Fairfield City Zoning Code
ARTICLE VIII
COMMERCIAL-INDUSTRIAL CI DISTRICT
§ 14-800 Statement of Legislative Intent.
[Ord. No. 08-01-2024, 8/27/2024]
In expansion of the Community Development Objectives contained in Article I of this Ordinance, it is hereby declared to be the intent of the CI District to:
A.
Establish reasonable standards to provide for industrial, manufacturing, and related uses within appropriate locations of Fairfield Borough.
B.
Provide for the continuation and reasonable expansion of these uses, and enable the development of uses of a similar character within these settings.
C.
Provide for appropriate landscaping and on-site improvements in industrial and manufacturing areas to ensure that aesthetic and environmental qualities are maintained and enhanced.
D.
Establish appropriate standards to mitigate the potential off-site impacts of industrial, manufacturing, and similar uses.
E.
Require appropriate building setbacks to allow for future road expansion, if necessary, and to provide a sufficient buffer from nearby residential and institutional areas.
§ 14-801 Use Regulations.
[Ord. No. 08-01-2024, 8/27/2024]
A.
Permitted Uses: The following uses are permitted in the CI District.
B.
Accessory Uses: The following uses are permitted as accessory uses to any permitted principal use in the HC District.
1.
Child Care Facility (accessory to nonresidential use), in accordance with § 14-1201.G.
2.
Small Wireless Facility—Co-Location—Inside Public Right-of-Way, in accordance with § 14-1201.CC.
3.
Utility/Storage Building.
4.
Wireless Communication Facility—Co-Location—Outside Public Right-of-Way, in accordance with § 14-1201.KK.
C.
Special Exception Uses: The following uses are permitted by Special Exception in the CI District in accordance with the following standards and criteria, any reasonable conditions that the Zoning Hearing Board may deem necessary, including conditions to protect the historic and architectural integrity of Fairfield Borough as described in the National Register of Historic Places Continuation Sheet — Fairfield Historic District, as published by the United States Department of the Interior, and in accordance with the procedures set forth in § 14-1607.
1.
Academic Clinical Research Centers, in accordance with § 14-1201.A.
2.
Heavy Manufacturing, in accordance with § 14-1201.N.
3.
Medical Marijuana Grower Processors, in accordance with § 14-1201.R.
4.
Medical Marijuana Transport Vehicle Services, in accordance with § 14-1201.S.
5.
Mini- and Self-Storage Facilities, in accordance with § 14-1201.T.
6.
Solar Energy Production Facilities, in accordance with § 14-1201.EE.
7.
Wholesaling and Warehousing Operations, in accordance with § 14-1201.JJ.
8.
Wireless Communication Facilities—Tower-Based—Outside Public Right-of-Way, in accordance with § 14-1201.LL.
9.
Uses Not Expressly Permitted Elsewhere in this Ordinance, in accordance with § 14-1201.GG.
D.
Conditional Uses: The following uses are permitted by Conditional Use in the CI District in accordance with the following standards and criteria, any reasonable conditions that the Borough Council may deem necessary, including conditions to protect the historic and architectural integrity of Fairfield Borough as described in the National Register of Historic Places Continuation Sheet — Fairfield Historic District, as published by the United States Department of the Interior, and in accordance with the procedures set forth in § 14-1608.
1.
Adult Entertainment Uses, in accordance with § 14-1201.C.
§ 14-802 Site Development Standards.
[Ord. No. 08-01-2024, 8/27/2024]
A.
Buffer Zones.
1.
The buffer zone shall be measured from the district boundary line or a property line or right-of-way, if not co-existent with the district boundary line.
2.
A minimum buffer zone of fifty (50) feet in width shall be provided along any common property line with a residential use or district.
3.
The buffer zone shall be maintained and kept clean of debris, rubbish, weeds, and other unsightly features.
5.
No less than the exterior half of the buffer area shall be planted and maintained with grass or ground cover, massed evergreens, and deciduous trees and shrubs of such species and size as will produce, within two (2) growing seasons, a screen at least four (4) feet in height and of such density as will obscure, throughout the full course of the year, all of the glare of automobile headlights emitted from the premises. The preservation of all natural wooded tracts, rock outcroppings, or topographic features shall be an integral part of said plans regardless of their proximity to required buffer zones.
a.
Massed evergreens used in screen planting shall be at least four (4) feet in height when planted and produce a complete visual screen year-round.
b.
The screen planting shall be maintained permanently and any plant material which does not live shall be replaced within one (1) year.
c.
The screen planting shall be so placed that, at maturity, it will be no closer than three (3) feet from any street or property line.
d.
A clear-sight triangle shall be maintained at all street intersections and at all points where private accessways intersect public streets.
e.
The screen planting shall be broken only at points of vehicular and pedestrian ingress and egress.
f.
No screen planting shall be required along street frontage.
B.
Drainage: No stormwater or natural drainage which originates on the property, or water generated by the activity, shall be diverted across property lines unless transported in an approved or existing drainage system.
C.
Traffic Control: Traffic control shall meet the following standards.
1.
All design traffic volumes shall be determined by accepted procedures of the Pennsylvania Department of Transportation.
2.
The design hourly volume and the average annual daily traffic count data shall be used as a basis of computation.
3.
Geometric design features shall be consistent with the design speeds and capacities of the streets serving the site.
4.
Minimum stopping, turning, and passing site distances shall be determined.
5.
Grade, alignments, lanes, slopes, clearances, and other street standards shall be consistent with applicable standards of the Fairfield Borough Subdivision and Land Development Ordinance.
6.
Traffic control devices (signs, signals, pavement markings, etc.) shall be consistent with the Manual on Uniform Traffic Control Devices, American Association of State Highway Officials, in cooperation with the Pennsylvania Department of Transportation.
7.
Anticipated traffic generation shall not exceed the design volume of the street or streets serving the site and surrounding area, unless appropriate provisions to upgrade and construct necessary street provisions consistent with Fairfield Borough Road Specifications are made.
D.
Landscaping Requirements: The following landscaping standards shall be applied to all proposed uses and subdivision and land development plans within the CI District.
1.
Landscape Plan: A landscape plan, conforming to the following standards, shall be provided for all uses listed in § 14-801.A, C and D.
2.
Landscaped Area: A landscaped area shall be provided along any property line that borders a residential district, regardless of whether or not the residentially zoned parcel is developed. The landscaped area shall meet the following standards:
a.
The landscaped area shall be planted in such a manner to provide a visual screen of fifty percent (50%) opacity. The opacity percentage is defined as the percentage of the normal line of sight that is obscured by the visual screen.
b.
The landscaped area shall be a minimum of fifteen (15) feet wide, measured inward from the property line.
c.
For the length of the landscaped area, trees shall be planted at no less than fifteen (15) foot intervals. For the entire area to be landscaped, at least one (1) tree shall be planted for every one thousand (1,000) square feet of the landscaped area.
d.
When planted, all trees shall have a minimum height of eight (8) feet and a minimum caliper of two (2) inches. When mature, all trees shall reach a minimum height of fifteen (15) feet and minimum caliper of five (5) inches.
e.
Any garbage or other waste and/or refuse which accumulates within the landscaped area shall be promptly removed and disposed of by the applicant.
3.
Additional Requirements.
a.
Landscaping shall also be provided on any portion of the site not used for buildings, structures, parking, loading areas, or storage areas.
b.
All required landscaped areas not dedicated to trees shall be landscaped and maintained with grass, shrubs, mulch, or other organic landscaping material. Landscaping material shall not include sand, pavement or other inorganic material.
c.
All landscape design shall be performed by a qualified landscape architect, horticulturalist, or similar landscaping professional.
§ 14-803 Dimensional Requirements.
[Ord. No. 08-01-2024, 8/27/2024]
A.
Minimum Lot Area: One (1) acre.
B.
Maximum Building Coverage: Forty percent (40%).
C.
Maximum Lot Coverage: Sixty-five percent (65%).
D.
Minimum Vegetative Coverage: Thirty-five percent (35%).
E.
Minimum Front Setback: Fifty (50) feet.
F.
Minimum Side Setback: Fifty (50) feet.
G.
Minimum Rear Setback: Fifty (50) feet.
H.
Maximum Building Height: Forty-five (45) feet, unless otherwise defined in § 14-1101.D or elsewhere in this Ordinance.