Fairfield

Despite development of the Trust Fund and Pro-housing Designation, the City does not have suf- ficient, sustainable revenue sources to fund the level of affordable housing develop- ment needed to meet RHNA goals. One option for creating a sustainable revenue stream is through an inclusionary housing program, including inclusionary requirements or an in lieu fee option that may apply to market-rate development of a certain size (for example, 10 or more units). Such fund- ing can be funneled into the Trust Fund and further matched with state or other funding. For any fees related to inclusionary housing, Fairfield must complete a nexus study to establish and adopt and implement fees, level of inclusionary requirement, etc. The study would look at examples of 208Chapter 6: Housing Action Plan what has been successful in other communities in the region, Fairfield-specific market conditions, and the City’s economic development objectives. This fee would apply citywide.

Explore feasibility of an inclusionary housing program with an in-lieu fee payment option. Once fee is established, target in-lieu fee application or construction of affordable pro- jects (with a goal of 180 lower-income units and 96 moderate income units; approximately 25 percent of the City’s quantitative objectives) in moderately resourced areas and specific plan areas.

As part of an Infill Development Program, the City will continue to market infill lots to devel- opers. This Program will identify and promote target sites that already have appropriate Gen- eral Plan/zoning designation, housing prototypes for certain lot sizes, focus areas, and neces- sary infrastructure to support infill development. This will include sites identified as part of the General Plan update process. As part of the Program, the City will also develop incentives to facilitate lot consolidation, particularly in older, infill neighborhoods and corridors. These in- centives might include fee reductions or use of the Fee Credit Bank, density bonuses, flexibility 209City of Fairfield 2023-2031 Housing Element Update in development standards, parking reductions or alternative parking, and assistance in market- ing small parcels.

Complete an Infill Development Program and support consolidation for at least two projects in the HoF area through incentives.

Develop and implement objective design standards suitable for new residential and mixed-use development projects in Fairfield including for ‘missing middle” housing types such as du- plexes, triplexes, small-lot single family, and other housing types, and continue to implement development standards for mixed use “live-work” development. The standards should address street design, architecture, site planning, pedestrian infrastructure, standards for residential and mixed-use development, and public space design. Additionally, the City will work with developers interested in building experimental projects not included in the current Zoning Or- dinance by coordinating pre-submittal meetings, prioritizing funding and offering incentives. The City will amend the current Design Guidelines as needed; these standards and assistance will help to streamline development. In conjunction with developing objective development standards, the City will develop a collection of Zoning Ordinance amendments to meet SB 35 and SB 330 criteria and incorporate additional City regulations. Target these actions in areas considered for upzoning to RM zones, as part of the General Plan Update.

Design standards support housing production of more diverse housing types, includ- ing an increase of over the planning period through reduced permitting requirements and timelines. As part of these efforts, support development of 180 lower-income units and 96 210Chapter 6: Housing Action Plan moderate income units; approximately 25 percent of the City’s quantitative objectives) in mod- erately resourced areas.

Establish minimum residential densities for all residential zoning classifications, and ensure that maximum densities in Residential Medium zones allow for townhomes, duplexes, and other compatibly sized or designed housing solutions in moderately resourced areas. Reduce minimum lot size requirements in Residential Low Medium and Residential Medium classifi- cations to promote small lot development. As part of the General Plan Update, study oppor- tunities to redesignate key areas with land uses that allow for higher densities, including mixed use opportunities in areas that are not well-served by retail (including the Cordelia area). In concert with this effort, coordinate with transit providers to develop policies that in- crease transportation mobility choices and transit efficiency in areas with fewer options. As part of this effort, the City will provide information to the public that could bolster com- munity support related to missing housing types in the City, including provision of infor- mation on these missing housing types, Planning Commission and City Council working ses- sions, and outreach to community organizations. 211City of Fairfield 2023-2031 Housing Element Update

Increase variety of housing types in Fairfield, particularly in moderately-resourced areas, through supportive development densities and lot size requirements. As part of these efforts, support development of 180 lower-income units and 96 moderate income units.

The City will offer financing to affordable housing properties at risk of converting to market- rate housing within one year prior to affordability expiration to discuss the City’s desire to pre- serve complexes as affordable housing. As part of this effort, the City will coordinate with non- profit entities who may be interested in purchasing and/or managing at-risk units. Pursuant to State law (Government Code Sections 65853.10, 65863.11, and 65863.13), owners of deed-restricted affordable projects must provide notice of restrictions that are expiring to all prospective tenants, existing tenants, and the City within 3 years, 12 months, and 6 months before the scheduled expiration of rental restrictions. In addition, the City or owner will pro- vide notice to HUD, HCD, and the local legal aid organization. The City will work with owners of at-risk properties to ensure referral of tenants of at-risk units to educational resources on the City’s website regarding tenant rights, relocation assistance, and conversion procedures and information regarding Section 8 rent subsidies and any other affordable housing opportunities in the city. The City will review and update this information on an annual basis, as necessary. In addition, notice shall be required prior to conversion of any units to market rate for any additional deed-restricted lower-income units that were constructed with the aid of govern- ment funding, that were required by inclusionary zoning requirements that were part of a pro- ject granted a density bonus, or that were part of a project that received other incentives.

Continue to monitor all 270 units at risk of converting to market-rate. Support the rehabilitation and revitalization of one property in the planning period. Provide ongoing assis- tance and evaluate program through the Housing Element Annual Report process. Prioritize highest risk units in sensitive areas to prevent displacement of lower-income residents.

Within Fairfield, there are approximately 999 mobile homes in several parks, including Pacific Estates, Casa Nova, Country Club Estates, and Dover, which represent an important source of existing housing to people with extremely-low and very-low incomes. The City will work with the owners of the mobile home parks to ensure appropriate maintenance, upkeep, and compli- ance with State regulations. If appropriate, the City will assist the owner in accessing state or federal funds for improve- ments to substandard or dilapidated parks and units or in converting the park to resident own- ership. The City will also continue to implement its mobile home park conversion ordinance to ensure that any conversion of a mobile home park is preceded with adequate notice and relocation assistance. A relocation plan must be submitted to the Planning Commission for approval as part of the application for conversion.

Work with owners of mobile home parks to maintain 999 mobile home park units and prevent resident displacement.

AB 671 requires local agencies’ housing elements to include a plan that promotes the creation of ADUs that can offer affordable rents for households with very low, low, or moderate in- comes. As part of the ADU ordinance update, the City will identify incentives and tools to fa- cilitate ADU construction throughout the City, such as pre-approved ADU plans or Kits, waived development impact fees, increased outreach and education (including community fo- rums or open houses on ADU ideas), larger unit square footage allowances and reduced setback and lot coverage standards in exchange for deed restrictions, among other incentives and pro- vide this information on a regularly updated ADU website. The City could also coordinate with nonprofit organizations, builders, and banks regarding funding/assisting with construction costs and connect ADU/JADU owners and renters with this information. The City will target public information in areas with higher median incomes where there are existing single-family homes.

Issue 46 ADU building permits, with a goal of 50 percent of these permits issued in moderately-resourced TCAC areas.

Permit sites included in prior RHNA cycles to develop with affordable housing by right. Pur- suant to State law, the City will permit vacant sites included in two consecutive prior RHNA cycles and non-vacant sites included in at least one prior RHNA to develop with owner-occu- pied and rental multifamily uses by right for developments in which 20 percent or more of the units are affordable to lower-income households. Additionally, allowable densities for the Very High Residential (RVH) zoning category will be applied to these sites and to APN 0037010120 (identified in Table B, C-21) to accommodate the default density of 30 du/ac per acre. Rezoning of these sites will be completed in line with state-mandated timelines.

Create opportunity for additional 117 units of lower income housing.

A residential care facility is one housing option available for persons with Special needs. The City will update the Planning and Zoning Ordinance to remove constraints to development of residential care facilities, including parking standards dependent on type of care for residential care facilities with six or more people. The City will also continue to educate residents about reasonable accommodation by providing information in public places and on the City’s web- site. The City Building Division currently implements the reasonable accommodation require- ments in the California Building Code. To ensure full compliance with reasonable accommodation procedures of the Fair Housing Act, the City shall adopt a Reasonable Accommodation Ordinance to establish procedures for the review and approval of requests to modify zoning and development standards to reasonably accommodate persons with Special needs. The procedures do not require any permit other than the reasonable accommodation request, involve no public notice unless the City's determina- tion is appealed, and no fee is charged. To ensure continued compliance with reasonable ac- commodation procedures of the Fair Housing Act, the City will provide for annual review of requests for reasonable accommodations. Based upon this annual review, the City will update the Reasonable Accommodation Ordinance as appropriate. To ensure the community is aware of reasonable accommodation policies and programs, the City will conduct specific actions to promote the Reasonable Accommodation Ordinance and disseminate this information to the general public, including underrepresented communities. The City will develop materials and outreach methods to increase public awareness and ease of access to policies, programs and processes addressing reasonable accommodation. The City will prioritize outreach targeting in central Fairfield, where the greatest percentage of people with disabilities reside.

Remove constraints to development of residential care facilities. Ensure full compli- ance with procedures of the Fair Housing Ordinance. Target special needs housing in Down- town and other resource-rich, transit-accessible areas.

Assist developers interested in converting existing residential buildings to meet the needs of older low-income adults. Assistance could include technical assistance in applying for state and federal funding, local financial assistance through redevelopment housing set-aside funds, and the waiving of certain fees and/or development requirements to increase the financial feasibility of such housing. To address needs of Fairfield’s aging population, the City will also adopt a Universal Design Ordinance that identifies applicability and features and proportion of units with these features which must be offered by a builder in residential units subject to the ordi- nance that are being newly constructed or substantially rehabilitated.

Facilitate development of lower-income housing with appropriate/accommodating design for older adults.