Agenda Item No: K.6
AGENDA REPORT
DATE: March 18, 2025
TO: Mayor and Council
FROM: David Gassaway, City Manager
SUBJECT: Ordinance 2025-01 CD Amending Various Sections of Chapter 25 and Ordinance 2025-02 Amending Section 7.5 of Chapter 7
Second Reading of Ordinance 2025-01 Amending Various Sections of Chapter 25, Article I of the Municipal Code, also known as the Zoning Ordinance, to Revise and Create New Land Use Definitions; Update Land Use and Development Regulations for Several Zoning Districts; Remove References to the Former Downtown Commercial Core District in the Train Station Specific Plan PD Overlay District; Adjust the Development Permit Requirement Thresholds for Single -Family Residential Developments; and Create New Measurement Regul ations to Calculate Building Transparency; and
Ordinance 2025 -02 Amending Section 7.5 of Chapter 7, Article II of the Municipal Code, also Known as the Electricity Ordinance, to Remove Provisions that Require Transformers to be Installed Within Subsurface Vaults in the Train Station Specific Plan Area
Funding Source: N/A
Contact: Jonathan Atkinson, (707) 428-7387
RECOMMENDED ACTION
Provide second reading and adopt Ordinance 2025-01 and Ordinance 2025-02.
STATEMENT OF ISSUE
Staff periodically finds it necessary to revise the Zoning Ordinance, Chapter 25 of the Fairfield Municipal Code. Revisions are typically proposed to address new issues, correct typographical errors, make minor organizational revisions, clarify language, i ncorporate amendments that implement city policy and practice, implement General Plan goals, objectives, and policies, and comply with State law. The Proposed Ordinance includes the Amendments to the Zoning Ordinance.
The Electricity Ordinance, Section 7. 5, requires transformers to be installed within subsurface vaults in the Train Station Specific Plan area. The Pacific Gas and Electric Company (PG&E) no longer manufactures subsurface transformers, which now effectively only requires ground - mounted transformers on a pad. The undergrounding requirement under Section 7.5 conflicts with PG&E practices. The Proposed Ordinance updates the Fairfield Municipal Code to align with PG&E practices.
On February 18, 2025, the City Council held the first reading of ordinances that would amend the Zoning Ordinance and the Electricity Ordinance.
DISCUSSION
Zoning Ordinance Amendments:
Land Use Definitions
Alternative Financial Services: Amend this definition to also include establishments that purchase goods from cl ients, such as cash for gold, plasma centers, and similar businesses.
Commercial Recreation: Major and Minor : Create new definitions to differentiate establishments that involve intensive commercial recreational activities from less intensive activities.
Parking Facility, Non-Residential: Amend this definition to clarify that this land use does not allow for the storage of vehicles that are under repair or have just completed repair or impound.
Pet Stores and Pet Supplies : Create a new definition under Zoning Ordinance Section
25.50.2.P to appropriately classify this type of business and enhance the usability of the Zoning Ordinance.
Tattoo Parlor or Shop: Create a new definition under Zoning Ordinance Section 25.50.2.T to appropriately classify this type of business and enhance the usability of the Zoning Ordinance.
Land Use Regulations
Commercial Recreation: Major and Minor : Regulate “Commercial Recreation: Major” uses as follows: Conditionally permit in the Neighborhood Commercial (CN) District, Service Commercial (CS) District, Thoroughfare Commercial (CT) District, Community Commercial (CC) District, Regional Commercial (CR) District, Downtown (HD) District [Ground and Upper Floors], Downtown Core (HDC) Dis trict [Ground and Upper Floors], and West Texas Street (HWT) District. Prohibit this use in the Office Commercial (CO) District, Mixed -Use Commercial (CM) District, Mixed Use Office (HO) District, Transit - Oriented Development (HTD) District, Residential (H R) District, and Public Facilities - Transit (HPF) District.
Regulate “Commercial Recreation: Minor” uses as follows: Permit by right in the CT District, CC District, and CR District. Conditionally permit in the CN District, CS District, HD District [Ground and Upper Floors], HDC District [Ground and Upper Floors], and HWT District. Prohibit this use in the HO District, HTD District, HR District, and HPF District.
Staff recommends prohibiting permanent outdoor recreational activities in the Heart of Fairfield Plan zoning districts.
Mixed-Use Development: Land Use Regulations : Staff recommends adding “Section
25.22.4.3.B.4” to the Additional Regulations column next to “Duplex,” “Duet,” and “Dwelling, multi-family” in Zoning Ordinance Table 25 -9 to clarify minimum commercial use requirements for mixed-use developments. Staff also recommends revising Note 3 to state that residential -only projects are allowed in the CM District. New minimum commercial requirements for mixed-use developments are discussed in the Development Regulations section of the staff report.
Personal Care and Domestic Services – Limited: Staff recommends permitting this use in the HD District with a Use Permit and a prohibition on Texas Street. This would create a pathway for t here to be a self -service laundry mat in the HD District, which can be a beneficial amenity for a vibrant downtown.
Service Stations in the HWT District : Staff recommends the creation of a 1,600 -foot separation requirement for new service stations in the HWT District under Zoning Ordinance Table 25-H1.
Single-Family Residential Uses in Commercial Districts : Staff recommends prohibiting detached single -family dwellings in the CN District, CO District, CT District, and CC District.
Development Regulations
Multifamily Residential Standards : Staff recommends the following amendments for multifamily residential developments under Zoning Ordinance Table 25-4:
Car Wash Parking Space: Eliminate the requirement for a car wash area.
Exterior Storage: Eliminate the requirement for exterior storage space of 100 cubic feet.
Heart of Fairfield Plan Zoning Districts: Staff recommends the following amendments for development regulations for the HOF Plan zoning districts:
Commercial Parking Requirements in Downtown Fairfield: Require one parking space per 1,000 square feet for commercial uses in Downtown Fairfield, specifically the HD District and HDC District. This change to downtown parking requirements aligns with Strategy 5.14.b of the HOF Plan.
Offsite Parking Allowance Clarification : Staff recommends that Zoning Ordinance Tables 25-H2, 25-H3, and 25-H4 be amended to simplify the offsite parking allowance by clarifying that proof of authorization is required to use a private parcel or public facility for parking.
Private Open Space Requirements for Single -Family Residential : Staff recommends reducing private open space requirements for single-family residential developments as follows: Amend Note 2 of Zoning Ordinance Table 25 -H5 so that the required minimum uncovered dimension is 8 feet instead of 10 feet; and amend Note 5 so that the required minimum dimension is 5 feet instead of 8 feet.
Residential Density Allowances: Zoning Ordinance Table 25-H5 establishes a required density range of 8-15 units per gross acre for the following HOF Plan zoning districts:
HWT District, HO District, and HR District. The HOF Plan allows maximum densities of 48 units per gross acre for Mixed Use West Texas Street (MU -WTS) designation and 35 units per gross acre for the Mixed Use Office (MU -O) and Medium Density Residential – Downtown (RM -D) designations. Staff recommends that Zoning Ordinance Table 25 -H5 be amended to alig n with the maximum permitted density allowance in the HOF Plan.
Typographical Error: Staff recommends amending Zoning Ordinance Table 25 -H5 to correct a misspelled word regarding onsite parking requirements for single -family residences.
Mixed-Use D evelopment Standards : Staff recommends the following amendments to mixed-use development standards:
Commercial Thresholds : Establish minimum commercial thresholds for mixed -use development projects that are standalone parcels and/or part of a master pla nned center to ensure the provision of adequate commercial space. Include a provision that allows the Commission to reduce or waive this requirement where the Commission determines that the recreational amenities integrated into the mixed-use project are publicly accessible and would effectively serve as commercial uses.
Building Transparency: Establish minimum transparency requirements to ensure an active building -streetscape interface for mixed -use developments. Transparency is defined as vertical surfaces constructed with transparent materials, such as glass windows or storefronts. Include a provision that allows the Commission to reduce or waive this requirement where the Commission determines that the building façade has a high-quality design.
Housing Accountability Act: Because the Commission has the authority to reduce or waive certai n development regulations for mixed -use developments, staff recommends adding a provision to Zoning Ordinance Section 25.22.4.3 that a project must comply with objective development regulations to determine zoning compliance under the Housing Accountability Act.
Parking: Staff recommends the following amendments under Zoning Ordinance Section
25.34: Parking and Loading:
Accessory Dwelling Unit Parking Standards : Amend Zoning Ordinance Table 25 -17 to clarify that no additional parking is required for either an ADU or a JADU. This amendment would align Zoning Ordinance Table 25-17 with Zoning Ordinance Section
25.20.4.11.C.4 and would implement State law.
Public Transportation Parking Exemption : Amend Zoning Ordinance Section 25.34.5:
Adjustments t o Off -Street Parking Requirements to include parking exemptions for development projects within a ½ mile of a major public transit stop. This amendment is proposed to comply with Assembly Bill (AB) 2097 (Government Code Section 65863.2).
Train Station Specific Plan Reference to former CDC District: Staff recommends amending Zoning Ordinance Section 25.28.7.K.D.2.B.3(e)(f) to remove references to the former Downtown Commercial Core (CDC) District with the HDC District.
Transparency Calculation Measurement: Staff recommends the creation of measurement regulations to calculate building transparency under Zoning Ordinance Section 25.51.
Development Permit Requirements
Single-Family Residential Tract Housing: Staff recommends removing a reference to “tract housing” from the “Single family detached” column in Zoning Ordinance Table 25 -18, as not all single-family residential uses are tract housing.
Single-Family Residential Review Threshold for Heart of Fairfield Plan: Staff recommends amending Note 5 of Zoning Ordinance Table 25 -18 to require a Minor Development Review application rather than a Development Review application in the HOF Plan zoning districts for single -family residential developments involving a minimum of 12 units per gross acre. Note 5, which currently includes mixed -use development permit provisions, would be replaced entirely because it is unnecessary to determine permit requirements.
Environmental Review:
Zoning Ordinance Amendments : The proposed Zoning Ordinance amendments have been deemed categorically exempt from the California Environmental Quality Act (CEQA) per Section 15305: Minor Alterations in Land Use Limitations. The Zoning Ordinance amendments constitute minor code text changes pertaining to land use and development regulations for several zoning districts; land use definitions; permit requirement thresholds; building transparency measurement calculations; and general corrections. These changes will not result in any new substantial physical c hanges to the environment. Furthermore, any projects that result from these changes would be subject to the applicable level of environmental review in accordance with CEQA.
Electricity Ordinance Amendment : The proposed Electricity Ordinance amendment i s exempt from CEQA under Section 15061(b)(3): Common Sense Exemption. This change will not result in any new substantial changes to the environment.
FINANCIAL IMPACT
N/A
PUBLIC CONTACT/ADVISORY BODY RECOMMENDATION
Public Contact: The following public notifications were provided for the February 18, 2025, City Council meeting: published a public hearing notice in the Daily Republic newspaper on the City’s Planning Division webpage on January 29, 2025. The staff has not received any correspondence at the time of this writing.
Advisory Body Recommendation: On December 11, 2024, the Planning Commission held a duly noticed public hearing on the Zoning Ordinance Amendments. Following the closure of the public hearing, the commission adopted Resolution No. PC2024-13 in a 7-0 vote, recommending council approval of the proposed Zoning Ordinance Amendments. Because the Electricity Ordinance is not under the purview of the commission, only the council will review amendments to Section
7.5. ALTERNATIVE ACTION
The council may choose to do any of the following: (1) approve the proposed Zoning Ordinance and Electricity Ordinance amendments, as recommended; (2) provide direction to staff to revise the proposed amendments for City Council review at a future meeting; or (3) deny the proposed amendments. Denial of the proposed amendments would maintain the status quo of the existing regulations, including instances where there are typographical errors and/or conflicts.
COORDINATED WITH
Public Works
STAFF CONTACT
Jonathan Atkinson, Senior Planner
(707) 428-7387
[email protected]
ATTACHMENTS
Attachment 2: Proposed Ordinance – Zoning Ordinance Amendments Attachment 3: Proposed Ordinance – Electricity Ordinance Amendment Attachment 4: Planning Commission Supporting Documents