Local zoning · Fairfax

Fairfax — Zoning

Zoning under the Fairfax local zoning and planning code, with the controlling citations.

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Last reviewed: July 2, 2026

Overview

This page summarizes what the Town of Fairfax Zoning Ordinance (Title 17) actually requires about zoning: the named zones, what uses each allows, the most consequential dimensional/density standards, how the official Zoning Map and overlay zones are applied, and where applicants should look first. It is grounded in the Town ordinance text (Title 17) and points you to the exact controlling sections for verification.

For a quick start, see the Fairfax zoning & planning overview. For rules that interact with zoning (parking, ADUs, design review, overlays, development standards, etc.) see the linked topic pages below as you read: parking, design review, ADUs, development standards, overlay districts, and the California Building Standards Code.

How the ordinance is organized (short)

  • The Town’s zoning law is codified in Title 17: Zoning, which establishes named zones and an official Zoning Map that shows zone boundaries (§ 17.012.010 — § 17.012.020) .
  • If the map and the written boundary lists conflict, the written lists (the enumerated Assessor-parcel lists) can control in specified ways; the code explains how discrepancies are resolved (§ 17.012.030) .
  • General dimensional rules that apply across zones (setbacks, lot coverage, measuring height, floor area limits) are in the Title 17 general chapters (§ 17.040.020; § 17.22.010; § 17.136.030) .

District-by-district breakdown

Each subsection below gives the district purpose, typical permitted uses, key dimensional/density standards, and where it broadly applies. All bolded terms are pulled from the Fairfax code.

Note: design-review triggers and parking requirements are called out where the ordinance does; see the design review and parking pages for procedural detail.

RS-7.5 (Chapter 17.076): RS-7.5 single-family residential zone, medium density

  • Purpose / typical uses: Intended for single-family residences and accessory dwelling units; by-right uses are single-family dwelling and ADUs; small family day care and limited residential care permitted (§ 17.076.020) .
  • Key dimensional standards: Height generally capped at 28.5 ft / 2 stories on gentle slopes, 35 ft on steeper downhill lots (see slope rules); yards: combined front+rear 30 ft (neither less than 10 ft) and combined side yards 20 ft (neither less than 5 ft) for slopes ≤10% (§ 17.076.060; § 17.076.070) .
  • Where it applies: Specific Assessor-parcel lists in § 17.012.050 and the Town Zoning Map; map controls exact parcel zoning (§ 17.012.050; § 17.012.020) .

RS-6 (Chapter 17.080): RS-6 single-family residential zone, high density

  • Purpose / typical uses: Single-family dwellings and ADUs by right; similar accessory allowances as RS-7.5 (§ 17.080.020–.040) .
  • Key dimensional standards: Minimum lot 6,000 sq ft / 60 ft width (≤10% slope); height 28.5 ft (2 stories) generally; yards and slope adjustments in the chapter (§ 17.080.050; § 17.080.060) .
  • Where it applies: Parcels listed in § 17.012.060 and on the Town Zoning Map (§ 17.012.060; § 17.012.020) .

RD 5.5–7 (Chapter 17.084): RD 5.5-7 residential, high density

  • Purpose / typical uses: Intended to allow single-family and limited duplexes; principal uses include single-family dwellings and restricted duplexes; boarding/limited residential uses by permit (§ 17.084.020–.030) .
  • Key dimensional standards: Minimum lot 5,500 sq ft for single-family, 7,000 sq ft for duplex (≤10% slope); height 28.5 ft/2 stories (with slope exceptions up to 35 ft); front+rear combined yard 25 ft (≤10% slope) and combined side yards 15 ft (neither <5 ft) (§ 17.084.050–.070) .
  • Where it applies: Parcels listed in § 17.012.070 and the official map (§ 17.012.070; § 17.012.020) .

RM (Chapter 17.088): RM multiple-family residential zone

  • Purpose / typical uses: Designed for multi-family housing; principal permitted uses include multiple dwellings and apartments at base density stated in code (§ 17.088.020) .
  • Key dimensional/density standards:
    • Base by‑right density: 1 unit per 4,356 sq ft (i.e., ≈10 units/acre) (permitted uses) (§ 17.088.020) .
    • Conditional higher density: up to 1 unit per 3,000 sq ft by use permit (§ 17.088.030) .
    • Minimum lot area 7,500 sq ft / 60 ft width for ≤10% slope; slope-based increases and open-space per-unit minima apply (§ 17.088.050) .
    • Height: 28.5 ft / 2 stories typical; 35 ft allowed on certain downhill lots; accessory structures up to 16 ft (§ 17.088.060) .
    • Open space and parking standards spelled out in the chapter (§ 17.088.050; § 17.088.090) .
  • Where it applies: Parcels listed in § 17.012.080 and the official map (§ 17.012.080; § 17.012.020) .

RM‑S (Chapter 17.090): RM-S senior residential zone

  • Purpose / typical uses: Senior‑oriented multi-family housing; permitted density not more than ten units per acre unless General Plan/density bonus says otherwise; occupancy rules define “eligible occupancy” for seniors (§ 17.090.010–.020) .
  • Key standards: Design review required for RM‑S projects; building site, height and yard rules are in that chapter and subject to Hill Area permit rules if applicable (§ 17.090.050; § 17.072.020) .
  • Where it applies: Parcels designated RM‑S on the official Zoning Map (§ 17.012.180; § 17.012.020) .

CL (Chapter 17.092): CL limited commercial

  • Purpose / typical uses: Small-scale commercial uses with limits; building site requirements 20,000 sq ft / 75 ft width; no yards required unless parcel borders a residential zone (§ 17.092.070–.090) .
  • Height/other: Typical height rules mirror other commercial zones (28.5 ft / 2 stories standard, slope exceptions), and design standards apply for multifamily and ADUs (§ 17.092.080) .

CH (Chapter 17.096): CH highway commercial

  • Purpose / typical uses: Highway-oriented commercial; building-site 7,500 sq ft / 50 ft width; residential density above ground-floor capped at 20 units/acre unless WHO overlay applies; yards generally not required except next to residential zones (§ 17.096.080–.100) .

CC (Chapter 17.100): CC central commercial

  • Purpose / typical uses: Core downtown commercial/mixed-use; minimum residential density 20 units/acre (unless WHO overlay applies); yards generally not required except adjacent to residential zones; standard height rules apply (§ 17.100.070–.090) .

CS, CR (Chapters 17.104, 17.108): CS commercial service and CR commercial recreation

  • CS: service commercial uses with general commercial height and yard rules (§ 17.104; see code) .
  • CR: sites for private recreational facilities (golf clubs, resorts). Uses and large-lot requirements are in § 17.108.020–.030; design review usually applies (§ 17.108.010–.030) .

PDD (Chapter 17.112): Planned Development District

  • Purpose: Allows tailored development with a precise development plan; PDDs are established by ordinance and shown on the zoning map; standards for PDDs draw from the most similar underlying zone(s) or by Planning Commission resolution (§ 17.112.030–.040) .
  • Key rules: Minimum PDD size normally 5 acres (exceptions possible), and PDDs are processed by ordinance after public hearings (§ 17.112.030) .

SF‑RMP (Chapter 17.116): SF‑RMP single‑family residential master planned district

  • Purpose: Large‑lot single‑family master‑planned development with flexibility from strict yard requirements in exchange for amenity or hazard protections; parcels cannot be split below 10 acres without PD approval (§ 17.116.010–.020) .
  • Uses: One single‑family dwelling per holding; up to two ADUs allowed subject to ADU chapter (§ 17.116.030; § 17.048) .

A — Agricultural & Conservation (Chapter 17.120)

  • Purpose / uses: Agriculture (crop/tree farming, viticulture), limited livestock subject to numeric limits; yard and site standards default to combined residential district standards when A is combined with RS zones (§ 17.120.020–.030) .

UR — Upland Residential (Chapter 17.124)

  • Purpose / uses: Very-low-density single-family (one home per building site); building-site area tied to General Plan acreage; minimum width 60 ft; height and yard limits similar to other residential zones (§ 17.124.050–.070) .

WHO — Workforce Housing Overlay (Chapter 17.126)

  • Purpose: Overlay that permits increased density for qualifying affordable housing projects; design review required for residential or mixed-use development seeking extra density in WHO‑A or WHO‑B (§ 17.126.060) .
  • Where it applies: Boundaries are on the Town Zoning Overlay Map (§ 17.012.165) .

O‑A (Chapter 17.128) and PD (Chapter 17.130)

  • O‑A: open area zoning, use and boundaries enumerated in Title 17 (see § 17.128).
  • PD Public Domain: Public uses only, no site requirements normally apply; height limited to 28.5 ft unless variance (§ 17.130.060–.070) .

Quick decision‑relevant table

District Key permitted uses / density Minimum lot area / width Height Setbacks / yards Lot coverage / FAR Code reference
RS‑7.5 Single‑family, ADUs See § 17.076.050 (building site rules) 28.5 ft (typ.) Combined front+rear 30 ft; sides combined 20 ft (§ 17.076.060–.070) Residential coverage limit 35% (residential zones) § 17.076.020; § 17.076.060; § 17.076.070; § 17.22.010
RS‑6 Single‑family, ADUs 6,000 sq ft / 60 ft (≤10% slope) 28.5 ft See § 17.080.050–.070 35% (res zones) § 17.080.050; § 17.080.060; § 17.22.010
RD 5.5‑7 Single‑family; duplex on larger lots 5,500 / 7,000 sq ft (duplex) 28.5 ft (slope exceptions) Combined front+rear 25 ft; sides combined 15 ft (≤10% slope) 35% § 17.084.050–.070; § 17.22.010
RM Multi‑family: base 1 unit/4,356 sq ft; CUP for 1/3,000 sq ft 7,500 sq ft / 60 ft (≤10% slope) 28.5 ft (typ.), accessory 16 ft See § 17.088.050–.070 Open-space per-unit rules; 35% coverage in residential zones § 17.088.020; § 17.088.030; § 17.088.050; § 17.22.010
RM‑S Senior multi‑family — ≤10 units/acre See § 17.090.060 See § 17.090.070 Design review required (§ 17.090.050) See RM-S chapter § 17.090.020; § 17.090.050
CL / CH / CC Commercial uses (vary by zone) CL: 20,000 / 75 ft; CH: 7,500 / 50 ft Commercial height rules similar (28.5 ft / slope exceptions) No yards except next to residential Commercial lot coverage rules in chapters § 17.092.070; § 17.096.080; § 17.100.070
PDD / SF‑RMP / UR / A / WHO Special districts / overlays — see chapters Varies; PDDs tied to plan; SF‑RMP large‑lot rules (10 acres) Varies Varies Varies § 17.112; § 17.116; § 17.124; § 17.120; § 17.126

(Notes: general residential coverage limit 35% across residential zones (§ 17.22.010). Setbacks summarized above are subject to slope-based adjustments, waivers, and the Hill Area residential development rules where applicable; see the cited sections.)

Checklist — what an applicant must confirm before filing

  • Verify parcel’s official zoning on the Town Zoning Map and the listing in Title 17 (the map is public in Town Clerk’s office) — § 17.012.020; § 17.012.030 .
  • Confirm the use is permitted in that zone (by‑right vs. conditional use) in the zone chapter (e.g., § 17.076.020 for RS‑7.5; § 17.088.020 for RM) .
  • Check dimensional limits that apply: setbacks (§ 17.040.020), lot coverage (35% for residential — § 17.22.010), floor-area limits (§ 17.136.030) .
  • Determine if the lot is slope‑sensitive (average slope triggers HRD or different minima) — see slope rules and HRD applicability (§ 17.072.020; zone building site sections) .
  • Confirm ADU/JADU rules (number, setbacks, size) in the ADU chapter and how that interacts with zone rules — see ADU chapter (§ 17.048) and ADU page for procedure (ADUs) .
  • Confirm parking and loading requirements (off‑street parking rules are in Chapter 17.052) (parking) .
  • Confirm whether design review is required (see design review chapter; many commercial, mixed‑use and multi‑family projects trigger design review) (design review) .
  • If seeking density beyond base density (for WHO or density bonuses), verify WHO overlay rules and affordable‑housing density bonus criteria (§ 17.126; § 17.050) (overlay districts) .
  • For building systems and life-safety technical standards, coordinate with the Building Department and Title 24 (California Building Standards Code) (California Building Standards Code).
  • If a use is listed as conditional, plan for a Use Permit hearing and public notice requirements (§ 17.024.050; § 17.004.060) .

Risks & Ambiguities

Issue Why it matters What to verify
Zoning Map vs. written boundary lists The ordinance both lists parcels by Assessor book/page and keeps an official map; conflicts are handled by specific rules (§ 17.012.030) — this can change which rules apply to your parcel. Check both the official Zoning Map and the Title 17 boundary list for your Assessor parcel; if they conflict, use the rules in § 17.012.030 to determine control and confirm with Planning staff (§ 17.012.020–.030) .
Slope / Hill Area (HRD) triggers Slope or hill-area rules can require a Hill Area Residential Development permit and change minimum lot/site standards — often decisive for buildability (§ 17.072.020, cross‑refs in many zone chapters). Verify average slope calculations per § 17.010.070 and whether your lot triggers HRD requirements; if so, expect additional submittal requirements (§ 17.072.020) .
WHO overlay / density bonuses WHO can authorize higher densities or different site standards but comes with mandatory design and affordability conditions (§ 17.126). Confirm whether the parcel lies within WHO‑A/WHO‑B on the overlay map and read § 17.126.060 for design review and approval criteria; verify affordable-unit percentages required (§ 17.126) .
ADU / short‑term rental interaction ADUs/JADUs are governed by Chapter 17.048 and state ADU law; the code has special rules for short-term rentals tied to ADU creation dates. Misreading the date cutoff can cause violations (§ 17.048; ADU rules) For ADU permitting follow Chapter 17.048 exactly; check the short‑term rental carve‑outs noted (e.g., existing ADU/JADU created before Jan 1, 2020) (§ 17.048; also see short‑term rental mentions in zone chapters) .
Floor area limits and exceptions The Town caps residential floor area (max 3,500 sq ft or FAR 0.40) which may constrain additions (§ 17.136.030). Confirm whether your existing structure is grandfathered (existing >3,500 sq ft may be allowed per § 17.136.040) and whether accessory areas are excluded; see § 17.136.030–.040 .
Parking & off‑street requirements Parking minimums (Chapter 17.052) can affect project feasibility and may not be waivable in some cases; waivers exclude minimum parking in some contexts (§ 17.044.090 exclusions). Consult Chapter 17.052 for specific use parking ratios and any interaction with waivers (§ 17.052; § 17.044.090) (parking) .

Plain‑English summary

Fairfax’s zoning code (Title 17) is a classic zone‑based ordinance with named zones (RS‑7.5, RS‑6, RD, RM, RM‑S, CL, CH, CC, CS, CR, PDD, SF‑RMP, A, UR, WHO overlays, etc.) that set permitted uses and the key numbers you must follow (setbacks, height, lot area, coverage, and density). The official Town Zoning Map plus the chapter‑by‑chapter rules determine what you can build — check both, confirm slope and overlay rules, and follow the zone chapter for use and site‑specific requirements (e.g., § 17.012.020; § 17.040.020; § 17.088.020) .

Information Gaps

  • The uploaded ordinance excerpts identify parcel lists in the boundary sections but do not include a current image/URL of the Town Zoning Map file itself. The code says the map is kept in the Town Clerk’s office (§ 17.012.020) but the map image/online link is Not found in retrieved materials — Verify with the Town Clerk or Planning Department. .
  • Some zone subsections contain procedural subsections (e.g., full text of 17.088.070 Yards beyond the introductory phrase) that were not fully printed in the retrieved snippets. For parcel‑specific yard/height computations, verify with the zone chapter text and planning staff (§ 17.088.070; § 17.076.070). .
  • For the most recent map-based overlay boundaries (WHO‑A / WHO‑B), the code references an Overlay Map but the uploaded materials do not include the overlay map graphic. Check the Town’s planning counter or staff. (§ 17.012.165) .

Source References

  • Title 17, General purpose and structure — § 17.004.010 (purpose of Title 17) .
  • Zoning districts established; Zoning Map; discrepancies — § 17.012.010; § 17.012.020; § 17.012.030 .
  • General setbacks — § 17.040.020 (front 10 ft, rear 10 ft, side 5 ft) .
  • Residential lot coverage — § 17.22.010 (maximum 35% lot coverage in residential zones) .
  • ADU rules (procedures/standards cross‑reference) — Chapter 17.048 (see ADU provisions summarized in chapter) .
  • Parking / off‑street requirements — Chapter 17.052 (referenced in zone chapters) (parking) .
  • RS‑7.5 chapter — Chapter 17.076; principal uses and yards/height rules § 17.076.020; § 17.076.060–.070 .
  • RS‑6 chapter — Chapter 17.080; building site & height § 17.080.050; § 17.080.060 .
  • RD 5.5‑7 chapter — Chapter 17.084; lot area and yards § 17.084.050–.070 .
  • RM chapter — Chapter 17.088; permitted densities § 17.088.020; § 17.088.030; § 17.088.050–.070 .
  • RM‑S chapter — Chapter 17.090; permitted density and design review § 17.090.020; § 17.090.050 .
  • Planned Development District (PDD) chapter — Chapter 17.112; standards and procedures § 17.112.030–.040 .
  • SF‑RMP chapter — Chapter 17.116; master plan and uses § 17.116.010–.030 .
  • Workforce Housing Overlay — Chapter 17.126; design review and additional procedures § 17.126.060 .
  • Floor area and FAR caps — § 17.136.030 (max floor area 3,500 sq ft, FAR 0.40) .
  • Waiver authorities (setbacks, lot coverage, height limited waivers) — § 17.044.090–.100 .

(Selected citations above are to the exact Town code sections quoted in the retrieved Title 17 text; consult those sections for complete wording and exceptions.)

Sources

Retrieved passages

  • CFC § 17.60.060 (§ 17.60.060) High relevance
  • Fairfax Zoning Code (§ 17.088.030) High relevance
  • Fairfax Zoning Code (Chapter 17.044) High relevance
  • Fairfax Zoning Code (section an) High relevance
  • Fairfax Zoning Code (section an) High relevance
  • Fairfax Zoning Code (§ 17.090.010) High relevance
  • Fairfax Zoning Code (CHAPTER 17.004) High relevance
  • CBC § 17.66.040 (Chapter 17.048) High relevance
  • CBC § 17.44.040 (§ 17.44.040) High relevance
  • CBC § 17.084.060 (§ 17.084.060) High relevance
  • Fairfax Zoning Code (§ 17.080.040) High relevance
  • Fairfax Zoning Code (Chapter 17.138) High relevance
  • Fairfax Zoning Code (§ 17.084.040) High relevance
  • Fairfax Zoning Code (CHAPTER 17.076) High relevance
  • Fairfax Zoning Code (§ 17.044.100) High relevance
  • CBC § 17.46.050 (section shall) High relevance
  • CBC § 17.46.050 (section shall) High relevance
  • CBC § 17.40.050 (§ 17.40.050) High relevance

Cited sections

Frequently asked questions

What can I build on an R‑1/RS‑7.5 lot in Fairfax?

Fairfax uses RS‑7.5 for medium‑density single‑family lots. The chapter permits one single‑family dwelling and accessory dwelling units, small family day care and limited residential care by right; conditional agricultural and other uses are listed in the chapter. Dimensional rules (yards and height) are in § 17.076.060–.070 and general setbacks apply (§ 17.040.020) .

What are Fairfax setback requirements for homes?

The Town’s general setbacks are front 10 ft, rear 10 ft, side 5 ft unless a zone chapter says otherwise or a variance/waiver is granted; many residential zones set combined yard minima adjusted for slope — see § 17.040.020 and the specific zone chapter (e.g., § 17.076.070 for RS‑7.5) .

How does the official Zoning Map interact with the code text?

Title 17 requires an official Zoning Map that shows zone boundaries and must be kept current at the Town Clerk’s office; the code also lists boundaries by parcel. If there’s a discrepancy, the code specifies how to resolve it — see § 17.012.020 and § 17.012.030 (Verify with Planning staff for parcel‑specific conflicts) .

Do I need design review for a multifamily or commercial project?

Many multifamily and commercial projects are subject to the Town’s design review rules. The Design Review Chapter sets criteria and applicability — multi‑family, mixed‑use, and projects in certain zones or overlays typically trigger design review; see § 17.020.030–.040 and the specific zone chapter (e.g., RM, RM‑S, CC) (design review) .

Can I build an ADU in Fairfax?

Yes. ADUs and JADUs are regulated by Chapter 17.048; most residential and some mixed‑use zones allow ADUs subject to the code’s size, setback, and parking rules. The ADU chapter also notes when ADUs affect short‑term rental allowances — check Chapter 17.048 and state ADU law (ADUs) .

What density can I expect in an RM lot?

Base permitted density in the RM zone is 1 living unit per 4,356 sq ft by right; higher density (up to 1/3,000 sq ft) is allowed by use permit if consistent with General Plan and other findings (§ 17.088.020–.030) .

How does slope affect minimum lot area and building height?

Many zones adjust minimum lot area, width and yard standards based on average slope. For example, RD 5.5‑7 and RM increase minimum area as slope increases and allow taller structures on downhill lots under specified conditions. Check the zone’s building site and height sections and the slope‑calculation rules in § 17.010.070 (§ 17.084.050; § 17.088.060) .

Where are parking requirements spelled out?

Off‑street parking and loading ratios are in Chapter 17.052; zone chapters reference that chapter for required parking quantities and any site‑specific exceptions (parking) .

If my parcel lies in a WHO overlay, can I get more density?

The WHO overlay (WHO‑A / WHO‑B) provides a pathway to increased residential density for qualifying workforce/affordable projects but requires meeting affordability, design‑review and other criteria in Chapter 17.126 (§ 17.126.060) — verify overlay boundaries on the Town Overlay Map and consult staff early (overlay districts) .

How does Fairfax limit house size?

Fairfax caps residential floor area: maximum floor area 3,500 sq ft and maximum FAR 0.40 for single‑family/duplex lots; some accessory areas and qualifying ADUs are excluded from the cap. See § 17.136.030 for calculations and exceptions (§ 17.136.030) . ---

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