CITY OF FAIRFIELD
ORDINANCE NO. 2025-08
AMENDING CHAPTER 25, ARTICLE I, SECTION 25.12.3 OF THE FAIRFIELD CITY CODE (ALSO KNOWN AS THE CITY OF FAIRFIELD ZONING MAP) TO REZONE THE LAGO VISTA SITE, A VACANT 37.3-ACRE NORTH OF AIR BASE PARKWAY, EAST OF STANTON CORRECTION FACILITY, WEST OF MCCOY BASIN (ASSESSOR’S PARCEL NUMBERS 0170- 050-540 AND 0170-050-550 OR PORTIONS THEREOF) FROM RESIDENTIAL MEDIUM,
INDUSTRIAL & BUSINESS PARK AND OPEN SPACE CONSERVATION TO RESIDENTIAL
LOW-MEDIUM AND RESIDENTIAL HIGH
THE CITY COUNCIL OF THE CITY OF FAIRFIELD DOES ORDAIN AS FOLLOWS:
SECTION 1. Chapter 25 is hereby modified to the Fairfield City Code , also known as the City of Fairfield Zoning Map, is hereby amended as shown on Sectional Zoning Map (ZC2025-001) attached hereto as Exhibit A.
Pursuant to Section 25.47.5 Findings of the Fairfield Zoning Ordinance, t he City Council finds as follows:
A. The proposed Zoning Map Amendment is consistent with the goals, policies and actions of the General Plan. The proposed General Plan amendment would redesignate a portion of the Project site from Residential -Low Medium density to Residential -High density to accommodate the Project's target densities. The proposed Zone Change will remove the current Industrial Business Park (IBP) and Open Space -Conservation (OSC) designations and replace them with Residential Low Medium (RLM) and Residential High (RH) designations. The proposed residential designations will allow for both a single - family and a multifamily development that complements uses in the vicinity. As proposed and conditioned, the project aligns with the City's General Plan objectives, promoting orderly growth, a variety of housing types, pedestrian -oriented connections, and infrastructure improvements that blend into the area’s natural setting while adhering to fire protection standards and including traffic calming and safe routes to schools initiatives. Furthermore, the Project is consistent with the following General Plan Objectives and Policies: Policy LU -2: Promo te a variety of housing types to serve the diverse needs of the community and stimulate investment. Objective LU -2.2: Variety of Housing Types. Promote the development of a greater variety of housing types and sizes in existing neighborhoods and new focus areas, including single-unit homes on small lots, accessory dwelling units, alley-facing units, town-homes, lofts, live-work spaces, duplexes, triplexes, fourplexes, bungalow courts, senior housing, and student housing to meet the needs of future demograph ics and changing household sizes. Objective LU -6.5:
Environmental Constraints in Site Design. Ensure that development is reflective of the area’s environmental constraints—including localized presence of geologic faults, slopes ORD. NO. 2025-08
and unstable soils, fire ri sks, flood hazards —as well as natural resources. Consider incorporating geologic faults and Alquist Priolo Zones as part of the open space or trails system. Objective LU -7.6: Pedestrian -Oriented Connections. Provide a network of safe, well-maintained, interconnected streets, paseos, pathways, and bicycle routes onsite that facilitates travel through the site for pedestrians, cyclists, and other non-motorized modes of transportation. Link these connections to amenities such as commercial corridors, parks, sc hools, and public transportation hubs. Policy LU -16: Ensure that new development is designed to optimize Fairfield’s Linear Park, making the park a central feature that enhances quality of life, connectivity, and recreational opportunities for residents. O bjective LU -20.6: Fire Protection. Require all development to comply with standards established by the City’s Fire Marshal to ensure fire protection, emergency vehicle accessibility, defensible space, fire -resistant construction, water supply, premises identification, and similar protective purposes. Site plans are required to identify evacuation routes acceptable to the City’s Fire Chief and Traffic Engineer. Policy TP -1:
Ensure that future land uses are compatible with the continued operation and military readiness of TAFB, as well as the health and safety of Fairfield residents in its vicinity.
Policy CIR-3: Manage the City’s transportation system to minimize congestion, improve the flow of traffic, improve air quality, and reduce vehicle miles traveled. Objective CIR-
7.15: Traffic Calming. Require new development implement traffic calming for new development to improve livability. The traffic calming shall consider only passive or horizontal types like roundabouts, bulbouts, and other similar tools used for best practices.
Prohibit vertical traffic calming to support adequate emergency response times for health and safety. Objective PFS -7.7: New Development. Require all new development located within City limits connect to the public water system, construc t all potable water lines serving such development, and provide adequate funding for the development’s use of all potable water infrastructure and facilities. Objective PFS-8.4: New Development. Require that all new development s located within City limits connect to the public wastewater collection system, construct all sanitary sewer lines serving such development (including oversizing of sewers if requested by the Fairfield -Suisun Sewer District or the City, and provide adequate funding for the development’s use of all wastewater infrastructure and facilities. The costs of oversizing shall be borne by the beneficiary of the oversizing.
Objective PFS-10.2: Collection and Recycling Services. Ensure the continued provision of adequate solid waste collection and recycling services in Fairfield. Implement programs within the Source Reduction and Recycling Element (not a General Plan element) which promote source reduction, recycling, and composting as ways of reducing waste and increasing landfill capacity. Objective OSCR -3.2: Open Space Management. Manage natural open space lands and embrace public access, where feasible, in a manner consistent with wildlife protection, habitat preservation, and fire prevention. Objective OSCR-3.5: Pr otection of Biological Resources with New Development. Objective OSCR -
6.12: Other Needed Parks. Prioritize the development of other community and neighborhood park facilities to ensure that adequate open space is available to serve the needs of new residen ts with each phase of residential construction. Explore potential locations for a new community park in Fairfield as part of the next update of the Parks, Recreation, and Open Space Master Plan update. Objective HS -4.2: Flood Plain ORD. NO. 2025-08
Regulations. Require dev elopment within flood plain areas as shown in Figure 8 -5 to comply with Federal Emergency Management Agency (FEMA) regulations by providing adequate flood mitigation and financial protection in the event of flooding. Continue to update FEMA flood control studies based upon development and ongoing improvements.
B. The proposed amendment would not be detrimental to the public interest, health, safety, convenience, or welfare of the City. The proposed amendments would redesignate
37.3 of vacant land for 151 single-family and 224 multifamily residential units, expanding the existing Villages at the Fairfield master plan. The addition of more residential land will not jeopardize public interest, health, safety, convenience, or the welfare of the City in that the planned development will be subject to a collection of conditions of approval to ensure its safe and orderly development and operation. Future access to the site is provided via High Line Drive and Golden Way. Additionally, there are two proposed emergency vehicle access (EVA) points connecting to Portland Drive and Airbase Parkway on the north and south portions of the site, respectively.
C. The site is physically suitable (including, but not limited to access, provision of utilities, compatibility with adjoining land uses, and absence of physical constraints) for the requested zoning designations and anticipated land uses/developments . The Project site is physically suitable for residential development in that it is sited adjacent to and surrounded by re sidential development. Furthermore, the site has been thoroughly evaluated and found to have a topography conducive to residential development. The relatively level terrain requires minimal grading, thereby reducing the impact on the natural landscape, making it ideal for both single-family and multi-family residential units.
The site is well -served by existing infrastructure and utilities, including water, sewer, electricity, and road networks, which can support the increased demand generated by the new development, ensuring that residents will have access to essential services.
D. The proposed amendment is in compliance with the provisions of the California Environmental Quality Act (CEQA). An Addendum to the previously certified Villages at Fairfield Environmental Impact Report ( EIR) and Hawthorne Mill EIR has been prepared for the Project, as permitted under CEQA. The Addendum determined that all potential environmental impacts associated with the Project were previously analyzed in the certified EIRs. No new significant impacts have been identified; therefore, no further environmental review is required.
SECTION 2. This Ordinance shall be effective 30 days following its adoption by the City Council. A summary of this Ordinance shall, within 15 days after passage, be published in accordance with Section 36933 of the Government Code of the State of California with the names of the City Councilmembers voting for and against it.
ORD. NO. 2025-08
INTRODUCED at a regular meeting of the City Council of the City of Fairfield on the 2nd day of September 2025, and
PASSED AND ADOPTED this ___ day of ___________ 2025, by the following vote:
AYES: Councilmembers: MOY / BERTANI / CARR / PANDURO/TONNESEN/SANDHU/WILLIAMS
NOES: Councilmembers:
ABSENT: Councilmembers:
ABSTAIN: Councilmembers:
MAYOR
ATTEST:
_________________________
CITY CLERK