Local zoning · Fairfield

Fairfield — Zoning

Zoning under the Fairfield local zoning and planning code, with the controlling citations.

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Last reviewed: July 2, 2026

Overview

This page summarizes how the City of Fairfield organizes and regulates land through its Zoning (Title 25, Chapter 25 of the City Code). It explains the adopted Zoning Map, the major base zoning districts and overlays used in Fairfield, where to find permitted uses and development standards, and the planned-development overlays that add parcel‑specific rules. The citations below point to the controlling local ordinance sections so you can verify details for a particular parcel. See the City’s general zoning overview for orientation. Fairfield zoning & planning overview

What the zoning ordinance is and where the map lives

  • The local zoning law is the City of Fairfield Zoning Ordinance (Title 25 / Chapter 25 of the City Code). The ordinance states its title, authority and purpose in § 25.10.1 and related subsections. § 25.10.1 .
  • The official Zoning Map (the “City of Fairfield Zoning Map”) is adopted by reference and is on file with the City Clerk and the Department of Community Development. The adoption language is in § 25.12.3; always confirm a parcel’s zoning by checking the official map on file. § 25.12.3 .

(If you want design/concept guidance and process context for projects, consult the City’s Fairfield Land Use and the Fairfield Development Standards pages.)

How districts are organized (district-by-district)

Below are the major base zoning districts used in Fairfield with the ordinance text references and the decision‑relevant rules you’ll use when assessing a parcel. For permitted-use questions see the use tables (Table 25‑1 and related district tables) and for numeric standards consult the tables noted under the district entries.

Note: the ordinance uses many table references (Table 25‑1, 25‑2, 25‑3, 25‑4, 25‑5, 25‑13, etc.) that contain the specific permitted‑use matrix and dimensional numbers. See the code sections cited below for which table controls each district. Always verify a parcel’s base zone on the Zoning Map (see § 25.12.3 ).

Residential districts (summary)

  • RVL (Residential, Very Low Density) — purpose, lot-size suffixes, and density limits are in § 25.20.1. Typical uses: single‑family detached on large lots. Minimum lots shown as suffixes (e.g., RVL:20 = 20,000 sf). Maximum density example: 2.5 du/acre for many RVL types; see § 25.20.1 and the district tables for exact suffix values. § 25.20.1 .
  • RL (Residential, Low Density) — single‑family neighborhoods; suffixes like RL:8 or RL:10 signal minimum lot size. Allowable density ~2.5–4.5 du/acre. § 25.20.1 .
  • RLM (Residential, Low‑Medium Density) — small‑lot single family; typical suffixes RLM:4.5, :5, :6; density ~4.5–8 du/acre. Where the map omits suffix, small‑lot rules (Table 25‑5) apply. § 25.20.1 and § 25.20.3 .
  • RM (Residential, Medium Density) — townhouses, duplexes, small multifamily; density 10–18 du/acre; small‑lot RM treated per Table 25‑5. § 25.20.1 .
  • RH (Residential, High Density) — apartments/condos along arterials or near services; density 19–25 du/acre (higher where specific plans say so). § 25.20.1 .
  • RVH (Residential, Very High Density) — transit/high‑intensity multifamily, 26–40 du/acre (HTD areas may allow more). The ordinance notes RVH is rare and nonresidential uses are intentionally limited. § 25.20.1 .

Permitted uses in residential zones are identified in the Use Tables (Table 25‑1 and associated residential tables). The permitted/conditional/forbidden coding and the Conditional Use Permit process are explained in § 25.20.2. § 25.20.2 .

Practical: small‑lot or attached single‑family in RLM/RM will reference Table 25‑3 or Table 25‑5 for setbacks and lot standards; see § 25.20.3 for which table applies. § 25.20.3 .

(If you are looking at accessory dwellings, check the ADU rules in the ordinance and the separate ADU guidance: Fairfield ADUs and state ADU law California ADU law.)

Commercial districts

  • CN (Neighborhood Commercial) — neighborhood‑serving retail and small services; uses and precise standards shown in the commercial use tables and district tables (see Table 25‑9 references in the Specific Plan excerpts). § 25.20.2 .
  • CM (Mixed Commercial), CO (Office), CR (Regional Commercial), CS (Service Commercial), CT (Thoroughfare Commercial) — each has its own allowed uses and dimensional standards in the commercial tables. Refer to the commercial district tables and the use matrix (Table 25‑1 / Table 25‑9 series). § 25.20.2 .
  • Downtown / Heart of Fairfield special commercial districts: HD/HDC, HWT, HO, HTD, HPF — these districts implement the Heart of Fairfield Plan and carry special building‑type rules; see § 25.23 (Heart of Fairfield Plan districts) for purposes, allowed uses and development standards. § 25.23.2 .

Industrial / Business Park

  • IL (Limited Industrial), IG (General Industrial), IBP (Industrial & Business Park) — uses and development regulations are in the industrial tables (Table 25‑11 and related tables). Planning area text in the Train Station Specific Plan also points to these tables. § 25.20.2; see the table references in the Specific Plan text.

Agriculture, Open Space, Public Facilities, Recreation

  • AG, OS, PF, REC — agricultural and public benefit districts use larger minimum lot area rules and special setbacks (examples appear in Table 25‑14 under the Agriculture & Public Benefit district development regulations and in § 25.26.3). The agriculture table shows minimum lot areas (20/40/80 acres depending on designation) and typical setbacks like a 25 ft front/setback and 50 ft maximum building height for these categories (see the table and notes). § 25.26.3 and Table 25‑14 .

Overlay zoning districts (where rules layer on top of base zones)

Fairfield uses overlays to add site‑specific or area‑specific rules. Primary overlays include -P1 (Downtown Area Parking Overlay), -H (Hillside Development Overlay), -NC (North Cordelia Overlay), -PD (Planned Development Overlay), GC (Gateway Court), and the Emergency Shelter (ES) overlay. The overlay rules and purpose are in § 25.28.1–§ 25.28.6, and specific planned development overlays are in § 25.28.7 (which lists Eastridge, Mangels Ranch, Rancho Solano, Gold Ridge, Fieldcrest, Garibaldi Ranch, Waterman Ranch House and others with project‑specific limits and conditions). § 25.28.1; § 25.28.7 .

Practical: a parcel with a -PD suffix may carry a Master Development Plan that controls allowable uses, densities, open‑space dedications, and special design rules — consult the PD exhibit on file with the Department and the PD-specific subsection in § 25.28.7. § 25.28.7 . See the City’s overlay page for context: Fairfield Overlay Districts.

Key decision‑relevant standards (quick reference table)

Topic Key rule / number (Fairfield) Code reference
Where the official map is adopted The Zoning Map is adopted by reference; check the official map on file with City Clerk § 25.12.3
Residential district densities (typical ranges) RVL: ~2.5 du/ac; RL: 2.5–4.5 du/ac; RLM: 4.5–8 du/ac; RM: 10–18 du/ac; RH: 19–25 du/ac; RVH: 26–40 du/ac § 25.20.1
How to know permitted uses Use matrix (Table 25‑1 and district tables); “P” = permitted, “C” = conditional (CUP) § 25.20.2
Which table controls residential setbacks/lots Small‑lot vs suffix rules: Table 25‑3 / Table 25‑5 / Table 25‑4 depending on suffix / district § 25.20.3
Planned Development overlays (parcel‑specific) PDs require Master Development Plan; PD may impose unique unit caps, open space, and access rules (e.g., Rancho Solano, Garibaldi Ranch) § 25.28.6 / § 25.28.7
Agriculture / public benefit setbacks & lot area Minimum lot area 20 / 40 / 80 acres (depending on label); front yard 25 ft; building heights typically 50 ft in table examples — consult Table 25‑14 § 25.26.3 / Table 25‑14

(For numeric parking requirements and specific setback numbers for residential/commercial tables, open the district table that applies to your parcel: the ordinance identifies which table applies in § 25.20.3 and in each district table caption. § 25.20.3 . See the City’s Fairfield Parking page for administrative guidance.)

How permitted uses and permits work (practical synthesis)

  • The ordinance uses use tables to show whether a use is Permitted (P), Conditionally permitted (C — requires a Conditional Use Permit), or Not permitted (-); those tables are the starting point for any project. See § 25.20.2 and Table 25‑1 for residential uses. § 25.20.2 .
  • Numeric development standards (setbacks, lot sizes, height, coverage) are in the district‑specific tables (e.g., Table 25‑2, 25‑3, 25‑4, 25‑5, etc.). Section § 25.20.3 explains which table controls and special small‑lot rules. § 25.20.3 .
  • Planned Development (‑PD) overlays can replace or modify some base zoning standards, but a PD must be established via rezoning and adopt a Master Development Plan (summary rules: five‑acre minimum for many PDs unless otherwise specified, application contents, and findings required). See § 25.28 (PD rules) and § 25.28.7 for specific PDs. § 25.28.2 / § 25.28.6 / § 25.28.7 .
  • The City’s administration (Director, Planning Commission, City Council) and the permit/appeal routes are set out in the administrative divisions referenced in § 25.10.4 and in the permits division; procedural rules (CUP, PUD, appeals) are in the ordinance’s permit sections. § 25.10.4 .

(Design review is handled through the City’s development review process — review the City’s Fairfield Design Review information and contact the Department for parcel‑specific requirements.)

Checklist

  • Confirm the parcel’s base zoning and any overlay (check the official City of Fairfield Zoning Map). § 25.12.3
  • Check the Use Table (Table 25‑1 or the district table) to confirm if your proposed use is P or C; if C, prepare for a Conditional Use Permit per § 25.40.6. § 25.20.2
  • Identify which dimensional table controls (Table 25‑2 / 25‑3 / 25‑4 / 25‑5 / 25‑13, etc.) and extract setbacks, heights, lot area and coverage limits. § 25.20.3
  • Verify overlays (‑PD, ‑H, ‑NC, -P1, ES, etc.) and read the applicable PD Master Development Plan or overlay subsection for site‑specific rules. § 25.28.1 / § 25.28.7
  • Confirm off‑street parking requirements and any parking reductions or incentives that may apply (see Fairfield Parking and the ordinance tables; some incentives appear in specific plan or PD text). § 25.20.3
  • Check for nonconforming status (if annexed uses or prior county approvals are relevant) and the required interim use permit or conversion process. § 25.46 (nonconforming provisions referenced in the Train Station text)
  • If height or other standard deviations are needed, identify whether a CUP, variance, or PUD amendment is required and consult the variance procedures. § 25.40.6 and the amendments/variance sections (see Division 4 and § 25.47 for map/rezoning procedures).

For site planning items such as setbacks, landscaping and screening, review the City’s Fairfield Landscaping and Screening and Fairfield Development Standards pages as part of your submittal.

Risks & Ambiguities

Issue Why it matters What to verify
Parcel has a -PD overlay or specific Planned Development PDs contain project‑specific modifications (unit caps, open‑space dedications, access limitations). The base zone may be overridden. Check the PD Master Development Plan on file and § 25.28.7 entries for that PD. § 25.28.7
Zoning map suffixes (e.g., RLM:4.5 vs RLM) Suffixes change which table applies (which changes minimum lot area, setbacks, etc.). Confirm the exact map label; then apply the table named in § 25.20.3 (Table 25‑3 vs 25‑5). § 25.20.3
Nonconforming uses from annexation Uses lawfully authorized under prior county permits may be entitled to continue under special interim rules; these carry timelines and application requirements. Review the nonconforming provisions and annexation‑specific interim use permit rules referenced in the Train Station Specific Plan excerpts and § 25.46. § 25.46
Project‑specific development standards are in many different tables Missing a table can lead to wrong setbacks, parking, or height assumptions. Identify which table(s) apply to the parcel (district tables, Heart of Fairfield H‑tables, and specific plan tables) — see § 25.20.3 and the district captions. § 25.20.3
Parking requirements and reductions Parking can be reduced by incentives or by project‑type (e.g., units <500 sf in some incentive programs). Confirm parking rules in the ordinance tables and any applicable incentive (example incentive text appears in planning incentives; check the parking table and incentive language). Not all parking table sections were located in the retrieved excerpts — verify with Department staff or the ordinance tables. (Verify with the jurisdiction.) Not found in retrieved materials

Plain‑English summary

Fairfield’s zoning ordinance (Title 25) assigns every parcel a base zone plus any overlays; the base zone determines permitted uses and the appropriate development‑standards table (setbacks, minimum lot size, height, density), while overlays (notably the Planned Development overlay) can add parcel‑specific rules. Start with the official Zoning Map and the district use table (Table 25‑1) and then read the district’s controlling table(s) identified in § 25.20.3; if a PD overlay applies, consult the PD Master Development Plan and the PD entries in § 25.28.7. § 25.12.3; § 25.20.2; § 25.20.3; § 25.28.7

Source References

  • City of Fairfield Zoning Ordinance (Title 25 / Chapter 25), including:

    • § 25.10.1 (Title and authority / purpose)
    • § 25.12.3 (Zoning Map adoption / official map)
    • § 25.20.1 (Description of residential zoning districts — densities and suffix conventions)
    • § 25.20.2 (Allowed uses and permit requirements; Table 25‑1 references)
    • § 25.20.3 (Development Regulations — which tables apply; small‑lot rules)
    • § 25.23 (Heart of Fairfield Plan districts — HD/HDC, HWT, HO, HTD, HR, HPF)
    • § 25.26.3 / Table 25‑14 (Agriculture & Public Benefit district standards, lot area / setbacks example)
    • § 25.28.1, § 25.28.6, § 25.28.7 (Overlay districts; Planned Development list and PD‑specific rules such as Rancho Solano, Gold Ridge, Garibaldi Ranch, Fieldcrest, Waterman Ranch House)
    • Nonconforming uses and annexation handling (Train Station Specific Plan references and § 25.46 provisions)
    • General permit and amendment procedures (zoning map amendments, rezoning, findings) § 25.47

  • City planning pages (internal pages referenced on this site for related processes and guidance):

If you want the specific table numbers (setbacks, lot areas, coverage, parking ratios) for one parcel, tell me the APN or street address and I will extract the controlling district(s) and point you to the exact table(s) and PD exhibits that apply. Verify final numeric values and permit strategy with the Department of Community Development (City Clerk holds the official map) before applying for entitlements. § 25.12.3

Sources

Retrieved passages

  • Fairfield Zoning Code (Section Zoning) High relevance
  • Fairfield Zoning Code (Section 4.A.4) High relevance
  • Fairfield Zoning Code (Section 25.158) High relevance
  • Fairfield Zoning Code (Section 6.4.1) High relevance
  • Fairfield Zoning Code (Chapter 5) High relevance
  • Fairfield Zoning Code High relevance
  • Fairfield Zoning Code (Chapter 5) High relevance
  • Fairfield Zoning Code (Section 25.20.3.3) High relevance
  • Fairfield Zoning Code (Section provides) High relevance
  • Fairfield Zoning Code (Section 4.A.4) High relevance
  • Fairfield Zoning Code (Section 25.46) High relevance

Cited sections

Frequently asked questions

What can I build on an R-1 lot in Fairfield?

Fairfield does not use an “R‑1” label in the ordinance excerpts — instead it uses zones like RL and RLM with numeric suffixes (e.g., RL:8, RLM:4.5). Consult the official Zoning Map to find the parcel’s actual base zone and then the corresponding use table (Table 25‑1) and district table (Table 25‑2/25‑3/25‑5) for permitted uses. § 25.12.3; § 25.20.2

What are Fairfield setback requirements?

Setbacks are specified in the district development tables (for residential: Table 25‑2/25‑3/25‑4/25‑5 depending on zone and suffix). Which table applies is explained in § 25.20.3; examples for nonresidential/agriculture setbacks are in Table 25‑14 under § 25.26.3. Confirm the exact table for your parcel. § 25.20.3; § 25.26.3

Do I need design review in Fairfield?

Design review is part of the City’s development review/entitlement process; certain project types and districts (including many PDs and Heart of Fairfield districts) explicitly require design consistency with adopted plans. Check the permit route and design standards referenced in the district or PD section that controls your parcel. See the ordinance permit divisions and the City’s design review guidance for procedural details. § 25.10.4 (administration)

How do Planned Development (‑PD) overlays affect my property?

A ‑PD overlay imposes a Master Development Plan and project‑specific rules (e.g., unit caps, required dedications, open‑space easements). PDs are adopted by rezoning and are listed and described in § 25.28.7 (Rancho Solano, Gold Ridge, Garibaldi Ranch, Fieldcrest, etc.). If your property has a PD suffix, you must follow the PD Master Plan as well as the base zone, except where the PD explicitly modifies standards. § 25.28.6; § 25.28.7

Where do I find the allowed uses for the CN (neighborhood commercial) zone?

Allowed uses for CN are shown in the commercial use tables (referenced from Table 25‑1 and the commercial district tables). Consult the use matrix in § 25.20.2 and the CN district table for conditional vs permitted uses. § 25.20.2

Are there special rules for very small units or tiny ADUs?

The ordinance points readers to small‑lot residential rules and to accessory dwelling unit (ADU) provisions; small units and small‑lot developments are covered by Table 25‑5 and related small‑lot sections (see § 25.20.3.2). ADUs are regulated both in local ordinance and by state law; consult § 25.20.3 and the City’s ADU guidance and state ADU law. Fairfield ADUs § 25.20.3.2

What happens if my use was legal under the county before annexation?

The ordinance contains provisions that allow uses legally established under Solano County prior to annexation to continue as legal nonconforming uses, subject to conditions and limited interim use permit rules. See the Train Station Specific Plan excerpts and the nonconforming use provisions referenced in the ordinance (owner filing deadlines and interim permit rules are included). Verify timelines and application requirements. § 25.46 (nonconforming rules referenced)

How do I check parking requirements for a new commercial project?

Parking ratios and requirements are set in the ordinance parking tables and may be subject to adjustments or incentives in specific plans or PDs. Start with the parking table(s) in the Zoning Ordinance and check whether any specific plan or PD overlay modifies parking (some incentives reducing parking for very small units are mentioned in planning incentive text). If you need help locating the parking table, the Department will point you to the exact Table number and any applicable reductions. § 25.20.3 (table references)

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