Agenda Item No: M.1
AGENDA REPORT
DATE: January 20, 2026
TO: Mayor and Council
FROM: David Gassaway, City Manager
SUBJECT: Resolution 2026-13 and Ordinance 2026-01 CD Housing Element Compliance
Resolution 2026-13 Approving Addendum (ER2025 -0026) to the City of Fairfield General Plan Update And Climate Action Plan Environmental Impact Report (SCH 2021080289), and Approving General Plan Amendments (GPA2025-0003) for the Following Assessor’s Parcel Numbers (APN):
(1) APN: 0027 -370-280 at Westamerica Drive and Su isun Valley Road From High Density Residential to Community Commercial; (2) APN: 0027-370-300 at Mangels Boulevard and Suisun Valley Road From High Density Residential to Community Commercial; (3) APN: 0038-221-010 at East Tabor Avenue and Railroad Avenue, from High Density Residential to Very High Density Residential; (4) APN: 0034 -050-320 at Heath Drive and Peach Tree Drive from High Density Residential to Very High Density Residential; (5) APN: 0037-010-120 (1351 East Tabor Avenue ) from High Density Residential to Very High Density Residential; and
Ordinance 2026-01 Amending Chapter 25, Article I, Section 25.12.3 of the Fairfield Municipal Code (Also Known as Zoning Map Adopted ) to Rezone (ZC2025 -0006) to the Following Seven Parcels: (1) 3066 Travis Boulevard (APN: 0152-280-140) from Community Commercial District to Mixed Commercial District; (2) APN: 0027-370-280 at Westamerica Drive and Suisun Valley Road From Office Commercial District to Mixed Commercial District; (3) APN: 0027-370-300 at Mangels Boulevard and Suisun Valley Road, from Office Commercial District to Mixed Commercial District; (4) APN: 0027 -360-070 at Campus Lane and Suisun Valley Road from Industrial Business Park District to Residential Very High Density District; (5) APN: 0038 -221-010 At East Tabor Avenue And Railroad Avenue From Residential High Density District to Residential Very High Density District; (6) APN: 0034 -050-320 at Heath Drive and Peach Tree Drive, from Residential High Density District to Residential Very High Density District; (7) 1351 East Tabor Avenue (APN: 0037- 010-120) from Residential High Density District to Residential Very High Density District; And Amending Various Sections of Chapter 25, Article I, Also Known as The Zoning Ordinance, to Implement the 2023-2031 Housing Element
Funding Source: N/A
Contact: Vicrim Chima, (707) 428-7446
RECOMMENDED ACTION
Hold public hearing; adopt resolution; waive full reading, read by title only and introduce ordinance for first reading.
STATEMENT OF ISSUE
Conduct a public hearing requested by the City for zoning text and map amendments and associated General Plan amendments to implement the 2023 –2031 Housing Element. The project includes rezoning seven sites and making associated General Plan amendments for five of these sites to maintain zoning and general plan designation consistency. The changes to the zoning ordinance are the result of state-adopted legislation aimed at addressing a statewide housing shortfall.
The recommended action before the Counci l is the implementation of the general plan amendments, zoning map and text amendments to ensure compliance with standards dictated by state law. This action does not impact projects that have already been approved by the City.
DISCUSSION
Housing Element 2023-2031 Implementation
Every eight years, California jurisdictions are required by State law to update their General Plan Housing Element, which addresses a range of housing-related topics, including an assessment of the City’s ability to accommodate its assigned share of regional housing need allocation (RHNA).
As part of this process, jurisdictions must demonstrate to the California Department of Housing and Community Development (HCD) that they have adequate development capacity to accommodate a specific number of residential units citywide at all income levels. These income levels include extremely low, very low, low, moderate, and above moderate. The required number of units for each income category is determined using a standardized method developed by the Association of Bay Area Governments (ABAG) and assigned to local jurisdictions.
On February 7, 2023, the City adopted its 2023 –2031 General Plan Housing Element. While the existing zoning and General Plan designations meet HCD standards for moderate and above - moderate income levels, additional zoning and land use changes are needed to provide sufficient capacity for low, very low, and extremely low -income housing. On December 16, 2025, the City received correspondence from HCD reminding jurisdictions of the statutory requirement to implement Housing Element programs, including required rezoning actions, within three years of Housing Element adoption (see Attachment 7).
HCD also requires local jurisdictions to remove regulatory barriers and streamline the state environmental review process to help facilitate the construction of residential development across a range of income levels and housing types. Consistent with these re quirements, a comprehensive set of zoning text amendments are proposed to implement the 2023–2031 Housing Element Housing Action Plan . These amendments align zoning densities with General Plan land use designations; reduce minimum lot sizes and establish objective standards to support small-lot and infill development; and provide ministerial and by-right approval pathways for qualifying housing projects in accordance with State law. Additional changes expand opportunities for affordable, efficiency, farmworker, supportive, emergency, and special -needs housing; and remove parking and other regulatory constraints for residential care and si milar facilities.
The following actions are required to fulfill the commitments outlined in the 2023–2031 Housing Element:
Zoning map amendment. As required by State law, the project includes a Zoning Map amendment for seven parcels. The proposed Mixed Commercial (CM) and Residential Very High Density (RVH) zoning designations allow sites to meet the criteria required to accommodate Fairfield’s lower-income regional housing needs. These required rezone sites were identified due to their potential for redevelopment over the next eight years and advance fair housing opportunities throughout the city.
General plan land use amendment. The project includes a General Plan Land Use Plan amendment to redesignate five parcels for consistency with the rezoning changes.
Zoning ordinance amendments. The zoning text amendments are consistent with the Housing Element actions and are intended to implement rezoning actions, support the production of housing at all income levels, protect existing residents from displacement, and expand opportunities for a variety of residential uses. The amendments align zoning densities with General Plan land use designations, reduce minimum lot sizes, establish objective standards to facilitate small-lot and infill development, and provide ministerial and by-right approval pathways for qualifying housing projects in compliance with State law. Additional changes expand opportunities for affordable, efficiency, farmworker, supportive, emergency, and special -needs housing, and remove parking and other regulatory constraints for residential care and similar facilities.
A more detailed and comprehensive analysis of the City’s RHNA obligations, the seven rezoning sites, and the proposed zoning text amendments can be found in the attached Planning Commission staff reports fr om November 12, 2025 (Attachment 8) , and December 10, 202 5 (Attachment 9) hearings.
FINANCIAL IMPACT
N/A
PUBLIC CONTACT/ADVISORY BODY RECOMMENDATION
Public engagement has been an ongoing component of the City’s Housing Element efforts.
During preparation of the 2023 –2031 Housing Element, the City conducted extensive outreach, utilizing a variety of engagement strategies including a project website and e-blasts, stakeholder interviews, focus groups, online surveys, and community workshops. Multiple public comment periods were held in 2022 and 2023, including hearings before the commission and council, and all comments received were addressed in the adopted Housing Element.
The commission initially reviewed the proposed General Plan Amendments and Zoning Ordinance and Map changes at its November 12, 2025 , hearing. During the discussion, Commissioners raised questions regarding suppor tive housing, specifically whether state law requires supportive housing to be permitted in all residential and mixed -use zones, and which projects qualify for the streamlined permitting processes . To allow staff time to address these questions, the hearing was continued to a date certain, December 10, 2025. The Public Hearing Notice for the November 12, 2025, meeting was published in the Daily Republic on Wednesday, October 22, 2025, and notices were sent to 496 property owners within a 500-foot radius of the seven subject sites.
At the continued December 10, 2025, Planning Commission meeting staff, the project consultant, and legal counsel, reviewed t he states legislation, and developed and presented a series of updates that meet the state criteria, particularly as it relates to transitional and supportive housing, while retaining as much local authority as possible to regulate specific types of uses i n zoning districts where housing is already allowed . The Planning Commission unanimously approved resolution PC2025 -09 recommending that the City Council adopt the proposed actions.
The City Council item, originally scheduled for December 16, 2025, was also continued to January 20, 2026, to accommodate the Planning Commission hearing continuation. The Public Hearing Notice for the City Council meeting was published in the Daily Republic on Wednesday, November 12, 2025, with the same 496 property owners notified.
ALTERNATIVE ACTION
The council may choose to deny any or all of the requests and not adopt the resolution or ordinance. The council could also direct staff to make changes to the proposed actions. In any of these instances , the 2023 -2031 Housing Element implementation, as proposed, would not proceed. There is a February 7, 2026, deadline for adopting the required rezones to comply with state law . If an alternative action is chosen by the council, the city will likely miss the state mandated deadline to complete these changes.
Jurisdictions that do not comply with these mandates are also at risk of invalidation of the General Plan, loss of eligibility for state funding, not only related to housing, but for the services and infrastructure that accompany housing development, referral to the California Office of the Attorney General, court -imposed financial penalties, and the possible loss of local l and use authority to a court-appointed agent.
STAFF CONTACT
Vicrim Chima, Senior Planner
(707) 428-7446
[email protected]
ATTACHMENTS
Attachment 2: Proposed Resolution
Attachment 3: Exhibit A - General Plan EIR Addendum and Statutory Exemption Attachment 4: Exhibit B - General Plan Amendments
Attachment 5: Proposed Ordinance
Attachment 6: Exhibit A - Zoning Map Amendments
Attachment 7: HCD Letter of Inquiry, date December 16, 2025 Attachment 8: Planning Commission November 12 Staff Report Attachment 9: Planning Commission December 10 Staff Report Attachment 10: Planning Commission Resolution PC2025-09