2-18
2 Land Use and Urban Design Element
Solano Town Center Mixed-use
The Solano Town Center Mixed-use des-
ignation applies to the 128-acre shopping
mall at the northwestern corner of Penn-
sylvania Avenue and Travis Boulevard
(Solano Town Center). This designation
provides for the redevelopment of the
existing commercial center and adjacent
properties with a range of commercial,
business flex, high-density housing, and
community uses. The Solano Town Center
Mixed-use designation is envisioned
as an integrated, pedestrian-oriented
destination, including retail, dining, a
grocery store, entertainment or concert
venues and cinemas, medical offices,
flexible workspace, recreational facilities,
Cordelia-Suisun Valley Gateway
Mixed-use
The Cordelia-Suisun Valley Gateway
Mixed-use designation applies to the
approximately 44-acre area at the south-
eastern corner of Suisun Valley Road
and Business Center Drive in Cordelia,
located at the “gateway” to Suisun Valley,
an emerging viticultural and wine-making
visitation agritourism destination. The
Cordelia-Suisun Valley Gateway Mixed-use
designation is envisioned as a commercial
development that is designed to cater
to the lifestyle needs and preferences of
residents and visitors and integrates a mix
vocational training and community
centers, and neighborhood parks or civic
spaces.
A minimum non-residential FAR of 0.3 is
required across the entire area, and the
maximum overall FAR for all non-residen-
tial and residential uses is 1.3. Residential
uses, where provided, shall have a net
density range of 30-40 units per acre
(either standalone or in vertical mixed-use
format), with an overall maximum of 500
units for the area (with higher total unit
count if affordable and/or senior housing
is provided, corresponding to State den-
sity bonus provisions).
of retail, dining, entertainment, office, civic
and recreational uses, as well as parks,
housing, and lodging.
A minimum non-residential FAR of 0.3 is
required across the entire area, and the
maximum overall FAR for all non-residen-
tial and residential uses is 1.5. Residential
uses, where provided, shall have a net
density range of 18-40 dwelling units per
acre.
Illustrative rendering for visualization purposes only
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
GreenValleyRd
Cement Hill Rd
McCrory Rd
Cordelia Rd
BusinessCenter Dr
ClayBankRdCement Hill Rd
Manuel Campos Pkwy
Travis Av
Cordelia
Park
Paradise Valley
Golf Course
Rancho Solano
Golf Course
Gary
Falati
Park
Meadow
Glen
Park
Dunnell
Nature
Park
Lake
Park
N A PA 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
Permanente
Travis
Air
Force
Base
Travis AFB
Aero Club
URBAN LI MI T LI NE
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 2-3 Gateways.mxd Existing Gateway
Potential Gateway
Highway
Major
Railroad
City Limit
Sphere of Influence
Planning Area
Urban Limit Line
Park
Special Use Park
Water
Source: Solano County GIS, 2020; City of Fairfield, 2020; Dyett & Bhatia, 2020 Figure 2-3: Gateways
Map Date: 9/27/2024
0 1 2½
Miles
AÝ
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AÝ
SR-12 Gateways
to direct traffic to the
Heart of Fairfield
cross streets
Transportation Center Gateway
Serve as western 'bookend' to Heart
of Fairfield area and offer opportunity
for Central Fairfield wayfinding
Existing
Heart of Fairfield
Arch
SR-12 Gateways
to direct traffic to the
Heart of Fairfield
cross streets
Cordelia Suisun Valley Gateway
Signage direct people to lifestyle
center and establishes link to
Suisun Valley
Western Gateway
Gateway monument signal
arrival into Fairfield
I-680 City Limits
Decorative signage, lighting, or
mural at Marshview overcrossing
SR-12 Gateways
to direct traffic to the
Heart of Fairfield
cross streets
North Texas Transition
Signage to signal transition to
Heart of Fairfield Area
Peabody Rd
Improvements to
Putah Canal Bridge
Waterman/Mankas Corner
Provide a transition from Suisun Valley
I-80 at Travis Blvd
Minor enhancements and landscaping
I-80 at Air Base Pkwy
Minor enhancements and
smaller monument sign
Northern I-80
Potential to enhance Manuel Campos
bridge with additional Fairfield lettering
FIGURE 2-3: GATEWAYS
2-34
2 Land Use and Urban Design Element
2.6. Focus Areas
While established land use patterns in
Fairfield are largely expected to continue
into the future, the General Plan provides
for several focus areas where major
land use changes or policy directives
are planned within Fairfield’s ULL. These
changes include eight “infill” focus areas
within city limits, and three “growth” focus
areas where the City may annex land in
order to meet economic and housing
goals, shown in Figure 2-4.
Outside of these areas, the existing land
use pattern would be preserved, with
some infill development anticipated on
other vacant and underutilized sites.
In some areas where existing land use
designations are retained, the General
Plan provides additional policy direction.
For example, policies direct improved con-
nections of the TSSP area to surrounding
developing neighborhoods, and requires
study of environmental constraints and
biological resources at Cement Hill Road
and Peabody Road to inform potential
development capacity.
In tandem with continued implementation
of Fairfield’s specific plans, these focus
areas balance community priorities,
including a focus on infill, additional
amenities, expanded access to entertain-
ment and community gathering places,
and more diverse housing types, with the
need to increase Fairfield’s availability of
land for economic and city needs over the
next 25 years.
NORTH TEXAS ST
CEMENT HILL RD
DOVER AVE
DICKSONHILL RD
MANUEL CAMPOS PKWY
PARADISEVALLEY DR
HILBORN RD
WATERMAN BLVD
RANCHO SOLA NOPKWY
MANKAS CORNER RD
DR YHTANREBA
SUISUN
VALLEY RD
ROCKVILLE RD
SUISUNPKWY
ROCKVILLE RD
GREEN
VALLEY RD
MANGELS BLVD
BUSINESS CENTER
DR
AIR BASE PKWY
E TABOR AVE
TRAVIS BLVD
TABOR AVE
PENNSYLVANIA AVE
TEXAS ST
GATEWAY BLVD
OLIVER RD
SANDREWS
RD
CEMENT HILL RD
PEABODY RD
VANDEN RD
TRAVIS AVE
HANGAR AVE
CLAYBANK
RD
WEBSTER ST
SUNSET
AVE
RAIL
ROAD
AVE
VILLAGE DR PINTAIL DR
WALTERS RD RAGSD
ALE ST
LAWLERRAN CH PKWY
PETERSON RDHWY 12
HWY 12
UNION AVE
BECK AVE
CORDELIA RD
CORDELIA RD
CORDELIA RD
PITTMAN
RD
SUISUN
VALLEY RD
LOPES RD
LOPES RD
DR ENRUOBDAHC
MAIN ST
80 80
680
12T
T
T
Travis Air Force Base
Suisun
City
Suisun
Marsh
Train Station
Speci/f_ic Plan
Heart of Fair/f_ield
Speci/f_ic Plan
L i n e a r P
a r k
L i n e
a r P a r
k
Solano
Community
College
Enhanced Use
Lease Area
Linear Park Trail
Enhancements
North Texas Corridor
Mixed Use Nodes
Solano Town Center
as Community Hub
Heart of
Fair/f_ield
Changes
Hale Ranch
Study Area
Nelson Hill
Cordelia Suisun
Valley Gateway
Business
Flex Use
New Cordelia
Residential
Neighborhood
Cordelia
Commercial
Center
Study Area - Advanced/Food
and Beverage Manufacturing
Business Flex
Commercial
Public Facility
Park/Open Space
Industrial
Linear Park
City Limits
Sphere of In/f_luence
Speci/f_ic Plans
Railroad
Transit Center
Park
New School
Medium Density Residential
Low Density Residential
Low-Medium Density Residential
Mixed Use
Enhanced Use Lease Area
Conditionally Approved Housing
0 2 41
MILES
1/2 Mile
T
NORTH TEXAS ST
CEMENT HILL RD
DOVER AVE
DICKSONHILL RD
MANUEL CAMPOS PKWY
PARADISEVALLEY DR
HILBORN RD
WATERMAN BLVD
RANCHO SOLA NOPKWY
MANKAS CORNER RD
DR YHTANREBA
SUISUN
VALLEY RD
ROCKVILLE RD
SUISUNPKWY
ROCKVILLE RD
GREEN
VALLEY RD
MANGELS BLVD
BUSINESS CENTER
DR
AIR BASE PKWY
E TABOR AVE
TRAVIS BLVD
TABOR AVE
PENNSYLVANIA AVE
TEXAS ST
GATEWAY BLVD
OLIVER RD
SANDREWS
RD
CEMENT HILL RD
PEABODY RD
VANDEN RD
TRAVIS AVE
HANGAR AVE
CLAYBANK
RD
WEBSTER ST
SUNSET
AVE
RAIL
ROAD
AVE
VILLAGE DR PINTAIL DR
WALTERS RD RAGSD
ALE ST
LAWLERRAN CH PKWY
PETERSON RDHWY 12
HWY 12
UNION AVE
BECK AVE
CORDELIA RD
CORDELIA RD
CORDELIA RD
PITTMAN
RD
SUISUN
VALLEY RD
LOPES RD
LOPES RD
DR ENRUOBDAHC
MAIN ST
80 80
680
12T
T
T
Travis Air Force Base
Suisun
City
Suisun
Marsh
Train Station
Speci/f_ic Plan
Heart of Fair/f_ield
Speci/f_ic Plan
L i n e a r P
a r k
L i n e
a r P a r
k
Solano
Community
College
Enhanced Use
Lease Area
Linear Park Trail
Enhancements
North Texas Corridor
Mixed Use Nodes
Solano Town Center
as Community Hub
Heart of
Fair/f_ield
Changes
Hale Ranch
Study Area
Nelson Hill
Cordelia Suisun
Valley Gateway
Business
Flex Use
New Cordelia
Residential
Neighborhood
Cordelia
Commercial
Center
Study Area - Advanced/Food
and Beverage Manufacturing
Business Flex
Commercial
Public Facility
Park/Open Space
Industrial
Linear Park
City Limits
Sphere of In/f_luence
Speci/f_ic Plans
Railroad
Transit Center
Park
New School
Medium Density Residential
Low Density Residential
Low-Medium Density Residential
Mixed Use
Enhanced Use Lease Area
Conditionally Approved Housing
0 2 41
MILES
1/2 Mile
T
NORTH TEXAS ST
CEMENT HILL RD
DOVER AVE
DICKSONHILL RD
MANUEL CAMPOS PKWY
PARADISEVALLEY DR
HILBORN RD
WATERMAN BLVD
RANCHO SOLA NOPKWY
MANKAS CORNER RD
DR YHTANREBA
SUISUN
VALLEY RD
ROCKVILLE RD
SUISUNPKWY
ROCKVILLE RD
GREEN
VALLEY RD
MANGELS BLVD
BUSINESS CENTER
DR
AIR BASE PKWY
E TABOR AVE
TRAVIS BLVD
TABOR AVE
PENNSYLVANIA AVE
TEXAS ST
GATEWAY BLVD
OLIVER RD
SANDREWS
RD
CEMENT HILL RD
PEABODY RD
VANDEN RD
TRAVIS AVE
HANGAR AVE
CLAYBANK
RD
WEBSTER ST
SUNSET
AVE
RAIL
ROAD
AVE
VILLAGE DR PINTAIL DR
WALTERS RD RAGSD
ALE ST
LAWLERRAN CH PKWY
PETERSON RDHWY 12
HWY 12
UNION AVE
BECK AVE
CORDELIA RD
CORDELIA RD
CORDELIA RD
PITTMAN
RD
SUISUN
VALLEY RD
LOPES RD
LOPES RD
DR ENRUOBDAHC
MAIN ST
80 80
680
12T
T
T
Travis Air Force Base
Suisun
City
Suisun
Marsh
Train Station
Speci/f_ic Plan
Heart of Fair/f_ield
Speci/f_ic Plan
L i n e a r P
a r k
L i n e
a r P a r
k
Solano
Community
College
Enhanced Use
Lease Area
Linear Park Trail
Enhancements
North Texas Corridor
Mixed Use Nodes
Solano Town Center
as Community Hub
Heart of
Fair/f_ield
Changes
Hale Ranch
Study Area
Nelson Hill
Cordelia Suisun
Valley Gateway
Business
Flex Use
New Cordelia
Residential
Neighborhood
Cordelia
Commercial
Center
Study Area - Advanced/Food
and Beverage Manufacturing
Business Flex
Commercial
Public Facility
Park/Open Space
Industrial
Linear Park
City Limits
Sphere of In/f_luence
Speci/f_ic Plans
Railroad
Transit Center
Park
New School
Medium Density Residential
Low Density Residential
Low-Medium Density Residential
Mixed Use
Enhanced Use Lease Area
Conditionally Approved Housing
0 2 41
MILES
1/2 Mile
T
NORTH TEXAS ST
CEMENT HILL RD
DOVER AVE
DICKSONHILL RD
MANUEL CAMPOS PKWY
PARADISEVALLEY DR
HILBORN RD
WATERMAN BLVD
RANCHO SOLA NOPKWY
MANKAS CORNER RD
DR YHTANREBA
SUISUN
VALLEY RD
ROCKVILLE RD
SUISUNPKWY
ROCKVILLE RD
GREEN
VALLEY RD
MANGELS BLVD
BUSINESS CENTER
DR
AIR BASE PKWY
E TABOR AVE
TRAVIS BLVD
TABOR AVE
PENNSYLVANIA AVE
TEXAS ST
GATEWAY BLVD
OLIVER RD
SANDREWS
RD
CEMENT HILL RD
PEABODY RD
VANDEN RD
TRAVIS AVE
HANGAR AVE
CLAYBANK
RD
WEBSTER ST
SUNSET
AVE
RAIL
ROAD
AVE
VILLAGE DR PINTAIL DR
WALTERS RD RAGSD
ALE ST
LAWLERRAN CH PKWY
PETERSON RDHWY 12
HWY 12
UNION AVE
BECK AVE
CORDELIA RD
CORDELIA RD
CORDELIA RD
PITTMAN
RD
SUISUN
VALLEY RD
LOPES RD
LOPES RD
DR ENRUOBDAHC
MAIN ST
80 80
680
12T
T
T
Travis Air Force Base
Suisun
City
Suisun
Marsh
Train Station
Speci/f_ic Plan
Heart of Fair/f_ield
Speci/f_ic Plan
L i n e a r P
a r k
L i n e
a r P a r
k
Solano
Community
College
Enhanced Use
Lease Area
Linear Park Trail
Enhancements
North Texas Corridor
Mixed Use Nodes
Solano Town Center
as Community Hub
Heart of
Fair/f_ield
Changes
Hale Ranch
Study Area
Nelson Hill
Cordelia Suisun
Valley Gateway
Business
Flex Use
New Cordelia
Residential
Neighborhood
Cordelia
Commercial
Center
Study Area - Advanced/Food
and Beverage Manufacturing
Business Flex
Commercial
Public Facility
Park/Open Space
Industrial
Linear Park
City Limits
Sphere of In/f_luence
Speci/f_ic Plans
Railroad
Transit Center
Park
New School
Medium Density Residential
Low Density Residential
Low-Medium Density Residential
Mixed Use
Enhanced Use Lease Area
Conditionally Approved Housing
0 2 41
MILES
1/2 Mile
T
FIGURE 2-4: FOCUS AREAS
Dwight D. Eisenhower Highway
Suisun Valley Rd
Solano
Community
College
Business Center DrMangels Blvd
2-37
Fairfield Forward 2050 General Plan
Cordelia-Suisun Valley Gateway
Bounded by Suisun Valley Road, Business
Center Drive, Kaiser Drive, and I-80 in
northern Cordelia, this 40-acre area is
currently vacant and surrounded by
high-density residential and manufac-
turing uses to the west, medium-density
residential and office buildings to the
north, and vacant land to the east. The
bucolic Suisun Valley, an area of major
agricultural and viticultural significance,
lies a few miles to the northeast area.
Cordelia residents have indicated a desire
for a “town center” that helps to complete
the community with additional commercial
and community uses and an identity that
reflects Cordelia’s agricultural surround-
ings. The vision for this focus area is to
create a “destination gateway” into Suisun
Valley: a high-quality, mixed-use lifestyle
center with experiential retail, entertain-
ment, lodging, and commercial-recreation
opportunities, building upon the growing
agritourism opportunities in Suisun Valley.
Design principles for the area will empha-
size walkability (park once), with intercon-
nected streets, pleasant sidewalks, out-
door dining, plazas, and gathering spaces.
A new land use designation, “Cordelia-Su-
isun Valley Mixed-use”, is applied to this
area. Residential uses will be permitted as
part of a cohesive development pattern.
Illustrative rendering for visualization purposes only
2-56
2 Land Use and Urban Design Element
LU-8. Provide a sense of arrival to
Fairfield at major gateways
and make it easy for people to
identify and navigate to key
locations in Fairfield.
LU-8.1. Gateways. Create entryways
to the city that achieve a sense
of arrival, as shown in Figure
2-3. These entryways shall
incorporate signage, landscap-
ing, architectural features, and
combinations of land uses that
enhance the image of Fairfield.
LU-8.2. Wayfinding. Develop and imple-
ment a comprehensive wayfind-
ing program serving all modes of
transportation, directing people
to key destinations in Fairfield,
which may include the Heart of
Fairfield, Solano Town Center,
Linear Park, Travis Air Force Base,
train stations, Suisun Valley,
the Cordelia Gateway area,
and others. This could include
signage, mile markers, consistent
branding, language and ADA
accessibility, and integration with
technology, as feasible.
Arts, History, and Culture
LU-9. Cultivate a vibrant, inclusive
artistic and cultural
environment in Fairfield
that celebrates its heritage,
showcases its diversity, and
supports a unified Fairfield
identity.
LU-9.1. Arts, History, and Cultural Pro-
grams. In partnership with com-
munity, define and incorporate
programs for public art, cultural
heritage/indigenous history, and
other historical markers in public
spaces and buildings.
LU-9.2. Historic and Cultural
Resources. Establish a system-
atic and comprehensive process
for identifying, protecting, and
preserving the historic and cul-
tural resources of the city. Strive
for diversity in the committee
representation that includes
Fairfield residents of all ages,
backgrounds, and abilities.
LU-9.3. Arts and Culture Partner-
ships. Partner with nonprofits,
faith communities, artists and
performers, youth, and other
community groups in planning
for and delivering community
services and events.
LU-9.4. Historic Preservation. Encour-
age private preservation of
buildings which have historic
significance and/or architectural
merit.
Focus Areas
Infill Areas
Cordelia-Suisun Valley Gateway
LU-10. Develop a “destination
gateway” to Suisun Valley
that includes land uses
that promote and support
agritourism.
LU-10.1. Lifestyle Center. Promote
development of a high-quality
mixed-use “lifestyle center”
development that includes
uses such as experiential
retail, farm-to-table restau-
rants with outdoor dining,
artisan food producers or
smaller tasting rooms, farm
tour offices, commercial recre-
ation, and lodging.
LU-10.2. Building Orientation. Require
buildings to be oriented toward
the street. Do not allow parking
lots (except for angled parking)
in front of buildings adjacent to
the area’s primary circulation
network.
2-57
Fairfield Forward 2050 General Plan
LU-10.3. Community Gathering
Place. Require a functional
community gathering place
or plaza open to the public as
part of site design. Encourage
programming and active uses
of this space that supports
agritourism, for example, a
farmer’s market, wine and
cider tasting, fall festivals, and
other activities.
LU-10.4. Cordelia-Suisun Valley Gate-
way Density and Intensity.
As indicated in the land use
designation, permit a range
of housing types. Developers
may utilize higher density
residential building types and
increased floor area ratios
along major roads determined
as part of site design to
promote clustered, walkable
development, provided that
development does not exceed
the gross density for the area.
Cordelia Commercial Center
LU-11. Prioritize development
of a new neighborhood
commercial center serving
Cordelia, anchored by a
grocery store on the vacant
site at the confluence of I-80
and Red Top Road.
LU-11.1. Grocery Store. Seek to attract
a midsize grocery store and
other essential services to
serve a growing Cordelia
population. Market the site
and conduct interviews with
food retailers to understand
constraints and potential
incentives.
LU-11.2. Commercial Requirement.
Require commercial retail use
at the site. Mixed-use may
be conditionally permitted,
provided the commercial
square footage is sufficient
to support a midsize grocery
store and freeway noise can be
adequately buffered.
LU-11.3. Caltrans Coordination. Coor-
dinate with Caltrans, Solano
Transportation, and other
relevant agencies on future
interchange configuration
through the site to maximize
access to the center by Corde-
lia residents and the broader
Fairfield community.
Business Flex Use
LU-12. Support development of a
“business/industrial mix”
corridor along Business
Center Drive in northern
Cordelia and other select
areas in the city.
LU-12.1. Business Flex Use Area.
Attract a range of employment
uses, including smaller-scale
food and beverage manufac-
turing, “maker” or “incubator”
space for changing businesses,
green technology, research
and development, co-working
space, medical office, and
other type of future growth-ori-
ented uses. Consider imple-
menting flexible parking stan-
dards to foster development
of maker spaces, research and
development uses, and startup
spaces.
LU-12.2. Prohibit Warehousing- Busi-
ness Flex. Prohibit warehous-
ing, distribution, and storage
as a primary use in favor of
more employment-dense
employment types.
LU-12.3. Conditional Housing. Permit
housing north of Business Park
Drive as a conditional use to
meet workforce needs and
promote a mixed-use develop-
ment pattern.