CITY OF FAIRFIELD
ORDINANCE NO. 2025-01
AMENDING VARIOUS SECTIONS OF CHAPTER 25, ARTICLE I OF THE MUNICIPAL CODE,
ALSO KNOWN AS THE ZONING ORDINANCE, TO REVISE AND CREATE NEW LAND USE DEFINITIONS; UPDATE LAND USE AND DEVELOPMENT REGULATIONS FOR SEVERAL ZONING DISTRICTS; REMOVE REFERENCES TO THE FORMER DOWNTOWN
COMMERCIAL CORE DISTRICT IN THE TRAIN STATION SPECIFIC PLAN PD OVERLAY DISTRICT; ADJUST PERMIT REQUIREMENT THRESHOLDS FOR SINGLE-FAMILY RESIDENTIAL DEVELOPMENTS; AND CREATE NEW MEASUREMENT REGULATIONS TO
CALCULATE BUILDING TRANSPARENCY
THE CITY COUNCIL OF THE CITY OF FAIRFIELD DOES ORDAIN AS FOLLOWS:
SECTION 1. Statement of Intent
A. On April 20, 1999, t he City Council adopted an updated Zoning Ordinance and Zoning Map to ensure consistency between the Zoning Ordinance and the General Plan.
B. From time to time, it is necessary to revise the Zoning Ordinance to address new issues, correct typographical errors, make minor organi zational revisions, clarify language, incorporate amendments that implement city policy and practice, bring the Zoning Ordinance into compliance with General Plan goals, objectives, and policies, and bring the Zoning Ordinance into full compliance with State law.
C. On December 11 , 2024 , the Planning Commission was presented with the revisions to the Zoning Ordinance, as contained herein, and after holding a duly noticed public hearing, voted to recommend that the council approve the proposed revisions.
D. The council has held a duly noticed public hearing on the proposed revisions to the Zoning Ordinance in accordance with the rules and regulations regarding such.
SECTION 2. Chapter 25, Article I, Section 25.20 Residential Zoning Districts, Section
25.20.3 Development Regulations, Table 25 -4 is hereby amended to (1) delete the carwash area parking requirement and (2) delete the private exterior storage requirement of 100 cubic feet per unit, as follows:
ORD. NO. 2025-01
Table 25-4: Multifamily Residential Development Regulations Regulations Zoning District
Applicable
Sections and
Footnotes
(all figures are
minimums measured
from property line
and in linear feet,
unless otherwise
indicated) RLM RM RH RVH
Site Planning
Density range
(maximum dwelling
units per acre)
up to 8 8-15 15-22 22-32
Lot dimensions
(minimum for new
subdivision)
Area (acres) 1 3 3 3 Section 25.10.5 (F)
Width/depth
(feet)
150/150 200/200 200/200 200/200
Parking Note 1
Studio/efficiency 1 space per unit
One bedroom 1.5 spaces per unit
Two or more
bedrooms
2 spaces per unit
Visitor Rental Projects: 1 space for each seven units
Ownership Units: 1 space for each four units
Car wash area Required
Landscaping Section 25.20.4.8 (C)
Street trees (one
tree for each ...)
25 feet of street frontage Note 2
Tree density, on-
site (number per sq.
ft. of landscape area)
1 tree for each 325 square feet of landscape area
Note 3
Minimum depth of
interior property line
landscaping (feet)
5 Note 4
Recreation amenities Section 25.20.4.8 (B)
Major (e.g., pool,
recreation building,
tennis court, etc.)
Requirements based on number of
dwellings in project
Minor (tot lot,
BBQ/picnic area,
volleyball court, etc.)
Open space Section 25.20.4.8
(A)
Private open space
per unit, sq. ft.
(ground floor/upper
story unit)
120/60 80/48
Note 5
ORD. NO. 2025-01
Table 25-4: Multifamily Residential Development Regulations Regulations Zoning District
Applicable
Sections and
Footnotes
(all figures are
minimums measured
from property line
and in linear feet,
unless otherwise
indicated) RLM RM RH RVH
Common open
space (percent of net
parcel area)
50% 45% 40% 35%
Laundry facilities Private or common facilities required Storage space
(private, exterior
area per unit)
100 cubic feet
Trash enclosures for
garage and
recyclable materials
Required
Section 25.30.7
SECTION 3. Chapter 25, Article I, Section 25.22 Commercial Zoning Districts , Section
25.22.2 Allowed Uses and Permit Requirements, Table 25 -9 is hereby amended to (1) delete “Commercial recreation” as a land use; (2) add “Commercial recreation: major” as a conditionally permitted use in the CN (Neighborhood Commercial) District, CS (Service Commercial) District, CT (Thoroughfare Commercial) District, CC (Community Commercial) District, and CR (Regional Commercial) District; (3) add “Commercial recreation: minor” as a conditionally permitted use in the CN District and CS District, and a permitted use in the CT District, CC District, and CR District; (4) delete “Dwelling, single family detached” as a conditionally permitted use in the CN District, CO (Office Commercial) District, CT District, and CC District ; (5) add Section 25 .22.4.3.B.4 to the Additional Regulations column next to “Duplex”, “Duet”, and “Dwelling, multi -family”; and (6) revise Note 3 to state that residential-only projects are allowed in the CM (Mixed- Use Commercial) District, as follows:
P Use Permitted
Table 25-9: Commercial District
Land Use Regulations
C Conditional Use Permit
- Not permitted
Use CN CO CS CT CC CR CM
Additional
Regulations
Entertainment and Recreation Related
Adult entertainment business - - P P - - - Section
25.32.2 Bingo Hall C - C C C C Section
12.201
Athletic club P C - P P C -
Fitness Studio P P C P P P
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P Use Permitted
Table 25-9: Commercial District
Land Use Regulations
C Conditional Use Permit
- Not permitted
Use CN CO CS CT CC CR CM
Additional
Regulations
Campground - - C - - C -
Commercial recreation C - C P P C -
Commercial recreation: major C - C C C C -
Commercial recreation: minor C - C P P P -
Stadium or arena - - C C C C -
Theater (indoor) - - - P P P -
Theater (outdoor) - - C C C C -
Residential
(Note 11)
Accessory dwelling units Section 25.20.4.11
Boarding houses, large C C - C C - C
Boarding houses, small C C - C C - C
Adult Day Care Facility - C - C C - P
Assisted Living Facility C C - C C - C
Duplex
C C - C C - P Note 3
Section
25.22.4.3.B.4
Duet
C - - C C - P Note 3
Section
25.22.4.3.B.4
Dwelling, multi-family
C C - C C - P Note 3
Section
25.22.4.3.B.4
Dwelling, single family detached C C - C C - C Note 3
Family day care homes - - - - - - P
Community Care Facility-Residential - C - C C - P
Single Room Occupancy Housing - - - C - - P Sec.
25.22.4.5 Notes:
(1) In the CS zone district, a Conditional Use Permit (CUP) is required for retail sales when the sale of products is a pr imary use. A CUP is not required for retail sales that occur as an ancillary or accessory use, such as the sale of items associated with a repair or service business, or the sale of products produced, repaired, or refurbished on-site.
(2) A Conditional Use Permit shall be required for any specialty food or beverage market selling alcohol.
(3) Residential land uses shall only be allowed in conjunction with a commercial land use on the same property, except in the CM zoning district where purely residential projects can be allowed. Residential-only projects are allowed in the CM District.
(4) Conditional Use Permit approval shall be required for any automobile or vehicle sales or leasing in any multitenant building.
ORD. NO. 2025-01
(5) Major repair use is also permitted as an ancillary use to vehicle sales dealerships which occupy sites of greater than one acre.
(6) A Conditional Use Permit shall be required for any service station in which the sale of alcoholic beverages, i.e., beer, wine , or distilled spirits, is proposed as part of the convenience market associated with the service station use.
(7) No vehicle may be stored or displayed on any vacant site or at any vacant commercial/industrial location except when approved as part of an auto dealership.
(8) All auto repair shall be conducted within an enclosed building or in a rear or side yard behind a solid masonry wall. No work shall occur in parking lots or driveways.
(9) Spa and massage therapy facilities shall comply with Chapter 10A.
(10) Vehicle sales in the CS District shall involve no outdoor sales lot. All vehicle sales shall occur within an enclosed showroom.
(11) Transitional and supportive housing are not regulated as a separate land use. Rather, it is a means of occupying a re sidential land use (e.g. single family detached housing, duplex, multifamily) and such occupancy must meet all existing standard requirements for the underlying residential land use and the residential unit. Determinations regarding the permissiveness of transitional housing will depend on the number of independent arrangements between tenants and the operator of the service. For example, more than two independent arrangements within a single housing unit will be regulated as a boarding house.
(12) Retail sales of cannabis shall not be located on any commercial or industrial property within the area bounded by Travis Blvd., Pennsylvania Ave., and Gateway Blvd.
(13) No commercial cannabis business, whether Retail, Manufacturing, or Testing Lab, shall be closer than six hundred (600 ) feet from any of the following sensitive uses that are in existence at the time a permit application is deemed complete: a public or private school providing instruction in kindergarten or any grades 1 through 12; a child day care center; or a youth center, as defin ed in Chapter 10E of the Fairfield Municipal Code. The distance measured shall be the horizontal distance measured in a straight line from the property line of the parcel with the sensitive use to the closest property line of the lot on which the cannabis business is located.
SECTION 4. Chapter 25, Article I, Section 25.22 Commercial Zoning Districts , Section
25.22.4.3 Mixed -Use Residential Development Regulations is hereby amended to (1) delete Section 25.22.4.3.B.4. Ground Floor Residential uses.; (2) create minimum commercial requireme nts for integrated centers and standalone parcels under a new Section 25.22.4.3.B.4; (3) create minimum building transparency requirements for mixed- use development projects, as follows:
B. Development regulations. Projects that have been identified by the C ity to meet definition of Mixed-Use identified above shall comply with the development regulations identified for the respective commercial zone in which they are located, as identified in Table 25-10: Commercial District Development Regulations and any other regulations in this Ordinance that would apply to a commercial project on the site (e.g., provision of trash enclosures, bicycle storage, etc.). The following exceptions shall however apply:
1. Open Space. A minimum of 150 square feet of common open space shall be provided for each dwelling unit (e.g., outdoor garden, atrium, or indoor recreational area separate from the floor area internal to any dwelling unit). The common open space shall be improved for passive or active recreation and provide a community amenity such as barbecues, outdoor gym equipment, or play structure. No less than 50 percent of the required common open space in a project shall be usable, having a minimum dimension of 15 by 15 feet. The Planning Commission shall have the ability to reduce or waive the requirement for common space in any project where the Commission determines that commercial activity integrated into the mixed -use project would effectively serve as common open space.
ORD. NO. 2025-01
2. Parking. The residential portion of any mixed-use development project shall provide one space per unit, irrespective of the number of bedrooms within individual units, in addition to the parking that the City would normally require for commercial portion of the project:
3. Projects with residential and commercial buildings not physically connected. The residential portion of any mixed -use development project in which the proposed commercial building is physically separated from the proposed residential buildin g shall comply with the development regulations contained in Table 25-6: Alternative Multifamily Development Regulations, with the exception of the minimum lot area and parking requirements identified by Table 25 -6. Instead, the minimum lot area specified in Table 25-10 for the respective zone in which the project is proposed shall apply and the parking regulations identified in the Parking section above shall apply.
4. Ground Floor Residential uses. For all buildings facing an arterial public street, no more than 50% of the occupied frontage façade on the ground floor facing the street shall be devoted to a residential use. Residential uses may occupy 100% of the ground floor frontage facing any local or collector street, parking area, or landscaped area.
4. Minimum Commercial Uses. Projects shall include commercial uses as follows:
a. Individual Parcels. For buildings that face an arterial road, 100 percent of the ground floor façade that faces the arterial road and 20 percent of the floor area for the ground floor shall be designed for commercial occupancy independent of the residential use.
A minimum of 10 percent of the combined first floor square footage of all other buildings on the parcel shall be designed for commercial uses independent of residential uses. This commercial space may be in any building on the parcel.
b. Master Planned Centers. Unless designed as a master planned project that includes residential uses, all parcels in a mixed -use development project must contain commercial uses. Commercial uses shall occupy a minimum of 50 percent of ground floor space in a master planned center.
The Planning Commission shall have the ability to reduce or waive the requirement for commercial uses in any project where the Commission determines that the recreational amenities integrated into the mixed -use project are publicly accessible and would effectively serve as commercial uses.
5. Minimum Building Transparency. For buildings that face a public street, the street - facing ground floor shall have a minimum transparency of 50 percent for the Thoroughfare Commercial (CT) District, Community Commercial (C C) District, and Neighborhood Commercial (CN) District, and 30 percent for the Office Commercial (CO) District. The Planning Commission shall have the ability to reduce or waive the requirement for building transparency where the Commission determines tha t the building façade has a high-quality design.
ORD. NO. 2025-01
C. Housing Accountability Act. For the purposes of zoning compliance with the Housing Accountability Act under Government Code Section 65589.5, projects shall comply with the objective development standards for mixed-use development.
SECTION 5. Chapter 25, Article I, Section 25.23 Heart of Fairfield Plan Zoning Districts, Section 25.23.2 Allowed Uses and Permit Requirements, Table 25-H1 is hereby amended to (1) delete “Commercial recreation” as a land use; (2) add “Commercial recreation:
major” as a conditionally permitted use in the HD (Heart of Fairfield Downtown) District:
Ground and Upper Floors, HDC (Heart of Fairfield Downtown Core) District: Ground and Upper Floors, and HWT (Heart of Fairfield West Texas) District; (3) add “Commercial recreation: minor” as a conditionally permitted use in the HD District: Ground and Upper Floors, HDC District: Ground and Upper Floors, and HWT District; (4) add “Personal care and domestic services – Limited” as a conditionally permitted use in the HD District; (5) create a “Note 20” that prohibits outdoor commercial recreation activities and add “Note 20” to the Additional Regulations column next to “Commercial recreation: major” and “Commercial recreation: minor”; (6) create a “Note 21” that prohibits “Personal care and domestic services – Limited” uses are not permitted on the ground floor for any parcels fronting Texas Street in the HD District; and (7) create a “Note 22” that prohibits “Service station” uses from being located within 1,600 feet of existing service stations in the HWT District, and add “Note 22” to the Additional Regulations column next to “Service station”, as follows:
Table 25-1: Heart of Fairfield Land Use Regulations
P Use Permitted
Table 25-H1: Heart of Fairfield Land Use Regulations C Conditional Use Permit - Not permitted
Heart of Fairfield Zoning District
Use
HD HDC HO HWT HTD HR HPF Additional
Regulations
Ground Upper Ground Upper
All
Floors
All
Floors
All
Floors
All
Floors
All
Floors
Note 7
Note
13 Entertainment and Recreation Related
Adult entertainment
business
- - - - - - - - -
Bingo Hall - - - - - - - - -
Athletic club - P - P - P - - -
Fitness Studio P P - P C P C - C
Campground - - - - - - - - -
Commercial recreation C C C C - C - - -
ORD. NO. 2025-01
P Use Permitted
Table 25-H1: Heart of Fairfield Land Use Regulations C Conditional Use Permit - Not permitted
Heart of Fairfield Zoning District
Use
HD HDC HO HWT HTD HR HPF Additional
Regulations
Ground Upper Ground Upper
All
Floors
All
Floors
All
Floors
All
Floors
All
Floors
Note 7
Note
13 Commercial recreation:
major
C C C C - C - - - Note 20
Commercial recreation:
minor
C C C C - C - - - Note 20
Stadium or arena - - - - - - - - -
Theater (indoor) P P P P - P - - -
Theater (outdoor) C C C C - C - - -
General Services
Auction (indoor) - - - - - P - - -
Auction (outdoor) - - - - - - - - -
Bed and breakfast inn C C - C C P P P -
Business support
services
C P C C P P P - -
Equipment rental
(outdoor)
- - - - - - - - -
Equipment rental
(indoor)
P P C P P P P - -
Funeral and interment
services
- - - - C P - - -
Hotel C C P P - P - - - Sec.
25.22.4.2 Motel - - - - - - - - -
Hotel, Extended Stay C C P P - P - - - Sec.
25.22.4.2 Motel, Extended Stay - - - - - - - - - Maintenance & repair,
machinery & small
engine
- - - - - C - - - Note 15
Maintenance & repair,
personal and household
items
P P P P P P P - P
Mini-storage - - - - - - - - -
Personal care and
domestic services
P P C P P P P - P Note 8
Note 19
ORD. NO. 2025-01
P Use Permitted
Table 25-H1: Heart of Fairfield Land Use Regulations C Conditional Use Permit - Not permitted
Heart of Fairfield Zoning District
Use
HD HDC HO HWT HTD HR HPF Additional
Regulations
Ground Upper Ground Upper
All
Floors
All
Floors
All
Floors
All
Floors
All
Floors
Note 7
Note
13 Personal care and
domestic services -
Limited
C C - - - P - - - Sec.
25.32.16 Note 21
Tattoo Parlor - P - P P P P - -
Collection Containers - - - - - - - - -
Recycling collection
facility - small
- - - - - - - - - Sec.
25.22.32.7 Vehicle Sales and Service
Automobile and truck
rental
- - - - - - - - -
Automobile and vehicle
major repair
- - - - - - - - -
Automobile
maintenance and minor
repair
- - - - - - - - -
Large truck and
machinery - sales and
leasing
- - - - - - - - -
Recreational vehicle,
boats, trailer sales
- - - - - - - - -
Service station - - - - - C - - - Note 4
Note 22
Vehicle, accessory
equipment sales
- - - - - - - - -
Vehicle sales - antique
and collector
- - - - - - - - -
Vehicle sales (greater
than one acre)
- - - - - - - - -
Vehicle sales (less than
one acre)
- - - - - - - - -
Vehicle storage or
impound yard
- - - - - - - - - Note 5
(1) Repealed by Ord. No. 2020-06.
(2) Assembly uses (including churches) in the HDC and HD zone are not permitted on any parcel fronting Texas Street, Madison Street, or Jefferson Street south of Texas Street.
(3) City regulations, standards, and design guidelines shall apply to Public and quasi-public utility facilities only to the extent that the City is not preempted by Federal and State law and the State Public Utilities Commission.
ORD. NO. 2025-01
(4) A Conditional Use Permit shall be required for any service station in which the sale of alcoholic beverages, i.e., bee r, wine, or distilled spirits, is proposed as part of the convenience market associated with the service.
(5) No vehicle may be stored or displayed on any vacant site or at any vacant commercial/industrial location except when approved as part of an auto dealership.
(6) Within the HDC and HD Zoning Districts, no first floor office uses are permitted facing Texas Street or with door opening onto Texas Street. Only office uses open to foot traffic and with regular walk-in customers shall be permitted.
(7) Within HD and HDC Zoning Districts, business spaces shall incorporate more than 70% of the floor area for retail display with no more than 30% of the area devoted to warehousing or storage of merchandise. The retail or service business shall be open to f oot traffic during periods of typical business hours.
(8) Spa and massage therapy facilities shall comply with Chapter 10A
(9) Transitional and supportive housing are not regulated as a separate land use. Rather, it is a means of occupying a residential land use (e.g. single family detached housing, duplex , multifamily) and such occupancy must meet all existing standard requirements for the underlying residential land use and the residential unit. Determinations regarding the permissiveness of transitional hou sing will depend on the number of independent arrangements between tenants and the operator of the service. For example, more than two independent arrangements within a single housing unit will be regulated as a boarding house.
(10) Surface parking lots are not permitted on Texas Street in the HD and HDC Zoning Districts.
(11) Housing is not permitted on the first floor on Texas Street in the HD and HDC Zoning Districts.
(12) Restaurants with doors or windows opening onto Texas Street in the HD and HDC Zoning Districts shall include a defined outdoor seating area.
(13) In HWT Zone, commercial uses permitted only on parcels with direct access to West Texas Street and Beck Avenue.
(14) Residential uses in the CD zoning district shall comply with the development standards in the HO Zoning District.
(15) Permitted only if all activity, including storage of equipment and supplies, occurs indoors.
(16) Coworking spaces are conditionally permitted on the ground floor of buildings facing Texas Street in the HD and HDC Z oning Districts. In the HD and HDC Zoning Districts, coworking spaces are permitted on ground floors and upper floors facing streets other than Texas Street.
(17) Retail sales of cannabis shall not be located on any commercial or industrial property within the area bou nded by Travis Blvd., Pennsylvania Ave., and Gateway Blvd.
(18) No commercial cannabis business, whether Retail, Manufacturing, or Testing Lab, shall be closer than six hundred (600 ) feet from any of the following sensitive uses that are in existence at the time a permit application is deemed complete: a public or private school providing instruction in kindergarten or any grades 1 through 12; a child day care center; or a youth center, as defin ed in Chapter 10E of the Fairfield Municipal Code. The distance measured shall be the horizontal distance measured in a straight line from the property line of the parcel with the sensitive use to the closest property line of the lot on which the cannabis business is located.
(19) Personal Care and Domestic Services uses shall be limited to a maximum of 15 establishments in the HDC District on the ground floor.
(20) Permanent outdoor commercial recreation activities are prohibited.
(21) “Personal care and domestic services – Limited” uses are not permitted on the ground floor for any parcels fronting Texas Street in the HD District.
(22) Service station uses in the HWT District shall not be permitted within a 1,600-foot radius of existing service stations.
SECTION 6. Chapter 25, Article I, Section 25.23 Heart of Fairfield Plan Zoning Districts, Section 25.23.3 General Development Regulations, Table 25-H2 is hereby amended to (1) add Section 25.28.3 to the Sections and Footnotes column next to Parking; (2) replace the commercial parking requirements for the HD District and HDC District in the “Number of spaces required” row; and (3) clarify off-site parking allowances and add that proof of ORD. NO. 2025-01
authorization is required to use a private parcel or public facility for parking under Note 3, as follows:
Table 25-H2: Development Regulations for Commercial (Non-Residential) Buildings
Table 25-H2: Development Regulations for Commercial (Non-Residential) Buildings Regulations
(all figures are
minimums
measured from
property lines and in
linear feet, unless
otherwise indicated) HD/HDC HWT HO HTD
Sections and
Footnotes
Heart of Fairfield
Land Use
Designation CD-CDC MU-WTS MU-O MU-TOD
Site Planning
Lot Area (sq.ft. for
new subdivisions
only)
6,000 10,000 6,000 15,000
Lot Dimensions (for
new subdivisions
only)
Width 60' 80' 60' 100'
Depth 100' 120' 100' 150'
Floor Area Ratio 3.0 2.0 2.0 3.0 Note 1
Commercial
Buildings-Where
Permitted
No restrictions Commercial
buildings permitted
only on parcels with
West Texas Street
and Beck Avenue
access
No restrictions No restrictions
Parking Note 2, Note 3
See Section 25.28.3
Number of spaces
required
See Sections
25.28.3 and 25.34 1
space per 1,000
square feet
See Section 25.34 See Section 25.28.3
and 25.34
See Section 25.34
Private surface lot
location and access
Rear or side only.
No access from
Texas Street.
Rear or side only Rear or side only Rear or side only
Landscaping
Depth @ street
frontage
4' 10' 8' 5' Note 5, Note 6
Depth @ interior
property line
0' 5'; 0' if side building
setback is 0'
5' 5'
Depth adjacent to
residential zone or
use
0' 5' 5' 5' Note 5
ORD. NO. 2025-01
Table 25-H2: Development Regulations for Commercial (Non-Residential) Buildings Regulations
(all figures are
minimums
measured from
property lines and in
linear feet, unless
otherwise indicated) HD/HDC HWT HO HTD
Sections and
Footnotes
Heart of Fairfield
Land Use
Designation CD-CDC MU-WTS MU-O MU-TOD
Street tree spacing
(one tree for each ...)
30' 30' 30' 30'
Outdoor Seating or
Merchandise Display
See Section 25.32.9
Activity Zone 4' along Texas
Street; 0' elsewhere
0' 0' 4' Note 7
Notes:
(1) An increase in the Floor Area Ratio or Building Height is allowed with approval of a Conditional Use Permit (see Section 25.40.6).
(2) Refer to P-1 Overlay District to understand when parking required.
(3) Fifty percent of any required parking may be provided through on -street parking located within 300 feet of the parcel line and the remaining 50% may be provided on any private parcel or public parking facility within 750 feet of the parcel line. Fifty percent of any required parking may also be provided at a publicly accessible parking facility, the use of which is not limited to a spe cific use or activity, within 750 feet of the parcel line. Proof of authorization is required to use any private parcel or public parking facility for parking.
(4) In the HWT Zone, this applies only to properties with access from West Texas Street.
(5) Landscaping depth includes required “Amenity Zone” improvements in the public right-of-way described in Table 4.1 in the Heart of Fairfield Plan (and defined in Section 25.50.2.A). In areas where the Amenity Zone contains street tree grates, the area between the gates may be comprised of sidewalk and other Amenity Zone improvements authorized by the Plan or consistent with the Downtown Streetscape Project.
(6) Landscaping depth may include “Activity Zone” improvements described in Table 4.1 of the Heart of Fairfield Plan (and defined in Section 25.50.2.A).
(7) See Heart of Fairfield Plan for description of the Activity Zone.
(8) In the HWT Zone, an additional 1' of setback shall be provided for each 1' of building height over 20', up to 40' maximum setback.
(9) Transparency is defined as vertical surfaces constructed with transparent materials (e.g., glass windows or storefronts).
(10) In the HWT Zone, for properties located in the “bookends” defined in the Heart of Fairfield Plan, an additional 4' fr ont setback applies.
SECTION 7. Chapter 25, Article I, Section 25.23 Heart of Fairfield Plan Zoning Districts, Section 25.23.3 General Development Regulations, Table 25 -H3 is hereby amended to clarify off-site parking allowances and add that proof of authorization is required to use a private parcel or public facility for parking under Note 2, as follows:
Table 25-H3: Development Regulations for Multifamily Buildings
Notes:
(1) An increase in the Floor Area Ratio or Building Height is allowed with approval of a Conditional Use Permit (see Section 25.40.6).
ORD. NO. 2025-01
(2) Fifty percent of any required parking may be provided through on -street parking located within 300 feet of the parcel line and the remaining 50% may be provided on any private parcel or public parking facility within 750 feet of the parcel line. Fifty percent of any required parking may also be provided at a publicly accessible parking facility, the use of which is not limited to a spe cific use or activity, within 750 feet of the parcel line. Proof of authorization is required to use any private parcel or public parking facility for parking.
(3) Landscaping depth includes required “Amenity Zone" improvements in the public right-of-way described in Table 4.1 in the Heart of Fairfield Plan (and defined in Section 25.50.2.A). In areas where the Amenity Zone contains street tree grates, the area between the gates may be comprised of sidewalk and other Amenity Zone improvements authorized by the Plan or consistent with the Downtown Streetscape Project.
(4) Landscaping depth may include “Activity Zone" improvements described in Table 4.1 of the Heart of Fairfield Plan (and d efined in Section 25.50.2.A).
(5) Restrictions not applied to garages facing an alley or located on the rear half of lot.
(6) Transparency is defined as vertical surfaces constructed with transparent materials (e.g., glass windows or storefronts).
(7) Where public utilities are located between buildings, separation shall be minimum 30'.
(8) In the HWT Zone, for properti es located in the “bookends” defined in the Heart of Fairfield Plan, an additional 4' front setback applies.
(9) For projects within 1/2 mile of a public park or other offsite open space or amenity, common open space may be reduced to that necessary to meet landscaping and setback requirements.
(10) Landscape and hardscape improvements within the current public right of way that provide recreational or open space amenities as envisioned in the Heart of Fairfield Plan may be counted towards the common open space, landscaping, and recreational amenity requirements.
SECTION 8. Chapter 25, Article I, Section 25.23 Heart of Fairfield Plan Zoning Districts, Section 25.23.3 General Development Regulations, Table 25-H4 is hereby amended to (1) add Note 4 and Section 25.28.3 to the Sections and Footnotes column next to Parking; (2) replace the commercial parking requirements for the HD District and HDC District in the “Number of spaces required” row; and (3) clarify off-site parking allowances and add that proof of authorization is required to use a private parcel or public facility for parking under Note 4, as follows:
Table 25-H4: Development Regulations for Mixed Use
ORD. NO. 2025-01
Table 25-H4: Development Regulations for Mixed Use
(Properties with a Mixture of Residential and Commercial Development) (all figures are
minimums
measured from
property lines and
in linear feet, unless
otherwise
indicated) HD/HDC HWT HO HTD
Sections and
Footnotes
Heart of Fairfield
Land Use
Designation CD-CDC MU-WTS MU-O MU-TOD
Site Planning
Density (dwelling
units per acre)
15-48 15-48 8-35 20-80 Note 1
Lot Area (sq. ft., for
new subdivisions
only)
No Minimum 7,500 7,500 7,500
Lot Dimensions (for
new subdivisions
only)
Width N/A 50' 50' 50'
Depth N/A 150' 150' 150'
Floor Area Ratio 3.0 2.0 0.6 3.0 Note 1
Multifamily Housing-
Where Permitted
Not permitted on
first floor of Texas
Street
No restrictions No restrictions No restrictions
Commercial
Buildings-Where
Permitted
No restrictions Commercial
buildings permitted
only on parcels with
West Texas Street
and Beck Avenue
access
No restrictions No restrictions
Parking Note 4
See Section 25.28.3
Number of spaces
required-residential
1 space per unit 1 space per unit 1 space per unit 1 space per unit Note 4 Number of spaces
required-
commercial
See Section 25.28.3,
Section 25.34 1
space per 1,000
square feet
Section 25.34 See Section 25.28.3,
Section 25.34
Section 25.34
Private surface lot
location and access
Rear or side only;
no access from
Texas Street
Rear or side only
Open Space and
Recreational
Amenities
Common open
space (as percentage
of net parcel area)
0% 25% 25% 0% Note 9, Note 10
Private open
space (ground
floor/upper floor in
square feet)
48 Buildings fronting
West Texas Street:
48; other streets:
80/48
80/48 48
ORD. NO. 2025-01
Table 25-H4: Development Regulations for Mixed Use
(Properties with a Mixture of Residential and Commercial Development) (all figures are
minimums
measured from
property lines and
in linear feet, unless
otherwise
indicated) HD/HDC HWT HO HTD
Sections and
Footnotes
Heart of Fairfield
Land Use
Designation CD-CDC MU-WTS MU-O MU-TOD
Recreational
amenities
Required See Section
25.20.4.8(B)
Landscaping Note 2, Note 3, Note
9 Depth @ street
frontage
4' 10' 8' 5' Note 9
Depth @ interior
property line
0' 5'; 0' if side building
setback is 0'
5' 5'
Depth adjacent to
residential zone or
land use
0' 5' 5' 5'
Street tree
spacing (one tree for
each ...)
30' 30' 30' 30'
Laundry Facilities Required
Storage Space
(private area per
unit)
100 cubic feet per unit
Trash Enclosures
(including
recyclables)
Required Section 25.30.7
Notes:
(1) An increase in the Floor Area Ratio or Building Height is allowed with approval of a Conditional Use Permit (see Section 25.40.6).
(2) Landscaping depth includes required “Amenity Zone” improvements in the public right-of-way described in Table 4.1 in the Heart of Fairfield Plan (and defined in Section 25.50.2.A). In areas where the Amenity Zone contains street tree grates, the area between the gates may be comprised of sidewalk and other Amenity Zone improvements authorized by the Plan or consistent with the Downtown Streetscape Project.
(3) Landscaping depth may include “Activity Zone” improvements described in Table 4.1 of the Heart of Fairfield Plan (and defined in Section 25.50.2.A).
(4) Fifty percent of any required parking may be provided through on -street parking located within 300 feet of the parcel li ne and the remaining 50% may be provided on any private parcel or public parking facility within 750 feet of the parcel line. Fifty percent of any required parking may also be provided at a publicly accessible parking facility, the use of which is not limi ted to a specific use or activity, within 750 feet of the parcel line. Proof of authorization is required to use any private parcel or public parking facility for parking.
(5) Restrictions not applied to garages facing an alley or located on the rear half of lot.
(6) Transparency is defined as vertical surfaces constructed with transparent materials (e.g., glass windows or storefronts).
(7) Ground floor ceiling height may be reduced for first floor residential development.
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(8) In the HWT Zon e, for properties located in the “bookends” defined in the Heart of Fairfield Plan, an additional 4' front setback applies.
(9) Landscape and hardscape improvements within the current public right of way that provide recreational or open space amenities as envisions in the Heart of Fairfield Plan may be counted towards the common open space, landscaping, and recreational ameni ty requirements.
(10) For projects within 1/2 mile of a public park or other offsite open space or amenity, common open space may be reduced to that necessary to meet landscaping and setback requirements.
SECTION 9. Chapter 25, Article I, Section 25.23 Heart of Fairfield Plan Zoning Districts, Section 25.23.3 General Development Regulations, Table 25-H5 is hereby amended to (1) increase the density for the HWT District to 48 units per gross developable acre; (2) increase the density for the HO District and HR District to 35 units per gross developable acre; (3) correct a typo in the On Site Space per Dwelling row; (4) revise Note 2 so that the required minimum uncovered dimension for private open space is 8 feet instead of 10 feet; and ( 5) amend Note 5 so that the required minimum uncovered dimension for private open space is 5 feet instead of 8 feet, as follows:
Table 25-H5: Development Regulations for Single Family Homes
Table 25-H5: Development Regulations for Single Family Homes (all figures are minimums
measured from property
lines and in linear feet
unless otherwise
indicated) HWT HO HR
Sections and
Footnotes
Heart of Fairfield Land Use
Designation MU-WTS MU-OCD RM-D
Site Planning
Lot Area No Minimum No Minimum No Minimum
Lot Dimensions
Width 25' interior, 35' corner 25' interior, 35' corner 25' interior, 35' corner Note 6 Depth As required to provide
private open space
As required to provide
private open space
As required to provide
private open space
Location of Home (Street
Frontage)
Any location except
fronting on West Texas
Street
Any location Any location
Density 8 - 15 48 8 - 15 35 8 - 15 35
Parking
On Site Space per
Dwelling
For units larger than 960 square feet: 1 covered, 1 uncovered parking space.
For units smaller than 960 square feet: 1 uncovered space
Off-Site Space per
Dwelling (Includes on-
street parking)
1 uncovered. Second
uncovered off-site
space may replace on-
site space
1 uncovered. Second
uncovered off-site
space may replace on-
site space
1 uncovered. Second
uncovered off-site
space may replace on-
site space
Note 1
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Table 25-H5: Development Regulations for Single Family Homes (all figures are minimums
measured from property
lines and in linear feet
unless otherwise
indicated) HWT HO HR
Sections and
Footnotes
Heart of Fairfield Land Use
Designation MU-WTS MU-OCD RM-D
Driveway Widths-
Maximum Percentage
50% 50% 50%
Open Space and
Recreational Amenities
Private Open Space 280 square feet 280 square feet 280 square feet Notes 2, 5
Common Open Space
(Subdivisions with 20 or
more units)
5% of net subdivision
area
5% of net subdivision
area
5% of net subdivision
area
Landscaping Note 3
Depth @ street frontage 10' 8' 8'
Depth @ interior
property line
5'; 0' if side building
setback is 0'
5' 5'
Depth adjacent to
residential zone or land
use
5' 5' 5'
Street tree spacing (one
tree for each ...)
30' 30' 30'
Residential Waste
Collection and Storage
For new subdivisons with street frontage, project shall provide 12 linear feet per unit on street for toter placement.
Alternatively, residential waste can be disposed of in a shared receptacle (dumpster or bin) contained within an approved trash enclosure that meets City of Fairfield standards
Note 7
Alley Development
Single Family Dwellings
Fronting on Alley
Permitted?
With a Conditional Use Permit Note 3
Notes:
(1) Parking may also be provided off-site within 750 feet of the residential parcel lines.
(2) Required private open space shall not be located in the required front yard setback, and shall have a minimum u ncovered dimension of 10 8 feet. Partially covered or enclosed rear yard areas shall be allowed to be counted towards 50% of the required open space as long as they are completely open to the rear yard on a minimum of two sides.
(3) Housing fronting on an alley is permitted only when the alley development represents at least 1/2 block face and provides a fully improved residential environment along the alley with landscaping and street trees.
(4) An increase in Building Height is allowed with approval of a Conditional Use Permit (see Section 25.40.6). (5) Private open space may be reduced to 80 square feet with a minimum dimension of 8' 5 feet when the project provides at least 200 square feet per dwelling unit of common open space developed for multiple active uses, such as playgrounds, play courts, barbecue areas, pool, etc.
(6) Houses may be developed on a single parcel where common land ownership is 1) held by a homeowners association or a landlord and 2) when the approved development plan identifies private use areas for each unit that are the equivalent of property lines for site planning and setback purposes.
(7) If individual toters for each unit are used, an enclosure screened from view shall be provided.
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(8) Interior side -yard setback may be reduced to three feet for structures complying with all applicable Uniform Building Code regulations.
SECTION 10. Chapter 25, Article I, Section 25.28 Overlay Zoning Districts , Section
25.28.7.K.D.2.B.3(e)(f) is hereby amended to replace references to the former Downtown Commercial Core (CDC) District in the Train Station Specific Plan PD Overlay District as follows:
3. Development Regulations. For areas designated as follows on Figure 1-2 of the Specific Plan:
e. Community Commercial: Development shall occur subject to the requirements of CDC HDC and CN Zoning Districts except as modified by this Specific Plan.
f. Commercial Mixed Use: Development shall occur subject to the requirements of the Zoning Ordi nance for the CM, CDC HDC and CN Zoning Districts except as modified by this Specific Plan.
SECTION 11. Chapter 25, Article I, Section 25.30 General Development Re gulations, Section 25.30.2 Fences, Walls, and Hedges is hereby amended to revise Figure 25 -4:
Allowed Fences in the Street Side Yard to replace all visual references for 6-foot-high fences to 7 feet, as follows:
Figure 25-4: Allowed Fences in the Street Side Yard
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SECTION 12. Chapter 25, Article I Section 25.34 Parking and Loading is hereby amended to (1) clarify that no additional parking is required for accessory dwelling units or junior accessory dwelling units under Table 25 -7: Parking Spaces Required by Land Use in Section 25.34.4 Number of Parking Spaces Required and (2) add provisions under Section
25.34.5 Adjustments to Off-Street Parking Requirements to clarify that off-street parking is not required for eligible projects that are within a half -mile of public transit under Government Code Section 65863.2, as follows:
Table 25-7: Parking Spaces Required by Land Use
Table 25-17: Parking Spaces Required by Land Use (cont.) Use Minimum Parking Required Applicable Sections
Residential Accessory Uses and Improvements
Accessory dwelling units
1 space for efficiency or one bedroom
unit, 2 spaces for unit with two or more
bedrooms.
§25.20.4.11
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Table 25-17: Parking Spaces Required by Land Use (cont.) Use Minimum Parking Required Applicable Sections
No additional parking shall be required.
See §25.20.4.11.
Common area uses and facilities As determined by review authority Subdivision sales trailer, temporary on-site Note 1 above (following Agriculture) Subdivision model homes 2 spaces per model for subdivisions with 75 or more lots
Section 25.34.4 Number of Parking Spaces Required
D. Projects within one-half mile of a public transit stop. Projects that are located within one-half mile of a public transit stop, as defined in Public Resources Code Section 21155, shall not be subject to off-street parking requirements, if they meet the criteria set forth in Government Code Section 65863.2.
SECTION 13. Chapter 25, Article I, Section 25.40 Permits, Section 25.40.4, Table 25-18 is hereby amended to (1) remove “(tract housing)” from the Single family detached row; (2) add Note 5 to the Applicable Sections & Notes column next to “…11 or more units” rows under Single fam ily detached and Single family attached; (3) strike Note 5 from the Applicable Sections & Notes column next to Multifamily; (4) delete Note 5 entirely from the Notes section; and create a new Note 5 indicating that Minor Development Review is required for single-family residential developments that have a minimum density of 12 units per gross developable acre for Heart of Fairfield Plan zoning districts, as follows:
Table 25-18: Development Permit Requirements
Activity or
Improvement Required Approval or Permit
Applicable
Sections & Notes
(all building sizes
listed below are
the total gross
floor area of a
project, unless
otherwise
indicated)
Zoning
Clearance Plan Review
Minor
Discretionary
Minor Devel.
Review
Development
Review
Residential Improvements
Custom Home - - X - -
Single family
detached (tract
housing):
... on min. lot
sizes of 5000 s.f.
or more
- - - X -
... on min. lot
sizes less than
5000 s.f.
ORD. NO. 2025-01
Table 25-18: Development Permit Requirements
Activity or
Improvement Required Approval or Permit
Applicable
Sections & Notes
(all building sizes
listed below are
the total gross
floor area of a
project, unless
otherwise
indicated)
Zoning
Clearance Plan Review
Minor
Discretionary
Minor Devel.
Review
Development
Review
... 1 to 10
units
- - - X -
... 11 or more
units
- - - - X Note 1
Note 5
Single family
attached:
... 1 to 10 units - - - X -
... 11 or more
units
- - - - X Note 1
Note 5
Multifamily: Note 5
... 1 to 25 units - - - X -
... 26 or more
units
- - - - X
... 1 to 150 units
in the Heart of
Fairfield Plan
zoning districts.
- - - X -
... 150 or more
units in the Heart
of Fairfield Plan
zoning districts.
- - - - X
Additions or
accessory
structures:
... single family
detached or
attached lot
X - - - -
... multifamily
lot
- - X - -
Site plan,
landscape or
facade
alterations:
... single family
detached or
attached lot
- - - - -
... multifamily
lot
- - X - -
Alteration or
addition to
historic structure
or grounds:
ORD. NO. 2025-01
Table 25-18: Development Permit Requirements
Activity or
Improvement Required Approval or Permit
Applicable
Sections & Notes
(all building sizes
listed below are
the total gross
floor area of a
project, unless
otherwise
indicated)
Zoning
Clearance Plan Review
Minor
Discretionary
Minor Devel.
Review
Development
Review
... Minor - - X - -
... Major - - - X -
... Demolition - - - - X
Model home
complex
- - X - -
Notes:
(1) At the time of a Development Review approval for single family tract housing, the Planning Commission may authorize that subsequent phases of the project consistent with an approved community design plan be approved with an application for Minor Development Review (vs. Development Review) in order to streamline the review of what would be a routine application.
(2) Design changes to an approved but not built home are subject to Minor Discretionary Review.
(3) Plan Review is applied to very minor architectural site planning and architectural changes which require minimal construction.
(4) Requires notification of all property owners within 300 feet of the residence.
(5) Mixed-use developments involving residential and commercial uses subject to the multifamily development permit requirements.
(5) Single-family residential developments involving a minimum re sidential density of 12 units per gross developable acre within Heart of Fairfield Plan zoning districts require Minor Development Review.
SECTION 14. Chapter 25, Article I, Section 25.50 Definitions of Terms and Phrases , Section 25.50.2 Land Use Definitions is hereby amended to revise, delete, and add the following definitions:
A. Land use definitions, “A”.
Alternative Financial Services. “Alternative Financial Service” shall mean a use, other than a State or Federally chartered bank, credit union, mortgage lender, savings and loan association, or industrial loan company, that offers deferred deposit transaction services or check cashing services and loans for payment of a percentage fee. The term “Alternative Financial Service” includes, but is not limited to, deferred deposit transaction (payday loan) businesses that make loans upon assignment of wages received, check cashing services or businesses that charge a percentage fee for cashing a check or negotiable instrument, and motor vehicle title lenders who offer a short-term loan secured by the title to a motor vehicle. “Alternative Financial Service” also includes establishments that purchase goods from clients, such as cash for gold, plasma centers, and similar businesses, and “Check Cashing Service” as defined in ORD. NO. 2025-01
Fairfield Municipal Code Section 25.50. Non -profit financial institutions are not encompassed by the term “Alternative Financial Service.” The term “Alternative Financial Service” does not include retail sellers engage d primarily in the business of selling consumer goods to retail buyers and that cash checks for a minimum fee, not exceeding five percent, as a service to its customers that is incidental to its main purpose or business.
C. Land use definitions, “C”.
Commercial Recreation. A commercial establishment that provides recreation and entertainment to customers that participate in games, sports, or other recreation activities. This classification includes the following uses:
ice or roller skating rinks laser tag facilities
bowling alleys miniature or golf driving range
billiard hall pinball arcade or electronic game center
having four or more game machines
dance hall
This classification does not include race tracks, stadiums, and outdoor arenas.
Commercial Recreation: Minor. A commercial establishment having 50,000 square feet or less that provides indoor recreation and entertainment to customers that participate in games, sports, or other recreation activities. This classification includes the following uses and similar activities:
billiard hall
bowling alleys
dance hall
ice or roller skating rinks
pinball arcade or electronic game center having four or more game machines
This classification does not include race-tracks, stadiums, and outdoor arenas.
Commercial Recreation: Major. A commercial establishment that provides recreation and entertainment to customers that participate in intensive games, sports, or other recreational activities. This classification includes the following uses and similar activities:
airsoft shooting range
axe or knife throwing
go-kart racing or bumper cars
outdoor miniature or golf driving range
paintball
ORD. NO. 2025-01
smash or rage rooms
This classification does not include firearm or archery ranges, stadiums, or outdoor arenas.
P. Land use definitions, “P”.
Parking Facility, Non -residential. A parcel, or portion thereof, used or designed for daily storage of motor vehicles as the principal land use on the parcel. This classification does not include the storage of motor vehicles that are under repair or have just completed repair or impound.
Pet Stores and Pet Supplies. An establishment primarily engaged in the retail sales of domestic animals, such as dogs, cats, fish, birds, and reptiles, excluding exotic animals and farm animals, such as horses, goats, sheep, and poultry. This use also includes the retail sale of pet food and supplies, including merchandise. Veterinary services during normal business hours and/or grooming, training, and other services to small animals with no overnight boarding are permitted as accessory uses.
T. Land use definitions, “T”.
Tattoo Parlor or Shop. An establishment engaged primarily in the placing of designs, letters, figures, symbols, or other marks upon or under the skin of any person, using ink or other substances that result in the permanent coloration of the skin using needles or other instruments designed to contact or puncture skin. This classification also includes establishments that offer body-piercing services.
SECTION 15. Chapter 25, Article I, Section 25.5 1 Measurements is hereby amended to create a new Section 25.51.6 Measuring Building Transparency, as follows:
25.51.6 Measuring Building Transparency
A. Building Transparency. Building transparency shall be the percentage of the vertical surface area of ground floor and upper floor walls along the building frontage that is constructed with transparent materials, measured from finished floor to finished ceiling. This includes windows, transparent glazing, transoms, and doors.
Figure 25-14: Building Transparency
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SECTION 16. This Ordinance shall be effective 30 days following its adoption by the council. A summary of this Ordinance shall, within fifteen (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.
INTRODUCED at a regular meeting of the City Council of the City of Fairfield on the 18th day of February 2025, and
PASSED AND ADOPTED this 18th day of March 2025, by the following vote:
AYES: MEMBERS: MOY/BERTANI/CARR/PANDURO/SANDHU/TONNESEN/WILLIAMS NOES: MEMBERS: _________________________________________________ ABSENT: MEMBERS: _________________________________________________ ABSTAIN: MEMBERS: _________________________________________________
_________________________________________________
MAYOR
ATTEST:
___________________________
CITY CLERK