Introduction
Chapter 1
1-2
1 Introduction
The General Plan Update (General Plan
or Plan) establishes a community-based
vision for growth and development for
the City of Fairfield (City or Fairfield)
through 2050. This chapter presents the
City’s Vision and Guiding Principles and
introduces the General Plan and its pur-
pose, use, and policy framework. It also
outlines the process for amending and
updating the Plan to adapt to changing
circumstances.
The Plan presents a vital policy framework
with various strategies guiding future
growth. Comprehensive and forward-look-
ing, the Plan reflects the collective
community aspirations for the future of
the city. Consequently, the City aspires for
all decisions related to Fairfield’s growth,
management, and physical develop-
ment—ranging from transportation and
park plans to facility and specific plans,
development regulations and fee pro-
grams, and more—to align with the Plan’s
vision and objectives.
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Fairfield Forward 2050 General Plan
1.1. Scope and Purpose of the General Plan
• Phase 2, Alternatives, explored
various options for realizing the
community’s vision, incorporating
input from community members and
decisionmakers. Stakeholders evalu-
ated different land use and circulation
concepts, leading to the selection of a
preferred plan concept.
• Phase 3, Policy and Document
Development, involved creating a draft
plan based on the approved vision and
concept from the earlier phases, along
with completing an environmental
review.
• Phase 4, Public Review, solicited
public input on the draft documents
and included formal hearings before
the Planning Commission and City
Council, culminating in the adoption of
the Plan Update.
Extensive and robust community engage-
ment was foundational to the develop-
ment of the Plan. Through workshops,
meetings, stakeholder interviews, open
houses, educational forums, surveys, and
online platforms such as the project’s
dedicated website, videos, and newslet-
ters, these initiatives engaged several
thousand stakeholders. With assistance
from a local community engagement
partner specializing in diversity outreach,
focused efforts engaged Fairfield’s mono-
lingual Spanish- and Tagalog-speaking
communities through in-person events,
targeted Facebook ads, and other chan-
nels of communication. The team also
interviewed five groups that serve or
represent Fairfield’s environmental justice
communities, or those most affected by
socioeconomic and/or pollution burdens
in the city.
PURPOSE AND SCOPE
As mandated by California law, the Plan
addresses various aspects such as land
use, transportation, housing, open space,
conservation, safety, noise, and environ-
mental justice, both presently and in the
future.
GENERAL PLAN UPDATE
PROCESS
Fairfield’s current General Plan was last
comprehensively updated in 2002, with
amendments made periodically since
then. Significant changes have trans-
formed the city and the region since then,
and the emergence of new opportunities,
challenges, and approaches necessitate
an update. This Plan represents a com-
prehensive reexamination and update of
Fairfield’s planning context. The General
Plan process involved four phases:
• Phase 1, Visioning and Background,
identified issues and opportunities
that the updated Plan should address.
This phase concluded with the estab-
lishment of the Vision and Guiding
Principles, a document that reflects
Fairfield’s shared values and future
aspirations.
A General Plan Advisory Committee
(GPAC), appointed by the City Council and
consisting of a representative group of
community members, worked closely with
City staff and the consultant team over ten
meetings to provide input and direction
throughout the process. Meetings were
open to the public, with community mem-
bers participating at several meetings.
The Planning Commission and the City
Council provided guidance at pivotal
stages, particularly during the Alternatives
phase. Through the approval and adop-
tion of this Plan, the City Council endorses
and embraces the community-based
Vision and Guiding Principles.
PLANNING CONTEXT
Fairfield is located in central Solano
County, midway between Sacramento and
San Francisco. One of the most diverse
cities in the nation, the City of Fairfield is
a vibrant community of approximately
120,340 people as of 2024. Over the past
few decades, and especially during the
COVID-19 pandemic, families have flocked
to Fairfield for affordable housing, good
schools, and proximity to mountains and
natural resources like Suisun Valley and
the Suisun Marsh. Despite population
growth leveling off after the pandemic,
Fairfield grew the fastest out of the 15
most populous Bay Area cities from 2010
to 2020.
Fairfield fosters robust commerce and
thriving businesses. Major employers
include Jelly Belly, Anheuser-Busch, Clorox,
various healthcare employers, and the
Fairfield-Suisun Unified School District.
The city is also home to Travis Air Force
Base (TAFB), which is located four miles
east of downtown. Known as the “Gateway
to the Pacific,” TAFB manages more cargo
and passenger traffic through its airport
than any other military air terminal in the
United States.
To continue flourishing, Fairfield must
remain focused on ensuring the availabil-
ity of a variety of housing at affordable
prices and for all types of families and
residents. For existing and new communi-
ties, Fairfield must provide and maintain
public services and amenities that sup-
port a high quality of life in all Fairfield
neighborhoods. Future growth will need
to balance economic development goals,
support environmental and agricultural
preservation in the surrounding county,
and strengthen the city’s community
identity and sense of place.
REGIONAL LOCATION
Fairfield is located in central Solano
County in the San Francisco Bay Area
along the California Coastal Ranges, just
north of Suisun Bay and Suisun Marsh.
The city is located at strategic transpor-
tation crossroads at the convergence of
interstates 680 and 80 (I-680 and I-80),
two of the Bay Area’s largest freeways,
and at a mid-point between Sacramento
and San Francisco (each 45 miles away).
Fairfield also provides the eastern gate-
way to Napa Valley, which lies 15 miles to
the west and is easily accessed via State
Route 12 (SR-12). Fairfield is accessible via
various modes of public transportation,
including Fairfield and Suisun Transit
(FAST) and Solano Express bus lines, and
two Capital Corridor train stations that
connect Fairfield to Auburn and San Jose
via Sacramento and Oakland, respectively.
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Fairfield Forward 2050 General Plan
Undeveloped hills surround the city at
its western and northern borders. To
its east and northeast are grazing and
prairie grasslands. To the south, beyond
the neighboring city of Suisun City, is the
largest remaining wetland around San
Francisco Bay, the Suisun Marsh. The
Suisun Valley, one of the county’s unique
agricultural regions recognized for its
quality wine grapes and other produce,
adjoins Fairfield and separates the central
city from the Cordelia area. Figure 1-1
depicts this regional setting.
PLANNING BOUNDARIES
The General Plan Planning Area (Planning
Area), as shown in Figure 1-2, is defined
as the land area addressed by the Plan.
The Planning Area encompasses 278
square miles, including the City of Fairfield
(approximately 41 square miles) and its
Sphere of Influence (SOI) (approximately
11 square miles). The Planning Area is
generally coterminous with city bound-
aries, but includes a handful of areas
surrounding the city limits, particularly
around the northeast area adjacent to
Travis Air Force Base.
The Solano County Local Agency
Formation Commission (LAFCO) has
authority in defining Fairfield’s SOI and
acts on annexations and approval of
service contracts outside city limits. The
purpose of the SOI is to ensure the pro-
vision of efficient services by preventing
overlapping jurisdictions and duplication
of services.
0 10 20
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Richmond
Vallejo
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San
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Livermore
Tracy
Pittsburg
ConcordSan
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Antioch
Brentwood
Napa Fairfield
Vacaville
Davis
Woodland
Sonoma
Dublin
Hayward
Milpitas
San
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Fremont
Palo
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Mountain
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Winters
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Figure 1-1: Regional Location
FIGURE 1-1: REGIONAL SETTING
Rockville Rd
Shiloh Rd
AbernathyRd
SunsetAv
MainSt
Cordelia St
SuisunValleyRd
W
altersRd
Mankas
Corner Rd
Lyon
Rd
Meridian Rd
GreenValleyRd
RedTopRd
Travis Bl
East Tabor Av
Railroad Av
Ohio St
Courage Dr
Dickson Hill Rd
North
Texas St
HilbornRd
ChadbourneRd
BurganBlDoverAv
Suisun Pkwy
2ndSt
PeabodyRd
OliverRd
W Texas St
Pittman
Rd
Air Base Pkwy
Waterman Bl
North
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Rd
BeckAv
PennsylvaniaAv
UnionAv
LopesRd
Cement Hill Rd
McCrory Rd
Cordelia Rd
BusinessCenter Dr
ClayBankRdCement Hill Rd
Manuel Campos Pkwy
Travis Av
Paradise Valley
Golf Course
Rancho Solano
Golf Course
Dunnell
Nature
ParkMeadow
Glen
Park
Cordelia
Park
Planned
Southbrook
Park
Gary
Falati
Park Lake
Park
N A P A C O U N T Y
S O L A N O C O U N T Y
Joice Island St
Game Refuge
Allan
Witt
Park
Lee
Bell
Park
Tolenas
Park
Fairfield
Linear
Park
Hillview
Park
Ridgeview
Park
Laurel Creek
Park
Vintage
Green
Valley
Park
Dover
Park
Mankas
Park
Rockville
Hills
Regional
Park
Woodcreek
Park
Sunrise
Park
Meadow
Park
Rolling Hills
Park
Veterans
Park Tabor
Park
Rockville
Cordelia
Suisun
Green
Valley
Armijo
HS
Fairfield
HS
Solano
Community
College
Fairfield
City Hall
Solano County
Courthouse
Kaiser
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Travis
Air
Force
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Travis AFB
Aero Club
URB AN LI MI T LI NE
U R B A N L I M I T L I N E
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Figure 1-2: Planning Area
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FIGURE 1-2: PLANNING BOUNDARIES
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Fairfield Forward 2050 General Plan
A primary LAFCO goal is to discourage
urban sprawl and the premature con-
version of agricultural and open space
lands. LAFCOs cannot tell agencies what
their planning goals should be, but on a
regional level, LAFCOs help coordinate the
orderly development of a community to
ensure the most efficient urban service
arrangements for the benefit of area
residents and property owners.
The Planning Area also includes the sur-
rounding unincorporated areas of Green
Valley, as well as Suisun Valley and the
Suisun Marsh Protection Plan area (225
square miles). Although Fairfield does
not have jurisdiction in areas outside of
its city limits, those areas bear a relation
to the city’s planning and the Plan must
consider them per California Government
Code Section 65300. The Planning Area is
bounded by Napa County, the Vacaville
mountains, and Cement Hill grazing lands
to the north; the Travis Reserve and unin-
corporated Solano County to the east; the
City of Suisun, the Union Pacific Railroad
tracks, the Suisun Marsh, and I-680 in the
southern portion; and unincorporated
Solano County open space to the west.
1.2. General Plan Organization
PLAN ORGANIZATION
The 2050 General Plan addresses all
state-mandated topics as well as addi-
tional topics of local importance. Chapters
include the following:
• Chapter 1: Introduction. This chapter
outlines Fairfield’s vision and guiding
principles for its growth and develop-
ment, provides a basic context for the
Plan Planning Area, and covers the
Plan’s purpose, relationships to other
plans, organization, and requirements
for administration.
• Chapter 2: Land Use and Urban
Design Element. This Element
describes the existing land use pattern
and provides an explanation of the
Plan’s approach to citywide growth.
The land use portion of this chapter is
a requirement of State law, while the
urban design portion is an optional
topic.
• Chapter 3: Travis Protection
Element. This Element ensures con-
tinued compatibility between the City
of Fairfield and TAFB, including land
use compatibility, support for military
readiness activities, and minimization
of hazards. This Element meets the
State requirements for the Land Use
Element topic of military compatibility.
• Chapter 4: Circulation Element.
This Element includes policies and
standards that seek to maintain safe
and efficient circulation for all modes
of travel. It identifies street improve-
ments and addresses walking, biking,
transit, and parking to support a multi-
modal circulation system. This element
is a State requirement.
• Chapter 5: Public Facilities and
Services Element. This Element con-
tains background information, goals,
and policies related to police and fire
services, schools, community facilities
and libraries, parks and recreation,
water supply and demand, and public
utilities. The public safety portion of
this Element is a State requirement,
while the public services portion is an
optional topic.
• Chapter 6: Open Space,
Conservation, and Recreation
Element. This Element includes
background information and policies
relating to resource conservation,
environmental protection, open space,
and recreational resources. It provides
a framework for the permanent pres-
ervation and management of public
open space lands, natural resources,
and the enhancement of community
recreational opportunities. This
Element meets the State requirements
for Open Space and Conservation
Elements.
1-8
1 Introduction
• Chapter 10: Economic Development
Element. This element provides
an overview of the population and
employment context in Fairfield, and
outlines goals and policies to support
economic development. This is an
optional element not required by State
law.
Together, these guiding and implementing
policies provide guidance for develop-
ment review, infrastructure planning,
community facilities and services, and
protection for the city’s resources by
establishing planning requirements,
programs, standards, and criteria for
project review. Specific actions tied to
each implementing policy are included
in an appendix. Explanatory material or
commentary accompanies some policies.
The use of “should” or “would” indicates
that a statement is advisory, not binding;
the appropriate departments will refine
details as they implement the Plan. When
more than one chapter addresses the
same topic, it provides a cross-reference
to other sections.
• Chapter 7: Sustainability Element.
This Element provides an overview
of existing and future efforts that the
City will take to improve sustainability
and mitigate the effects of climate
change. The Sustainability Element
includes information and policies on
greenhouse gas reduction, adaptation
to climate change, and conservation of
resources. This Element is not a State
requirement but supplements the
discussion of required topics including
water quality and supply, waste, and
air quality.
• Chapter 8: Health and Safety
Element. This element addresses both
natural and human made hazards in
the Planning Area, as well as emer-
gency preparedness and response to
hazards. This Element fulfills the State
requirements for a Noise Element and
a Safety Element.
• Chapter 9: Environmental Justice
and Public Health Element. This
Element presents background
information and policies related to
environmental, economic, and social
factors that influence people’s health
and well-being. Topics include pollu-
tion exposure, access to healthy food
and housing, and access to public
facilities and civic engagement. This
Element satisfies the requirement
for cities and counties with identified
disadvantaged communities to create
an Environmental Justice Element.
LU-2. PROMOTE A VARIETY OF
HOUSING TYPES TO SERVE
THE DIVERSE NEEDS OF
THE COMMUNITY AND
STIMULATE INVESTMENT.
LU-2.1. Residential Densities.
Require residential develop-
ment to be consistent with
the density ranges included in
the General Plan.
POLICY STRUCTURE
Each chapter of the Plan includes back-
ground information to establish context
for policies in the chapter. This back-
ground information is followed by guiding
policies and implementing policies:
• Guiding Policies are the City’s state-
ments of its goals and philosophies.
They describe the general desired
results the community seeks to create
through implementation of the Plan.
• Implementing Policies are specific
statements that regulate activities in
the city, guide decision-making on
an ongoing basis and direct imple-
menting actions to achieve the intent
of a guiding policy. Implementing
policies guide City staff and the
Planning Commission in their review
of land development projects and in
decision-making.
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Fairfield Forward 2050 General Plan
1.3. Vision for the Future
VISION STATEMENT
Fairfield builds upon its strengths—a charming downtown, thriving and diverse neighborhoods, economic assets, and inviting and attractive natural surroundings and agricultural and ecological riches—to blossom into a complete, vibrant city, a place renowned for walkable, affordable, and pleasant neighborhoods with ample open space amenities; economic prosperity and opportunity; social stability and equity; and cultural, entertainment and recreation possibilities.
Fairfield has evolved into a distinctive Bay Area community, renowned for its setting amidst productive agricultural land, open space, and intact natural areas such as the Suisun Marsh, the largest contiguous brackish (a mixture of fresh and sea water) wetland in the western United States, a point of pride for residents and an attractive destination for visitors to spend a few days. Fairfield revitalizes its downtown and arte- rial corridors into community-centered spines, offering enjoyable activities and spaces to spend time. Neighborhoods provide the full spectrum of housing options to meet the needs of all residents, and walkable and bikeable connections integrate communities with places to meet people’s daily needs for education, work, shopping, recreation and entertainment, enjoyment of nature, safe parks and green space, and relaxation.
The city’s competitive, dynamic, and forward-thinking business environment and stra- tegic regional location at the crossroads of I-680 and I-80 and at the mid-point between the Bay Area and Sacramento metropolitan regions supports economic opportunity.
Fairfield builds on its existing strengths, such as food and advanced manufacturing, logistics and distribution, healthcare, and military industry, and lays the groundwork for the future economy through investments in infrastructure, job training, and education.
The city continues its support for the mission of Travis Air Force Base, which remains a major driver of local economic activity. Small and community-oriented businesses enrich downtown Fairfield and the North and West Texas Street corridors with a unique atmosphere and experience.
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1 Introduction
GUIDING PRINCIPLES
Foster Fairfield as a community
of vibrant, diverse, connected
neighborhoods, with easy access
to shopping, entertainment, and
recreation.
Fairfield’s future growth will see a new
focus on strategic infill development
with limited outward expansion,
emphasizing development in existing
job centers, and enhancing neighbor-
hoods with everyday amenities within
easy distances.
• Encourage a mix of uses including
flexible office space, retail, neighbor-
hood grocery stores, coffee shops,
childcare, dining and entertainment,
and other compatible uses mixed
with housing to create enjoyable,
complete neighborhoods.
• Focus development in areas where
city infrastructure and services,
such as sewers, roads, and fire pro-
tection, already exist to promote
sustainable growth patterns.
• Strategically add smaller parks,
such as tot lots or pocket parks,
within neighborhoods across the
city to provide more park space
that is accessible by walking.
• Designate land use intensities that
stimulate investment, while ensur-
ing that development scale and
design are appropriate to neigh-
borhood context and contribute to
Fairfield’s visual identity.
1 2
Improve Fairfield’s
transportation network with
safe and connected walking and
biking facilities, accessible and
reliable public transit, and new
transportation technology.
Many of Fairfield’s streets and
neighborhoods are primarily
auto-oriented, requiring residents
and visitors to travel by car to
reach most destinations. In the
future, Fairfield will increase travel
options across the city to ensure
roadway safety, promote sustain-
ability, ensure access to resources
for those who do not drive, and
create lively, pedestrian-scale
streetscapes. Fairfield will also plan
ahead for new transportation tech-
nologies, such as electric vehicle
charging, autonomous vehicles,
and other changes.
• Design complete streets to
accommodate a variety of
transportation modes and pri-
oritize convenient and comfort-
able walking, biking, and transit
access to key destinations such
as schools, employment cen-
ters, commercial areas, parks,
and medical services.
• Enhance connectivity across the
city and to other surrounding
areas by completing trails (such
as the Linear Park Trail), creat-
ing new paths, and strength-
ening neighborhood links to
transportation hubs, such as
the train station or transporta-
tion center.
• Integrate new transportation
technologies, such as auto-
mated driving and electric
vehicles, and intelligent trans-
portation systems (ITS) that
move people safely and goods
efficiently to and from their
destinations.
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Fairfield Forward 2050 General Plan
Achieve a resilient, dynamic, and
competitive local economy that
offers opportunities across the
economic spectrum.
Fairfield’s location adjacent to
prime agricultural land and open
space, as well as major transport
connections along the Capital
Corridor has made the city an
attractive place for businesses over
the years. The Plan will promote
economic resilience in Fairfield by
building on its existing economic
strengths and diversifying into
other industries that are a good fit.
• Promote economic resilience
in Fairfield by bolstering its
existing strengths in food
manufacturing (as well as other
advanced manufacturing),
agriculture and linkages to
agritourism, logistics and
3 distribution, and life sciences
and healthcare.
• Attract and incubate a variety
of businesses, including those
that are climate- and ener-
gy-conscious, that provide job
opportunities to local residents.
• Proactively plan for the future
of business, including physical
and digital infrastructure such
as high-speed internet, ade-
quate and flexible land uses,
and employee housing and
transportation needs.
• Create an environment that
is supportive of continued
operation and needs of TAFB,
recognizing and leveraging
TAFB as an asset for recruiting
military-connected industry.
• Develop partnerships with
economic development cen-
ters such as local chambers
of commerce, educational
institutions like Solano College,
the Workforce Development
Board of Solano County, and
large private employers to
provide job readiness and local
hire programs that promote
employment opportunities.
• Encourage economic diversity
and equitable opportunities
for Fairfield’s diverse residents
through strategic investments
in new industries, pathways for
small businesses and entre-
preneurship, and job training
programs and educational
partnerships.
1-12
1 Introduction
Promote new housing and
support a diverse array of
housing types to meet the
needs of all segments of the
population.
The need for housing affordable to
residents across the income spec-
trum in Fairfield is pressing. Entry-
level and middle-income workers
in Fairfield, including teachers
and some TAFB employees,
require housing options beyond
single-family homeownership. The
City will support development of
affordable housing designated
for low-income residents as home
prices and rental costs continue
to rise across the Bay Area and
California.
• Increase the supply of housing
to support existing and future
needs as Fairfield’s population
grows, ages, and becomes
more diverse.
• Encourage development of
a mix of housing types that
provide current and future
Fairfield residents with access
to a full range of housing
opportunities. Housing will
be available across the spec-
trum so that aging residents,
entry-level workers, first-time
home-owners, transient military
families, students and young
people, unhoused residents,
and children who grow up in
54 Fairfield may all have access to
quality and affordable housing
that matches their needs.
• Promote housing in a diversity
of amenity-rich locations:
along corridors, in existing
neighborhoods, and down-
town, for those who wish to
live in integrated mixed-use
environments.
• Prioritize a range of housing
and shelter options that
meet the needs of Fairfield’s
unhoused populations.
Preserve Fairfield’s status
as a distinctive community
surrounded by and connected to
open space and agriculture.
Few Bay Area cities can match
Fairfield in the extent and diversity
of its natural resources and sur-
rounding productive agricultural
land. These elements define
Fairfield’s identity and offer key
amenities to residents and visi-
tors. The planned Pacific Flyway
Center—a wetland preserve with
an educational center and immer-
sive marsh walkway network—will
be a significant resource for both
residents and visitors. The Plan
envisions the city’s limited outward
growth while expanding connec-
tions to open space and regional
parks.
• Preserve Fairfield’s natural,
agricultural, and open space
surroundings, which contribute
to its visual identity, biodiver-
sity, and economic strength.
• Increase connections to open
space and regional parks and
strategically expand Fairfield’s
existing trail system, including
the Linear Park Trail.
• Increase opportunities for
residents and visitors to expe-
rience and learn about the
importance of the surrounding
area’s ecological benefits and
noteworthy agricultural output.
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Fairfield Forward 2050 General Plan
socioeconomic opportunity,
such as tree planting, com-
munity facilities that serve
as resilience hubs in times of
emergency, supporting green
jobs training, addressing urban
heat islands, and wildfire prepa-
ration, among other benefits.
• Decrease reliance on automo-
bile use through climate-con-
scious land use and growth
patterns that ensure a healthy
jobs-housing balance, increased
access to public and active
transportation, and improved
infrastructure that supports
pedestrian mobility, operation
of bicycles, autonomous
vehicles, and electric or other
zero-emissions vehicles.
6 7
Achieve a healthy and safe
community for all.
Fairfield will become a place where
everyone can live a long, healthy,
and opportunity-filled life. Multiple
factors, known as social determinants
of health, shape the health and oppor-
tunities of Fairfield residents. These
factors include access to parks, safe
and affordable housing, good jobs,
high-quality schools, and stores that
fulfill basic needs. The Plan promote
equitable environments so that all
Fairfield residents, wherever they live,
have what they need to thrive.
• Support development patterns
that promote active living through
walking and biking, connected
paths, green space and open space
networks, access to fresh, local
healthy food, and amenities and
services within walking distance.
• Improve public safety and effec-
tive emergency responsiveness,
including police, fire, and medical
response, and plan for adapta-
tion and resiliency in the face of
increased risks for wildfires and
flooding.
• Prioritize community investments
and resources, such as park
maintenance, street trees, or other
infrastructure improvements, in
areas of Fairfield with the greatest
socioeconomic need.
• Promote connections between
local growers and the local
food system to both support
farmers’ economic viability
and expand access to healthy,
locally-grown produce for all
Fairfield residents.
Emphasize environmental
sustainability.
Climate change and the extreme
weather it brings are an imminent
threat to Fairfield, as evidenced by
recent wildfires at the city’s edges.
Fairfield will be a leader in sustain-
ability and proactively address
the causes and effects of climate
change.
• Strive toward a zero-carbon
footprint by reducing green-
house gas emissions (GHG) from
energy use and transportation,
and by expanding use of renew-
able energies across the city.
• Promote climate adaptation
strategies that improve the
urban environment and
1-14
1 Introduction
Foster revitalization in the city’s
core and along key corridors,
building on the momentum of
recent planning efforts, including
the Heart of Fairfield and Train
Station specific plans.
Fairfield’s walkable central neigh-
borhoods and downtown, which
boasts unique local businesses,
restaurants, historical buildings,
and corridors with numerous
development opportunities offer
the potential of a vibrant, walkable,
mixed-use core, with access to
a range of amenities and open
spaces. The General Plan builds
on the Heart of Fairfield and Train
Station Specific Plans to achieve
vibrant transit-oriented communi-
ties in these areas.
8 The General Plan envisions corri-
dors as key spines and outlines a
spectrum of uses and improved
linkages in the city’s core, and
expanded opportunities along
North Texas Street. Broadening
housing, entertainment, and
small business opportunities in
downtown Fairfield will make this
neighborhood an asset to the
whole community. More housing
downtown and along North Texas
Street will simultaneously encour-
age business development and
provide an attractive destination
for those preferring more mixed-
use, urban lifestyles.
• Build on the Heart of Fairfield
Specific Plan by encouraging
small business development,
green spaces, community
environments, and a variety of
housing types. Promote acces-
sibility for all residents and
visitors downtown.
• Expand efforts to increase
pedestrian-oriented land
uses (including housing and
mixed-uses) along North Texas
Street. Emphasize public realm
improvements—to sidewalks
and bikeways, as well as to
landscaping and lighting—for
all streets.
• Connect transit-oriented
development and amenities
occurring within the Fairfield
Train Station Specific Plan area
to Central Fairfield through
transit, bicycle, and pedestrian
infrastructure.
1-15
Fairfield Forward 2050 General Plan
9 Create community cohesion and
sense of place by celebrating and
showcasing Fairfield’s diversity.
Fairfield residents represent a
broad range of social and cultural
backgrounds. This diversity
strengthens Fairfield as a commu-
nity. The Plan will work to celebrate
this diversity by supporting events
and programs, business enclaves,
and transformative community
spaces that provide safe, inclusive,
inviting, and fun activities for
residents of varying backgrounds.
Events and places that bring
together different segments of the
population serve to build commu-
nity by strengthening ties between
neighbors and contributing to
a shared sense of place, which
contribute to a unified identity for
Fairfield as a city.
• Celebrate Fairfield’s diversity by
encouraging a range of pro-
gramming and events that are
culturally relevant, affordable,
and attractive to community
members of all ages, back-
grounds, and abilities.
• Foster creation of gathering
places and community
resources that provide safe,
attractive, and fun activities
for residents of varying
backgrounds.
• Partner with nonprofits, faith
communities, and other
community groups in planning
for and delivering community
services and events.
• Work with neighboring
cities, Solano County, Solano
Transportation Authority, and
other local agencies to ensure
that future planning processes
are holistic and that Fairfield
neighborhoods are well-con-
nected physically, economically,
and socially to the surrounding
community.
1-16
1 Introduction
1.4. Related Plans, Programs, and Reports
FAIRFIELD MUNICIPAL CODE
AND ZONING ORDINANCE
The Zoning Ordinance is an important
implementation tool for the Plan and
provides permitted land use and develop-
ment standards for each land use cate-
gory. In addition to zoning designations,
specific plan and overlay areas may also
contain detailed land use regulations. As
with the General Plan, zoning designations
do not always coincide with existing land
uses and development intensities as built.
Fairfield’s Zoning Ordinance only applies
within city limits, whereas the SOI is under
Solano County zoning regulations.
The City maintains plans that implement
policies for specific geographic areas (such
as Fairfield’s downtown and the area
around the Fairfield-Vacaville Hannigan
Train Station); topics of importance to
the community (such as bicycle infrastruc-
ture or economic development), or the
provision of public facilities and utilities.
State law requires that such plans and
implementation of programs (like the
Capital Improvement Program (CIP) for
example) be consistent with the Plan.
This section describes plans and studies
that play a role in Plan development or
implementation.
FAIRFIELD HOUSING ELEMENT
As part of a jurisdiction’s general plan,
California State law requires the adoption
of a housing element to identify and
address the community’s housing needs.
Unlike a general plan, however, a jurisdic-
tion must update their housing element
every eight years to reflect changing
conditions, community objectives, and
goals. Fairfield’s housing elements must
reflect the Regional Housing Needs
Allocation (RHNA) figures for each cycle
as determined by the Association of Bay
Area Governments (ABAG) and the Solano
County Subregion.
Fairfield’s 6th Cycle Housing Element for
the years 2023-2031 coincided with this
Plan Update. It sets forth goals related
to supporting production of an adequate
supply of safe, affordable housing for
existing and future residents and preserv-
ing and rehabilitating existing affordable
housing stock. Additionally, it aims to pro-
tect tenants from displacement pressures
and affirmatively further fair housing
throughout the city. Future updates will
reassess these goals and strategies and
meet future State housing requirements.
FAIRFIELD CLIMATE ACTION
PLAN
Fairfield’s first Climate Action Plan
(CAP) forecasts future GHG emissions
from a range of sources, establishes
emissions reduction targets consistent
with California’s goal of achieving carbon
neutrality by 2045, and outlines a broad
range of strategies designed to reduce
the city’s carbon footprint. The CAP uses
growth scenarios consistent with the Plan
to help the City monitor the efficacy of
CAP strategies into the future.
Existing
Conditions
Report
May 2021
City of Fairfield
General Plan Update
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Fairfield Forward 2050 General Plan
GENERAL PLAN REPORTS
Staff and consultants prepared several
background and technical reports
as part of the Plan update process.
Although these reports do not represent
adopted City policy, they provide useful
background information and data for
reference.
Existing Conditions Map Atlas
An Existing Conditions Map Atlas
describes Fairfield’s planning context and
delves into planning issues such as land
use and development, community design,
the economy and demographics, trans-
portation, public services and facilities,
environmental resources, environmental
justice, hazards, and noise.
Economic and Market Assessment
An economic and demographic analysis
provides an overview of the economic
context for the Plan Update effort,
focusing on factors that drive demand
for housing of various types within the
community over the Plan planning hori-
zon. This Assessment includes historic
population growth trends, local resident
demographics, residential market condi-
tions and trends, projected population,
and household growth. The Assessment
also explores local and regional economic
conditions and trends driving demand
for new housing within the community.
Various growth projections also informed
potential buildout of the Plan.
Environmental Impact Report
A program-level Environmental Impact
Report (EIR), prepared according to the
California Environmental Quality Act
(CEQA), accompanies the Plan and pro-
vides a detailed analysis of its potential
environmental effects. The EIR identifies
and incorporates environmental oppor-
tunities and constraints into the planning
process and includes mitigation measures
that help to avoid or reduce any adverse
environmental effects where feasible.
SPECIFIC PLANS
Specific plans implement the General
Plan through the establishment of more
detailed policies, regulations, and actions
specifically focused on their areas of
concern, or in defined geographic areas.
Figure 1-3 shows the boundaries of
Fairfield’s adopted specific plans.
Heart of Fairfield Specific Plan (2017)
The City adopted the Heart of Fairfield
Specific Plan (HOF SP) in 2017 following
a community-based process to develop
a vision for the revitalization and trans-
formation of the city’s downtown and
West Texas Street areas. The HOF SP
covers approximately 513 acres (or 0.8
square miles ) and contains Fairfield’s
historic downtown, the Solano County
Government Center, the Fairfield
Transportation Center regional bus and
transit hub, diverse commercial and res-
idential properties, and other amenities
that serve both the local community and
the wider region. The Suisun-Fairfield train
station, just to the southeast of the HOF
SP area, provides access to the national
Amtrak network. The HOF SP sets out a
vision for the Downtown and West Texas
Street area as the social, economic, and
cultural center of Fairfield. It envisions
attracting residents and visitors through
thoughtful design, destination shopping
and dining, lively activities, a range of
housing options, and convenient access to
regional transit.
RedTopRd
Travis Bl
Rockville Rd
East Tabor Av
Shiloh Rd
Railroad Av
AbernathyRd
Ohio St
Courage Dr
Dickson Hill Rd
North
Texas St
SunsetAv
HilbornRd
ChadbourneRd
Burgan
BlDoverAv
Suisun Pkwy
2ndSt
Main
St
PeabodyRd
OliverRd
W Texas St
Pittman
Rd
Cordelia St
Air Base Pkwy
Waterman Bl
SuisunValleyRd
W
altersRd
North
Gate Rd
Mankas
Corner Rd
Lyon
Rd
BeckAv
PennsylvaniaAv
UnionAv
LopesRd
Meridian Rd
G
reenValleyRd
Cement Hill Rd
McCrory Rd
Cordelia Rd
BusinessCenter Dr
ClayBankRdCement Hill Rd
Manuel Campos Pkwy
Travis Av
N A PA C O U N T Y
S O L A N O C O U N T Y
Rockville
Cordelia
Suisun
Green
Valley
Armijo
HS
Fairfield
HS
Solano
Community
College
Fairfield
City Hall
Solano County
Courthouse
Solano Town
Center
Travis
Air
Force
Base
Travis AFB
Aero Club
URBAN LI MI T LINE
U R B A N L I M I T L I N E
C e m e n t
H i l l
K i r b y
H i l l
L u c o
H i l l
S u i s u n
H i l l
T w i n
S i s t e r s
J:\GISData\578_Fairfield_GPU\GIS\Projects\GP\Figure 1-3 Specific Plan Areas and Plan Bay Area 2050 Priority Areas.mxd Priority Development Area
Fairfield Gateway
Fairfield-Vacaville Train Station
Heart of Fairfield
North Texas Street Core
Priority Production Areas
Fairfield PPA
Heart of Fairfield Specific Plan
Train Station Specific Plan
Highway
Major
Railroad
City Limit
Sphere of Influence
Planning Area
Urban Limit Line
Park
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Map Date: 7/23/2024
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Figure 1-3: Specific Plan Areas and Plan Bay Area 2050 Priority Areas FIGURE 1-3: SPECIFIC PLANS AND PLAN BAY AREA 2050 PRIORITY AREAS 1-19
Fairfield Forward 2050 General Plan
Short term objectives of the HOF SP
include creating a vibrant downtown core
through pedestrian-oriented policies,
facilitating and incentivizing the right kind
of development on eight highly visible
“catalyst” sites, increasing the mix of uses
throughout downtown, improving key
streetscapes and multi-modal safety, and
improving Alan Witt Park, among others.
Long term objectives include transforming
West Texas Street into an urban mixed-use
corridor, creating both public and private
neighborhood recreation opportunities
Downtown, implementing more Complete
Streets improvements, and relocating the
city’s Corporation Yard outside of the HOF
SP area, among others.
Train Station Specific Plan (2011)
The City of Fairfield Train Station Specific
Plan (TSSP) was adopted in 2011 and
amended in 2012 and 2023. The Plan
represented a major step in the intro-
duction of transit-oriented planning and
design in Solano County. The TSSP covers
approximately 2,972 acres (or 4.6 square
miles) in the northeastern portion of the
City of Fairfield, north of the TAFB. The
TSSP focuses on creating a transit-ori-
ented community, a model of walkable,
multi-modal, mixed-use living for the
region based around the opening of the
Fairfield-Vacaville Hannigan Train Station.
Additionally, the TSSP focuses on provid-
ing a range of housing opportunities for
various income levels, providing jobs to
promote economic balance, conserving
open space areas in perpetuity, and incor-
porating recreation and sports amenities.
As part of this planning effort, the TSSP
established a new Town Center district,
adjacent to the train station, to function
as the center of the Fairfield Train Station
community. The TSSP applied residential,
commercial, and mixed-use land use
designations to the Town Center area,
though as of 2024, the land’s existing
use remains industrial. The TSSP also
established the Lake District, a mixed-use
district organized around a 22-acre Lake
Park. The Lake District area now houses a
developing planned community of sin-
gle-family homes, a multi-unit apartment
building, a retail center, a linear park, and
the Lake Park. The first residential units of
the Lake District community, along with a
sales center and café, opened in 2020.
OTHER CITY PLANS
Parks, Recreation, and Open Space
Master Plan (2024)
The City of Fairfield’s first Parks,
Recreation, and Open Space Master Plan
(PROSMP) is a comprehensive guide for
city parks, recreational programming, and
development that will inform improve-
ments and funding for years to come.
More specifically, the PROSMP determines
how Fairfield will improve, expand, repur-
pose, prioritize, maintain, staff, and fund
the community’s park assets and recre-
ational opportunities. The City will update
the PROSMP on a regular basis.
1-20
1 Introduction
COUNTY PLANS
Multi-Jurisdictional Local Hazard
Mitigation Plan (2022)
Fairfield participated in the preparation
of the 2022 Solano County Multi-
Jurisdictional Hazard Mitigation Plan
(MJHMP), an effort undertaken by the
County to mitigation the effects of nat-
ural hazards and plan for resiliency for
all residents of the county. The Solano
County MJHMP identifies wildfire, severe
weather, and storms as highly likely
occurrences in the county (between 10
and 100 percent probability in the next
year); and flooding, earthquakes/seismic
shaking, and dam failure as an occasional
occurrence (between one and ten percent
probability in the next year). The City of
Fairfield Jurisdictional Annex of Volume II
of the MJHMP profiles the City of Fairfield’s
hazards, vulnerabilities, and mitigation
actions to address these vulnerabilities.
State law requires update of hazard miti-
gation plans every five years. The MJHMP
is incorporated by reference and adopted
as part of the Health and Safety Element.
Travis Air Force Base Land Use
Compatibility Plan (2015)
Most recently updated in 2015, the LUCP
addresses compatibility issues relating
to noise, safety, aircraft protection, and
overflight. The LUCP divides all of Solano
County into six compatibility zones, each
subject to specific development standards
and conditions based on the potential for
compatibility issues. These include Zone A:
Runway Primary Surface and Clear Zone,
Zone B1: Inner Approach/Departure Zone,
Zone B2: Extended Approach/Departure
Zone, Zone C: Traffic Pattern, Zone D:
Other Airport Environs, and Zone E:
Remainder of Airport Influence Area. Each
of these zones imposes different devel-
opment conditions and prohibits certain
land uses based on the individual zone’s
proximity to the runways. The closer the
zone is to the runways, the stricter the
development conditions are due to the
greater risk of accidents and increased
noise impacts.
Solano County General Plan (2008)
The Solano County General Plan applies
to all lands outside the jurisdictional
boundaries of the seven incorporated
cities of Solano County (including the
City of Fairfield), which composes the
unincorporated Solano County. The
Solano County General Plan guides land
development and conservation in the
unincorporated portions of the county
throughout the Plan lifespan to 2030. The
Solano County General Plan is the primary
document used by the County to regulate
land use under California law. Zoning and
development codes, specific plans, and
individual public and private development
proposals must be consistent with Solano
County General Plan goals, policies, and
standards.
1-21
Fairfield Forward 2050 General Plan
Middle Green Valley Specific Plan
(2017)
Solano County adopted the Middle Green
Valley Specific Plan on August 8, 2017. The
Middle Green Valley Specific Plan covers
the unincorporated area immediately
north of the City of Fairfield boundary in
the Cordelia neighborhood. To its north is
the unincorporated area of upper Green
Valley, including the Green Valley Country
Club; to its east is Rockville Hills Regional
Park and Open Space; and to its west are
the Elkhorn Foothills. The Middle Green
Valley Specific Plan envisions Middle Green
Valley as a collection of small neighbor-
hoods along the base of the surrounding
foothills. It proposes up to 400 new
primary residential units, along with land
uses for agricultural tourism, local neigh-
borhood retail, community facilities, and
over 1,400 acres of protected agriculture
and open space land.
Suisun Valley Strategic Plan (2010)
Solano County adopted the Suisun Valley
(Valley) Strategic Plan in February 2010.
The area covered by the Suisun Valley
Strategic Plan encompasses approxi-
mately 9,000 acres located to the north of
the City of Fairfield between the Cordelia
and central Fairfield areas. The Strategic
Plan reflects the Solano County General
Plan land use map and zoning, which
designates a majority of the land for
agricultural use (92 percent). The purpose
of the Suisun Valley Strategic Plan is to
guide and provide information on how to
enable change in the Valley while achiev-
ing profitable family farms and quality of
life for residents of the Valley and of the
surrounding city. A major strategy in the
Suisun Valley Strategic Plan is the creation
of Agricultural Tourism Centers (ATCs), as
the Valley is home to significant agricul-
tural production of wine grapes as well as
orchard fruits. The Suisun Valley Strategic
Plan encourages collaboration with cities
to attract business and tourism industries
to the Suisun Valley through adequate
infrastructure, wayfinding, marketing
materials, community events, and other
improvements and promotional methods.
OTHER PLANS
Solano Transportation Authority
Plans
Solano Transportation Authority (STA)
serves as the congestion management
agency for Solano County. STA, the
countywide regional planning agency, is
responsible for countywide transportation
planning, programming transportation
funds, managing and providing transpor-
tation programs and services, delivering
transportation projects, and setting trans-
portation priorities.
The 2020 Active Transportation Plan (ATP),
a key STA document informing the Plan’s
Circulation Element, provides a frame-
work to help the Solano Transportation
Authority (STA) and member agencies
improve active transportation conditions
throughout Solano County. The 2020 ATP
builds upon previous active transportation
planning efforts and consolidates STA’s
separate Countywide Bicycle, Pedestrian,
Safe Routes to School, Solano Rail Safety
Improvement Study, and Safe Routes
to Transit Plans into one cohesive plan.
These plans establish countywide priori-
ties and provide project lists and program
guidance, which STA and local jurisdictions
can use to help people of all ages and
abilities feel comfortable walking and
bicycling.
1-22
1 Introduction
Plan Bay Area 2050 Priority Areas
Plan Bay Area 2050 is the Association of Bay
Area Government’s (ABAG) and Metropolitan
Transportation Commission’s (MTC) long-
range strategic plan for the nine-county Bay
Area region focused on housing, the econ-
omy, transportation, and the environment.
Plan Bay Area 2050 recognizes Priority
Development Areas (PDAs) and Priority
Production Areas (PPAs) as a key piece of
the regional growth framework. Figure 1-3
shows the City of Fairfield’s PDA and PPA
boundaries.
PDAs are areas near existing job centers
or frequent transit that are locally iden-
tified for future housing and job growth.
By focusing housing and job growth
near existing transit, PDAs help support
greenhouse gas reduction, mode shift, and
economic vitality. Fairfield’s PDAs include
the Fairfield Gateway (currently the Solano
Town Center mall), the Fairfield-Vacaville
Train Station (currently encompassed by
the TSSP), the Heart of Fairfield (encom-
passed by the HOF Specific Plan), and the
North Texas Street Core.
PPAs identify clusters of industrial busi-
nesses and prioritize them for economic
development investments and protection
from competing land uses. These districts,
zoned for industrial use, are already well-
served by the region’s goods movement
network. PPAs are an important part of
the regional economy and provide access
to good, middle-wage jobs. Fairfield’s PPA
encompasses the city’s industrial areas
south of SR-12.
1.5. General Plan Implementation and Amendments
IMPLEMENTATION
Plan policies are action-oriented and serve
as the Plan’s implementing mechanism.
The Plan is also implemented through the
Zoning and the Subdivision ordinances,
review of development applications,
decisions of the Planning Commission and
the City Council, specific plans, and the
City’s CIP. The Zoning Ordinance includes
detailed use classifications and standards.
The zoning map must be consistent with
the General Plan Land Use Diagram, but
it will not be identical to it. Additionally,
Specific plans and the CIP must be consis-
tent with the Plan.
AMENDMENTS TO THE GENERAL
PLAN
The Plan is a living document. As such, the
City should update the Plan periodically
as specific circumstances change, as
new state or federal laws and associated
requirements emerge, and if policies
become obsolete or unrealistic over time.
Changes in policy and/or the development
of unforeseen opportunities or needs may
require Plan amendments. Per California
Government Code Section 65358, the City
may not amend a mandatory element of
this Plan more frequently than four times
during any calendar year.
Within this limitation, the City may make
amendments at any time as determined
by the Fairfield City Council. Each amend-
ment may include more than one change.