Local zoning · Fairfield

Fairfield — Land Use

Q: What can I build on an R‑LM (RLM) lot in Fairfield?

Uses on RLM lots are determined by Table 25‑1 ; typical permitted entries include single‑family housing, accessory uses, and specified multifamily types where noted. If the table shows a “C” next to a use, a Conditional Use Permit under § 25.40.6 is required. See § 25.20.2 and Table 25‑1 for the exact P/C/- listing.

Q: How do I know if a use is “permitted” or “conditional”?

Open the use table for your district (e.g., Table 25‑1 for residential or Table 25‑H1 for the Heart). “P” = permitted; “C” = conditionally permitted (requires a CUP per § 25.40.6 ); “-” = not permitted. The ordinance explains this classification in § 25.20.2 .

Q: What about properties that were annexed from the county — can their existing uses continue?

The Train Station Specific Plan and § 25.46 provide transition rules: legally established county uses at annexation may become legal nonconforming uses and can continue within limits (often with interim permit deadlines). Specific requirements and time limits are in the annexation provisions and § 25.46 .

Land Use under the Fairfield local zoning and planning code, with the controlling citations.

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Last reviewed: July 2, 2026

Overview

This page summarizes what the Fairfield Zoning Ordinance (commonly organized as Title 25) says about land use: how the code classifies permitted and conditional uses, where to find the use tables, how the ordinance treats specific zoning districts and overlays, and which development standards apply. The governing rules for uses are in the Zoning Ordinance tables (e.g., Table 25-1, Table 25‑H1, Table 25‑11, Table 25‑13) and the companion development tables referenced throughout Title 25. See the ordinance definitions and process rules for Conditional Use Permits and nonconforming uses when a use is marked “C” or “-.” § 25.20.2 and related development sections explain the organization and permit meaning.

Note: when the ordinance points to a table (for example Table 25-1 for residential uses), that table is the operative list of “P” (permitted), “C” (conditional), or “-” (not permitted). The code cross-references other rules (parking, development standards, overlays) that must also be met. § 25.20.2; § 25.20.3.

(First time the page mentions these related topics they are linked in-line for quick navigation: see Fairfield Development Standards, Fairfield Parking, Fairfield Design Review, Fairfield Overlay Districts, Fairfield ADUs, California Building Standards Code, Fairfield Nonconforming Uses, and Fairfield Variances and Exceptions.)

How the Ordinance organizes uses (quick rules)

Permitted uses (“P”) — allowed without discretionary approval, but must comply with all applicable provisions of Title 25 and referenced tables. See § 25.20.2.
Conditionally permitted uses (“C”) — require a Conditional Use Permit (the CUP rules and findings are in § 25.40.6). The City has discretion to approve, condition or deny.
Not permitted (“-”) — uses marked “-” are not allowed; uses not listed are also not allowed unless an explicit exemption applies (§ 25.10.6).
Regulations for specific uses — many table entries point to additional code sections or footnotes that impose supplemental standards (e.g., parking, screening, acreage limits). See the referenced table footnotes and applicable articles.

District-by-district breakdown (purpose, typical permitted uses, where it points in the code)

Note: In many places the ordinance does not reproduce the full numeric development standards in prose; it points to the tables. When a table or numeric standard is not shown in the provided materials, the page states "Not found in retrieved materials" and points you to the exact table or section to consult.

Residential districts — RVL, RL, RLM, RM, RH, RVH

Purpose: accommodate the range of residential densities and housing types (very low to very high), with RLM and RM providing small‑lot and multifamily options. See § 25.20.2 (Allowed uses and permit requirements for residential districts) and the introductory development rules in § 25.20.3.
Typical permitted uses: single‑family homes, multifamily housing (where allowed), accessory structures and Accessory Dwelling Units per City rules and state ADU law (ADU rules referenced in code: § 25.20.3 and Section 25.20.4.11) — the specific “P/C/-” status for each use is in Table 25-1: Residential District.
Key dimensional / development standards: The ordinance directs you to Table 25-2, Table 25-3, Table 25-4, Table 25-5, and Table 25-6 depending on district and density suffix; those tables contain setbacks, lot area, lot width, height, and separation standards. For small‑lot rules and alternative multifamily regulations see § 25.20.3.2. Numeric values are in the referenced tables.
Where it applies: The Train Station Specific Plan and other specific plans map certain planning areas to these base districts and then direct compliance with the tables above (e.g., the Specific Plan repeatedly instructs “use Table 25‑1 for RLM/RM/RH/RVH standards”). See the Train Station Specific Plan references to Table 25-1 and Tables 25-3–25-6.

If you need the exact numeric setbacks, lot sizes, or height limits for a particular residential district, consult the specific Table (25‑2 through 25‑6) referenced by § 25.20.3 — Not found in retrieved materials as full numeric text here.

Heart of Fairfield / Downtown districts — HD, HDC, HO, HWT, HTD, HR, HPF

Purpose: implement Heart of Fairfield plan objectives (mixed‑use, transit-oriented and downtown‑supporting uses). The ordinance defines the Heart of Fairfield districts and provides a Heart‑specific use table Table 25‑H1. § 25.23.2 organizes allowed uses for the Heart of Fairfield.
Typical permitted uses: a broad mix of retail, service, office (subject to restrictions), upper-floor residential, hospitality and transit‑supporting uses — the exact “P/C/-” for each use is in Table 25‑H1 (Heart of Fairfield Land Use).
Key dimensional / development standards: Heart districts point to specialized development tables such as Table 25‑H5 (single family/development regulations in the Heart) and include plan‑specific notes (amenity zone, transparency, on‑street parking allowances). For example, certain parking credits and amenity zone rules are footnoted in Heart tables. See Table 25‑H5 and its footnotes.
Where it applies: Downtown/Heart plan area; consult the Heart tables for ground‑floor vs upper‑floor distinctions and special storefront/transparency requirements. For parking and public zone credits, see the Heart table footnotes.

Commercial districts — CN (Neighborhood/Community Commercial), CM, HD, HDC

Purpose: provide for neighborhood‑serving retail, community commercial uses, and mixed‑use opportunities. The ordinance lists permitted commercial uses in the general use tables (e.g., Table 25‑9 for CN in the Specific Plan context). The Train Station Specific Plan and other plan chapters direct which commercial table applies to mapped areas.
Typical permitted uses: neighborhood retail, food service, professional offices, personal services; some higher‑impact commercial (bars, entertainment) are often listed as conditional or require specific plan approval. The Specific Plan explicitly allows certain conditional uses (e.g., public library, entertainment with food service, bar) in the South Lake Activity Core as additions to the CN list — see the Specific Plan’s land use provisions.
Key standards / references: commercial projects must comply with the CN/CM development standards and with HDC/HD requirements when located in the Heart of Fairfield; parking is controlled via the city’s parking standards and Heart table footnotes. See the CN/CM tables and the referenced development standards.

Industrial districts — IL (Limited Industrial), IG (General Industrial)

Purpose: accommodate manufacturing, warehousing, distribution, and limited office/support uses. The Train Station Specific Plan and other plan areas map which portion is IL vs IG and state that permitted uses follow Table 25‑11 (IL) and the IG/IL tables.
Typical permitted uses: light manufacturing, warehousing, logistics, and support services; heavy or nuisance uses may be restricted or conditional. Specific allowances (e.g., mini‑warehouses) are sometimes treated as prohibited in certain plan areas. See Table 25‑11 and the Specific Plan notes.

Public, Recreation and Agriculture — REC, PF, AG, OSC

Purpose: parks, public facilities, agricultural lands and open space conservation parcels; uses and accessory activities are listed in Table 25‑13 (REC) and public facilities tables; agricultural uses have special allowances (including farm employee housing).
Typical permitted uses: parks and recreation facilities in REC; schools and government facilities in PF; active agriculture and accessory farm residences in AG; conservation and interpretative centers in OSC (with CUP for some uses). Note limits on farm employee housing location and standards in the Agricultural section.

Quick decision table — selected code references (high‑value lookups)

Topic / Decision	What to check in the Ordinance	Code Reference
Is a use allowed on my parcel?	Find the parcel’s zoning district, then check the corresponding use table (Table 25‑1 for residential tables, Table 25‑H1 for Heart, Table 25‑11 for IL, Table 25‑13 for REC, etc.). “P” = permitted, “C” = conditional (CUP required), “-” = not permitted.	§ 25.20.2; Table 25‑1; Table 25‑H1.
If the table shows “C” (Conditional)	You must obtain a Conditional Use Permit; review criteria and process are in the CUP section.	§ 25.40.6; explanatory text in use tables.
Dimensional standards (setbacks/height/lot sizes)	Check the numeric development tables referenced by district (e.g., Tables 25‑2 through 25‑6 for residential, Table 25‑H5 for Heart).	§ 25.20.3 and tables 25‑2→25‑6; Table 25‑H5.
Special plan / overlay rules	If property lies in a Specific Plan/Planned Development Overlay the Specific Plan text overrides or supplements base district use lists and standards.	Train Station Specific Plan provisions (see text referencing Table 25‑1, etc.).
Nonconforming or annexed uses	Review the nonconforming rules and special annexation transition rules in § 25.46 (and Specific Plan annexation rules).	§ 25.46 and transition rules in the Specific Plan.

Checklist (what an applicant must satisfy when proposing a land use change / new use)

Verify the parcel’s base zoning (e.g., RLM, RM, CN, IL) and any Specific Plan or overlay that applies. (See the Zoning Map and overlay references in Title 25.)
Look up the use in the correct table (e.g., Table 25‑1, Table 25‑H1, Table 25‑11) and confirm the symbol: P, C, or -. § 25.20.2.
If the use is C, prepare a Conditional Use Permit application and demonstrate the CUP findings in § 25.40.6.
Confirm dimensional and design standards in the district’s development table (setbacks, height, lot coverage, FAR where applicable) — consult the referenced tables (e.g., Table 25‑2 → 25‑6, Table 25‑H5). § 25.20.3.
Confirm parking requirements pursuant to the City parking standards and any Heart/Specific Plan parking credits or alternatives. See Fairfield Parking.
Check overlay or Specific Plan requirements (e.g., Train Station Specific Plan) for additional prohibitions or allowed conditional uses (some plan areas prohibit mini‑warehouse new development even if allowed elsewhere).
If the project triggers design review, consult Fairfield Design Review and Heart Plan design rules.
If the use is accessory dwelling related, follow the ADU standards and state ADU law; consult Fairfield ADUs and the ordinance cross‑references (Section 25.20.4.11).

Risks & Ambiguities

Issue	Why it matters	What to verify
Use not listed on the table	Title 25 says uses not listed are not allowed except narrow exemptions (Section 25.10.6). You may not assume similarity with listed uses.	Verify whether an “exemption” applies or whether a text amendment/rezoning is required; consult § 25.10.6. Not found in retrieved materials: full text of § 25.10.6 in provided snippets.
Parcel inside a Specific Plan / Planned Development	The Specific Plan can modify permitted uses or prohibit otherwise-allowed uses (e.g., mini‑warehouses prohibited in several Specific Plan areas).	Verify the plan map and the Specific Plan text for that Planning Area; check the plan’s instructions to use a particular Table (e.g., “uses in Table 25‑1 for RL/RLM/RM…”) and any listed prohibitions.
“C” in table = discretionary review	Conditional uses require a CUP (approval is discretionary) and may be conditioned or denied based on findings.	Prepare a robust CUP submittal addressing the criteria in § 25.40.6 and the use‑specific standards referenced in the table.
Nonconforming uses and annexation transitions	Uses legally established before code or annexation may continue but are subject to nonconforming rules and deadlines for interim permits.	Check the nonconforming provisions in § 25.46 and the specific annexation transition rules in the Train Station Specific Plan.
Numeric development standards not reproduced in plan text	Many ordinance sections direct you to numeric tables (e.g., Table 25‑3 through Table 25‑6) that are the controlling source.	Consult the precise Table 25‑# referenced by the district (these tables contain the exact setbacks, heights, etc.). If you don’t have the table text, request it from the City. Not found in retrieved materials: full numeric values for multiple tables.

Plain-English Summary

Fairfield’s land‑use rules are table‑driven: find your parcel’s zoning and any specific‑plan overlay, then check the corresponding use table (e.g., Table 25‑1 for residential, Table 25‑H1 for the Heart of Fairfield). “P” means allowed, “C” means you need a Conditional Use Permit, and “-” means not allowed. The tables also point to the development standard tables (setbacks, heights, parking) you must meet; many specific plan areas add or limit uses beyond the base zoning. § 25.20.2, § 25.20.3, and the Heart and Specific Plan articles are the starting points.

Source References

Fairfield Zoning Ordinance, Allowed Uses / Permit Requirements: § 25.20.2 (includes Table 25‑1 explanation).
Fairfield Zoning Ordinance, General Development Regulations and Small‑lot rules: § 25.20.3 and § 25.20.3.2.
Heart of Fairfield allowed uses and Heart tables: § 25.23.2 and Table 25‑H1 / Table 25‑H5 (development regs and footnotes).
Explanation of use table symbols (P, C, -), conditional uses and CUP cross‑reference, and Table 25‑H1 extraction: (use table guidance and CUP pointer) § 25.20.2; CUP rules § 25.40.6.
Train Station Specific Plan land use rules and mapping to the Zoning Ordinance tables (specific planning area permitted/prohibited uses and development rules). Notation that several Planning Areas refer to Table 25‑1 and Tables 25‑3→25‑6.
Nonconforming use rules and annexation transition guidance: § 25.46 and Train Station Specific Plan nonconforming provisions.
Agricultural/farm employee housing rules and limits (examples of use‑specific rules): Agricultural section text and limits on siting and conditions.

If you want the exact numeric values for setbacks, lot sizes, heights, or parking counts for a specific district (e.g., RLM6 lot dimensions per Table 25‑3), I can extract those table values from the ordinance file and insert them verbatim — tell me the parcel's zoning designation or the table you want (for example “Table 25‑3” or “Table 25‑H5”) and I will fetch the precise numbers.

Sources

Retrieved passages

Fairfield Zoning Code (Section 4.A.4) High relevance
Fairfield Zoning Code (Chapter 5) High relevance
Fairfield Zoning Code High relevance
Fairfield Zoning Code (Section 4.A.4) High relevance
Fairfield Zoning Code (Section 4.A.4) High relevance
Fairfield Zoning Code (Chapter 5) High relevance
Fairfield Zoning Code (Section 6.4.1) High relevance
Fairfield Zoning Code (Section 4.A.4) High relevance

Cited sections

Official Fairfield code library

Frequently asked questions

What can I build on an R‑LM (RLM) lot in Fairfield?

Uses on RLM lots are determined by Table 25‑1; typical permitted entries include single‑family housing, accessory uses, and specified multifamily types where noted. If the table shows a “C” next to a use, a Conditional Use Permit under § 25.40.6 is required. See § 25.20.2 and Table 25‑1 for the exact P/C/- listing.

What are Fairfield setback and lot‑size requirements for residential zones?

The code points you to the development tables for exact numeric standards: Table 25‑2 through Table 25‑6 contain setbacks, lot area, width, and height for the residential zones; these tables are referenced by § 25.20.3. The ordinance text directs you to the specific table for your density suffix (for example RLM with a density suffix uses Table 25‑3). Not found in retrieved materials: the full numeric figures reproduced inline here — consult the cited table.

How do I know if a use is “permitted” or “conditional”?

Open the use table for your district (e.g., Table 25‑1 for residential or Table 25‑H1 for the Heart). “P” = permitted; “C” = conditionally permitted (requires a CUP per § 25.40.6); “-” = not permitted. The ordinance explains this classification in § 25.20.2.

Do Specific Plans change the base zoning allowed uses?

Yes. The Train Station Specific Plan and other specific plans explicitly map planning areas to base zoning districts but also add, prohibit, or condition certain uses (for example, several Specific Plan areas prohibit new mini‑warehouse facilities even if the base zone elsewhere might allow them). Always read the specific plan text for the Planning Area that includes your parcel. See the Specific Plan land use sections that reference Table 25‑1 and related tables.

If a table doesn’t list my business, can I still apply?

No — “uses not listed” are not allowed unless an exemption in § 25.10.6 applies. The safe path is to request a zoning interpretation from the Community Development Department or pursue a zoning amendment. See § 25.20.2 and the exemptions language.

What is a Conditional Use Permit in Fairfield and where are the findings?

A Conditional Use Permit (CUP) is the discretionary approval required for uses marked “C” in the use tables. CUP findings and procedures are in § 25.40.6 (the tables point to that section). Prepare to address the CUP criteria when you submit.

How are parking requirements handled for new uses?

Parking requirements are specified elsewhere in Title 25’s parking article and sometimes modified in Heart tables (e.g., credits for on‑street parking or proximity to public parking). Consult the City’s parking standards and the Heart table footnotes. See Fairfield Parking.

What about properties that were annexed from the county — can their existing uses continue?

The Train Station Specific Plan and § 25.46 provide transition rules: legally established county uses at annexation may become legal nonconforming uses and can continue within limits (often with interim permit deadlines). Specific requirements and time limits are in the annexation provisions and § 25.46.

Does Fairfield treat accessory dwelling units (ADUs) differently?

The ordinance references accessory dwelling standards (see Section 25.20.4.11 and the related development rules) and also interacts with state ADU law. Consult the ADU article and the City’s ADU page for process and objective standards. See Fairfield ADUs and the ordinance cross‑reference in § 25.20.3.

When is design review required?

Design review is triggered by district or specific plan requirements (for example in Heart or Specific Plan areas) and whenever a project’s type or size meets thresholds in the design review article. Check the applicable design requirements in the district’s development tables and the Heart/Specific Plan design notes, and consult Fairfield Design Review.

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