Fairview MAC Meeting – February 4, 2026

The Fairview Municipal Advisory Council (MAC) held a meeting on February 4, 2026, to discuss two major items: the introduction of an affordable housing production policies initiative (inclusionary zoning and ministerial review) and a proposed amendment to the county's Open Space Element to comply with SB 1425. The council also approved minutes, appointed an ad hoc subcommittee for the housing policy work, heard public comments on multiple topics, and received updates on local infrastructure and the fireworks ordinance.

Consent Calendar

• Minutes of October 7, 2025: Approved with Chair Englin abstaining. No other discussion.
• Minutes of November 6, 2025: Approved with Councilmember Philbin abstaining after a minor formatting correction (removal of an extra bullet point under “D street traffic coming measures”).

Public Comments & Testimony

• Bruce King (Friends of San Lorenzo Creek): Provided updates on multi-use trail projects, including the San Lorenzo Creekway (a $28 million grant from two years ago) and the Foothill Trail. He noted that two quarter‑mile segments are already built and urged attention to habitat restoration alongside development. Later, during the open space item, he criticized the county’s implementation gap between policies and actual land-use decisions, stating that private property zoning often overrides habitat goals.
• Chuck Meadows (public): Expressed concerns about the economics of inclusionary zoning (calculating that 60% AMI rental would cost about 40% of after‑tax income), urged integration of affordable units rather than concentration, questioned enforcement of deed restrictions, and highlighted inadequate notification (500‑foot radius) and the need for better parking and evacuation route planning.
• Brenda (public, via reopened comment): Asked for an update on the fireworks ordinance, expressing frustration with delays and asking whether obstacles come from the county legal department.
• Fran Krug (Amex Court): Recalled that the MAC first requested a comprehensive fireworks ordinance in December 2022, noted that a subcommittee was formed in June 2025 but has reported no progress since July 2025, and urged continued focus.

Discussion Items

1. Affordable Housing Production Policies Initiative

• Presentation by Angelica Gonzalez (Sr. Planning Supervisor) and Olivia Ortiz (Planner III): Introduced the initiative to develop inclusionary zoning and ministerial review ordinances for unincorporated areas, aiming to comply with MTC’s Transit‑Oriented Communities (TOC) Policy and the county’s Housing Element. The county received a $400,000 MTC grant ($280,000 for this work), and consultants Street Level Advisors have been hired. The timeline runs through early 2027.
• Councilmember Higgins asked about deed restrictions, parking adequacy (citing a local example where four parking spaces were provided for a five‑bedroom house with ten cars), and the lack of adequate transit in Fairview.
• Councilmember Rhodes voiced concern that ministerial approval would exempt projects from project‑level CEQA review, which could overlook fire evacuation and road safety issues. She cited the D Street development where insufficient water pressure stopped a project and noted that the Fairview Specific Plan’s provisions would be respected under ministerial review.
• Councilmember Farmer sought clarification on Fairview’s urban unincorporated areas and the MAC’s role in countywide policy. Staff explained the policy would be adopted by the Board of Supervisors after consultations across all MACs.
• Councilmember Higgins also raised issues about enforcement of deed restrictions, inadequate traffic studies, and the value of community input in public hearings. He supported appointing two MAC members to the ad hoc subcommittee.
• Outcome: The council voted to create an ad hoc subcommittee for affordable housing production policies and appointed Beth Farmer and Chris Higgins as the two Fairview MAC representatives.

2. General Plan Amendment to Open Space Element (SB 1425 Compliance)

• Presentation by Allie Avers (Planning Department): SB 1425 requires cities/counties to update their Open Space Element by January 1, 2026, to address equitable access, climate resilience, and rewilding. Staff conducted a review and found existing general plan policies already satisfy the requirements. The proposed amendment adds Appendix B, a “pivot table” referencing 38 policies for equitable access, 24 for climate resilience, and 48 for rewilding. The amendment is not subject to CEQA (common sense exemption).
• Councilmember Rhodes asked whether the policies reflect current climate realities. Staff acknowledged the referenced Climate Action Plan is from 2014; a new CAP is under development (expected adoption mid‑2026) and will later be incorporated.
• Councilmember Higgins questioned whether the amendment would help preserve open space (e.g., through land acquisition) and noted that private property rights often override habitat goals. Staff pointed to existing policies and the Altamont Landfill Open Space Fund but conceded the county lacks a parks department.
• Councilmember (other) asked about the impact of the recent Dublin CEQA ruling; staff replied that the amended policies have already undergone environmental review.
• Outcome: The council voted 5‑0 to forward the proposed Open Space Element amendments and the CEQA notice of exemption to the Planning Commission with a recommendation of adoption by the Board of Supervisors.

Key Outcomes

• Minutes Approved: October 7 and November 6, 2025, both passed with one abstention each.
• Ad Hoc Subcommittee Created: Two members (Beth Farmer and Chris Higgins) appointed to the Affordable Housing Production Policies Subcommittee.
• Open Space Amendment Forwarded: Motion passed 5‑0 to send the SB 1425 compliance amendment and CEQA exemption to the Planning Commission.
• Fireworks Ordinance Update: Chair reported that a newer draft has been circulated and that the Sheriff’s Department expects progress by early‑to‑mid 2026, with a goal of having an ordinance in place before the 4th of July.
• Infrastructure Requests: Councilmembers requested that Public Works provide an overview of projects in Fairview (sidewalks on 2nd Street, D Street improvements) at a future meeting.