To preserve the peace, health and safety, and to provide for various utilities, the city hereby establishes the following districts for the benefit of its citizens. The district boundaries are defined in chapter 4 of this title, and on the official zoning map. (Ord. 223, 7-13-2006)

Residential districts are intended to provide a variety of environments that allow the present and future residents to live and play in the area with space for personal privacy and free from encroachment by commercial and industrial activities. (Ord. 285, 6-17-2021)

Building structures or premises within the residential districts shall be used, and buildings and structures shall hereafter be erected, altered or enlarged only for the following uses:

   A.   Permitted Uses:

   Accessory buildings, personal swimming pools, and other accessory uses, and animals as per City Code, Title 4, Chapter 5.

   Governmental protective facilities.

   Open space, public parks and playgrounds.

   R1 (low density): single-family dwellings.

   R2 (medium density): multi-family and single-family dwellings.

   R3 (high density): apartment, multi-family and single-family dwellings.

   Underground transmission lines. (Ord. 223, 7-13-2006; amd. Ord. 285, 6-17-2021)

   B.   Special Uses:

      1.   A special use may be granted for a permanent use that is not in conflict with the comprehensive plan and is not permitted outright because it may conflict with other uses in the district unless special provisions are taken.

      2.   Special use permits may be granted for, but not limited to, the following uses:

      Botanical gardens and arboretums.

      Bus pick up shelters.

      Daycare facilities.

      Historic sites, monuments.

      Outdoor commercial and public swimming pool.

      Private outdoor ice and roller skating.

      Private outdoor tennis courts.

      Public and nonprofit private academic and vocational schools on arterial or collector streets.

      Religious facilities on arterial or collector street.

      Utility buildings and structures. (Ord. 223, 7-13-2006; amd. Ord. 251, 7-12-2012)

   C.   Home Occupations:

      1.   The use of the dwelling unit for the home occupation shall be clearly incidental and subordinate to its use for residential purposes by its occupants, and not more than fifty percent (50%) of the floor area of the dwelling unit shall be used in the conducting of the home occupation. If an accessory building is used for the home occupation, size and appearance shall be compatible for the zone and surrounding property use.

      2.   There shall be minimal change in the outside appearance of the building or premises or other visible evidence of the conducting of such home occupation. (Ord. 223, 7-13-2006)

      3.   One professional or home occupation sign, not exceeding four (4) square feet per side may be erected in any district. One freestanding professional or home occupation sign not to exceed eight (8) square feet per side, may be erected in any district along Soldier Road. (Ord. 265, 9-17-2015)

      4.   No significant traffic shall be generated by such home occupation and any need for parking generated by the conduct of such home occupation shall meet the off street parking requirements as specified in this title and shall not be located in a required front yard.

      5.   No equipment or process shall be used in such home occupation which creates noise, vibration, glare, fumes, odors or electrical interference detectable to the normal senses off the lot. In the case of electrical interference, no equipment or process shall be used which creates visual or audible interference in any radio or television receivers off the premises, or causes fluctuations in line voltage off the premises.

   D.   Prohibited Uses: Uses not specified in this section are prohibited unless an administrative determination is made that the use is similar enough to a use listed in this section that the distinction between them is of little consequence. (Ord. 223, 7-13-2006)

The following property development standards shall apply to all land and buildings in the residential districts. All property development shall also comply with the international building code, the international residential code parts I through IV, the international energy conservation code and any city ordinance and resolution that pertains to development standards.

   A.   Lot Area:

      1.   The minimum lot size for a single-family dwelling shall be ten thousand (10,000) square feet with an eighty foot (80') minimum frontage width. The minimum lot size for a multi-family dwelling shall be fifteen thousand (15,000) square feet with a one hundred twenty foot (120') minimum frontage width. The lot size for an apartment dwelling shall be twenty thousand (20,000) square feet not to exceed a city block.

      2.   A permitted use that conforms to all other provisions of this title may be allowed on a lot which does not meet the minimum lot size requirements contained herein, if the lot existed at the effective date hereof and conformed to the minimum lot size requirements of this code at the time it was created.

   B.   Setbacks:

      1.   Determination: All setbacks will be determined from the drip line to include architectural projects except rain gutters.

      2.   Front Yard:

         a.   Residential dwellings shall be no closer than twenty feet (20') to the front property line.

         b.   Where lots have double frontage on two (2) streets, the required front yard residential dwellings shall be twenty feet (20') on the front and twenty feet (20') on the side street, except when such lot is six thousand two hundred fifty (6,250) square feet or less, the setback on the side street shall be ten feet (10').

         c.   No accessory building shall be constructed in the front yard nor closer than twenty feet (20') to any other street frontages.

      3.   Side And Rear Yards:

         a.   Residential dwellings shall be no closer than ten feet (10') to the side or rear property line with the exception of shared wall housing which may be built without a side setback.

         b.   Detached accessory buildings shall not be closer than ten feet (10') to the side or rear property line.

   C.   Signs: R1 and R2 dwelling units are allowed one nameplate sign mounted on the building or a freestanding sign no higher than seven feet (7'). Signs shall not exceed two (2) square feet in area. R3 dwellings are allowed two (2) nameplates mounted on the building and/or a freestanding sign no higher than seven feet (7'), total signage not to exceed twenty-five (25) square feet and shall be indirectly illuminated. (Ord. 285, 6-17-2021)

(Rep. by Ord. 285, 6-17-2021)

The C (commercial) district is intended to provide for general commercial activities of various sizes from large retail stores to small specialty shops with residential opportunities for persons wishing to work and live in a unified environment. (Ord. 223, 7-13-2006; amd. Ord. 285, 6-17-2021)

Building structures or premises within the C commercial district shall be used, and buildings and structures shall hereafter be erected, altered or enlarged only for the following uses:

   A.   Permitted Uses:

      1.   Residential:

      Dwelling units associated with (above or behind) a commercial building, and clearly subordinate to a building's commercial use. Dwelling unit shall not exceed more than fifty percent (50%) of total floor area.

      Dwellings existing at the time of the effective date hereof.

      Rooming halls, residence halls, residential hotels.

      2.   C - Commercial:

      Apparel - retail and repair.

      Financial and/or personal services.

      Public and cultural facilities.

      Restaurants and bars.

      All businesses allowed in the CB district.

      Automobile service stations and car washes.

      Communication and utility facilities.

      Funeral homes, excluding cremation.

      Governmental protective agencies.

      Medical, clinics and related services.

      Religious facilities.

      Sporting facilities.

      Transportation facilities.

   B.   Special Uses:

      1.   A special use may be granted for a permanent use that is not in conflict with the comprehensive plan and is not permitted outright because it may conflict with other uses in the district unless special provisions are taken.

      2.   Special use permits may be granted for, but not limited to, the following uses:

      Automobile and truck sales and repair.

      Drive-in establishments.

      Sporting vehicles sales and repair.

      Veterinarian, small animal hospital, or kennel.

      Wholesale distribution and warehousing.

   C.   Prohibited Uses: Uses not specified in this section are prohibited unless an administrative determination is made that the use is similar enough to a use listed in this section that the distinction between them is of little consequence. (Ord. 223, 7-13-2006; amd. Ord. 251, 7-12-2012; Ord. 285, 6-17-2021)

The following property development standards shall apply to all land and buildings in the commercial district. All property development shall also comply with the international building code, the international residential code parts I through IV, the international energy conservation code and any city ordinance and resolution that pertains to development standards.

   A.   Lot Area: The minimum lot size in the C district shall be six thousand two hundred fifty (6,250) square feet.

   B.   Setbacks:

      1.   Buildings in the commercial zone shall be no closer than five feet (5') to the front property line, or to any side street.

      2.   Buildings in the commercial zone may have a zero (0) interior setback if the adjoining property is zoned commercial and adjacent owner is in agreement.

      3.   The rear setback in the commercial zone shall be three feet (3') if an alley is present or ten feet (10') if no alley is present.

      4.   If an interior side or rear property line abuts to property which is zoned residential, the setbacks of the district with the most restrictive standards shall apply.

      5.   If an interior side setback is less than ten feet (10') and the roof slopes toward the property line, the roof shall be designed to hold or shed snow to prevent snow accumulation on adjoining properties, unless otherwise allowed through a subdivision or PUD approval. (Ord. 285, 6-17-2021)

The LI and HI districts are intended to provide areas for industrial activities of various sizes that generate heavy traffic, noise, light or odors not acceptable in the commercial or residential districts. (Ord. 223, 7-13-2006)

Building structures or premises within the LI light industrial and HI heavy industrial districts shall be used, and buildings and structures shall hereafter be erected, altered or enlarged only for the following uses:

   A.   Permitted Uses:

      1.   LI light industrial:

         a.   Manufacturing and/or wholesale businesses that are clean, quiet and free of hazardous or objectionable elements such as noise, odor, dust, smoke or glare detectable outside of the business premises.

         b.   Any LI light industrial business operating more than sixteen (16) hours per day shall conduct all activities between the hours of ten o'clock (10:00) P.M. and six o'clock (6:00) A.M. within an entirely enclosed building. No truck deliveries shall take place between these hours.

      2.   HI heavy industrial: A use engaged in the basic processing and manufacturing of materials or products predominantly from extracted or raw materials, or a use engaged in storage of, or manufacturing processes using flammable or explosive materials, or storage or manufacturing processes that potentially involve hazardous or commonly recognized offensive conditions.

   B.   Special Uses: A special use may be granted for a permanent use that is not in conflict with the comprehensive plan, and that is not permitted outright because it may conflict with other uses in the district unless special provisions are taken. Special use permits may be granted for any use not already listed by review from the planning and zoning commission and approval from the city council.

   C.   Prohibited Uses: Uses not specified in this section are prohibited unless recommended by the planning and zoning commission and approved by the city council. (Ord. 223, 7-13-2006)

The following property development standards shall apply to all land and buildings in the light industrial and heavy industrial districts. All property development shall also comply with the international building code, the international residential code parts I through IV, the international energy conservation code and any city ordinance and resolution that pertains to development standards.

   A.   Lot Area: No requirement.

   B.   Setbacks: Property line setbacks in the industrial districts shall be calculated so that no snow is deposited outside the property lines of said property or on city property. Snow removal from city streets must be considered in design.

   C.   Off Street Loading And Unloading Area: No building shall be constructed in the industrial districts unless provisions are made for off street loading and unloading areas. The planning and zoning commission shall approve the size of all loading and unloading areas before a permit shall be granted for any new construction or additions to existing buildings. Reference chapter 8 of this title.

   D.   Buffer Zones: Fences and/or vegetative barriers shall be erected along the borders of industrial uses and residential uses to minimize the impact of traffic, noise, light, and odors.

   E.   Parking And Loading: See chapter 8 of this title.

   F.   Other Standards: All other commercial district property development standards shall apply to all land and buildings in the industrial districts. (Ord. 223, 7-13-2006)

Overlay districts are intended to address areas of special interest within the City of Fairfield by adding or removing requirements of pre-existing zoning. Unless otherwise noted in this section, the use regulations and property development standards of the underlying zone shall apply to the property located within an overlay. (Ord. 285, 6-17-2021)

   A.   Use Regulations: Property, premises or structures within the CB Overlay shall be used, erected, altered or enlarged only if they meet the additional requirements of the overlay district.

      1.   Permitted Uses: Commercial use within the CB Overlay shall be limited to:

      Apparel - retail and repair.

      Financial and/or personal services,

      Public and cultural facilities.

      Restaurants and bars.

      Retail businesses reguiring only one (1) or two (2) lots.

      2.   Special Uses:

      A special use may be granted for a permanent use that is not in conflict with the comprehensive plan and is not permitted outright because it may conflict with other uses in the district unless special provisions are taken.

   B.   Property Development Standards: The following standards shall apply to all property, premises or structures within the CB Overlay All property development shall also comply with Title 7: Building Regulations.

      1.   Lot Area: The minimum lot size within the CB Overlay shall be two thousand seven hundred fifty (2,750) square feet.

      2.   Setbacks: No setbacks are required in the CB Overlay except when there is an alley. When an alley is present, the rear setback shall be three (3) feet. (Ord. 285, 6-17-2021)

   A.   Use Regulations: Property, premises or structures within the OS Overlay shall be used, erected, altered or enlarged only to promote the public use of open space.

      1.   Permitted Uses:

      Accessory buildings, public swimming pools, and other public event facilities.

      Open space, public parks and playgrounds.

      2.   Prohibited Uses:

      All uses not specified in this section are prohibited unless use is approved by the City Council. In the event that the overlay district boundary is changed, use shall revert to the underlying zone as defined by the Zoning Map. (Ord. 285, 6-17-2021)

   A.   Use Regulations: Any property within the corporate boundry of the City of Fairfield which has not been subdivided according to Title Nine: Subdivison Regulations. shall be included in the Ag Overlay and subject to the following regulations.

      1.   Permitted Uses:

         a.   Growing or harvesting agricultural, horticultural and/or viticultural crops.

         b.   Raising livestock for meat, dairy, eggs, honey, or for any other commercial or personal purpose.

      2.   Prohibited Uses:

         a.   Uses which are in violation of Chapter 4, Article B.

         b.   CAFOs as defined by Idaho DEO, ISDA, or EPA.

         c.   Activities which might present a physical or health danger to the residents of platted areas of the city are prohibited within one hundred feet (100') of any subdivision boundary.

   B.   Property Developmnet Standards: No property development shall be allowed, nor shall any building permit be issued, for property within the Ag Overlay unless the following standards are met.

      1.   Parcel of land is twenty (20) acres or larger and used solely for agricultural purposes, or

      2.   A subdivision plat has been filed and approved by the City of Fairfield. (Ord. 285, 6-17-2021)