25 .

(First natural mention of overlays links to Fairfield Overlay Districts.)

Citywide development standards (high level)

Fairfield organizes numeric and dimensional standards in tables and notes; the ordinance expects users to read the table footnotes carefully because many exceptions are permitted by permit type.

• Setbacks and lot rules: The ordinance provides detailed district tables (e.g., Table 25‑5 for small‑lot RLM/RM/RH rules, Table 25‑H5 for Heart of Fairfield single‑family rules) with specific front/side/rear setback minimums and permitted encroachments (porches, eaves) and special conditions for garages and alleys. See the Small‑Lot table and Heart of Fairfield table for exact minimums; note the main dwelling height maximum of 35 ft in several residential tables § 25.20.3.3 and related table notes (see Table 25‑5 / Table 25‑H5) .
• Height and FAR: Base height limits are in the development tables; the code permits increases to FAR or height with a Conditional Use Permit (see the notes allowing increases under specified approval, referencing § 25.40.6 for Conditional Use Permit criteria) § 25.20.4 .
• Lot coverage / open space: Minimum private‑open‑space and common open‑space standards for multifamily and mixed‑use projects are spelled out in the mixed‑use and multifamily sections (for example, mixed‑use projects must provide 150 sq ft of common open space per unit unless reduced by Planning Commission) § 25.20.4 .
• Parking: Parking rules are in the ordinance’s parking tables and table notes; the code allows that 50% of required parking may be provided on‑street within 300 ft and the rest on private/public lots within 750 ft if authorized, and special SB 9 rules (no on‑site parking required within 1/2 mile of a transit corridor) are reflected in Table 25‑2.1 and the SB 9 notes § 25.20.x and Table 25‑2.1 notes .

(Link to the municipal Fairfield Parking page is included on first mention of parking.)

Design / discretionary review

• Design and Development Review and DART: The ordinance requires project review by an internal Development Action Review Team (DART) before Planning Commission review of tentative subdivision maps; DART evaluates layout, circulation, grading, landscaping, setbacks, parking and CEQA triggers as part of the pre‑approval review § 25.150 .
• Planning Commission and Conditional Use Permit authority: The Planning Commission holds public hearings on discretionary entitlements and may approve, conditionally approve, or deny applications based on findings in the ordinance; Conditional Use Permits are the standard tool for discretionary review where the zoning table marks a use as “C” (see the permitted/conditional use system in § 25.20.2 and Conditional Use Permit cross reference § 25.40.6) § 25.20.2 .
• Design standards: Many districts include objective design standards in tables (façade transparency, street tree zones, garage‑facing rules, amenity‑zone items in Heart of Fairfield) and specific‑plan design guidelines that projects must meet (see Heart of Fairfield notes and Train Station Specific Plan chapters) § 25.50 / Heart of Fairfield Plan .

(First natural mention of design review links to Fairfield Design Review.)

Specific plans & overlays that matter in Fairfield

• Train Station Specific Plan: This is a major area plan divided into Planning Areas 1–7 with per‑area maximum dwelling units, allowed uses, and special development regulations (e.g., maximums like 1,050 units in PA‑1, 1,575 units in PA‑2, and programmatic requirements for Master PUD submittals) — see the Train Station Specific Plan chapters and the ordinance cross references embedded in Chapter 25 (Train Station Specific Plan text and tables, esp. sections cross‑referenced in Table 25‑1 and the Master PUD rules) § (specific-plan text in Chapter 6 and section references) .
• Heart of Fairfield / HWT and HTD rules: The Heart of Fairfield plan creates altered standards for portions of downtown (special setbacks, amenity zones, different treatment of transparency and ground‑floor uses); the ordinance tables for Heart of Fairfield (Table 25‑H5 and associated notes) implement these rules § 25.23 and the Heart of Fairfield table notes .
• Overlay standards and special sections: Wireless facilities (§ 25.33) and other overlays (historic preservation overlays are implemented elsewhere in Chapter 25 and cross‑referenced to Historic Preservation code chapters) are in dedicated sections of Chapter 25 § 25.33 .

(Link to Fairfield Overlay Districts and Fairfield Historic Preservation are placed on first mention.)

Building permits & review — practical permit path

• Ministerial vs. discretionary: Permitted (“P”) uses shown in use tables are ministerial (subject to objective standards), while “C” (conditional) uses and projects requiring adjustment of a numeric standard (height/FAR increases) require discretionary review (Conditional Use Permit) § 25.20.2 and § 25.40.6 .
• Subdivisions and maps: Subdivision application and map processing, environmental review steps, and DART pre‑review are in the Subdivision chapter beginning § 25.117 and the DART/design review rules at § 25.150; the Planning Commission action and tentative‑map findings are set out in the same sections § 25.117 and § 25.151 .
• Building permits and Title 24: Once zoning clearance and any discretionary entitlements are finalized, projects still must obtain building permits per the California Building Standards Code (Title 24). Fairfield’s ordinance relies on Title 24 for technical building standards; check the local Building & Housing Code and the California Building Standards Code for plan‑check requirements § cross‑ref in Chapter 5 / Building & Housing Code .
• Administrative approvals and incentives: The code includes administrative pathways — e.g., administrative parcel maps for many subdivisions and expedited processing incentives for qualifying consolidated sites or affordable projects — see the incentives and administrative subdivision language in the specific plan and Chapter 25 notes § (see specific plan incentives and Division 5 references) .

(First natural mention of the state building code links to California Building Standards Code.)

State housing law in Fairfield

Fairfield’s zoning explicitly incorporates and references several California housing laws; summaries below are tied to the ordinance text.

• ADUs / JADUs: The ordinance implements accessory dwelling unit regulations (referenced as § 25.20.4.11 in Chapter 25) and cross‑references state ADU law; local objective ADU standards, where set, are in that section § 25.20.4.11 . (Link to Fairfield ADUs and the statewide California ADU law is provided on first mention.)
• SB 9 / two‑unit splits and lot splits: The Zoning Ordinance includes a table with explicit SB 9 notes (Table 25‑2.1) and footnotes that implement SB 9 exemptions/modifications (for example, on‑site parking exemptions within 1/2 mile of major transit and lot dimension/sideyard exceptions). See Table 25‑2.1 and its SB 9 footnotes for the local numeric implementation § Table 25‑2.1 .
• Density bonus and affordable housing incentives: The ordinance identifies a Density Bonus section (§ 25.38) and other incentive mechanisms (e.g., transfer of residential units through Planned Unit Development) to encourage affordable housing consistent with state law and the General Plan § 25.38 .
• Small‑home‑lot and SB‑linked adaptations: Fairfield provides a Small Home Lot Development permit process that specifically cites Government Code Sections related to small‑lot subdivisions (see the eligibility, design, and prohibition list in that section) § (Small Home Lot Development section) .
• Rent control / tenant protections: The municipal zoning code and the retrieved Chapter 25 excerpts do not appear to establish city‑wide rent‑control thresholds or rent‑stabilization rules; no specific rent‑control ordinance language was found in the retrieved Title 25 material. For rent regulations, consult the City Clerk or other chapters of the municipal code (Not found in retrieved materials — verify with the jurisdiction) § Not found in Title 25 excerpts .

(First natural mention of statewide housing laws links to California housing laws.)

Practical orientation / tips for users

• Start at the use table for your parcel (Table 25‑1 and the district tables) to confirm whether your desired use is P (permitted) or C (conditional). See the permitted‑uses rules in § 25.20.2 .
• Cross‑check the district table (Table 25‑2/25‑3/25‑4/25‑5/25‑10) for numeric standards (setbacks, height, lot area) and read the footnotes — many exceptions (on‑street parking credits, reduced open space near parks, garage placement rules) appear only in the notes (see Table 25‑5 and related table notes) § (Table notes) .
• If your project sits inside the Train Station Specific Plan or Heart of Fairfield area, treat the specific plan chapter as the controlling policy for that site (specific plans set per‑area unit maximums and special submittal requirements) — see the Train Station Specific Plan cross references and per‑area rules in Chapter 6 and the ordinance tables § Train Station Specific Plan text & cross refs .
• For ADUs or SB 9 lot splits, consult the specific ADU section (§ 25.20.4.11) and the SB 9 implementation notes in Table 25‑2.1 for local modifications and exemptions § 25.20.4.11 .

Information Gaps

• Title 25 excerpts in the provided file set strongly cover zoning tables, specific plans, and many development standards, but I did not find a standalone, citywide rent‑control ordinance in the retrieved Chapter 25 excerpts. Verify rent‑control and tenant‑protection rules with the City Clerk or by searching the full Fairfield Municipal Code beyond Title 25 (Not found in retrieved materials) .
• Exact text of § 25.40.6 (Conditional Use Permit findings) and the full Density Bonus text (§ 25.38) are referenced by the ordinance but were not fully included in the returned snippets; review those specific sections directly in the municipal code for precise findings and standards § 25.40.6 and § 25.38 .

Source References

• Fairfield Zoning Ordinance (Title 25 / Chapter 25) — ordinance enactment and structure: § 25.10.1, § 25.10.3
• Development regulations, general provisions and ADU / density bonus cross references: § 25.20.3.1, § 25.20.3.2, § 25.20.4.11, § 25.38
• Definitions and district descriptions (RM / RH / RVH): § 25.20.2 and related district text (density ranges) § 25.20.2 (district definitions)
• Tables and detailed standards (small‑lot tables, Heart of Fairfield tables, mixed‑use rules, parking notes): Table 25‑5, Table 25‑H5, Table 25‑10 and Table 25‑2.1 (SB 9 notes) — see the table text and notes in Chapter 25 (Tables 25‑2.1, 25‑5, 25‑10, 25‑H5)
• Design & Development Review, DART and Planning Commission process: § 25.150, § 25.151, Subdivision provisions § 25.117
• Train Station Specific Plan cross‑references and planning‑area regulations (per‑area unit caps, permitted/prohibited uses): Specific Plan chapters cited by Chapter 25 (see Train Station text and associated Chapter references) (Train Station Specific Plan cross refs)