SECTION 25.24
INDUSTRIAL ZONING DISTRICTS

Sections:

25.24.1    Description of Industrial Zoning Districts

25.24.2    Allowed Uses and Permit Requirements

25.24.3    General Development Regulations

25.24.4    Specific Regulations

25.24.1 Description of Industrial Zoning Districts

This Section provides regulations applicable to development and new land uses in the industrial zoning districts established by Section 25.12.2 (Zoning Districts Established). The purposes of individual industrial zoning districts are as follows:

A.    IBP (Industrial Business Park) District. The IBP District is intended for master-planned business and industrial parks in campus-like settings. This district is suitable for administrative and professional offices, research and development parks, limited distribution, light manufacturing, and assembly operations. Commercial uses are generally limited to business support services and accessory sales for goods produced on-site. The IBP zoning district is consistent with the Business and Industrial Park land use category of the General Plan.

B.    IL (Limited Industrial) District. The IL zoning district is intended for lands appropriate for low-intensity, light and medium industrial activities. Typical uses include assembly and fabrication industries, warehousing, distribution centers, administrative offices, and business support services. The IL zoning district is consistent with the Limited Industrial land use category of the General Plan.

C.    IG (General Industrial) District. The IG district is intended for lands appropriate for medium and heavy manufacturing and industrial activities with direct access to major transportation routes such as arterial roads, freeways, and rail service. The IG district allows a wide range of intense manufacturing and industrial uses and is consistent with the General Industrial land use category of the General Plan.

D.    ITP (Industrial Technology Park) District. The ITP district is intended for lands suitable for technology production and development, such as biotechnology, software and hardware development, and electronics. Sites appropriate for this designation should have readily available utilities, fiber optic availability, and be characterized by large contiguous properties. The ITP district is consistent with the Industrial and Technology Park designation in the General Plan.

25.24.2 Allowed Uses and Permit Requirements

A.    Permitted land uses. The land uses allowed by this Zoning Ordinance in industrial zoning districts are identified in the following tables as:

1.    “Permitted” land uses are indicated by a “P” on Table 25-11. Permitted land uses are allowed on a property without discretion by the City, subject to compliance with all applicable provisions of this Ordinance.

2.    “Conditionally Permitted” land uses are indicated by a “C” on the tables and are allowed only with the approval of a Conditional Use Permit (Section 25.40.6). These uses are subject to all applicable provisions of this Ordinance as are permitted uses. However, the City has discretion to approve, approve with conditions, or deny a Conditional Use Permit application. The decision on a Conditional Use Permit is based upon the circumstances of an individual case and the criteria in Section 25.40.6.

B.    Uses not permitted or not listed. Land uses not permitted are those indicated by a “-” on the table. Land uses not listed on the tables are not allowed, except as provided in Section 25.10.6 (Exemptions from Zoning Ordinance Requirements).

C.    Regulations for specific uses. Where a column in the following tables includes a reference to a section number or footnote, regulations in the referenced section or footnote apply to the use. However, provisions in other sections of this Zoning Ordinance or City Code may also apply.

D.    Ancillary Uses. Ancillary uses are those secondary activities associated with a primary land use directly associated with and supporting said primary permitted or conditionally permitted land use. Ancillary uses and activities typically require a minor portion of the square footage or space in a business premises, impose no additional impacts on land use patterns, building design, parking requirements, or outdoor storage. Examples of ancillary uses include, but are not limited to, small factory stores associated with an active manufacturing plant, on-site childcare facilities, etc.

 

 

P

Use Permitted

 

Table 25-11: Industrial District Land Use Regulations 

C

Conditional Use Permit

 

 

 

-

Not Permitted

 

 

Zoning District

Additional Regulations

Use

IBP

IL

IG

ITP

 

Industry

Aquaculture

-

C

-

-

Section 25.32.15

Commercial Cannabis Business, Manufacturing

P

P

P

-

Chapter 10E

(Commercial Cannabis Business)

Note 8

Commercial Cannabis Business, Testing Lab

P

P

P

-

Chapter 10E

(Commercial Cannabis Business)

Note 8

Handicraft shop

P

P

-

-

 

Industrial services

-

P

-

-

 

Laboratory, processing

P

P

P

P

 

Manufacturing and Assembly:

 

 

    Light

P

P

P

P

Note 1

    Medium

C

P

P

C

 

    Heavy

-

-

P

-

 

    with outdoor processing/storage of raw materials

-

C

C

-

 

Recycling Collection and Processing Facility

-

C

C

-

Section 25.24.4.2

Scrap and salvage operation

-

-

C

-

 

Wholesale, Storage and Distribution:

 

 

    Light or medium

C

P

P

C

 

    Heavy

-

C

P

C

 

 

Education and Training

Child daycare center

C

C

-

-

 

Adult Day Care

C

-

-

-

 

School, business

P

P

-

-

 

School, college or university (private)

P

P

-

-

 

School, personal and social development

P

-

-

-

 

School, vocational

C

C

C

-

 

 

Entertainment and Recreation Related

Adult entertainment business

-

P

-

-

Section 25.32.2

Athletic club

P

C

-

-

 

Fitness Studio

P

C

 

 

 

Stadium or arena

-

C

-

-

 

 

Food Service

Catering services

-

P

-

-

 

Food and beverage sales

P

P

-

-

 

Restaurant, counter service

P

P

-

C

 

Restaurant, table service

P

P

-

C

 

Drive-through sales (with any food service)

C

C

-

-

Section 25.22.4.1

 

General Service

Auction (indoor)

-

C

-

-

 

Business support services

P

P

-

-

 

Commercial Cannabis Business, Retail

P

P

-

-

Chapter 10E

(Commercial Cannabis Business)

Notes 7, 8

Collection Containers

-

P

-

-

 

Equipment rental (outdoor)

-

C

-

-

 

Hotel/motel

C

-

-

-

Section 25.22.4.2

Hotel/motel-Extended Stay

C

-

-

 

Section 25.22.4.2

Mini-storage: Exterior

-

C

-

-

 

Mini-storage: Interior

C

C

-

-

Note 9

 

Health and Veterinary Services

Ambulance service

-

P

-

-

 

Animal hospital

-

C

-

-

 

Animal kennel

-

C

-

-

 

Emergency medical care

P

P

-

-

 

Hospital

C

-

-

-

Note 6

 

Offices and Financial Institutions

Banks

C

C

-

C

 

Coworking Space

P

-

-

-

 

Office, Administrative, business, and professional

P

P

P

P

 

Office, Government

P

C

-

-

 

Office, Medical and dental

C

C

-

-

 

Research and development

P

P

P

P

 

 

Public, Quasi-public, and Assembly Uses (Note 2)

Church or other place of worship

P

P

-

-

Section 25.24.4.1

Club, Lodge, or Meeting Hall

P

-

-

-

 

Community Center/Banquet Hall

P

-

-

-

 

Corporation yard

-

P

C

-

 

Public safety facility

-

P

P

-

 

Utilities, Public or quasi-public utilities - major

C

C

C

-

 

Utilities, Public or quasi-public utilities - minor

P

P

P

-

 

 

Other Uses and Temporary Uses and Events

Accessory use, non-residential

P

P

P

P

 

Assisted Living Facility

C

-

-

-

 

Building or landscape material sales

-

C

C

-

 

Contractor’s yard

-

C

C

-

 

Residential caretaker unit

C

C

C

-

Note 3

Homeless Shelter

-

C

-

-

Section 25.24.3

Temporary uses and events

See Section 25.32.8

 

 

Transportation and Communication

Antenna or communication facility

P

P

-

-

 

Helipad

C

C

C

C

 

Heliport

-

-

C

-

 

Moving and Drayage Service

-

C

-

-

 

Parking facility, non-residential

C

P

P

C

 

Private transportation service

-

P

-

-

 

Transit station or terminal

C

C

C

C

 

Truck stop

-

-

-

-

 

 

Vehicle Sales and Service

Automobile and vehicles major repair

-

C

-

-

 

Large truck and machinery - sales and leasing

-

C

-

-

 

Recreational vehicle sales and service

-

C

-

-

 

Service station

C

C

C

-

Note 4

Vehicle storage or impound yard

-

C

-

-

Note 5

Notes:

(1)    Uses meeting the “Manufacturing and Assembly, Light and Medium” definitions shall include biotechnology, software/hardware development, electronics, and similar technologies.

(2)    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.

(3)    Only one residential caretaker unit shall be permitted per property. The unit shall be located within a principal building on the site and/or completely screened.

(4)    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.

(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 or vehicle storage or impound yard.

(6)    Hospitals shall not be approved within 1/4 mile of a public elementary or secondary school.

(7)    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.

(8)    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 defined 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.

(9)    “Mini-storage: Interior” uses shall not be permitted within a ½ mile radius of an existing facility in the IBP District.

(Ord. No. 2008-08, § 2; Ord. 2009-15, § 2; Ord. No. 2011-03, § 2; Ord. No. 2012-04, § 2; Ord. No. 2012-15, § 2; Ord. No. 2013-07, § 2; Ord. No. 2014-03, § 2; Ord. No. 2016-08, § 2; Ord. No. 2017-06, § 7; Ord. No. 2017-08, § 2; Ord. No. 2018-04, § 2; Ord. No. 2020-06, § 3; Ord. No. 2020-14, § 6; Ord. No. 2023-04, § 8; Ord. No. 2024-07, § 3.)

25.24.3 General Development Regulations

All new development, subdivisions, establishment of new land uses, and alterations to existing land uses, structures and site improvements, shall be designed and constructed in compliance with the regulations in the following Table, except those activities and land uses specified in Section 25.10.6 (Exemptions from Zoning Ordinance Requirements). Additional Zoning Ordinance regulations may apply as referenced in the tables, as well as other City Code regulations City Standards, Specifications and Details, or regulations of another local agency, special district, and State or Federal agency.

Table 25-12: Industrial District Development Regulations

Regulations

Zoning District

 

Applicable

Sections and Footnotes

(all figures are minimums measured from property lines and in linear feet, unless otherwise indicated)

IBP

IL

IG

ITP

Site Planning

Floor Area Ratio (maximum percent of net lot area)

1.0

0.6

0.6

1.5

Note 1

Lot Area (for new subdivisions only)

1 acre

1 acre

2 acres

30 acres

Note 2,3,4

Lot Dimensions

 

Note 2

    Width

150’

150’

200’

500’

 

    Depth

200’

200’

300’

1,000’

 

Landscape Areas

 

Note 2

    Along any frontage abutting a roadway

15’

10’

15’

15’

Note 5

    Along interior property lines

 

 

    . . . Minimum

5’

5’ within 75’ of a street frontage, and abutting automobile parking areas

 

    . . . Adjacent to residential zoning district or use

10’

10’

10’

15’

 

    Between buildings and vehicle aisles/parking

10’ along elevations facing a roadway or providing the primary entry to a tenant space ; 5’ in other areas where parking or a drive aisle is adjacent to a bldg; 0’ in loading or service areas not visible from a roadway.

 

    Street trees (average spacing along a frontage)

1 tree for each 20 feet of street frontage

 

Buildings

Setbacks

 

Note 2

    Front and Street Side Yard

25’

20’

25’

25’

 

    Interior side and rear yards

 

 

    . . . Minimum

0’ or as required to meet applicable building and fire codes

 

    . . . Adjacent to residential zoning district or use

25’, plus 1’ setback for each 1’ of building height over 35’

 

    Rear yard abutting roadway

20’

15’

20’

20’

 

    Adjacent to creek

See Article VIII (Creekside Protection)

Note 6

Building Height Limits

50’

50’

50’

70’

Note 7

Notes:

(1)    An increase in the Floor Area Ratio is allowed with approval of a Conditional Use Permit (see Section 25.40.6).

(2)    Parcels within an integrated development may vary from the minimum lot size and dimensions, setbacks, and landscape areas with recordation of cross easements to guarantee common maintenance of all parking and landscape areas.

(3)    In subdivisions with four or more lots, up to 25 percent of the lots in a new subdivision may be minimum 1/2 acre lots.

(4)    Required street frontage landscaping shall also be provided along property lines abutting a highway or freeway right-of-way.

(5)    Article VIII (Creekside Protection) requires a stream environment zone to be dedicated to the City (up to 200 feet in width) along all or a portion of Jameson Canyon, American Canyon, Green Valley, Suisun, Ledgewood, Dan Wilson, and Laural Creeks. Refer to that section for the specific requirements.

(6)    An increase in building height is allowed with approval of a Conditional Use Permit (see Section 25.40.6).

(7)    In addition to the regulations identified above, the City may enforce the provisions of any Codes, Covenants, and Restrictions to which it is a party.

25.24.4 Specific Regulations

25.24.4.1 Churches in the Limited Industrial Zoning District

Churches and other places of worship in the Limited Industrial (IL) zoning district shall only be allowed in an existing multi-tenant building and shall meet the following requirements:

A.    Location requirement. The church shall be located at least 2,000 feet from a General Industrial (IG) zoning district.

B.    Occupancy and use. The church shall not be the principal use of its building. The assembly occupancy (sanctuary seating) shall not exceed 299 persons and shall not include facilities for child day care, preschools, or schools.

C.    Hours of operation. Hours of operation of the church use shall not conflict with other uses in the building with regard to noise, parking, and building safety. The following standards shall be met to ensure compliance:

1.    The church use shall comply with the interior noise level standards for a church identified by the Health and Safety Element of the General Plan.

2.    Church uses shall comply with the Uniform Building Code requirements for A-3 (assembly) occupancies within the same building as an H (hazardous) occupancy and all applicable fire code requirements.

D.    Parking. Parking shall be provided as required by Section 25.34 of this Ordinance (one space for each four seats in auditorium). However, if the church use will not operate at the same time and day of the week as other uses within the building, this requirement may be satisfied through a shared parking program. The overall parking ratio for the building, including the proposed church, must be a minimum of one space for each 500 square foot of gross floor area.

E.    Additional public notice. Notice and hearings shall comply with Section 25.43 (Public Hearings) except that distribution of the public notice shall include all owners of real property and all tenants within 500 feet of the parcel. (Ord. No. 2016-08, § 2.)

25.24.4.2 Recycling Collection and Processing Facility

The purpose of this Section is to ensure that the establishment of Recycling Collection and Processing Centers does not adversely impact land uses in the vicinity of the facility. The intent is to minimize land use conflicts between the processing centers and surrounding area.

A.    Type of resource materials. The facility shall handle source separated recyclable materials, and other recyclable goods such as household clothing, household goods, electronic waste, and Freon collection. A Recycling Collection and Processing Center shall not be conducted as a garbage transfer station and shall not collect, process, or sort any raw or wet garbage. Any incoming waste not recycled or recovered shall be transported to an authorized landfill within 48 hours.

B.    Sorting. Materials shall be sorted and processed only within an entirely enclosed building. Delivery doors shall be located on building walls away from potential or existing noise sensitive land uses.

C.    Outdoor storage - height, setbacks, screening. Baled, paletted, or otherwise consolidated materials stored outdoors shall be stacked no higher than 16 feet and placed no closer than 75 feet to any front property line. Outdoor storage shall be located out of view from public streets and highways, or completely screened by a solid masonry wall.

D.    Maintenance. The property owner shall undertake adequate measures to ensure that the site is free of windblown debris at all times. The property owner shall be responsible for cleanup of any windblown debris on or off-site from incoming/outgoing vehicles or outdoor storage.

E.    Security. The property owner shall prepare a security plan to ensure that operation of Recycling Collection and Processing Center imposes no impacts on adjoining property owners.

F.    Hazardous Materials. Hazardous materials shall not be stored or processed on site except as required for initial separation and processing. All hazardous wastes shall be handled, and transported according to State and federal requirements. (Ord. No. 2016-08, § 2.)

25.24.4.3 Homeless Shelters in the IL Zoning District

The purpose of this section is to establish regulations for the location of homeless shelters in the IL Zoning District. Objectives include minimizing land use conflicts and ensuring that there are adequate services for homeless individuals within the vicinity of the shelter.

1.    Homeless shelters in the IL Zoning District are permitted only on properties within the boundaries of a Fairfield Redevelopment Project Area.

2.    The homeless shelter must be located as follows:

a.    Within 1/2 mile of a government-owned office providing social services on a citywide or countywide basis.

b.    Within 1/4 mile of a bus stop with regularly scheduled public bus service.

c.    The parcel on which the facility is located may not be adjacent to a residential zone, school, or park.

3.    The required Conditional Use Permit shall be reviewed by the Fairfield Planning Commission. (Ord. No. 2016-08, § 2.)