Article II Districts and Allowable Uses

Article II
Districts and Allowable Uses

28.10 Zoning Districts Established

(Reserved)

28.11 Zoning Maps

The zoning maps shall consist of a series of maps which show the zoning plan being part of this Chapter under the provisions of Section 28-13, and are hereby designated as follows:

1-N	7-N	13-N	19-N
1-S	7-S	13-S	19-S
2-N	8-N	14-N	20-N
2-S	8-S	14-S	20-S
3-N	9-N	15-N	21-N
3-S	9-S	15-S	21-S
4-N	- - --	16-N	22-N
4-S	10-S	16-S	22-S
- - -	11-N	17-N	23-N
5-S	11-S	17-S	23-S
6-N	12-N	18-N
6-S	12-S	18-S

28.12 Uncertainty of Boundaries

Where uncertainty exists as to the boundaries of any of the districts described in this Chapter or as shown on the zoning maps, the Planning Commission, upon written application or upon its own motion, shall determine the location of such boundaries.

28.13 Districts Designated and Established

A. The several districts established by this Chapter and into which the County is divided are designated as follows:

Agricultural Districts
A Districts	EXCLUSIVE AGRICULTURAL DISTRICTS
A-SM Districts	SUISUN MARSH AGRICULTURAL DISTRICTS
A-SV District	AGRICULTURE - SUISUN VALLEY DISTRICT
ATC Districts	AGRICULTURAL TOURIST CENTER DISTRICTS
Residential Districts
R-R Districts	RURAL RESIDENTIAL DISTRICTS
R-TC Districts	RESIDENTIAL-TRADITIONAL COMMUNITY DISTRICTS
R-TC-1AC	Residential Traditional Community 1 Acre
R-TC-20	Residential Traditional Community 1/2 Acre
R-TC-15	Residential Traditional Community 1/3 Acre
R-TC-10	Residential Traditional Community 1/4 Acre
R-TC-6	Residential Traditional Community 6,000 Square Feet
R-TC-5	Residential Traditional Community 5,000 Square Feet
R-TC-D-4	Residential Traditional Community Duplex 4,000 Square Feet
R-TC-D-6	Residential Traditional Community Duplex 6,000 Square Feet
R-TC-MF	Residential Traditional Community Multi-Family
R-TC-MU	Residential Traditional Community Mixed Use
Commercial and Industrial Districts
Commercial Districts
C-H District	HIGHWAY COMMERCIAL DISTRICT
C-N District	NEIGHBORHOOD COMMERCIAL DISTRICT
C-R District	COMMERCIAL RECREATION DISTRICT
C-S District	COMMERCIAL SERVICE DISTRICT
C-O District	BUSINESS AND PROFESSIONAL OFFICE DISTRICT
Manufacturing and Industrial Districts
M-L District	LIMITED MANUFACTURING DISTRICT
M-G Districts	GENERAL MANUFACTURING DISTRICTS
I-WD District	WATER DEPENDENT INDUSTRIAL DISTRICT
I-AS District	AGRICULTURAL SERVICE DISTRICT
Resource Conservation Districts
W Districts	WATERSHED AND CONSERVATION DISTRICT
MP Districts	MARSH PRESERVATION DISTRICT
Specialty and Overlay Districts
P Districts	PARK DISTRICT
PP Overlay	POLICY PLAN OVERLAY
TRA Overlay	TRAVIS RESERVE AREA ZONING OVERLAY
MIDDLE GREEN VALLEY ZONING DISTRICTS 1

1See Middle Green Valley Specific Plan for Zoning Regulations within the Middle Green Valley.

B. The aforesaid districts are hereby established insofar as the designations, locations, and boundaries thereof are set forth and indicated in this Section and in other Sections of this Chapter, which describe certain of such districts. Section 28.11 consists of a series of maps, each entitled “Solano County Zoning Map,” identified by a number and a letter. Such maps and all notations, references, data, and other information shown thereon are hereby adopted and made part of this Chapter.

(Ord. No. 1735, §2; Ord. No. 1849, §2)

28.20 Agricultural Districts

Subdivisions:

28.21 Exclusive Agricultural (A) District

28.22 Suisun Marsh Agricultural (A-SM) Districts

28.23 Suisun Valley Agricultural Districts

28.24 Dixon Ridge Agricultural Districts (reserved)

28.21 Exclusive Agricultural (A) Districts

Subdivisions:

28.21.10 Exclusive Agricultural (A) Districts

28.21.11 Purpose of Agricultural Districts

28.21.20 Agricultural District Uses and Permit Requirements

28.21.30 Agricultural Districts General Development Standards

28-21.10 Exclusive Agricultural (A) Districts

This Section includes regulations for the A-20, A-40, A-80 and A-160 zoning districts.

28.21.11 Purpose of Agricultural Districts

This Section lists the uses of land that may be allowed within the agricultural zoning districts. It also determines the type of land use approval required for each use, and provides general standards for site development.

Agriculture is the major industry in the County generating the majority of the tax revenue in the unincorporated County. Also, agriculture is the largest single zone district classification on the County zoning map. Therefore, the Board of Supervisors has determined that the promotion and preservation of agriculture is of vital interest to the County. The standards stated in this section preserve agriculture a number of ways, including allowing agricultural-related support uses, excluding incompatible uses, and protecting the viability of the family farm. These regulations support the family farm by allowing a secondary dwelling for family members that acts as a form of affordable housing and, for farms with larger acreage, permits a reasonable number of farm labor housing on or near the farming activity.

28.21.20 Agriculture Districts Uses and Permit Requirements

A. Allowed Uses and Permit Requirements. Table 28.21A identifies the land uses allowed by right in each agricultural district and the Land Use Permit required to establish each use. In addition to the Land Use Permit required by Table 28.21A, special requirements may apply to certain uses.

B. Architectural Review. Architectural Approval may be required for certain uses in compliance with Section 28.102 (Architectural Approval).

C. Land Use Regulations. Where the last column in the Table 28.21A (Land Use Regulations) includes a section number, e.g., 28.21.10, the zoning regulations in the referenced section apply to the use. Where the last column includes a chapter number, e.g., Chapter 13.6, the regulations in the referenced chapter of the Solano County Code apply to the use. Provisions in other sections of this chapter or in other chapters of the Solano County Code may also apply.

D. Site Development and Other Standards. All uses shall comply with the provisions of Article IV of this chapter, relating to site development and other standards and beginning with Section 28.90, which includes standards for parking, signs and other project elements.

TABLE 28.21A TABLE OF ALLOWED USES
A = Allowed by right, AP = Administrative Permit, MUP = Minor Use Permit, UP = Use Permit, E = Exempt, - - - = Prohibited
ALLOWED USES* *See Definitions Section 28.01		Permit Requirements				Land Use Regulations See Section 28.70.10
		A-40	A-80	A-20	A-160
AGRICULTURAL USES
A.	CROP PRODUCTION AND GRAZING
	Agricultural accessory building	A	A	A	A	28.71.10(B)(1)
	Crop production	A	A	A	A	28.71.10
	Grazing or pastured livestock	A	A	A	A	28.71.10
	Pastured poultry					28.71.30(A) & (B)(4)
	Not adjacent to an R District	A	A	A	A
	Adjacent to an R District	MUP	MUP	MUP	MUP
	With an agricultural commercial kitchen	MUP	MUP	MUP	MUP
	With sales	MUP	MUP	MUP	MUP
	With more than 4 crowing fowl	UP	UP	UP	UP
B.	AGRICULTURAL PROCESSING USES
	Agricultural processing facility					28.71.20(A) & (B)(1)
	Small agricultural processing facility	AP	AP	AP	AP
	Medium agricultural processing facility	MUP	MUP	MUP	MUP
	Large agricultural processing facility	UP	UP	UP	UP
	Aquaculture					28.71.20(A)
	Small aquaculture facility	AP	AP	AP	AP
	Medium aquaculture facility	MUP	MUP	MUP	MUP
	Large aquaculture facility	UP	UP	UP	UP
	Nursery with public sales	A/ MUP	A/ MUP	A/ MUP	A/ MUP	28.71.20(A) & (B)(2)
	Winery – 25% or greater on-site grapes					28.71.20(A) & (B)(3)
	Small	A	A	A	A
	Medium	A/ MUP	A/ MUP	A/ MUP	A/ MUP
	Large	UP	UP	UP	UP
	Winery with less than 25% on-site grapes	UP	UP	UP	UP	28.71.20(A) & (B)(3)
C.	ANIMAL FACILITIES AND OPERATIONS
	Confined animal facility, including dairy					28.71.30(A) & (B)(1)
	Small	MUP	MUP	MUP	MUP
	Medium and large	UP	UP	UP	UP
	Fowl and poultry ranch					28.71.30(A) & (B)(2)
	Small (100 – 1,000 birds)	MUP	MUP	MUP	MUP
	Large (1,001 birds or more)	UP	UP	UP	UP
	Hog ranch					28.71.30(A) & (B)(3)
	Small (20 – 100 hogs)	AP	AP	AP	AP
	Medium (101 – 750 hogs)	MUP	MUP	MUP	MUP
	Large (751 hogs or more)	UP	UP	UP	UP
	Slaughterhouse					28.71.30(A) & (B)(5)
	Small slaughterhouse (1,000 head per year or less)	MUP	MUP	MUP	MUP
	Large slaughterhouse (more than 1,000 head per year)	UP	UP	UP	UP
D.	OTHER AGRICULTURAL OPERATIONS
	Agricultural employee housing	AP	AP	AP	AP	28.71.40(A) & (B)(1)
	Commercial auction and agricultural equipment sales, temporary	MUP	MUP	MUP	MUP	28.71.40(A) & (B)(2)
	HCD agricultural employee housing	AP	AP	AP	AP	28.71.40(A) & (B)(3)
	Labor supply employee housing	AP	AP	AP	AP	28.71.40(A) & (B)(4)
	Temporary commercial coach	AP	AP	AP	AP	28.71.40(A) & (B)(5)
RESIDENTIAL USES
A.	DWELLINGS
	Primary dwelling	A	A	A	A	28.72.10(A)
	Residential accessory buildings and uses	A	A	A	A	28.72.30(B)(1)
	Secondary dwelling	A	A	A	A	28.72.10(A) & (B)(3)
	Second Kitchen	AP	AP	AP	AP	28.72.30(B)(2)
	Cannabis cultivation – Adult use (recreational)					28.82
	Personal indoor	A	A	A	A
	Personal outdoor	- - -	- - -	- - -	- - -
	Cannabis cultivation – Medicinal					28.82
	Caregiver indoor	AP	AP	AP	AP
	Caregiver outdoor	- - -	- - -	- - -	- - -
	Personal indoor	A	A	A	A
	Personal outdoor	- - -	- - -	- - -	- - -	Unless Exception Request Granted per 28.82
B.	TEMPORARY RESIDENTIAL USES
	Security quarters for a construction site (commercial coach, manufactured home or recreational vehicle)	AP	AP	AP	AP	28.72.20(A) & (B)(1)
	Temporary manufactured home storage	AP	AP	AP	AP	28.72.20(A) & (B)(4)
	Temporary single-family home	AP	AP	AP	AP	28.72.20(A) & (B)(6)
C.	AGRICULTURAL AND ANIMAL FACILITIES INCIDENTAL TO A RESIDENCE
	Small kennel or cattery	AP	AP	AP	AP	28.72.30(B)(3)
	Stable, private	A	A	A	A	28.72.30(B)(3)
D.	OTHER RESIDENTIAL USES
	Cottage industry					28.72.40(A) & (B)(1)
	Type I	MUP	MUP	MUP	MUP
	Type II	UP	UP	UP	UP
	Home occupation					28.72.40(A) & (B)(2)
	Type I	A	A	A	A
	Type II	AP	AP	AP	AP
	Hosted rental	AP	AP	AP	AP	28.72.40(A) & (B)(5)
RECREATION, EDUCATION AND PUBLIC ASSEMBLY USES
A.	RECREATION USES
	Boating or swimming facility on existing waterway	UP	UP	UP	UP	28.73.10(A)
	Hunting or fishing club	UP	UP	UP	UP	28.73.10(A) & (B)(1)
	Public open space area	- - -	- - -	A	A	28.73.10(A)
	Stable, public without horse shows	UP	UP	UP	UP	28.73.10(A) & (B)(3)
B.	EDUCATION USES
	Agricultural education					28.73.20(A) & (B)(1)
	Minor facility	AP	AP	AP	AP
	Major facility	MUP	MUP	MUP	MUP
C.	PUBLIC ASSEMBLY USES
	Public stable with horse shows	UP	UP	UP	UP	28.73.30(A) & (B)(5)
	Special events facility					28.73.30(A) & (B)(6)
	Small	MUP	MUP	MUP	MUP
	Medium	MUP	MUP	MUP	MUP
	Large	UP	UP	UP	UP
RETAIL AND OFFICE USES
A.	RETAIL USES
	Roadside stand					28.74.10(A) & (B)(8)
	1,000 sq. ft. or less in size	A	A	A	A
	Between 1,000 and 2,500 sq. ft.	AP	AP	AP	AP
	Greater than 2,500 sq. ft. in size	MUP	MUP	MUP	MUP
	Nonagricultural product sales, less than 10%	A	A	A	A
	Nonagricultural product sales, between 10% and 25%	MUP	MUP	MUP	MUP
	Nonagricultural product sales, greater than 25%	UP	UP	UP	UP
B.	OFFICE USES
	Agricultural research facility					28.74.20(A) & (B)(1)
	Small (less than 20,000 sq. ft.)	MUP	MUP	MUP	MUP
	Medium (between 20,000 and 40,000 sq. ft.)	MUP	MUP	MUP	MUP
	Large (more than 40,000 sq. ft.)	UP	UP	UP	UP
TOURIST USES
A.	AGRITOURISM
	Agricultural homestay	AP	AP	AP	AP	28.75.10(A) & (B)(1)
B.	TEMPORARY AGRITOURISM
	Agritourism event	MUP	MUP	MUP	MUP	28.75.20(A) & (B)(1)
	Certified farmers market					28.75.20(A) & (B)(2)
	Small	A/ MUP	A/ MUP	A/ MUP	A/ MUP
	Medium	MUP	MUP	MUP	MUP
	Large	- - -	- - -	- - -	- - -
	Seasonal sales lot	MUP	MUP	MUP	MUP	28.75.20(A) & (B)(3)
C.	VACATION HOUSE RENTALS
	Vacation house rental	- - -	- - -	MUP	- - -	28.75.30(A)
COMMERCIAL SERVICE USES
A.	AGRICULTURAL SERVICES
	Agricultural commercial kitchen	MUP	MUP	MUP	MUP	28.76.10(A) & (B)(1)
	Agricultural trucking services and facility					28.76.10(A) & (B)(2)
	Small (1 to 5 trucks)	AP	AP	AP	AP
	Medium (between 6 and 10 trucks)	MUP	MUP	MUP	MUP
	Large (11 or more trucks)	UP	UP	UP	UP
	Airfield or heliport, agricultural	MUP	MUP	MUP	MUP	28.76.10(A)
	Farm equipment fabrication and repair	MUP	MUP	MUP	MUP	28.76.10(A)
	Custom farm services, e.g., hay baling	MUP	MUP	MUP	MUP	28.76.10(A)
	Farm and ranch supply store	MUP	MUP	MUP	MUP	28.76.10(A) & (B)(5)
	Storage and sale of agricultural service products (fertilizer/fuel)	UP	UP	UP	UP	28.76.10(A)
B.	COMMERCIAL SERVICES
	Large animal hospital or veterinary clinic	MUP	MUP	MUP	MUP	28.76.20(A) & (B)(1)
	Kennel or cattery, large	MUP	MUP	MUP	MUP	28.76.20(A) & (B)(2)
	Transitional commercial	MUP	- - -	- - -	- - -	28.76.20(A) & (B)(3)
INDUSTRIAL, MANUFACTURING, PROCESSING AND WHOLESALE USES
A.	Industrial, Manufacturing and Processing Uses	- - -	- - -	- - -	- - -
	Transitional industrial	MUP	- - -	- - -	- - -	28.77.10(A) & (B)(4)
B.	Wholesale Uses	- - -	- - -	- - -	- - -
COMMUNICATION AND INFRASTRUCTURE USES
A.	COMMUNICATION USES
	Wireless communication facilities					28.78.10(A) & 28.81
	Co-locations	MUP	MUP	MUP	MUP
	New towers	UP	UP	UP	UP
B.	INFRASTRUCTURE USES
	Commercial solar energy facility	- - -	- - -	- - -	- - -
	Commercial wind turbine generator	UP	UP	UP	UP	28.80
	Injection well	UP	UP	UP	UP	28.78.20(A) & (B)(4)
	Noncommercial wind turbine					28.80
	100 ft. or less in height	A	A	A	A
	Over 100 ft. in height	MUP	MUP	MUP	MUP
	Oil or gas well	AP	AP	AP	AP	28.78.20(A) & (B)(7)
	Pipeline, transmission or distribution line, in R.O.W.	A	A	A	A	28.78.20(A) & (B)(8)
	Refuse, disposal, incineration, recycling or composting	UP	UP	UP	UP	28.78.20(B)(3)
	Surface mining operation	UP	UP	UP	UP	28.78.20(A)
	Utility facility or infrastructure, outside of R.O.W.	UP	UP	UP	UP	28.78.20(A) & (B)(9)
C.	PUBLIC SERVICE USES
	Public service facility	UP	UP	UP	UP	28.78.30(A) & (B)(4)
D.	TEMPORARY CONSTRUCTION AND INFRASTRUCTURE
	Concrete/asphaltic concrete mixing plant	MUP	MUP	MUP	MUP	28.78.40(A) & (B)(2)
	Construction storage yard	MUP	MUP	MUP	MUP	28.78.40(A) & (B)(2)
	Construction office, storage, stockpiling, or construction yard for public infrastructure project	MUP	MUP	MUP	MUP	28.78.40(A) & (B)(3)
	Meteorological tower					28.78.20(A) & (B)(6)
	100 feet or less in height	AP	AP	AP	AP
	Greater than 100 feet in height	MUP	MUP	MUP	MUP
RESOURCE PROTECTION USES
A.	RESOURCE PROTECTION USES
	Conservation and mitigation bank	UP	UP	UP	UP	28.79(A)

(Ord. No. 1749, §2 (Exh. 1); Ord. No. 1764, §3 (Exh. A); Ord. No. 1788, §2 (Att. A); Ord. No. 1794, §6; Ord. No. 1798, §2; Ord. No. 1817, §5; Ord. No. 1821, §2; Ord. No. 1831, §3 (Exh. A); Ord. No. 1840, §3; Ord. No. 1845, §§15, 16)

28.21.30 Agricultural Districts General Development Standards

A. General site and building standards. Subdivisions, new land uses, main buildings including primary and secondary dwellings, and alterations to existing land uses and buildings, shall be designed, constructed, and/or established in compliance with the applicable development standards delineated or referenced in Table 28.21B.

TABLE 28.21B
Development Standards for Main Building, Primary and Secondary Dwelling
	A-20	A-40	A-80	A-160
MAIN BUILDING OR PRIMARY DWELLING
Minimum lot area	20 acres	40 acres	80 acres	160 acres
Dwelling size	Minimum of 1,000 square feet
Setbacks (1)
Front	30 feet, but at least 50 feet from the street centerline and unless otherwise indicated by building lines on the zoning maps
Sides (each)	20 feet
Rear	25 feet
Between structures	10 feet
Height limit	35 feet, and as allowed by Section 28.93, special regulations
Height limit for agricultural processing uses	50 feet, and as allowed by Section 28.93, special regulations
SECONDARY DWELLING
Dwelling size	Maximum of 2,400 square feet, see Section 28.72.10(B)(3)(a)
Setbacks (2)
Front	30 feet, but at least 50 feet from the street centerline and unless otherwise indicated by building lines on the zoning maps
Sides (each)	20 feet
Rear	25 feet
Between structures (3)	10 feet
Height limit	35 feet, and as allowed by Section 28.93, special regulations

Notes:

(1) Other setbacks may be required for specific uses listed in Table 28.21A, as provided elsewhere in this chapter.

(2) Reserved.

(3) Other separation between structures may be required by County Building Code.

B. ACCESSORY BUILDINGS AND STRUCTURES.

New accessory buildings and other structures, including alterations to existing accessory buildings and other structures, shall be designed, constructed, and/or established in compliance with the applicable development standards in Section 28.71.10(B)(1) and in Table 28.21C below. Only one residential accessory building is allowed per lot.

TABLE 28.21C DEVELOPMENT STANDARDS FOR ACCESSORY BUILDINGS
	A-20, A-40	A-80, A-160
AGRICULTURAL ACCESSORY BUILDINGS (1)
Setbacks (2)(3)
Attached	An accessory building attached to the main building shall comply with the setback requirements for the main building
Detached
Front	60 feet or on the rear 50% of the lot
Sides (each)	20 feet
Rear	20 feet
Between structures (4)	10 feet from any dwelling or other main building on the same lot Stables: 20 feet from any dwelling or other main building on the same lot
Height limit	35 feet, and as allowed by Section 28.93, general building regulations
Height limit for agricultural processing uses	50 feet, and as allowed by Section 28.93, special regulations
Parking	As required by Section 28.94, Parking Requirements
Signs	See Section 28.96, Signs
RESIDENTIAL ACCESSORY BUILDINGS (1)
Setbacks (2)(3)
Attached	An accessory building attached to the main building shall comply with the setback requirements for the main building
Detached
Front	60 feet or on the rear 50% of the lot
Sides (each)	20 feet
Rear	20 feet
Between structures (4)	10 feet from any dwelling or other main building on the same lot Stables: 20 feet from any dwelling or other main building on the same lot
Height limit	35 feet, and as allowed by Section 28.93, special regulations
Parking	As required by Section 28.94, Parking Requirements
Signs	See Section 28.96, Signs

Notes:

(1) Does not include a secondary dwelling as defined in Section 28-01.

(2) Other setbacks may be required for specific uses listed in Table 28-21A, as referenced.

(3) Reserved.

(4) Other separation between structures may be required by County Building Code.

(Ord. No. 1749, §2 (Exh. 2); Ord. No. 1793, §2; Ord. No. 1840, §4)

Section 28.22 SUISUN MARSH AGRICULTURAL (A-SM) DISTRICTS

Subdivisions:

28.22.10 Suisun Marsh Agriculture Districts

28.22.11 Purposes of Suisun Marsh Agricultural Districts

28.22.20 Suisun Marsh Agricultural District Land Uses and Permit Requirements

28.22.30 Suisun Marsh Agricultural District Development Standards

28-22.10 Suisun Marsh Agriculture Districts

This section includes regulations for the A-SM-80 and A-SM-160 zoning districts.

28.22.11 Purpose of Suisun Marsh Agriculture Districts

This Section lists the uses of land that may be allowed within the Suisun Marsh Agricultural zoning districts, established by Section 28.13 (Districts Designated and Established). It also determines the type of land use approval required for each type of use and provides general standards for site development.

Agriculture is the major industry in Solano County, generating the majority of the tax revenue in the unincorporated County. In addition, certain agricultural lands serve an important function in buffering contiguous environmentally sensitive lands of the Suisun Marsh from the effects of urbanization. Therefore, the Board of Supervisors has determined that it is in the interest of the County to prevent further encroachment upon such agricultural lands by incompatible uses of property.

The purpose and intent of the A-SM Districts is to preserve lands best suited for permanent agricultural use while limiting certain intensive agricultural practices which may conflict with adjoining sensitive lands. A primary intent of the A-SM Districts is to assure the retention of upland and lowland grasslands adjacent to the Suisun Marsh in uses compatible with its protection.

28.22.20 Suisun Marsh Agricultural District Land Uses and Permit Requirements

A. Allowed Uses and Permit Requirements. Table 28.22A identifies the land uses allowed by right in each Suisun Marsh Agricultural District and the Land Use Permit required to establish each use. In addition to the Land Use Permit required by Table 28.22A, special requirements may apply to certain uses.

B. Marsh Development Permit Requirements. Any development within the Suisun Marsh, as defined by Section 29114 of the Public Resources Code, shall be subject to obtaining a Marsh Development Permit pursuant to the Suisun Marsh Preservation Act of 1977, and as provided for in Section 28.104. When a land use subject to a Marsh Development Permit is proposed in both the Primary Management Area and Secondary Management Area, as defined in the Suisun Marsh Preservation Act of 1977, the land use shall be subject to a Use Permit covering the whole of the project.

C. Architectural Review. Architectural Approval may be required for certain uses, in compliance with Section 28.102 (Architectural Approval).

D. Building Permits. A Building Permit shall be required prior to any construction.

E. Land Use Regulations. Where the last column in Table 28.22A (Land Use Regulations) includes a section number, e.g., 28.70.10, the zoning regulations in the referenced section apply to the use. Where the last column includes a chapter number, e.g., Chapter 13.6, the regulations in the referenced chapter of the Solano County Code apply to the use. Provisions in other sections of this chapter or in other chapters of the Solano County Code may also apply.

F. Nonconforming Uses. Within the Suisun Marsh, as defined by Section 29101 of the Public Resources Code, uses established prior to 1977 that do not conform to the uses set forth in Table 28.22A shall be considered nonconforming uses under Section 28.114, except that nonsubstantial changes, alterations, and additions to nonconforming uses may be allowed within the existing established project footprint area subject to a Marsh Development Permit, pursuant to the Suisun Marsh Preservation Act of 1977 and as provided for in Section 28.104. The overall existing development area may not be expanded under these provisions. Development within the existing development area should minimize additional impervious surfaces. An adequate buffer should be established or maintained between the development areas and any water, wetlands, or other marsh habitat to protect the habitat from adverse environmental impacts. An erosion, sediment, and runoff control plan shall be prepared in accordance with Section 31-26(b) regulating grading, drainage, land leveling and erosion control. When the nonconforming use is located in both the Primary and Secondary Management Areas, as defined by the Suisun Marsh Preservation Act of 1977, nonsubstantial changes, alterations, and additions to the nonconforming use shall be subject to a Use Permit covering the whole of the project.

G. Site Development and Other Standards. All uses shall comply with the provisions of Article IV of this chapter, relating to site development and other standards and beginning with Section 28.90, which includes standards for parking, signs, and other project elements.

Table 28.22A TABLE OF ALLOWED USES
A = Allowed by right, AP = Administrative Permit, MUP = Minor Use Permit, UP = Use Permit, - - - = Prohibited
ALLOWED USES See Definitions Section 28.01	Permit Requirements A-SM-80 and A-SM-160(1) Zoning Districts	Land Use Regulations See Section 28.70.10
28.71 AGRICULTURAL USES
A. CROP PRODUCTION AND GRAZING
Agricultural accessory buildings	A	28.71.10(B)(1)
Cultivated and irrigated farming	A(2)
Nonirrigated and noncultivated farming	A(2)
Grazing	A(2)
Pastured poultry
Not adjacent to an R District	A	28.71.30(B)(4)
Adjacent to an R District	MUP	28.71.30(B)(4)
With an agricultural commercial kitchen	- - -
With sales	- - -
With special events	- - -
With more than 4 crowing fowl	UP	28.71.30(B)(4)
B. AGRICULTURAL PROCESSING USES
None allowed
C. ANIMAL FACILITIES AND OPERATIONS
None allowed
D. OTHER AGRICULTURAL OPERATIONS
Agricultural employee housing	AP	28.71.40(B)(1)
HCD Agricultural employee housing	A	28.71.40(B)(3)
Temporary commercial coach	AP	28.71.40(B)(5)
28.72 RESIDENTIAL USES
A. DWELLINGS
Primary dwelling(3)	A	28.72.10(A)
Secondary dwelling	AP	28.72.10(A) & (B)(3)
Second kitchen	AP	28.72.30(B)(2)
B. TEMPORARY DWELLINGS
Temporary single family dwelling	AP	28.72.20(B)(6)
C. ANIMAL FACILITIES INCIDENTAL TO A RESIDENCE
Small kennels and catteries	AP	28.72.30(B)(3)
D. HOME OCCUPATIONS, COTTAGE INDUSTRIES AND OTHER COMMERCIAL USES
Home occupation, Type I	A	28.72.40(A) & (B)(2)
28.73 RECREATION, EDUCATION, AND PUBLIC ASSEMBLY USES
A. RECREATION USES
Marsh oriented recreation	UP	28.73.10(A) & (B)(1)
Public open space area	A	28.73.10(A)
Stable, public without horse shows	UP	28.73.10(A) & (B)(3)
B. EDUCATION USES
Agricultural education, minor facility	AP	28.73.20(A) & (B)(1)
Marsh education	UP	28.73.20(A)
C. PUBLIC ASSEMBLY USES
Special events facility
Small	MUP	28.73.30(A) & (B)(6)
Medium	MUP
Large	UP
28.74 RETAIL AND OFFICE USES
A. RETAIL USES
None allowed
B. OFFICE USES
Agricultural research facility, small	UP	28.74.20(A) & (B)(1)
Marsh research facility	UP	28.74.20(A)
28.75 TOURIST USES
A. AGRITOURISM
None allowed
B. TEMPORARY AGRITOURISM
None allowed
28.76 COMMERCIAL SERVICE USES
A. AGRICULTURAL SERVICES
None allowed
B. COMMERCIAL SERVICES
None allowed
28.77 INDUSTRIAL, MANUFACTURING, PROCESSING AND WHOLESALE USES
A. INDUSTRIAL, MANUFACTURING AND PROCESSING USES
None allowed
B. WHOLESALE USES
None allowed
28.78 COMMUNICATION, INFRASTRUCTURE AND SERVICE USES
A. COMMUNICATION USES
Wireless communication facility
Co-location	MUP	28.81
New tower	UP	28.81
B. INFRASTRUCTURE USES
Commercial wind turbine generator	UP	28.80
Extraction and removal of minerals or natural materials from quarries and borrow areas existing as of January 1, 1982	UP	28.78.20(A)
Noncommercial wind turbine
100 feet or less in height	A	28.80
Over 100 feet in height	- - -	28.80
Gas Well(4)	AP	28.78.20(A) & (B)(7)
Pipeline, transmission, or distribution line, in R.O.W.	A	28.78.20(A) & (B)(8)
Utility facilities or infrastructure, outside of R.O.W.	UP	28.78.20(A) & (B)(9)
Waste disposal, processing, and composting	UP(5)	28.78.20(A) & (B)(3)
C. PUBLIC SERVICE USES
Public service facility	UP	28.78.30(A) & (B)(4)
D. TEMPORARY CONSTRUCTION AND INFRASTRUCTURE
Meteorological tower, 100 feet or less in height	AP	28.78.20(A) & (B)(6)
Meteorological tower, greater than 100 feet in height	MUP	28.78.20(A) & (B)(6)
28.79 RESOURCE PROTECTION USES
Conservation or mitigation bank	UP	28.79

Notes:

1. Any development within the Suisun Marsh, as defined by Section 29114 of the Public Resources Code, shall be subject to obtaining a Marsh Development Permit pursuant to the Suisun Marsh Preservation Act of 1977, and as provided for in Section 28.104.

2. Management of wetlands and agricultural operations, with emphasis on grain and hay crop production, pasture, grazing, and the growing of plants and natural feed important to wildlife habitat.

3. Buildings and uses clearly accessory or incidental to any permitted use located on the premises, including a one-family dwelling or a manufactured dwelling, barns, private stables, sheds, and other associated buildings.

4. Oil wells are not permitted in the Suisun Marsh Primary and Secondary Management Areas.

5. During or subsequent to final closure of any waste disposal site, the Planning Commission may approve any use that (i) is compatible with the approved closure and/or post-closure plans for the site, (ii) is compatible with existing or anticipated agricultural land uses in the vicinity, and (iii) would not subject occupants of the site, neighbors, or the environment, to risks associated with the wastes which have been disposed of at the site.

(Ord. No. 1764, §4 (Exh. B); Ord. No. 1788, §2 (Att. A); Ord. No. 1794, §6; Ord. No. 1797, §1 (Exh. 1); Ord. No. 1817, §6; Ord. No. 1821, §3; Ord. No. 1840, §5)

28.22.30 Suisun Marsh Agricultural District Development Standards

Subdivision, new land uses, main buildings including primary and secondary dwellings, and alterations to existing land uses and buildings, shall be designed, constructed, and/or established in compliance with the applicable development standards delineated or referenced in Table 28-22B.

TABLE 28.22B DEVELOPMENT STANDARDS FOR MAIN BUILDING, ACCESSORY STRUCTURES, AND USES
MAIN BUILDING, ACCESSORY STRUCTURES, AND USES
Minimum Lot Area	A-SM-80 = 80 acres
Minimum Lot Area	A-SM-160 = 160 acres
Setbacks
Front	Thirty feet; except that buildings shall not be less than fifty feet from the centerline of the street, and unless otherwise indicated by building lines on the zoning maps.
Sides (each)	20 feet
Rear	25 feet
Between structures	10 feet
Height limit	Thirty-five feet; and as allowed by Section 28.93 special regulations
OTHER STANDARDS
Parking Requirements	Parking shall be provided in conformance with the parking standards in Section 28.94
Signs	All signs shall comply with the sign requirements in Section 28.96

(Ord. No. 1732, §2; Ord. No. 1797, §1 (Exh. 2))

28.23 Suisun Valley Agricultural Districts

Subdivisions

28.23.10 Purpose

28.23.11 Purposes of Agriculture - Suisun Valley District

28.23.12 Purposes of Agriculture Tourist Center Districts

28.23.20 Definitions Applicable only to the A-SV-20, ATC and ATC-NC Districts

28.23.30 Agriculture-Suisun Valley Uses and Permit Requirements

28.23.40 General Development Standards

28.23.50 Special Use Regulations

28.23.60 Design Guidelines and Design Review

28.23.10 Purpose of Section

The purpose of this Section is to preserve and enhance the environment and economy of the Suisun Valley as a rural agricultural community by maintaining the agricultural character, improving agricultural production and income, promoting agricultural products grown in Solano, and providing for agricultural tourist centers.

This Section lists the uses of land allowed within the Agriculture-Suisun Valley and the Agriculture Tourist Center zoning districts (ATC and ATC-NC) zoning districts as established by Section 28.13 (Districts Designated and Established). It also determines the type of land use approval required for each use, and provides general standards for site development.

28.23.11 Purposes of Agriculture - Suisun Valley District

The majority of land within Suisun Valley is in agricultural use, producing grapes for wine, small grains, or other fruit crops. This farmland is essential to the Valley’s agricultural economy and quality of life. The standards in this section maximize the viability of the family farm by allowing uses that support agriculture and excluding incompatible uses.

28.23.12 Purposes of Agricultural Tourist Center Districts

Development of agricultural tourism is critical to the future viability of agriculture in Solano County. The standards in this section allow a variety of uses that will help foster small tourist-oriented centers within the Valley, help attract tourists, and provide additional opportunities to market local products

28.23.20 Definitions Applicable only to the A-SV-20, ATC and ATC-NC Districts

Retail Stores and Services:

Retail stores and services, businesses and professional offices providing convenience goods and services to serve a rural community and tourists to an agricultural area, conducted either entirely within a building or buildings on a single ownership or, where permitted, within a building and outdoors.

(Ord. No. 1831, §5)

28.23.30 Agriculture - Suisun Valley District Uses and Permit Requirements

A. Allowable Uses. Table 28.23A identifies the land uses allowed by right in the Agriculture – Suisun Valley (A-SV-20) District, the Agriculture Tourist Center (ATC) District and the Agriculture Tourist Center – North Connector (ATC-NC) District, as well as the Land Use Permit required to establish each use. In addition to the Land Use Permit required by Table 28.23A, special requirements may apply to certain uses (see Section 28.23.50). Where the last column of Table 28.23A (Land Use regulations) includes a section number, e.g., 28.70, the zoning regulations in the referenced section apply to the use. Where the last column includes a chapter number, e.g., Chapter 13.6, the regulations in the referenced chapter of the Solano County Code section apply to the use. Provisions in other sections of this chapter or in other chapters of the Solano County Code may also apply.

B. Building and Other Permits. A Building Permit, as required under Chapter 6.3, and any other permits required by the County code, shall also be required prior to any construction, demolition, or change of occupancy type.

C. Design Review. Design review, as described in Sections 28.23.60 and 28.103, shall be required for all new construction requiring a Building Permit within the Agriculture – Suisun Valley (A-SV-20) District and the Agriculture Tourist Center (ATC and ATC-NC) Districts. In performing design review, the Zoning Administrator or Planning Commission shall consider the Suisun Valley design guidelines as a manual for determining architectural approval.

TABLE 28.23A Table of Allowed Uses and Permit Requirements
A = Allowed by right, AP = Administrative Permit, MUP = Minor Use Permit, UP = Use Permit, E = Exempt, - - - = Prohibited
ALLOWED USES* *See Definitions Section 28.01	Permit Requirements			Land Use Regulations See Section 28.70.10
	A-SV-20	ATC	ATC-NC	Land Use Regulations See Section 28.70.10
AGRICULTURAL USES
Crop production, including orchards and vineyards	A	A	A
Agricultural accessory building	A	A	A	28.71.10(B)(1)
Agricultural employee housing	AP	- - -	- - -	28.23.50.20
HCD agricultural employee housing	AP	- - -	- - -	28.71.40(B)(3)
Agricultural processing facility
On-site products(1)	A	A	A	28.71.20(A) & (B)(1)
Off-site product(2)	UP	UP	UP	28.71.20(A) & (B)(1)
With special events	UP	- - -	- - -	28.71.20(A) & (B)(1) & 28.23.50.50(A), (B) & (C)(4)
Wineries
Winery, small	A/UP3	A	A	28.23.50.10(B)(5)
Winery, medium	A/UP3	AP	AP	28.23.50.10(B)(5)
Winery, large	UP5	UP	UP	28.23.50.10(B)(5)
Animal facilities and operations
Confined animal facility, including dairy	- - -	- - -	- - -
Fowl and poultry ranch	- - -	- - -	- - -
Pastured poultry and livestock	A/MUP	- - -	- - -	28.23.50.10
Grazing	A	- - -	- - -
Slaughterhouse	- - -	- - -	- - -
Aquaculture	UP	- - -	- - -
Auctions, agricultural equipment sales, temporary	AP/MUP	AP/MUP	AP/MUP	28.23.50.10
Conservation bank	UP	- - -	- - -	28.79(A)
Nursery with public sales	AP	- - -	- - -	28.71.20(A) & (B)(2)
Temporary agricultural office	AP	AP	AP	28.23.50.10
Wind turbine, noncommercial under 100 feet	A	A	A	28.80
Wind turbine, noncommercial over 100 feet	MUP	MUP	MUP	28.80
RESIDENTIAL USES
Residential accessory buildings and uses(7)	A	A	A	28.72.30(B)(1)
Cottage industry	UP	UP	- - -	28.72.40(A) & (B)(1)
Guest house	A	- - -	- - -	28.72.30(B)(1)
Home occupation	A/AP	A/AP	- - -	28.72.40(A) & (B)(2)
Hosted rental	AP	- - -	- - -	28.72.40(A) & (B)(5)
Primary dwelling	A	AP	AP	28.72.10(A)
Secondary dwelling	A	- - -	- - -	28.23.50.20
Small kennel or cattery	AP	- - -	- - -	28.72.30(B)(3)
Stable, private (9 horses or less)	A	A	- - -	28.72.30(B)(3)
Storage, manufactured home (one per parcel)	A	A	- - -	28.23.50.20
Temporary accommodations
Security quarters for a business operation (commercial coach, manufactured home or recreational vehicle)	AP	AP	AP	28.23.50.20
Temporary single-family home	UP	UP	UP	28.23.50.20
Temporary storage of a mobile home	AP	AP	AP	28.23.50.20
Cannabis cultivation – Adult use (recreational)
Personal indoor	A	A	A	28.82
Personal outdoor	- - -	- - -	- - -	28.82
Cannabis cultivation – Medicinal
Caregiver indoor	AP	AP	AP	28.82
Caregiver outdoor	- - -	- - -	- - -	28.82
Personal indoor	A	A	A	28.82
Personal outdoor	- - -	- - -	- - -	Unless Exception Request Granted per 28.82
RECREATION, EDUCATION AND PUBLIC ASSEMBLY USES
Agricultural education
Minor facility	A	A	A	28.73.20(A) & (B)(1)
Major facility	MUP	MUP	MUP	28.73.20(A) & (B)(1)
Boating and swimming facility on existing waterways	- - -	UP	UP	28.73.10(A)
Hunting or fishing club	- - -	- - -	- - -	28.73.10(A) & (B)(1)
Museum or library	- - -	- - -	- - -	28.73.30(A)
Stable, public and horse show	- - -	- - -	- - -
RETAIL TRADE USES
Retail stores and services				28.23.50.40
1,500 square feet or less	- - -	A	A	28.23.50.40
Greater than 1,500 square feet	- - -	MUP	MUP	28.23.50.40
Roadside stand
1,000 square feet or less in size	A	A	A	28.23.50.40
Between 1,000 and 2,500 square feet	AP	A	A	28.23.50.40
Greater than 2,500 square feet or with nonagricultural product sales greater than 10%	UP	A	A	28.23.50.40
TOURIST USES
A. AGRITOURISM
Agricultural homestay	AP	- - -	- - -	28.75.10(A) & (B)(1)
Agricultural homestay with special events	UP	- - -	- - -	28.23.50.50
Agritourism facility	UP	UP	UP	28.23.50.50
Bakery/cafe/restaurant
1,000 square feet or less in size	A	A	A	28.23.50.50
1,001 to 5,000 square feet	AP	A	A	28.23.50.50
5,001 or more square feet in size	UP	MUP	MUP	28.23.50.50
Bed and breakfast inn	AP	A	A	28.23.50.50
Gallery	AP	A	A	28.23.50.50
Local products store	- - -	A	A	28.23.50.50
Hotel or resort hotel	UP	UP	UP	28.23.50.50
Special events facility
Small	MUP	MUP	MUP	28.23.50.30(B); 28.23.50.50(B) & (C)(4); 28.73.30(A) & (B)(6)
Medium	MUP	MUP	MUP
Large	UP	UP	UP
Tasting facility	AP	A	A	28.23.50.50
B. TEMPORARY AGRITOURISM
Agritourism event	AP/MUP	AP/MUP	AP/MUP	28.23.50.50
Farmer’s market	AP/MUP	AP/MUP	AP/MUP	28.23.50.50
Seasonal sales lot	AP/MUP	AP/MUP	AP/MUP	28.23.50.50
C. VACATION HOUSE RENTALS
Vacation house rental	MUP	MUP	- - -	28.75.30(A)
COMMERCIAL SERVICE USES
Airfield or heliport, agricultural	- - -	- - -	- - -
Agricultural trucking service and facility	- - -	- - -	UP	28.76.10(A) & (B)(2)
Custom farm services, e.g., hay baling	UP	- - -	UP	28.76.10(A)
Farm and ranch supply store	UP	A	A	28.76.10(B)(5)
Farm equipment sales	- - -	- - -	A	28.76.10(B)(4)
Farm equipment fabrication and repair	UP	- - -	A	28.76.10(A)
Large kennel or cattery	MUP	- - -	- - -	28.76.20(A) & (B)(2)
Veterinary facility	UP	UP	UP	28.76.20(A) & (B)(1)
COMMUNICATION AND INFRASTRUCTURE USES
Commercial solar energy facility	- - -	- - -	- - -
Pipeline, transmission or distribution line in R.O.W.	A	A	A	28.78.20(A) & (B)(8)
Utility facilities or infrastructure, outside of R.O.W.	UP	UP	UP	28.78.20(A) & (B)(9)
Public service facility	UP	UP	UP	28.78.30(A) & (B)(4)
Refuse dumping, disposal, processing, composting	UP	- - -	- - -	28.78.20(A) & (B)(3)
Surface mining operation	UP	UP	UP	28.78.20(A)
Wind turbine generator, commercial	- - -	- - -	- - -	28.80
Wireless communication facility	UP	UP	UP	28.81
TEMPORARY CONSTRUCTION USES
Construction office, storage, and yard	AP	AP	AP	28.23.50.70

Notes:

1) Products originating on site or off site on land owned or leased by the operator within Solano County.

2) Products originating on land not owned or leased by the operator within Solano County. In all cases, breweries and distilleries are classified as processing off-site products regardless of source, except for distillation conducted at a winery as part of wine production.

3) At least 25% of the grapes or other fruit used in production, averaged over 5 consecutive years, must be grown on site or off site on land owned or leased by the operator within Solano County. If less than 25% of the grapes are sourced in this way, then a Conditional Use Permit is required.

4) Repealed.

5) Special events as permitted with a Large Winery Use Permit.

6) Repealed.

7) Does not include a guest house.

(Ord. No. 1764, §5 (Exh. C); Ord. No. 1788, §2 (Att. A); Ord. No. 1794, §6; Ord. No. 1798, §3; Ord. No. 1803, §3; Ord. No. 1817, §7; Ord. No. 1821, §4; Ord. No. 1831, §4 (Exh. B); Ord. No. 1840, §7; Ord. No. 1845, §§17, 18)

28.23.40 General Development Standards

TABLE 28.23B Table of General Development Standards
General Development Standards
	A-SV-20	ATC	ATC-NC
Minimum Lot Area1	Minimum area required for new parcels
w/ water and sewer	20 acres	2,000 square feet	5,000 square feet
w/ water or sewer	20 acres	2.5 acres	2.5 acres
w/o water or sewer	20 acres	5 acres	5 acres
Parking	As required by Section 28.94, Parking Requirements, and the Suisun Valley design guidelines. Off-street parking requirements may be met through participation in a parking district that apportions off-site parking.
Signs	See Section 28.96, Signs
MAIN BUILDING or PRIMARY DWELLING
Dwelling Size	Minimum of 1,000 Square Feet
Floor Area Ratio	Maximum gross floor area for main buildings and new dwellings
w/ water and sewer	- - -	0.5	0.5
w/o water or sewer	- - -	0.3	0.3
Setbacks	Minimum setbacks required. See Section 28.97 for setback measurement, allowed projections into setback, and exceptions to setbacks.
Front	30 feet, but at least 50 feet from the street centerline and unless otherwise indicated by building lines on the zoning maps.	None to 25 feet	10 to 25 feet maximum
Sides (each)	20 feet	None	15 feet on corner lot, none on interior lots
Rear	25 feet	None	15 feet
Between structures	10 feet	None, except per Building Code
Height Limit	35 feet, and as allowed by 28.93 special regulations
SECONDARY DWELLING
Dwelling Size	Maximum of 2,400 square feet	None	N/A
Setbacks
Front	30 feet, but at least 50 feet from the street centerline and unless otherwise indicated by building lines on the zoning maps.	N/A
Sides (each)	20 feet	N/A
Rear	25 feet	N/A
Between structures	10 feet
Height limit	35 feet, and as allowed by 28.93 special regulations

Notes:

(1) The actual number of parcels allowed is determined through the applicable subdivision process, based on specific site characteristics and potential environmental impacts, and there is no guarantee that the maximum possible number may be achieved.

TABLE 28.23C Table of Development Standards for Accessory Buildings
Development Standards for Accessory Buildings1
	A-SV-20	ATC	ATC-NC
ACCESSORY BUILDINGS
Floor Area Ratio	Maximum gross floor area for new dwellings
w/ water and sewer	- - -	0.5	0.5
w/o water or sewer	- - -	0.3	0.3
Setbacks2	Minimum Setbacks required. See Section 28.97 for setback measurement, allowed projections into setback, and exceptions to setbacks.
Attached	An accessory building attached to the main building shall comply with the setback requirements for the main building
Detached
Front	60 feet or on the rear 50% of the lot	None to 25 feet	10 to 25 feet
Sides (each)	20 feet	None	15 feet on corner lots, none for interior lots
Rear	20 feet	None	15 feet
Between structures3	10 feet from any dwelling or other main building on the same lot; stables: 20 feet from any dwelling or other main building on the same lot
Height limit	35 feet, and as allowed by 28.93 special regulations

Notes:

(1) Does not include a secondary dwelling as defined in Section 28.01.

(2) Other setbacks may be required for specific uses listed in Table 28.23A, as referenced.

(3) Greater separation between structures may be required by County Building Code.

(Ord. No. 1793, §2; Ord. No. 1817, §8; Ord. No. 1840, §6)

28.23.50 Special Uses Regulations:

28.23.50.10 Agricultural Uses

A. Permit Required. Agricultural uses are permitted uses, subject to the permit requirements in Table 28.23A.

B. Standards. Agricultural uses must meet the applicable development standards delineated in Tables 28.23B and 28.23C and comply with the following:

1. Temporary Auctions and Agricultural Equipment Sales.

a. Permit Required. An Administrative Permit is required for temporary auctions and agricultural equipment sales uses, provided any such use shall meet the standards delineated in Table 28.23B. Administrative Permits shall be for a single auction and sales event. If a temporary auction and agricultural equipment sales use cannot meet the standards in subsection (2) of this section, then a Minor Use Permit shall be required.

b. Standards. Temporary auctions and agricultural equipment sales in the A-SV-20 and ATC Districts shall comply with the following standards:

1. Duration. Auctions and agricultural equipment sales shall be limited to one event per calendar year, not to exceed seven days per event.

2. Access. Shall provide ingress and egress designed so as to avoid traffic congestion.

3. Roads. Shall be located on a public road or a private road if there is a recorded maintenance agreement executed by all lot owners served by the private road. All connections to County roads shall meet the Encroachment Permit requirements of the Director of Resource Management, which generally include, but shall not be limited to, paving of the connection within the County road right-of-way.

4. Hours of Operation. Shall be limited to 8:00 a.m. until 6:00 p.m. Mondays through Sundays.

5. Prevent Offensive Noise, Dust, Glare, Vibration or Odor. Shall provide adequate controls or measures to prevent noise, dust, glare, vibration or odor.

2. PASTURED LIVESTOCK

a. Permit Required. Pastured livestock operations are a permitted use, subject to the provisions below:

1. When a Permit Is Not Required. A pastured livestock operation is a permitted use when the parcel is located is located more than 1,320 feet from any lot in an (R) District, and meets the standards in (b) below are met.

2. When a Minor Use Permit Is Required. A pastured livestock operation is a permitted use upon approval of a Minor Use Permit, if the parcel is located within 1,320 feet on any lot in an (R) District, and/or any of the standards in (b) below cannot be met.

b. Standards. Pastured livestock operations shall comply with the following general standards:

1. Manage storm water to prevent feed and manure from entering any natural or constructed storm water facility or creek, stream or river,

2. Maintain a setback of 200 feet from any (R) district parcel,

3. Manage supplemental feeds, manure, bedding and nesting materials to lessen any potential adverse impacts that the pastured livestock operation might have on neighbors or the larger community. Pastured livestock operators are required to submit to the Agricultural Commissioner, on an annual basis, a plan for the management of the operation which will provide policies and procedures for insuring that the pastured livestock operation is not likely to become a nuisance to surrounding property owners or the community and that no health and safety problems will arise due to its operation. The Plan should describe policies and procedures that:

(a) Regulate, control or prohibit the accumulation of manure.

(b) Prevent any accumulation of animal or vegetable matter in which fly larvae exist or any accumulation of filth or source of foulness hazardous to health or comfort of people

(d) Prohibit any nuisance, offensive matter, foul or noxious odors.

(e) Provide adequate parking and circulation for the operation.

3. PASTURED POULTRY

a. Permit Required. Pastured poultry is a permitted use, subject to the provisions below:

1. When a Permit Is Not Required. A pastured poultry operation is a permitted use if the parcel is located more than 1,320 feet from any lot in an (R) District, and meets the standards in (b) below are met.

2. When a Minor Use Permit Is Required. A pastured poultry operation is a permitted use upon approval of a Minor Use Permit, if the parcel is located within 1,320 feet on any lot in an (R) District, and/or any of the standards in (b) below cannot be met.

3. Exemptions. Any minor raising fowl or a 4H or similar type of agricultural education program is exempt from these requirements.

b. Standards. Pastured poultry operations shall comply with the following general standards:

1. Manage storm water to prevent feed and manure from entering any natural or constructed storm water facility or creek, stream or river,

2. Maintain a setback of 200 feet from any (R) district parcel,

3. Employee best practices to ensure that stray birds do not trespass onto adjacent public rights-of-way or private lands.

4. Be limited to 3,000 birds or less,

5. Contain no more than 5 crowing fowl, and

6. Manage supplemental feeds, manure, bedding and nesting materials to lessen any potential adverse impacts that the pastured poultry operation might have on neighbors or the larger community. Pastured poultry operators are required to submit to the Agricultural Commissioner, on an annual basis, a plan for the management of the operation which will provide policies and procedures for insuring that the pastured poultry operation is not likely to become a nuisance to surrounding property owners or the community and that no health and safety problems will arise due to its operation. The Plan should describe policies and procedures that

i. Regulate, control or prohibit the accumulation of manure.

ii. Prevent any accumulation of animal or vegetable matter in which fly larvae exist or any accumulation of filth or source of foulness hazardous to health or comfort of people

iii. Protect pollutants from entering in creeks, streams, drainage ditches or groundwater supplies.

iv. Prohibit any nuisance, offensive matter, foul or noxious odors.

4. TEMPORARY AGRICULTURAL OFFICE

a. Permit Required. A commercial coach may be used as temporary agricultural offices, incidental to the commercial agricultural operation on the property, as permitted in Table 28-23A, subject to the standards below:

b. Standards.

1. Building Permit required. No commercial coach shall be used as temporary agricultural offices without first securing a Building Permit from the County of Solano.

2. Only one commercial coach or vehicle shall be allowed on the site,

3. The commercial coach shall be either made permanent or removed upon the expiration of 24 months.

4. The commercial coach may not be used as a residence and shall meet all building setbacks applicable to permanent development on the parcel.

5. WINERIES

a. Small winery. A small winery, as defined in Section 28.01, is allowed by right subject to compliance with the applicable development standards delineated in Tables 28-23B and 28-23C and as follows:

1. At least 25 percent of the grapes or other fruit used in production, averaged over five consecutive years, must be grown on site or off site on land owned or leased by the operator within Solano County.

2. The winery operator shall report at the end of each calendar year to the Department of Resource Management the total gallons of wine produced, in bulk and bottles combined, during the calendar year. Such reporting may alternatively include proof of payment of the annual license renewal fee to the Department of Alcoholic Beverage Control (ABC), including the dollar amount of the fee paid.

3. A Conditional Use Permit is required for a small winery if less than 25 percent of the grapes or other fruit used in production are grown on site or off site on land owned or leased by the operator within Solano County.

4. A wine tasting and sales area must be no larger than 1,000 square feet or 30 percent of the size of the processing facility, whichever is greater.

5. A small or medium special events facility may be operated in conjunction with a small winery, provided an Administrative Permit or Minor Use Permit is first secured.

b. Medium winery. A medium winery, as defined in Section 28.01, is allowed by Administrative Use Permit, subject to compliance with the applicable development standards delineated in Tables 28-23B and 28-23C and as follows:

1. The winery operator shall report at the end of each calendar year to the Department of Resource Management the total gallons of wine produced, in bulk and bottles combined, during the calendar year. Such reporting may alternatively include proof of payment of the annual license renewal fee to the Department of Alcoholic Beverage Control (ABC), including the dollar amount of the fee paid.

2. A wine tasting and sales area must be no larger than 2,000 square feet or 30 percent of the size of the processing facility, whichever is greater.

3. At least 25 percent of the grapes or other fruit used in production, averaged over five consecutive years, must be grown on site or off site on land owned or leased by the operator within Solano County.

4. A Conditional Use Permit is required for a medium winery if less than 25 percent of the grapes or other fruit used in production are grown on site or off site on land owned or leased by the operator within Solano County.

5. A small or medium special events facility may be operated in conjunction with a medium winery, provided an Administrative Permit or Minor Use Permit is first secured.

c. Large winery. A large winery, as defined in Section 28.01, is allowed with Conditional Use Permit, subject to compliance with the applicable development standards delineated in Tables 28-23B and 28-23C.

1. A wine tasting and sales area must be no larger than 2,000 square feet or 30 percent of the size of the processing facility, whichever is greater. Size shall be determined by measuring the total roof covered area.

3. Shall obtain Environmental Health Services Division, Department of Resource Management, and Fire Department approval, if required, prior to operating a special events facility in conjunction with the winery.

4. Subject to subsection (B)(5)(c)(3) of this section, special events at large wineries are subject to the terms of the Conditional Use Permit.

(Ord. No. 1821, §6; Ord. No. 1840, §8)

28.23.50.20 Residential Uses

A. Permit Required. Residential uses are permitted uses, subject to the permit requirements in Table 28-23A.

B. Standards. Residential uses must meet the applicable development standards delineated in Tables 28-23B and 28-23C and comply with the following:

1. AGRICULTURAL EMPLOYEE HOUSING.

a. Permit Required. Agricultural employee housing is a permitted use upon approval of an Administrative Permit, provided it meets the standards in (b) below, otherwise a Minor Use Permit is required.

b. Standards. A temporary manufactured dwelling unit for an employee on parcels of twenty (20) acres or more is permitted for a maximum five (5) year period upon approval of a Conditional Use Permit and subject to the following conditions as well as the applicable development standards delineated in Tables 28-23B and 28-23C.

(1) One or more occupants of the dwelling are employed by the owner or the lessee of the parcel;

(2) Non-employee occupants of the dwelling are members of the employee’s family;

(3) The employee occupant(s) of the dwelling has rent deducted from his or her wages; and

(4) The employee occupant is required to live in the dwelling as a condition of his or her employment.

2. SECONDARY DWELLING

a. Standards. A secondary dwelling, as permitted in Table 28.23A, must meet the following specific development standards as well as the development standards delineated in Table 28.23B:

(1) The maximum size of the secondary dwelling shall not exceed 2,400 square feet of gross floor area. Notwithstanding this limit, the gross floor area of a detached secondary dwelling shall not exceed 80 percent of the gross floor area of the primary dwelling and the gross floor area of an attached secondary dwelling shall not exceed 50 percent of the gross floor area of the primary dwelling. If the secondary dwelling is established within an existing primary dwelling, the gross floor area of the secondary dwelling shall not exceed 33 percent of the existing gross floor area of the primary dwelling nor result in the gross floor area of the primary dwelling being less than 1,000 square feet.

(2) A secondary dwelling may be a detached structure or may be attached to another building on the same lot. If attached to another building, a separate exterior entrance shall be provided, independent from the entrance for the building to which it is attached.

(3) A secondary dwelling shall not be allowed on a parcel that has a companion living unit or other similar accessory housing unit. It shall be allowed under the following conditions:

(a) Use of an existing dwelling while the replacement dwelling is under construction, in accordance with Section 28.72.20(B)(6);

(b) Use of temporary dwelling while the primary dwelling is under construction, with a Use Permit;

(4) A secondary dwelling shall not be used as a vacation house rental unless approved for such use in accordance with Section 28.75.30.

b. Existing Secondary Dwellings, Companion Living Units or Guest Houses. Secondary dwellings, companion living units or guest house, existing:

(1) A secondary living unit legally existing on the lot prior to February 1, 2011, which does not comply with the size or setback requirements of this section shall be considered legal nonconforming and subject to the provisions of Section 28.114 (“Nonconforming Uses”). Such use may continue; provided, that it is not enlarged, increased or otherwise modified and fully complies with any conditions of approval that may have been adopted.

(2) A guest house legally existing on the lot prior to February 1, 2011, and which does not conform to the standards described in Section 28.72.30, shall be considered legal nonconforming and subject to the provisions of Section 28.114 (“Nonconforming Uses”). Such a guest house may be converted to a secondary dwelling provided all of the following are met: (1) no other secondary dwelling is on the lot; (2) all facilities necessary to convert the structure to a dwelling, including cooking, sanitation, and parking facilities, shall be installed in compliance with County building and zoning standards as applicable; (3) either the primary residence or the secondary dwelling is owner-occupied; and (4) if the structure does not meet the size or setback requirements of this section for a secondary dwelling, it shall be considered legal nonconforming and subject to the provisions of Section 28.114 (“Nonconforming Uses”).

(3) A companion living unit legally existing on the lot prior to February 1, 2011, pursuant to an approved Conditional Use Permit, may be converted to a secondary dwelling provided all of the following are met: (1) no other secondary dwelling is on the lot; (2) the unit is installed on a foundation system as a fixture or improvement to the real property, in accordance with Section 18551(a) of the Health and Safety Code and implementing regulations; (3) either the primary residence or the secondary dwelling is owner-occupied; and (4) if the unit does not meet the size or setback requirements of this section, it shall be considered legal nonconforming and subject to the provisions of Section 28.114 (“Nonconforming Uses”). If an existing companion living unit is converted to a secondary dwelling, the conditions of the Use Permit shall no longer be applicable. If an existing companion living unit is not converted to a secondary dwelling, it shall remain subject to the conditions of the Use Permit, and shall be promptly removed from the lot upon expiration or revocation of the permit.

(4) If both a secondary living unit and a companion living unit legally exist on the lot prior to June 13, 2008, the secondary living unit shall be considered the secondary dwelling on the lot and the companion living unit may continue on the lot as a temporary dwelling for the remaining term of the Conditional Use Permit.

(5) Additional Extensions. A companion living unit legally existing on the lot prior to February 1, 2011, pursuant to an approved Conditional Use Permit which expires, may be extended for a temporary period, not to exceed two years, upon securing a Minor Use Permit, provided:

(a) All of the findings made in the original Use Permit still apply.

(b) The property owner and the occupant of the companion living unit have not changed since the original issuance of a Use Permit.

3. Temporary Dwellings and Accommodations

a. General Development Standards. All temporary accommodations shall comply with the standards in Tables 28.23B and Table 28.23C, as well as the standards in (b) and (c) below.

b. Security Quarters for a Business Operation

(1) Permit Required. Security quarters for a business operation may be established as permitted in Table 28-23A, subject to the standards below:

(2) Standards. Commercial coaches, manufactured homes or recreational vehicles may be maintained on a building site for use as a security guard or watchman’s quarters during periods of construction of structures on the site, provided:

(a) Building Permits have been issued for the construction of the structures,

(b) Only one security coach or vehicle shall be allowed on the site,

(d) The manufactured home or recreational vehicle may not be used as a residence and shall meet all building setbacks applicable to permanent development on the parcel.

(e) A recreational vehicle shall be connected to permanent power and utilities provided by the installation of an RV pad. The RV pad shall be removed at the completion of construction of the structures.

c. Temporary Dwellings

(1) Permit Required. Temporary dwellings may be temporarily allowed during the construction of a permanent dwelling as permitted in Table 28-23A, subject to the standards below:

(2) Standards. Temporary dwellings may be permitted subject to the standards below:

(a) Building Permits have been issued for the construction of the permanent dwelling,

(b) The manufactured home shall meet all building setbacks applicable to permanent development on the parcel.

d. Temporary Mobilehome Storage

(1) Permit Required. Storage of mobilehomes shall be allowed in the A-SV-20, A-T-C or A-T-C-NC Districts upon issuance of an Administrative Permit by the Zoning Administrator; provided, the Zoning Administrator finds the conditions of this Section have been or will be met. A permit shall be issued upon submission of an application and payment of such fees as may be set by the Board of Supervisors pursuant to Section 11-111 of this code. The Zoning Administrator may require the submission of such information deemed necessary to make this determination, and may require the posting of security satisfactory to the Zoning Administrator to guarantee performance of any conditions.

(2) Standards. Storage of mobilehomes shall meet the standards below:

(a) The number of units stored shall be limited to one (1) per ownership.

(b) The term of a permit shall not exceed one (1) year. In no case shall more than two (2) six month time extensions be granted or a successive permit is issued.

(d) All appurtenances shall be removed including skirting, decking, and awnings.

(e) A stored mobilehome shall not be occupied or otherwise utilized.

(Ord. No. 1840, §9; Ord. No. 1845, §3)

28.23.50.30 Recreation, Education and Public Assembly Uses

A. Permit Required. Recreation, education and public assembly uses are permitted uses, subject to the permit requirements in Table 28-23A.

B. Standards. Recreation, education and public assembly uses must meet the applicable development standards delineated in Tables 28-23B and 28-23C.

(Ord. No. 1821, §7)

28.23.50.40 Retail Trade Uses

A. Permit Required. Retail trade uses are permitted uses, subject to the permit requirements in Table 28.23A.

B. Standards. Retail trade uses must meet the applicable development standards delineated in Tables 28.23B and 28.23C and comply with the following:

1. Retail Stores and Services.

a. Permit Required. Retail stores and services are permitted uses, subject to the provisions below:

(1) A Use Permit is not required when the building area is 1,500 square feet or less and the use is conducted entirely within the building.

(2) A Minor Use Permit is required when the building area exceeds 1,500 square feet or where any outdoor or yard area is utilized for the provisions of goods and services, regardless of the size of the building area.

b. Standards. Retail stores and services, as permitted in Table 28.23A, must meet the applicable development standards delineated in Tables 28.23B and 28.23C and comply with the following:

(1) Shall provide adequate utilities, access roads, drainage and other necessary facilities.

c. Conditional Uses. Conditional uses, provided the conditions for a Use Permit and requirements set forth in Section 28.106 are fulfilled:

(1) A Use Permit shall not be approved unless the nature of the business is found to be consistent with the intent of the Agricultural Tourist Center (ATC or ATC-NC) zoning district.

2. Roadside Stand.

a. Standards. A roadside stand, as permitted in Table 28.23A, must meet the applicable development standards delineated in Tables 28.23B and 28.23C and comply with the following:

(1) Shall be operated by the property owner or occupant.

(2) Size, as regulated in Table 28.23A, shall be determined by measuring the total roof-covered area. Where a roadside stand is operated within a portion of a larger building, the roadside stand shall be functionally separated from the remainder of the building by either temporary or permanent walls and size shall be determined by measuring the gross floor area of the enclosed space plus any outdoor display area.

(3) At least 25 percent of the crops sold shall be grown on site or off site on land owned or leased by the operator within Solano County. The balance of the stand shall be used for the sale and inventory of crops or other agricultural products, including nonagricultural products as regulated by this chapter, grown or produced on site or off site.

(4) An area not exceeding 50 square feet may be used for the sale and inventory of prepackaged food; provided, that such food sales and inventory complies with the requirements of the Department of Resource Management, Environmental Health Services Division, and is from an “approved source” and is not a “potentially hazardous food” as defined by the California Health and Safety Code.

(5) Nonagricultural product sales shall mean the on-site sales of nonagricultural products produced on and off the property, where the total inventory and sales area for such products is limited to a maximum percentage of the size of the stand, as specified in Table 28.23A.

(6) Minimum setback from an adjacent street shall be the same as required for the main building.

(7) Shall have ingress and egress designed so as to avoid traffic congestion and hazards. All connections to County roads shall meet the Encroachment Permit requirements of the Director of Resource Management, which generally include, but shall not be limited to, paving of the connection within the County road right-of-way.

(8) Shall provide adequate controls or measures to prevent dust, odor or light.

(9) Shall provide off-street parking in accordance with Section 28.94 in addition to paved parking spaces, aisles and pathways for the disabled in accordance with the Building Code.

(10) Shall obtain Department of Resource Management, Environmental Health Services Division approval, if required, prior to operation.

(Ord. No. 1831, §6; Ord. No. 1840, §10)

28.23.50.50 Tourist Uses

A. Permit Required. Tourist uses are permitted uses, subject to the permit requirements in Table 28-23A.

B. General Standards. Tourist uses must meet the applicable development standards delineated in Tables 28.23B and 28.23C and comply with the following:

1. Within the A-SV-20 District, tourist uses shall be operated by the property owner or occupant, subject to possession of a valid Solano County business license, and shall be incidental to the principal agricultural use of the property.

2. Minimum setback from an adjacent street shall be the same as required for the main building.

3. Shall have ingress and egress designed so as to avoid traffic congestion and hazards. Shall have direct access from a public or private road that complies with County road standards. If access is from a private road, there shall be a recorded road maintenance agreement in effect for all properties served by the private road and the road shall comply with County road standards. All connections to County roads shall meet the Encroachment Permit requirements of the Director of Resource Management, which generally include, but shall not be limited to, paving of the connection within the County road right-of-way. The entrance, parking area, and walkways shall be kept free of obstructions or hazards of any type.

4. Shall provide off-street parking in accordance with Section 28.94 unless additional parking is required by this section. Shall provide paved parking spaces, aisles, and pathways for the disabled in accordance with the Building Code.

5. Shall obtain necessary approvals for sale of prepared food, including Department of Resource Management (if required) and Environmental Health Services Divisions, prior to operation.

6. Shall obtain necessary approvals for adequate water supply and sewage disposal facilities prior to operation.

7. Shall obtain all necessary approvals with other County departments, if required, prior to operation.

C. Standards for Specific Agritourism Uses.

1. Bakeries, Cafes and Restaurants. A bakery, cafe, or restaurant as permitted in Table 28.23A. Such uses must meet the applicable development standards contained in Tables 28.23B and 28.23C.

2. Galleries. Such use must meet the applicable development standards delineated in Tables 28.23B and 28.23C.

3. Resort Hotel. Resort hotels may be permitted by Conditional Use Permit. Such uses must meet the applicable development standards delineated in Tables 28.23B and 28.23C and all standards specified in the Use Permit.

4. Special Events Facilities. Special events facilities may be permitted by Conditional Use Permit, incidental to the principal agricultural use on the property, except as specified for small and medium wineries above. Such use must meet the applicable development standards delineated in Tables 28.23B and 28.23C.

5. Marketing Events. Marketing events are allowed by right, incidental to the principal agricultural use on the property. Such use must meet the applicable development standards delineated in Tables 28.23B and 28.23C.

6. Bed and Breakfast Inn. Bed and breakfast inns must meet the applicable development standards delineated in Tables 28.23B and 28.23C and, within the A-SV-20 district, comply with the following:

a. Signage shall be limited to one nonilluminated wall-mounted sign not to exceed four square feet in area.

b. Shall be restricted to one single-family dwelling, or one single-family dwelling plus a legally established guest house, which is the primary residence of the bed and breakfast operator. Shall not be permitted in any of the following: nonhabitable structures; tents, RVs, or other provisions intended for temporary occupancy; second dwelling units or accessory dwelling units; structures or dwellings with County covenants or agreements restricting their use, including but not limited to affordable housing units, agricultural employee units, or farmworker housing; or on lands under Williamson Act contract. A vacation house rental is not a bed and breakfast inn, even if the property owner resides in another dwelling unit on the same property.

c. Maximum of five guest rooms. The maximum overnight occupancy for bed and breakfast inns shall be two persons per guest room, not including children under three years of age. If a lower limit is stated on the applicable septic permit, the maximum overnight occupancy shall be that stated on the septic permit.

d. Shall provide one off-street parking space for each guestroom, plus two spaces for the dwelling. No off-site or on-street guest parking shall be allowed.

e. Ancillary activities such as weddings, receptions, fundraisers, or similar events attended by non-guests are prohibited unless the bed and breakfast inn is also approved as a special event facility.

f. The operator shall reside on site during all times that guests are present.

g. Food service, if provided, shall be limited to registered guests and shall comply with the California Retail Food Code.

h. The operation of a bed and breakfast inn is subject to transient occupancy tax (Chapter 11, Art. II) and requires a business license (Chapter 14). The transient lodging registration certificate and business license shall be posted in a conspicuous place on the premises prior to operation of the business. The operator or authorized agent shall include the TOT certificate number and business license number on all contracts or rental agreements, and in any advertising or websites.

i. A bed and breakfast inn shall be permitted only in compliance with the requirements and standards of this section and all other requirements of the applicable zoning district, subject to the issuance of a Land Use Permit. The permit shall expire upon sale or transfer of the property. Reuse of the dwelling as a bed and breakfast inn by a new property owner shall require approval of a new Land Use Permit.

j. For purposes of the administrative penalty provisions in Chapter 10 and the business license requirements in Chapter 14, this subdivision (C)(6) is part of the County’s short-term rental ordinance.

7. Tasting Facilities. Tasting facilities are allowed by right, incidental to a principal agricultural processing use or winery on the property. Such use must meet the applicable development standards delineated in Tables 28.23B and 28.23C and comply with the following:

a. Tasting facilities must be no larger than 2,000 square feet or 30 percent of the size of the processing facility, whichever is greater. Size shall be determined by measuring the total roof covered area.

b. Products tasted and sold must by produced on site or off site on land owned or leased by the operator within Solano County.

8. Local Products Store. Local products stores must meet the applicable development standards delineated in Table 28.23B.

9. Hotels. Hotels must meet the applicable development standards delineated in Table 28.23B, all standards specified in the Use Permit, and comply with the following:

a. Shall have no more than 30 guest rooms.

10. Agricultural Homestay. An agricultural homestay is subject to compliance with the applicable development standards delineated in Table 28.23B and shall comply with the standards for agricultural homestays in Section 28.72.10.

D. Standards for Temporary Agritourism.

1. Permit Required. An administrative permit is required for agritourism uses, provided any such use shall meet the standards delineated in Table 28-23B. Permits issued under this shall be for a fixed term not to exceed one year, unless otherwise specified in this section. In the event that an agritourism use cannot meet the standards in this section, then a minor use permit shall be required to alter any of the standards in (2) below.

2. Standards.

a. Agritourism Events.

(1) Agritourism events may be conducted as permitted in Table 28.23A, subject to the standards below:

(a) No agritourism event where liquor is served shall be conducted on a lot closer than 200 feet to any boundary of any residential district unless a use permit is first secured in each case.

b. Farmer’s Market.

(1) A Farmer’s Market may be conducted as permitted in Table 28-23A, subject to the standards below:

(a) The Farmers Market shall be operated by the property owner or occupant.

(b) Only the producer or the producers’ parents, children, grandparents and grandchildren or a relative regularly residing in the producer’s household or an employee of the producer may sell the producer’s products at the market. An employee is any person employed by the producer at a regular salary or wage, on either a full or part time basis. It does not include a person who is reselling or for whom show compensation is primarily based on a commission on sales. Proof of status of an employee is an authorized agreement proving that the person selling is an employee of the Qualified Seller. An employee may not sell for more than one Qualified Seller at a time.

(c) The sale and inventory of prepackaged food, provided that such food sales and inventory complies with the requirements of the Department of Resource Management, Environmental Health Services Division, and is from an “approved source” and is not a “potentially hazardous food” as defined by the California Health and Safety Code is permitted.

(d) Nonagricultural product sales shall mean the on-site sales of nonagricultural products produced on and off the property, where the total inventory and sales area for such products is limited to 10% of the total sales area.

(e) Minimum setback from an adjacent street shall be the same as required for the main building.

(f) Shall have ingress and egress designed so as to avoid traffic congestion and hazards. All connections to County roads shall meet the encroachment permit requirements of the Director of Resource Management, which generally include, but shall not be limited to, paving of the connection within the County road right-of-way.

(g) Shall provide adequate controls or measures to prevent dust, odor or light.

(h) Shall provide off-street parking in accordance with Section 28-94 in addition to paved parking spaces, aisles and pathways for the disabled in accordance with Building Code.

(i) Shall obtain Department of Resource Management, Environmental Health Services Division approval, if required, prior to operation.

c. Seasonal Sales Lots.

(1) Seasonal sales events shall be operated such that:

(a) Adequate measures and controls shall be taken to prevent offensive noise, odors and dust, and,

(b) Shall have a minimum six-foot high, solid board fence or masonry wall separating the lot from abutting residential uses.

(Ord. No. 1821, §8; Ord. No. 1831, §§7, 8; Ord. No. 1840, §11; Ord. No. 1845, §§4, 5, 6)

28.23.50.60 Commercial Service Uses

A. Permit Required. Commercial service uses are permitted uses, subject to the permit requirements in Table 28-23A.

B. Standards. Commercial service uses must meet the applicable development standards delineated in Tables 28-23B and 28-23C and comply with the following:

1. Access. Commercial service uses shall provide ingress and egress designed so as to avoid traffic congestion;

2. Roads. Commercial service uses shall be located on a public road or a private road if there is a recorded maintenance agreement executed by all lot owners served by the private road. All connections to County roads shall meet the encroachment permit requirements of the Director of Resource Management, which generally include, but shall not be limited to, paving of the connection within the County road right-of-way.

3. Prevent Offensive Noise, Dust, Glare, Vibration or Odor. Commercial service uses shall provide adequate controls or measures to prevent noise, dust, glare, vibration or odor.

28.23.50.70 Communication and Infrastructure Uses

A. Specific Requirements for Temporary Construction and Infrastructure projects

1. On-site Construction Office, Storage and Construction Yard

a. Standards. On-site construction offices, storage and construction yards while construction is being actively conducted pursuant to a valid building permit shall comply with the standards in Tables 28.23B and Table 28.23C, as well as the standards below.

(1) No Removal of Agricultural Uses. Facilities, temporary commercial coaches, construction yards for the storage of materials and/or construction vehicles shall not require the removal of productive agricultural uses of the land.

(2) Time Limits. On-site construction offices, storage and construction yards may be permitted for up to 24 months.

(3) Temporary Commercial Coach. A temporary commercial coach may be utilized on any construction site as an office. The commercial coach may not be used as a residence and shall meet all building setbacks applicable to permanent development on the parcel.

2. Off-Site Construction Office, Storage and Construction Yard

a. Standards. Off-site construction offices, storage and construction yards shall comply with the standards in Tables 28.23B and Table 28.23C, as well as the standards below.

(2) Time Limits. Temporary construction and public infrastructure uses shall be permitted for up to 24 months, provided a public infrastructure project which is actively under construction in the vicinity.

(3) Temporary Commercial Coach. A temporary commercial coach may be utilized on any lot as a construction office for a public infrastructure project.

28.23.60 Design Guidelines and Design Review

A. Purpose. The purpose of design review is to promote a quality rural character in new development for Suisun Valley and to unify the design and construction of individual neighborhood agricultural tourist centers into the existing agriculturally-focused context.

B. Design Review Process. Design review is required for any new construction in the A-SV-20, A-T-C and A-T-C-NC Districts and shall follow the process described below:

1. Preliminary Plan Review. Applicants should contact the Resource Management Department to schedule a preliminary application meeting to clarify the County approval process for their particular project and discuss the Design Guidelines as adopted by resolution of the Board of Supervisors.

2. Final Design Review. Based upon the type of permitting required for the project, design review permits will be issued according the provisions of either (a) or (b), as described below:

a. Discretionary Permits. When a project requires a discretionary permit, including any rezoning, use permit, sign permit or variance, design review will be approved by the hearing authority as a part of the discretionary permit. The hearing authority shall consider recommendations from staff in its decision. The adopted Design Guidelines and any other established standards shall provide the basis for final approvals.

b. Non-discretionary permits. When a project requires a non-discretionary permit, such as an administrative permit or building permit, then the Director of Resource Management, or his or her designee, shall take action administratively on the design review within 10 days of filing of the non-discretionary permit. The Director shall consider recommendations from staff along with the adopted Design Guidelines and any other established standards shall provide the basis for final approvals.

C. Design Guidelines. The Suisun Valley design Guidelines (Chapter 4 of the Suisun Valley Strategic Plan) shall serve as the guidelines for the design review of all new construction in the A-SV-20, A-T-C and A-T-C-NC Districts.

D. Action by the Hearing Authority. The hearing authority shall take action to approve, conditionally approve or deny the design review within 10 days of the filing of a complete application for design review. If the hearing authority denies a design review permit, then the hearing authority shall provide the applicant with written descriptions of any development proposal design features in a form that constitutes recommended modifications to the project in order to clearly provide the applicant an understanding of the desired changes that would obtain an approval from the hearing authority.

E. Findings. The hearing authority shall make the following findings prior to taking action to approve, or conditionally approve design review. The hearing authority finds that:

1. the project conforms to the Suisun Valley Design Guidelines,

2. the project will maintain and enhance the Valley’s agricultural character.

3. the project will maintain, enhance, or restore natural features.

4. the project will preserve the indigenous landscape and rural character.

5. the project will enhance quality of life and economic vitality.

6. the project will enhance the community brand and destination marketing the Valley.

7. the project will ensure the highest quality new construction.

8. the project will minimize site disturbance.

9. the project will preserve views of natural and cultural features.

10. the project will ensure compatibility of new projects with natural and rural landscapes.

F. Approval. Design Review approval shall remain valid for a period of one year after which the approval shall lapse and become null and void. The issuance of a building permit shall constitute an extension of the Design Review approval which shall remain valid during the time period the building permit is considered active.

G. Occupancy. No structure which has received Design Review approval shall be occupied or used in any manner or receive a certificate of occupancy until the Resource Management Department has inspected and determined that the structure(s) and site development comply with the Development Review approval.

H. Appeals. Appeal from any finding or action by the Director of Resource Management or the Planning Commission, unless otherwise provided for in this Division, shall be made pursuant to Section 28-112.

I. Amendments. Amendments or changes to existing plans: It shall be at the discretion of the Director of Resource Management to make a determination whether the proposed change or amendment constitutes a significant change requiring additional Design Review. In cases where such changes are determined to be minor in nature, the proposed changes shall be subject to administrative review and approval by the Director of Resource Management for compliance with the adopted Design Guidelines.

J. Submittal Requirements. All applications for Design Review shall be submitted to the Resource Management Department on forms approved by the Director of Resource Management and the Director shall establish written application instructions describing the type and size of drawings and other materials required for submittal.

K. Fees. Fees for design review shall be established by the Board of supervisors pursuant to Section 11-110.4 of the County Code.

28.24 Dixon Ridge Agricultural Districts (Reserved)

28.30 RESIDENTIAL DISTRICTS

Subdivisions:

28.31 Rural Residential District

28.32 Residential Traditional Communities Districts

28.31. Rural Residential (R-R) Districts

Subdivisions:

28.31.10 Rural Residential Districts

28.31.11 Purposes of Rural Residential Districts

28.31.20 Rural Residential District Land Uses and Permit Requirements

28.31.30 Rural Residential District General Development Standards

28.31.10 Rural Residential Districts

This Section includes regulations for the RR-2.5, RR-5 and RR-10 zoning districts.

28.31.11 Purpose of Rural Residential Districts

This Section lists the uses of land that may be allowed within rural residential areas of the County represented by the Rural Residential (R-R) zoning districts. It also determines the type of land use approval required for each use within each district, and provides general standards for site development.

Rural Residential zoning is applied to areas appropriate for rural, low density, single-family homes, where agriculture is not the sole land use and commercial agricultural production capability is low, where self-sufficiency and privacy are desirable and only minimal essential public services and facilities are available. Homesites are to be self-sufficient, with individual wells and individual septic systems. Water may be supplied by a public water system, operated by a public agency, in areas where water from individual wells may be of marginal quantity or quality. Rural Residential is to be applied in a manner that preserves rural character and scenic qualities and protects sensitive resources including agricultural lands, creeks, native trees, open spaces and views. Rural Residential zoning shall not be applied to agricultural lands, or to areas with a high risk of wild fires, landslides, or flooding. Rural Residential zoning is consistent with and implements the Rural Residential land use designation of the General Plan. The three Rural Residential zoning districts are differentiated primarily by density classifications that correspond to potential agricultural productivity and the types of public services required for each district, as follows:

District	Minimum Parcel Size	Land Features	Services Required
R-R 2 1/2	2.5 acres	Non-productive	Public water supply and individual private sewage disposal systems
R-R 5	5 acres	Non-productive	Private water wells and individual private sewage disposal systems
R-R 10	10 acres	Low capability for agricultural production	Private water wells and individual private sewage disposal systems

28.31.20 Rural Residential District Land Uses and Permit Requirements

A. Allowed Uses and Permit Requirements:

Table 28-31A identifies the land uses allowed by this Zoning Ordinance in each rural residential district and the land use permit required to establish each use. In addition to the land use permit required by Table 28-31A, special requirements may apply to certain uses.

B. Architectural Review:

Architectural Approval may be required for certain uses in compliance with Section 28.102 (Architectural Approval).

C. Building Permits:

A building permit shall be required prior to any construction.

D. Special Use Regulations:

Where the last column in Table 28.31A (“Land Use Regulations”) includes a section number, e.g. 28.70.10, the zoning regulations in the referenced section apply to the use. Where the last column includes a chapter number, e.g. Chapter 13.6, the regulations in the referenced Solano County Code apply to the use. Provisions in other sections of this Zoning Ordinance may also apply.

TABLE 28.31A TABLE OF ALLOWED USES
A = Allowed by right, AP = Administrative Permit, MUP = Minor Use Permit, UP = Use Permit, E = Exempt, - - - = Prohibited
ALLOWED USES* *See Definitions Section 28.01		Permitted Uses			Land Use Regulations See Section 28.70.10
		RR-2.5	RR-5	RR-10
28.71 AGRICULTURAL USES
A.	CROP PRODUCTION AND GRAZING
	Cultivated and irrigated farming	A	A	A	28.71.10(B)(1)
	Nonirrigated and noncultivated farming	A	A	A	28.71.10(B)(1)
B.	AGRICULTURAL PROCESSING USES
	None allowed	- - -	- - -	- - -
C.	ANIMAL FACILITIES AND OPERATIONS
	None allowed	- - -	- - -	- - -
D.	OTHER AGRICULTURAL OPERATIONS
	None allowed	- - -	- - -	- - -
28.72 RESIDENTIAL USES
A.	DWELLINGS
	Accessory buildings and uses(1)
	Accessory building greater than 2,500 square feet in size(4)	MUP	MUP	MUP	28.72.30(B)(1)
	Accessory buildings, in aggregate: 1) greater than 2,500 square feet in size combined on a lot 4 acres or less; or 2) greater than 5,000 square feet in size combined on a lot greater than 4 acres(2)	MUP	MUP	MUP	28.72.30(B)(1)
	Accessory dwelling unit	A	A	A	28.72.10(A) & (B)(2)
	Guest house	A	A	A	28.72.30(B)(1)
	Primary dwelling	A	A	A	28.72.10(A)
	Rooming and boarding of not more than 3 persons per dwelling unit	A	A	A	28.72.10(A)
	Transitional Housing/Supportive Housing(4)	A	A	A
	Cannabis Cultivation – Adult Use (Recreational)
	Personal Indoor	A	A	A	28.82
	Personal Outdoor	- - -	- - -	- - -	28.82
	Cannabis Cultivation – Medicinal
	Caregiver Indoor	AP	AP	AP	28.82
	Caregiver Outdoor	- - -	- - -	- - -	28.82
	Personal Indoor	A	A	A	28.82
	Personal Outdoor	- - -	- - -	- - -	Unless Exception Request Granted per 28.82
B.	TEMPORARY DWELLINGS
	Temporary manufactured home storage	AP	AP	AP	28.72.20(B)(4)
	Temporary occupancy of existing dwelling while replacement dwelling is under construction	A	A	A	28.72.20(B)(5)
	Temporary single-family dwelling (3)	MUP	MUP	MUP	28.72.20(B)(6)
C.	ANIMAL FACILITIES INCIDENTAL TO A RESIDENCE
	Grazing or keeping of animals other than hogs, not exceeding two animal units per net acre of ownership	A	A	A	28.72.30(A) & (B)(3)
	Hog raising	A	A	A	28.72.30(A) & (B)(3)
	Small animal husbandry	A	A	A	28.72.30(A) & (B)(3)
	Kennel or cattery, small	MUP	MUP	MUP	28.72.30(A) & (B)(3)
	Stable, private	A	A	A	28.72.30(A) & (B)(3)
D.	HOME OCCUPATIONS, COTTAGE INDUSTRIES, HOSTED RENTALS AND OTHER COMMERCIAL USES OF RESDIENTIAL PROPERTY
	Cottage industry
	Type I	MUP	MUP	MUP	28.72.40(A) & (B)(1)
	Type II	UP	UP	UP	28.72.40(A) & (B)(1)
	Home occupation
	Type I	A	A	A	28.72.40(A) & (B)(2)
	Type II	AP	AP	AP	28.72.40(A) & (B)(2)
	Hosted rental	AP	AP	AP	28.72.40(A) & (B)(5)
	Temporary subdivision sales office	MUP	MUP	MUP	28.72.40(A) & (B)(4)
28.73 RECREATION, EDUCATION AND PUBLIC ASSEMBLY USES
A.	RECREATION USES
	None allowed	- - -	- - -	- - -
B.	EDUCATION USES
	None allowed	- - -	- - -	- - -
C.	PUBLIC ASSEMBLY USES
	Church	MUP	MUP	MUP	28.73.30(A) & (B)(1)
	Nursery school	MUP	MUP	MUP	28.73.30(A)
	Nursing home, rest home	MUP	MUP	MUP	28.73.30(A)
	Public stable with horse show	MUP	MUP	MUP	28.73.30(A) & (B)(5)
28.74 RETAIL AND OFFICE USES
A.	RETAIL USES
	Bulk storage and sales of hay crops other than those produced on the premises	MUP	MUP	MUP	28.74.10(A)
	Roadside stand for sales of agricultural crop products grown or produced on the premises	A	A	A	28.74.10(A) & (B)(8)
B.	OFFICE USES
	None allowed	- - -	- - -	- - -
28.75 TOURIST USES
A.	AGRITOURISM
	Vacation house rental	- - -	- - -	- - -
B.	TEMPORARY AGRITOURISM
	None allowed	- - -	- - -	- - -
28.76 COMMERCIAL SERVICE USES
A.	AGRICULTURAL SERVICES
	None allowed	- - -	- - -	- - -
B.	COMMERCIAL SERVICES
	Kennel or cattery, large	MUP	MUP	MUP	28.76.20(A) & (B)(2)
28.77 INDUSTRIAL, MANUFACTURING, PROCESSING AND WHOLESALE USES
A.	INDUSTRIAL, MANUFACTURING AND PROCESSING USES
	None allowed	- - -	- - -	- - -
B.	WHOLESALE USES
	None allowed	- - -	- - -	- - -
28.78 COMMUNICATION, INFRASTRUCTURE AND PUBLIC SERVICE USES
A.	COMMUNICATION USES
	Wireless communication facility
	Co-location	MUP	MUP	MUP
	New tower	UP	UP	UP
B.	INFRASTRUCTURE USES
	Commercial solar energy facility	- - -	- - -	- - -
	Commercial wind turbine generator	- - -	- - -	- - -
	Noncommercial wind turbine				28.80
	100 feet or less in height	A	A	A	28.80
	Over 100 feet in height	MUP	MUP	MUP	28.80
	Oil or gas well	UP	UP	UP	28.78.20(A) & (B)(7)
	Pipeline, transmission or distribution line in R.O.W.	A	A	A	28.78.20(A) & (B)(8)
	Utility facilities or infrastructure, outside of R.O.W.	UP	UP	UP	28.78.20(A) & (B)(9)
C.	TEMPORARY CONSTRUCTION AND INFRASTRUCTURE
	Meteorological tower, 100 feet or less in height	AP	AP	AP	28.78.20(A) & (B)(6)
	Meteorological tower, greater than 100 feet in height	MUP	MUP	MUP	28.78.20(A) & (B)(6)
D.	PUBLIC SERVICE USES
	Cemetery	UP	UP	UP	28.78.30(A) & (B)(1)
	Community care facility	UP	UP	UP	28.78.30(A) & (B)(2)
	Hospital or sanitarium	UP	UP	UP	28.78.30(A) & (B)(3)
	Public service facility	UP	UP	UP	28.78.30(A) & (B)(4)
28.79 RESOURCE PROTECTION USES
	None allowed	- - -	- - -	- - -

Notes:

(1) Residential accessory building:

a) Does not include a guest house.

b) May not be established prior to construction or installation of a primary dwelling on the same property.

(2) Use permit approval is required by the Zoning Administrator only, unless otherwise referred to the Planning Commission by the Zoning Administrator. Aggregate square footage shall include all accessory buildings, except as follows:

a) Any structure used for the keeping of animals, such as a stable or corral, or for crop storage, which is unenclosed with an open side and no flooring, shall not require a use permit and shall not be counted as part of the aggregate total for accessory buildings.

b) Any structure 120 square feet in size or less and exempt from the permit requirements of County Building Code shall not be counted as part of the aggregate total for accessory buildings.

(3) Allowed only when the primary dwelling is under construction, and the temporary dwelling is installed on a temporary foundation.

(4) These land uses are subject to the same restrictions on residential uses contained in the same type of structure.

(Ord. No. 1757, §3 (Exh. A); Ord. No. 1764, §6 (Exh. D); Ord. No. 1788, §2 (Att. A); Ord. No. 1794, §6; Ord. No. 1798, §4; Ord. No. 1817, §9; Ord. No. 1821, §5; Ord. No. 1840, §12; Ord. No. 1845, §§19, 20)

28.31.30 Rural Residential Districts General Development Standards

A. General site and building standards. Subdivisions, new land uses, main buildings inclusive of primary dwellings, accessory dwelling units, and alterations to existing land uses and buildings shall be designed, constructed, and/or established in compliance with the applicable development standards delineated or referenced in Table 28.23B.

TABLE 28.31B Development Standards for Main Building(1) and Accessory Dwelling Unit
Development Feature	Requirement by Zoning District
Development Feature	R-R 2-1/2	R-R 5	R-R 10
Minimum Lot Area(2)	Minimum area required for new lots
Minimum Lot Area(2)	2-1/2 acres	5 acres	10 acres
Minimum Lot Frontage	Minimum frontage required for new lots
Lot (typical)	40 feet	40 feet	40 feet
Flag lot or cul-de-sac(3)	30 feet	30 feet	30 feet
Dwelling Size	Minimum or maximum gross floor area for new dwelling
Primary dwelling	1,000 square feet minimum
Accessory dwelling unit	See Section 28.72.10(B)(2)
Setbacks(4)	Minimum setbacks required. See Section 28-97 for setback measurement, allowed projections into setbacks, and exceptions.
Front	30 feet, and 50 feet from the street centerline, unless otherwise indicated by building lines on the Zoning Map.
Sides (each)	10 feet
Rear	25 feet
Between structures(5)	10 feet
Height limit	Maximum allowed height of structures. See also: Sect. 28-80 (wind turbine generators), Sect. 28-93 (height exceptions), and Sect. 28-99 (Airport Flight Obstruction Areas)
	35 feet
Parking	As required by Section 28-94 (“Parking Requirements”) and Section 28-102 (“Architectural Approval”)
Signs	See Section 28.96 (“Signs”)

Notes:

(1) In any R District, the primary dwelling shall be deemed the main building on the building site.

(2) The following may be used to determine acceptable lot area:

a) The actual number of lots allowed is determined through the applicable subdivision process, based on specific site characteristics and potential environmental impacts, and there is no guarantee that the maximum possible number may be achieved.

b) The area bounded by the centerline of the right-of-way on which the lot fronts, and the lot sidelines extended to such right-of-way centerline may be included in the computation of the minimum lot area requirement.

c) Reduced lot area may be allowed for specific uses with a use permit, see Section 28.92(C)(6).

(3) For flag lot requirements, see Subdivision Ordinance Section 26-72.2. The required minimum lot frontage for a flag lot shall be measured along the access strip frontage, and no flag lot shall have an access strip less than 30 feet or more than 40 feet in width at any point.

(4) Other setbacks may be required for specific uses listed in Table 28-31A, as referenced.

(5) Other separation between structures may be required by County Building Code.

B. Accessory buildings and structures. New accessory buildings and other structures, including alterations to existing accessory buildings and other structures, shall be designed, constructed, and/or established in compliance with the applicable development standards in Table 28-23C.

TABLE 28-31C Development Standards for Accessory Buildings(1)
Development Feature	Requirement by Zoning District
Development Feature	R-R 2-1/2	R-R 5	R-R 10
Setbacks(2)	Minimum setbacks required. See Section 28-93 for setback measurement, allowed projections into setbacks, and exceptions. See also: Section 28-72.10B1 (Regulations for accessory buildings)
Attached	An accessory building attached to the main building shall comply with the setback requirements for the main building.
Detached
Front	60 feet or on the rear 50% of the lot, 60 feet for private stables
Side (each)(3)	10 feet, 20 feet for private stables
Rear	10 feet, 20 feet for private stables
Between structures(4)	10 feet from any dwelling or other main building on the same lot Stables: 20 feet from any dwelling or other main building on the same lot
Height limit	Maximum allowed height of structures. See also: Sect. 28-93 (height exceptions), and Sect. 28.99 (Airport Flight Obstruction Areas)
Height limit	35 feet, and as allowed by 28-93 Special regulations
Parking	As required by Section 28-94 (“Parking Requirements”) and Section 28-102 (“Architectural Approval”)
Signs	See Section 28.96 (“Signs”)

Notes:

(1) Does not include an accessory dwelling unit as defined in Section 28.01.

(2) Other setbacks may be required for specific uses listed in Table 28-31A, as referenced.

(3) Reserved.

(4) Other separation between structures may be required by County Building Code.

(Ord. No. 1793, §2; Ord. No. 1817, §§10 – 12; Ord. No. 1840, §§13, 14)

28.32 RESIDENTIAL--TRADITIONAL COMMUNITY DISTRICTS

Subdivisions:

28.32.10 Purpose of Section

28.32.11 Purposes of Traditional Community Residential Districts

28.32.20 Residential - Traditional Community District Land Uses and Permit Requirements

28.32.30 Residential - Traditional Community District Development Standards

28.32.10 Residential-Traditional Community Districts

This Section includes regulations for the following zoning districts

A. Residential - Traditional Community (R-TC) Districts

B. Residential - Traditional Community Mixed Use (R-TC-MU) Districts

28.32.11 Purpose of Residential-Traditional Community Districts

This Section lists the uses of land that may be allowed within the traditional community residential areas of the County represented by the Residential-Traditional Community (R-TC) zoning districts. It also determines the type of land use approval required for each use within each district, and provides general standards for site development.

Residential-Traditional Community districts recognize current residential and mixed-use communities located outside agricultural or municipal service areas where previous development has occurred at higher densities or intensities than currently allowed under County policy. It is the intent to preserve and enhance the character and quality of these communities and promote future infill residential and mixed use development but not to expand the area of these communities.

The R-TC Districts replace the following previous districts:

R-TC-1AC replaces RE-1;

R-TC-20 replaces RE-1/2

R-TC-15 replaces RE-1/3

R-TC-10 replaces RE-1/4

R-TC-6 replaces R-S-6

R-TC-5 replaces R-S-5

R-TC-D-4 replaces R-D (Starr Subdivision)

R-TC-D-6 replaces R-D (Homeacres)

R-TC-MF replaces R-M

The purpose of the different residential-traditional community zoning districts and the manner in which they are applied are as follows:

A. Residential-Traditional Community (R-TC) Districts

The R-TC zoning districts are intended for areas that have previously been subdivided for single family residential development and provide the community services appurtenant thereto. The regulations for these districts are designed to stabilize and protect the residential characteristics of the districts, to promote and encourage a suitable environment for family life. Nine R-TC zoning districts are denoted with a suffix to indicate the minimum parcel size (e.g. R-TC-4 requires a minimum parcel size of 4,000 square feet), minimum building setbacks, and other requirements. The R-TC zoning districts are consistent with and implement the Traditional Community - Residential land use designation of the General Plan as follows:

Birds Landing	R-TC-1AC
Collinsville Township	R-TC-4
Cordelia area	R-TC-15
Elmira area	R-TC-1AC and R-TC-20
Fairfield Unincorporated area	R-TC-1AC, R-TC-20, R-TC-10 and R-TC-D
Green Valley area	R-TC-1AC, R-TC-20, and R-TC-15
Rockville Corners	R-TC-1AC
Snug Harbor area	R-TC-10
Vallejo Unincorporated area	R-TC-20, R-TC-10, R-TC-6, R-TC-5, R-TC-D & R-TC-MF
Willotta Oaks area	R-TC-15, R-TC-10

B. Residential-Traditional Community Mixed Use (R-TC-MU) Districts

The Residential-Traditional Community Mixed Use (R-TC-MU) zoning district is intended for certain medium-density residential and retail commercial and business areas that are appropriate for residential and commercial uses, and that can be served by community services. The regulations for this district are designed to stabilize and protect the essential residential characteristics of the district, to promote and encourage a suitable environment for family life and to provide for the integration of retail shops and businesses into the neighborhood. The R-TC-MU zoning district is consistent with and implements the Traditional Community-Mixed Use land use designation of the General Plan as follows:

Vallejo Unincorporated Area	R-TC-MU
Birds Landing Area	R-TC-MU
Cordelia area	R-TC-MU
Elmira area	R-TC-MU

28.32.20 Residential--Traditional Community District Land Uses and Permit Requirements

A. Allowed Uses and Permit Requirements

Tables 28-32A and 28-32A1 identifies the land uses allowed by this Zoning Ordinance in each residential-traditional community district and the land use permit required to establish each use. In addition to the land use permit required by Tables 28-32A and 28-32B, special requirements may apply to certain uses.

B. Marsh Development Permit Requirements

Any development within the Suisun Marsh, as defined by Section 29114 of the Public Resources Code, shall be subject to obtaining a marsh development permit, pursuant to the Suisun Marsh Preservation Act of 1977 and as provided for in Section 28.104 of this Code. When a land use subject to a marsh development permit is proposed in both the Primary Management Area and Secondary Management Area as defined in the Suisun Marsh Preservation Act of 1977, the land use shall be subject to a use permit covering the whole of the project.

C. Architectural Review

Architectural Approval may be required for certain uses, in compliance with Section 28.102 (Architectural Approval).

D. Building Permits

A Building permit shall be required prior to any construction.

E. Land Use Regulations

Where the last column in Table 28.32A or 28.32B (Land Use Regulations) includes a section number, e.g. 28.70.10, the zoning regulations in the referenced section apply to the use. Where the last column includes a chapter number, e.g. Chapter 13.6, the regulations in the referenced Solano County Code apply to the use. Provisions in other sections of this Zoning Ordinance may also apply.

F. Non-Conforming Uses.

Within the Suisun Marsh, as defined by Section 29101 of the Public Resources Code, uses established prior to 1977 that do not conform to the uses set forth in Table 28.32B shall be considered nonconforming uses under Section 28.114, except that non-substantial changes, alterations, and additions to nonconforming uses may be allowed within the existing established project footprint area subject to a marsh development permit, pursuant to the Suisun Marsh Preservation Act of 1977 and as provided for in Section 28.104 of this Code. The overall existing development area may not be expanded under these provisions. Development within the existing development area should minimize additional impervious surfaces. An adequate buffer should be established or maintained between the development areas and any water, wetlands, or other Marsh habitat to protect the habitat from adverse environmental impacts. An erosion, sediment, and runoff control plan shall be prepared in accordance with Section 31.26(b) of the Solano County Grading, Drainage, Land Leveling and Erosion Control Ordinance. When the non-conforming uses is located in both the Primary Management Area and Secondary Management Area, as defined by the Suisun Marsh Preservation Act of 1977, non-substantial changes, alterations, and additions to the nonconforming use shall be subject to a use permit covering the whole of the project.

G. Site Development and Other Standards

All uses shall comply with the provisions of Article IV, Section 28-90 Site Development and Other Standards which includes standards for parking, signs and other project elements.

TABLE 28.32A ALLOWED USES: R-TC-1AC, R-TC-20, R-TC-15, R-TC-10, R-TC-6 DISTRICTS
A = Allowed by right, AP = Administrative Permit, MUP = Minor Use Permit, UP = Use Permit, E = Exempt, - - - = Prohibited
ALLOWED USES* *See Definitions Section 28-01	Permitted Uses					Land Use Regulations See Section 28-70.10
	R-TC-1AC	R-TC-20	R-TC-15	R-TC-10	R-TC-6
AGRICULTURAL USES
A. CROP PRODUCTION
Cultivated and irrigated farming	A	A	A	A	- - -
Nonirrigated and noncultivated farming	A	A	A	A	- - -
RESIDENTIAL USES
A. DWELLINGS
Accessory buildings and uses(1)						28.72.30(B)(1)
Accessory building greater than 2,500 square feet in size(2)	A	A	A	A	A	28.72.30(B)(1)
Accessory buildings, aggregate: 1) greater than 2,500 square feet in size combined on a lot 4 acres or less; or 2) greater than 5,000 square feet in size combined on a lot greater than 4 acres(2)	MUP	MUP	MUP	MUP	MUP	28.72.30(B)(1)
Accessory dwelling unit	A	A	A	A	A	28.72.10(A) & (B)(2)
Duplex	- - -	- - -	- - -	- - -	- - -	28.72.10(A)
Dwelling group	- - -	- - -	- - -	- - -	- - -	28.72.10(A) & (B)(4)
Guest house	- - -	- - -	- - -	- - -	- - -	28.72.10(A) & (B)(6)
Multifamily dwelling	- - -	- - -	- - -	- - -	- - -	28.72.10(A)
Primary dwelling	A	A	A	A	A	28.72.10(A)
Rooming and boarding house	- - -	- - -	- - -	- - -	- - -
Second kitchen	AP	AP	AP	AP	AP	28.72.30(B)(2)
Transitional Housing/Supportive Housing (5)	A	A	A	A	A
Cannabis Cultivation – Adult Use (Recreational)
Personal Indoor	A	A	A	A	A	28.82
Personal Outdoor	- - -	- - -	- - -	- - -	- - -	28.82
Cannabis Cultivation – Medicinal
Caregiver Indoor	AP	AP	AP	AP	AP	28.82
Caregiver Outdoor	- - -	- - -	- - -	- - -	- - -	28.82
Personal Indoor	A	A	A	A	A	28.82
Personal Outdoor	- - -	- - -	- - -	- - -	- - -	Unless Exception Request Granted per 28.82
B. TEMPORARY RESIDENTIAL USES
Temporary emergency dwelling	AP	AP	AP	AP	AP	28.72.20(B)(3)
Temporary manufactured home storage	AP	AP	AP	AP	AP	28.72.20(B)(4)
Temporary occupancy of existing dwelling while replacement dwelling is under construction	AP	AP	AP	AP	AP	28.72.20(B)(5)
Temporary single-family dwelling (3)	AP	AP	AP	AP	AP	28.72.20(B)(6)
C. AGRICULTURAL AND ANIMAL FACILITIES INCIDENTAL TO A RESIDENCE
Grazing or keeping of animals, not exceeding two animal units per net acre of ownership, excepting an animal feed yard, which shall not be allowed	A	A	A	A	- - -	28.72.30(A) & (B)(1)
Small animal husbandry	A	A	A	A	- - -	28.72.30(A) & (B)(4)
Stable, private	A	A	A	A	- - -	28.72.30(A) & (B)(5)
D. OTHER RESIDENTIAL USES
Home occupation
Type I	A	A	A	A	A	28.72.40(A) & (B)(2)
Type II	AP	AP	AP	AP	AP	28.72.40(A) & (B)(2)
Hosted rental	AP	AP	AP	AP	AP	28.72.40(A) & (B)(5)
Temporary subdivision sales office	MUP	MUP	MUP	MUP	MUP	28.72.40(A) & (B)(4)
RECREATION, EDUCATION AND PUBLIC ASSEMBLY USES 2
A. RECREATION USES
None allowed
B. EDUCATION USES
None allowed
C. PUBLIC ASSEMBLY USES
Church	- - -	UP	UP	UP	UP	28.73.30(A) & (B)(1)
Club, lodge, or fraternal organization	- - -	- - -	- - -	- - -	- - -	28.73.30(A) & (B)(2)
Nursery school	- - -	MUP	MUP	MUP	MUP
Nursing home, rest home	- - -	MUP	MUP	MUP	MUP
RETAIL AND OFFICE USES
A. RETAIL USES
Automobile parking lot (4)	UP	UP	UP	UP	UP	28.74.10(A) & (B)(2)
B. OFFICE USES
None allowed
TOURIST USES
None allowed
COMMERCIAL SERVICE USES
None allowed
INDUSTRIAL, MANUFACTURING, PROCESSING AND WHOLESALE USES
None allowed
COMMUNICATION, INFRASTRUCTURE AND SERVICE USES
A. COMMUNICATION USES
Wireless communication facility
Co-location	MUP	MUP	MUP	MUP	MUP	See Section 28.81
New tower	UP	UP	UP	UP	UP	See Section 28.81
B. INFRASTRUCTURE USES
Commercial solar energy facility	- - -	- - -	- - -	- - -	- - -
Pipeline, transmission, or distribution line, in R.O.W.	A	A	A	A	A	28.78.20(A) & (B)(8)
Utility facilities or infrastructure, outside of R.O.W.	MUP	MUP	MUP	MUP	MUP	28.78.20(A) & (B)(9)
C. SERVICE USES
Community care facility	UP	UP	UP	UP	UP	28.78.30(A) & (B)(2)
Public service facility	UP	UP	UP	UP	UP	28.78.30(A) & (B)(4)
D. TEMPORARY CONSTRUCTION AND INFRASTRUCTURE USES
None allowed	- - -	- - -	- - -	- - -	- - -
RESOURCE CONSERVATION USES
None allowed	- - -	- - -	- - -	- - -	- - -

Notes:

(1) Accessory building:

a) Does not include a guest house.

b) May be established prior to construction or installation of a dwelling on the same property.

b) Any structure 120 square feet in size or less and exempt from the permit requirements of County Building Code shall not be counted as part of the aggregate total for accessory buildings.

(3) Allowed only when the primary dwelling is under construction, and the temporary dwelling is installed on a temporary foundation.

(4) An automobile parking lot must be adjacent to any C or M District.

(5) These land uses are subject to the same restrictions on residential uses contained in the same type of structure.

Table 28.32B ALLOWED USES: R-TC-5, R-TC-4, R-TC-D, R-TC-MF, R-TC-MU DISTRICTS
A = Allowed by right, AP = Administrative Permit, MUP = Minor Use Permit, UP = Use Permit, E = Exempt, - - - = Prohibited
ALLOWED USES* *See Definitions Section 28-01	Permitted Uses						Land Use Regulations See Section 28-70.10
	R-TC-5	R-TC-4(1)	R-TC-D-4	R-TC-D-6	R-TC-MF	R-TC-MU
AGRICULTURAL USES
A. CROP PRODUCTION
Cultivated and irrigated farming	- - -	- - -	- - -	- - -	- - -	- - -
Nonirrigated and noncultivated farming	- - -	- - -	- - -	- - -	- - -	- - -
RESIDENTIAL USES
A. DWELLINGS
Accessory buildings and uses(2)							28.72.30(B)(1)
Accessory building greater than 2,500 square feet in size(3)	A	A	A	A	A	A	28.72.30(B)(1)
Accessory buildings, aggregate: 1) greater than 2,500 square feet in size combined on a lot 4 acres or less; or 2) greater than 5,000 square feet in size combined on a lot greater than 4 acres(3)	MUP	MUP	MUP	MUP	MUP	MUP	28.72.30(B)(1)
Accessory dwelling unit	A	A	A	A	A	A	28.72.10(A) & (B)(2)
Duplex	- - -	- - -	A	A	A	- - -	28.72.10(A)
Dwelling group	- - -	- - -	- - -	- - -	A	- - -	28.72.10(A) & (B)(4)
Guest house	- - -	- - -	- - -	- - -	- - -	- - -
Multifamily dwelling	- - -	- - -	- - -	- - -	A	A	28.72.10(A)
Primary dwelling	A	A	A	A	A	A	28.72.10(A)
Rooming and boarding house	- - -	- - -	- - -	- - -	A	A	28.72.10(A)
Second kitchen	AP	AP	- - -	- - -	- - -	- - -	28.72.10(A) & (B)(7)
Single-Room Occupancy Hotel	- - -	- - -	- - -	- - -	A	- - -
Cannabis Cultivation – Adult Use (Recreational)
Personal Indoor	A	A	A	A	A	A	28.82
Personal Outdoor	- - -	- - -	- - -	- - -	- - -	- - -	28.82
Cannabis Cultivation – Medicinal
Caregiver Indoor	AP	AP	AP	AP	AP	AP	28.82
Caregiver Outdoor	- - -	- - -	- - -	- - -	- - -	- - -	28.82
Personal Indoor	A	A	A	A	A	A	28.82
Personal Outdoor	- - -	- - -	- - -	- - -	- - -	- - -	Unless Exception Request Granted per 28.82
B. TEMPORARY RESIDENTIAL USES
Temporary emergency dwelling	AP	AP	AP	AP	AP	AP	28.72.20(A) & (B)(3)
Temporary manufactured home storage	AP	AP	AP	AP	- - -	- - -	28.72.20(A) & (B)(4)
Temporary occupancy of existing dwelling while replacement dwelling is under construction	AP	AP	AP	AP	AP	A	28.72.20(A) & (B)(5)
Temporary single-family dwelling (4)	AP	AP	AP	AP	- - -	AP	28.72.20(A) & (B)(6)
C. AGRICULTURAL AND ANIMAL FACILITIES INCIDENTAL TO A RESIDENCE
Grazing or keeping of animals, not exceeding two animal units per net acre of ownership, excepting an animal feed yard, which shall not be allowed	- - -	- - -	- - -	- - -	- - -	- - -	28.72.30(A) & (B)(1)
Small animal husbandry	- - -	- - -	- - -	- - -	- - -	- - -	28.72.30(A) & (B)(4)
Stable, private	- - -	- - -	- - -	- - -	- - -	- - -	28.72.30(A) & (B)(5)
D. OTHER RESIDENTIAL USES
Home occupation
Type I	A	A	A	A	A	A	28.72.40(A) & (B)(2)
Type II	AP	AP	AP	AP	AP	AP	28.72.40(A) & (B)(2)
Hosted rental	AP	AP	AP	AP	- - -	- - -	28.72.40(A) & (B)(5)
Temporary subdivision sales office	MUP	MUP	MUP	MUP	MUP	- - -	28.72.40(A) & (B)(4)
RECREATION, EDUCATION AND PUBLIC ASSEMBLY USES 2
A. RECREATION USES
None allowed
B. EDUCATION USES
None allowed
C. PUBLIC ASSEMBLY USES
Church	UP	- - -	UP	UP	UP	UP	28.73.30(A) & (B)(1)
Club, lodge, or fraternal organization	- - -	- - -	- - -	- - -	UP	UP	28.73.30(A) & (B)(2)
Nursery school	MUP	- - -	MUP	MUP	MUP	MUP	28.73.30(A)
Nursing home, rest home	MUP	- - -	MUP	MUP	MUP	MUP	28.73.30(A)
School	- - -	- - -	- - -	- - -	- - -	MUP	28.73.30(A)
RETAIL AND OFFICE USES
A. RETAIL USES
Automobile, mobile home, recreational vehicle, truck, or boat sales lot	- - -	- - -	- - -	- - -	- - -	MUP	28.74.10(A) & (B)(1)
Automobile parking lot (5)	MUP	- - -	MUP	MUP	MUP	A	28.74.10(A) & (B)(2)
Automobile repair garage	- - -	- - -	- - -	- - -	- - -	MUP	28.74.10(A) & (B)(3)
Automobile service station	- - -	- - -	- - -	- - -	- - -	MUP	28.74.10(A)
Indoor merchandise showroom	- - -	- - -	- - -	- - -	- - -	MUP	28.74.10(A)
Mortuary, funeral home	- - -	- - -	- - -	- - -	- - -	MUP	28.74.10(A)
Neighborhood commercial use
Less than 1,500 square feet	- - -	- - -	- - -	- - -	- - -	MUP	28.74.10(A)
More than 1,500 square feet	- - -	- - -	- - -	- - -	- - -	MUP	28.74.10(A)
Outdoor sales and service	- - -	- - -	- - -	- - -	- - -	MUP	28.74.10(A)
Serving liquor within 200 feet of an R- district	- - -	- - -	- - -	- - -	- - -	MUP	28.74.10(A)
B. OFFICE USES
Bank	- - -	- - -	- - -	- - -	- - -	MUP	28.74.20(A)
Business and professional office	- - -	- - -	- - -	- - -	- - -	MUP	28.74.20(A)
Medical and dental clinic or laboratory	- - -	- - -	- - -	- - -	- - -	MUP	28.74.20(A)
TOURIST USES
None allowed
COMMERCIAL SERVICE USES
None allowed
INDUSTRIAL, MANUFACTURING, PROCESSING AND WHOLESALE USES
None allowed
COMMUNICATION, INFRASTRUCTURE AND SERVICE USES
A. COMMUNICATION USES
Wireless communication facility
Co-location	MUP	MUP	MUP	MUP	MUP	MUP	See Section 28.81
New tower	UP	UP	UP	UP	UP	UP	See Section 28.81
B. INFRASTRUCTURE USES
Commercial solar energy facility	- - -	- - -	- - -	- - -	- - -	- - -
Pipeline, transmission, or distribution line, in R.O.W.	A	A	A	A	A	A	28.78.20(A) & (B)(8)
Utility facilities or infrastructure, outside of R.O.W.	UP	UP	UP	UP	UP	UP	28.78.20(A) & (B)(9)
C. SERVICE USES
Community care facility	UP	- - -	UP	UP	UP	UP	28.78.30(A) & (B)(2)
Public service facility	UP	- - -	UP	UP	UP	UP	28.78.30(A) & (B)(4)
D. TEMPORARY CONSTRUCTION AND INFRASTRUCTURE USES
None allowed
RESOURCE CONSERVATION USES
None allowed

Notes:

(1) Any development within the Suisun Marsh, as defined by Section 29114 of the Public Resources Code, shall be subject to obtaining a marsh development permit, pursuant to the Suisun Marsh Preservation Act of 1977 and as provided for in Section 28.104.

(2) Accessory building:

a) Does not include a guest house.

b) May be established prior to construction or installation of a dwelling on the same property.

(3) Use permit approval is required by the Zoning Administrator only, unless otherwise referred to the Planning Commission by the Zoning Administrator. Aggregate square footage shall include all accessory buildings, except as follows:

b) Any structure 120 square feet in size or less and exempt from the permit requirements of County Building Code shall not be counted as part of the aggregate total for accessory buildings.

(4) Allowed only when the primary dwelling is under construction, and the temporary dwelling is installed on a temporary foundation.

(5) An automobile parking lot must be adjacent to any C or M District.

(Ord. No. 1757, §§4 (Exh. B), 5 (Exh. C); Ord. No. 1764, §7 (Exh. E); Ord. No. 1788, §2 (Att. A); Ord. No. 1794, §6; Ord. No. 1817, §§13, 14; Ord. No. 1845, §§21, 22; Ord. No. 1855, §1)

28.32.30 Residential-Traditional Community District Development Standards

A. General site and building standards.

Subdivisions, new land uses, main buildings inclusive of primary dwellings, accessory dwelling units, and alterations to existing land uses and buildings shall be designed, constructed, and/or established in compliance with the applicable development standards delineated or referenced in Table 28.32C.

TABLE 28.32C Development Standards for Main Building (1) and Accessory Dwelling Unit
Development Feature	Requirement by Zoning District
Development Feature	R-TC-1AC	R-TC-20	R-TC-15	R-TC-10	R-TC-6	R-TC-5	R-TC-4	R-TC-D-6	R-TC- MF	R-TC-MU
Minimum Lot Area (2)	Minimum area required for new lots
Minimum Lot Area (2)	1 acre	20,000 s.f.	15,000 s.f.	10,000 s.f.	6,000 s.f.	5,000 s.f.	4,000 s.f.(3)	6,000 s.f.(3)	5,000 s.f.	4.000 s.f.
Dwelling Size	Minimum or maximum gross floor area for new dwellings
Primary dwelling	1,000 square feet minimum
Accessory dwelling unit	See subsection 28.72.10(B)(2)
Setbacks	Minimum setbacks required. See Section 28-50(e) for setback measurement, allowed projections into setbacks, and exceptions.
Front	20 feet (5)				20 feet (6)	0 feet(6)	20 feet(6)		30 feet(6)	0 feet(6)
Sides (each)	10 feet					5 feet			10 feet	5 feet
Sides (combined)	N/A				15 feet	10 feet			20 feet	10 feet
Rear	25 feet				20% of lot depth, not exceeding 25 feet, and no less than 15 feet	0 feet	20% of lot depth, not exceeding 25 feet, and no less than 15 feet		15 feet	0 feet
Between Structures (7)	10 Feet						10 feet between single family dwelling on the same lot when placed side-by-side and 20 feet between such buildings placed in any other manner.		10 Feet	10 feet between single family dwelling on the same lot when placed side-by-side and 20 feet between such buildings placed in any other manner
Height Limit	Maximum allowed height of structures. See Section 28.93 (height exceptions) and Section 28.99 (Airport flight Obstruction Areas)
Height Limit	35 feet								50 feet	35 feet
Parking	As required by Section 28-94 (Parking Requirements) and Section 28-102 (Architectural Approval)

Notes:

(1) In any R District, the primary dwelling shall be deemed the main building on the building site on which the same is situated.

(2) The following may be used to determine acceptable lot area:

b) Reduced lot area may be allowed with a use permit for specific uses permitted by zoning district, see Section 28-97.

(3) A duplex or up to two single-family dwellings in any arrangement are allowed on a lot in the R-TC-D-4 District when a minimum of 2,000 sq. ft. of land area is provided for each single-family dwelling or a minimum of 2,000 sq. ft. of land area is provided for each dwelling unit of a duplex.

A duplex or up to two single-family dwellings in any arrangement are allowed on a lot in the R-TC-D-6 District when a minimum of 3,000 sq. ft. of land area is provided for each single-family dwelling or a minimum of 3,000 sq. ft. of land area is provided for each dwelling unit of a duplex. An allowed second single-family dwelling shall be deemed to be a second main building and not an accessory dwelling unit or accessory building.

(4) Other setbacks may be required for specific uses listed in Table 28-32A and 28-32B, as referenced.

(5) Exception: buildings shall be not less than 50 feet from the centerline of the street, and unless otherwise indicated by building lines on the zoning maps.

(6) Exception: unless otherwise indicated by building lines shown on the zoning maps.

(7) Other separation between structures may be required by County Building Code.

B. Accessory Buildings and Structures Development Standards.

New accessory buildings and other structures including alternations to existing accessory buildings and other structures, shall be designed, constructed, and/or established in compliance with the applicable development standards in Tables 28-32D.

TABLE 28-32D Development Standards for Accessory Buildings and Structures (1)
Development Feature	Requirement by Zoning District
Development Feature	R-TC-1AC	R-TC-20	R-TC-15	R-TC-10	R-TC-6	R-TC-5	R-TC-4	R-TC-D4	R-TC-D6	R-TC-MF	R-TC-MU
Setbacks (2)	Minimum setbacks required. See Section 28.90 for setback measurement, allowed projections into setbacks, and exceptions. See also: Section 28.72.10 A.1. & B.1. (Accessory buildings and uses, residential)
Attached	An accessory building attached to the main building shall comply with the setback requirements for the main building.
Detached	60 feet or on the rear 50% of the lot
Front				60 feet for private stables
Sides (each) (3)	10 feet			10 feet, 20 feet for private stables	5 feet					10 feet	5 feet
Sides (combined)	N/A				15 feet	10 feet				20 feet	10 feet
Rear (3)	10 feet			10 feet, 20 feet for private stables	10 feet	0 feet	10 feet				0 feet
Between structures (4)	10 feet from any dwelling or other main building on the same lot
Site coverage (maximum)	In a required rear setback for the main building: the aggregate total of all accessory buildings shall not occupy more than 30% of the required rear setback area for the main building.
Height limit	Maximum allowed height of structures. See Section 28.93 (height exceptions) and Section 28-99 (Airport Flight Obstruction Areas)
	15 feet
Parking	As required by Section 28-94 (Parking Requirements) and Section 28.72.10.A.1.

Notes:

(1) Does not include an accessory dwelling unit as defined in Section 28.01.

(2) Other setbacks may be required for specific uses listed in Table 28-32A and 28-32B, as referenced.

(3) Reserved.

(4) Other separation between structures may be required by County Building Code.

(Ord. No. 1732, §3; Ord. No. 1793, §2; Ord. No. 1817, §§15 – 18)

28.40 Commercial and Industrial Districts

Sections:

28.41 Commercial Districts

28.42 Manufacturing and Industrial Districts

28.43 Industrial - Agricultural Service (I-AS) District

28.41. COMMERCIAL (C) DISTRICTS

Subdivisions:

28.41.10 Purpose of Section

28.41.11 Purpose of Commercial Districts

28.41.20 Commercial Districts Land Uses and Permit requirements

28.41.30 Commercial District Development Standards

28.41.10 Commercial District(s)

This Section includes regulations for the following zoning districts

A. Highway Commercial (C-H) District

B. Neighborhood Commercial (C-N) District

C. Commercial Recreation (C-R) District

D. Commercial Recreation - Limited (C-R-L)

E. Commercial-Service (C-S) District

F. Commercial-Office (C-O) District

28.41.11 Purpose of Commercial Districts

This Section lists the uses of land that may be allowed within the areas of the County designated for commercial land uses. It also determines the type of land use approval required for each use within each district, and provides general standards for site development.

The purposes of the different commercial zoning districts are as follows:

A. Highway Commercial (C-H) District

The C-H Districts are intended for commercial uses to serve the highway traveler. The bulk of highway frontage throughout the County is not appropriate for commercial uses but is reserved for exclusive agricultural uses, and is so zoned. C-H Districts are to be established in areas of four acres or larger, and shall be located only where need is clearly indicated.

B. Neighborhood Commercial (C-N) District

The C-N District is designed to provide an area for a limited number of small retail and service establishments to provide for businesses serving the daily needs of nearby residential neighborhoods or rural community. The intent of this district is to promote convenience shopping goods and services for nearby residents and not for patrons outside the community to be served. Uses established shall be found compatible and developed with standards that prevent significant adverse impacts on land uses adjoining the C-N Districts.

C. Commercial Recreation (C-R) District

The C-R zoning district is intended to provide appropriate commercial recreation uses that support recreational activities and resource based recreational uses within the County in a manner compatible with surrounding land uses. The C-R zoning district is consistent with the commercial recreation designations of the General Plan outside the Suisun Marsh Management Area.

D. Commercial Recreation- Limited (C-R-L) District

The C-R-L zoning district is intended to provide for limited commercial recreational uses adjacent to the Suisun Marsh compatible with its protection. The C-R-L zoning district is consistent with the Commercial Recreation land use designation of the General Plan within the Secondary Management Area of the Suisun Marsh.

E. Commercial Service (C-S) District

The C-S District is designed to provide an area for commercial services of an extensive or heavy nature in support of industrial, construction, or other business activities.

F. Business and Professional Office (C-O) District

The C-O District is designated primarily to provide an area for business and professional offices.

28.41.20 Commercial District(s) Land Uses and Permit Requirements

A. Allowed Uses and Permit Requirements

Table 28.41A identifies the land uses allowed by this Zoning Ordinance in each commercial zoning district and the land use permit required to establish each use. In addition to the land use permit required by Table 28.41A, special requirements may apply to certain uses.

B. Marsh Development Permit Requirements

Any development within the Suisun Marsh, as defined by Section 29114 of the Public Resources Code, shall be subject to obtaining a marsh development permit pursuant to the Suisun Marsh Preservation Act of 1977 and as provided for in Section 28.104 of this Code. When a land use subject to a marsh development permit is proposed in both the Primary Management Area and Secondary Management Area, as defined in the Suisun Marsh Preservation Act of 1977, the land use shall be subject to a use permit covering the whole of the project.

C. Architectural Review

Architectural Approval may be required for certain uses, in compliance with Section 28.102 (Architectural Approval).

D. Building Permits

A building permit shall be required prior to any construction.

E. Land Use Regulations

Where the last column in Table 28-41A (Land Use Regulations) includes a section number, e.g. 28.70.10, the zoning regulations in the referenced section apply to the use. Where the last column includes a chapter number, e.g. Chapter 13.6, the regulations in the referenced Solano County Code apply to the use. Provisions in other sections of this Zoning Ordinance may also apply.

F. Non-Conforming Uses

Within the Suisun Marsh, as defined by Section 29114 of the Public Resources Code, uses established prior to August 4, 1981 that do not conform to the uses set forth in Table 28-41A shall be considered nonconforming uses under Section 28.114, except that non-substantial changes, alterations, and additions to nonconforming uses may be allowed within the existing established project footprint area subject to a marsh development permit, pursuant to the Suisun Marsh Preservation Act of 1977 and as provided for in Section 28.104 of this Code. The overall existing development area may not be expanded under these provisions. Development within the existing development area should minimize additional impervious surfaces. An adequate buffer should be established or maintained between the development areas and any water, wetlands, or other Marsh habitat to protect the habitat from adverse environmental impacts. An erosion, sediment, and runoff control plan shall be prepared in accordance with Section 31.26(b) of the Solano County Grading, Drainage, Land Leveling and Erosion Control Ordinance. When the non-conforming uses is located in both the Primary Management Area

and Secondary Management Area, as defined by the Suisun Marsh Preservation Act of 1977, non-substantial changes, alterations, and additions to the nonconforming use shall be subject to a use permit covering the whole of the project.

G. Site Development and Other Standards

All uses shall comply with the provisions of Section 28-90, Site Development and Other Standards, which includes standards for parking, signs, and other project elements.

TABLE 28.41A ALLOWED USES: (C-H), (C-N), (C-R), (C-R-L), (C-S), (C-O) DISTRICTS
A = Allowed by right, AP = Administrative Permit, MUP = Minor Use Permit, PD = Planned Unit Development, UP = Use Permit, E = Exempt, - - - = Prohibited
ALLOWED USES* *See Definitions Section 28-01		Permitted Uses						Land Use Regulations See Section 28.70.10
		C-H	C-N	C-R	C-R-L(6)	C-S	C-O
28.71 AGRICULTURAL USES 2
A.	CROP PRODUCTION
	Accessory uses and structures	- - -	- - -	A	A	- - -	- - -	28.71.10(A) & (B)(1)
	Crop Production	- - -	- - -	A	- - -	- - -	- - -	28.71.10(A)
	Grazing	- - -	- - -	A	A	- - -	- - -	28.71.10(A)
B.	AGRICULTURAL PROCESSING USES
	On-site Agricultural Processing	- - -	- - -	A	- - -	- - -	- - -	28.71.20(A) & (B)(1)
28.72 RESIDENTIAL USES
A.	DWELLINGS
	Primary Dwelling	- - -	- - -	A	A	- - -	- - -	28.72.10
	Emergency Shelter	- - -	- - -	- - -	- - -	A	- - -
	Cannabis Cultivation – Adult Use (Recreational)
	Personal Indoor	- - -	- - -	A	A	- - -	- - -	28.82
	Personal Outdoor	- - -	- - -	- - -	- - -	- - -	- - -	28.82
	Cannabis Cultivation – Medicinal
	Caregiver Indoor	- - -	- - -	AP	AP	- - -	- - -	28.82
	Caregiver Outdoor	- - -	- - -	- - -	- - -	- - -	- - -	28.82
	Personal Indoor	- - -	- - -	A	A	- - -	- - -	28.82
	Personal Outdoor	- - -	- - -	- - -*	- - -*	- - -	- - -	*Unless Exception Request Granted per 28.82
B.	TEMPORARY RESIDENTIAL USES
	None allowed
C.	AGRICULTURAL AND ANIMAL FACILITIES INCIDENTAL TO A RESIDENCE
	None allowed
D.	OTHER RESIDENTIAL USES
	None allowed
28.73 RECREATION, EDUCATION AND PUBLIC ASSEMBLY USES 2
A.	RECREATION USES
	Amusement facilities	UP	- - -	- - -	- - -	- - -	- - -
	Commercial outdoor recreation							28.73.10(A)
	Not including enclosed structures	MUP	- - -	A	A	- - -	- - -	28.73.10(A)
	Including enclosed structures	UP	- - -	UP	UP	- - -	- - -	28.73.10(A)
	Complementary commercial facilities	- - -	- - -	- - -	UP	- - -	- - -
	Marina
	Boat launching facilities	- - -	- - -	UP	UP	- - -	- - -
	Boat and boat trailer storage	- - -	- - -	UP	UP	- - -	- - -
	Boat construction, servicing, sales and repair	- - -	- - -	UP	UP	- - -	- - -
	Floating home	- - -	- - -	UP	- - -	- - -	- - -
	Marsh oriented recreation	- - -	- - -	- - -	UP	- - -	- - -
	Recreational vehicle park and/or campground	- - -	- - -	UP1	UP1	- - -	- - -	28.73.10(A)
B.	EDUCATION USES
	Ecological and agricultural education	- - -	- - -	UP	UP	- - -	- - -
	Business school; art, modeling, music, or dance studio	- - -	- - -	- - -	- - -	- - -	- - -
C.	PUBLIC ASSEMBLY USES
	Auditorium, exhibition hall, sports arena, drive-in theater	- - -	- - -	- - -	- - -	UP4	- - -	28.73.30(A)
	Church	- - -	MUP	- - -	- - -	MUP4	MUP	28.73.30(A) & (B)(1)
	Circus, carnival, fair, or revival	MUP	- - -	- - -	- - -	MUP4	- - -	28.73.30(A)
	Nursery school	- - -	- - -	- - -	- - -	MUP4	MUP	28.73.30(A)
28.74 RETAIL AND OFFICE USES
A.	RETAIL USES
	Automobile parking lot	- - -	A	- - -	- - -	A4	A	28.74.10(A) & (B)(2)
	Vehicle repair garage	- - -	MUP	- - -	- - -	MUP4	- - -	28.74.10(A) & (B)(3)
	Vehicle service station	MUP	MUP	- - -	- - -	A4	- - -	28.74.10(A)
	Bank	- - -	- - -	- - -	- - -	- - -	A	28.74.10(A)
	Florist shop (indoor)	- - -	- - -	- - -	- - -	- - -	A	28.74.10(A)
	Hotel, motel	UP	- - -	- - -	- - -	- - -	- - -	28.74.10(A)
	Massage establishments, slenderizing establishments, and similar personal services	- - -	- - -	UP	- - -	- - -	- - -	28.74.10(A)
	Merchandise showroom	- - -	- - -	- - -	- - -	- - -	A	28.74.10(A)
	Neighborhood commercial uses							28.74.10(A)
	Less than 1,500 square feet	- - -	A	- - -	- - -	MUP4	- - -	28.74.10(A)
	More than 1,500 square feet	- - -	UP	- - -	- - -	UP4	- - -	28.74.10(A)
	Outdoor sales and service	- - -	MUP	- - -	- - -	MUP4	- - -	28.74.10(A)
	Serving liquor within 200 feet of an R- district	- - -	MUP	- - -	- - -	MUP4	- - -	28.74.10(A)
	Pharmacy	- - -	- - -	- - -	- - -	- - -	A	28.74.10(A)
	Restaurant	MUP	- - -	- - -	- - -	- - -	MUP	28.74.10(A)
	Serving liquor within 200 feet of an R- district	UP	- - -	MUP	- - -	- - -	MUP	28.74.10(A)
	Roadside stand							28.74.10(A) & (B)(8)
	More than 80 feet from the centerline of the street	A	- - -	A	- - -	- - -	- - -	28.74.10(A) & (B)(8)
	Less than 80 feet from the centerline of the street	MUP	- - -	MUP	- - -	- - -	- - -	28.74.10(A) & (B)(8)
	Retail store
	Indoor	UP	- - -	A	- - -	- - -	- - -	28.74.10(A)
	Outdoor	UP	- - -	- - -	- - -	- - -	- - -	28.74.10(A)
	Truck stop	UP	- - -	- - -	- - -	- - -	- - -
B.	OFFICE USES
	Business and professional office	- - -	- - -	A	- - -	- - -	A	28.74.20(A)
	Component assembly of pre-manufactured items	- - -	- - -	- - -	- - -	- - -	A1,2	28.74.20(A)
	Indoor general storage	- - -	- - -	- - -	- - -	- - -	A1,2,3	28.74.20(A)
	Medical and dental clinic	- - -	- - -	- - -	- - -	- - -	A	28.74.20(A)
	Research and development	- - -	- - -	- - -	- - -	- - -	A1,2	28.74.20(A)
28.75 TOURIST USES
	None allowed
28.76 COMMERCIAL SERVICE USES
	Animal hospital	- - -	- - -	- - -	- - -	MUP4	- - -	28.76.20(A) & (B)(1)
	Automobile, mobilehome, recreational vehicle or boat garage or storage	- - -	- - -	- - -	- - -	A4	- - -	28.76.20(A)
	Automobile, mobilehome, recreational vehicle, truck, or boat sales lot	UP	- - -	- - -	- - -	A4	- - -	28.76.20(A)
	Bakery, dairy creamery, laundry and dry cleaning establishment	- - -	- - -	- - -	- - -	A4	- - -	28.76.20(A)
	Corporation yard	- - -	- - -	- - -	- - -	A4,5	- - -	28.76.20(A)
	Equipment rental lot	- - -	- - -	- - -	- - -	MUP4	- - -	28.76.20(A)
	General service uses	- - -	- - -	- - -	- - -	A4	- - -	28.76.20(A)
	Lumber yard and building supplies	UP	- - -	- - -	- - -	MUP4	- - -	28.76.20(A)
	Medical laboratory	- - -	- - -	- - -	- - -	A4	MUP	28.76.20(A)
	Mortuary, funeral home	- - -	- - -	- - -	- - -	- - -	MUP	28.76.20(A)
	Newspaper and commercial printing shop, blueprint shop	- - -	- - -	- - -	- - -	A4	- - -	28.76.20(A)
	Nursery and landscaping materials and supplies	UP	- - -	- - -	- - -	A4	- - -	28.76.20(A)
28.77 INDUSTRIAL, MANUFACTURING, PROCESSING AND WHOLESALE USES
A.	Industrial, Manufacturing and Processing Uses
	None allowed
B.	Wholesale Uses
	Wholesale uses, warehouse	- - -	- - -	- - -	- - -	A4	- - -	28.77.20(A)
28.78 COMMUNICATION, INFRASTRUCTURE AND SERVICE USES
A.	COMMUNICATION USES
	Wireless communication facility
	Co-location	MUP	MUP	MUP	- - -	MUP	MUP	28.78.10 & 28.81
	New tower	UP	UP	UP	- - -	UP	UP	28.78.10 & 28.81
B.	INFRASTRUCTURE USES
	Commercial solar energy facility	UP	UP	- - -	- - -	UP	UP	28.78.20(B)(11)
	Commercial wind turbine generator	UP	UP	- - -	- - -	UP	UP	28.80
	Noncommercial wind turbine							28.80
	Under 100 feet	A	A	A	A	A	A	28.80
	Over 100 feet	MUP	MUP	MUP	- - -	MUP	MUP	28.80
	Pipeline, transmission, or distribution line, in R.O.W.	A	A	A	A	A	A	28.78.20(B)(8)
	Recycling or composting facility	- - -	- - -	- - -	- - -	UP	- - -	28.78.20(B)(3)
	Utility facilities or infrastructure, outside of R.O.W.	UP	UP	UP	UP	UP	UP	28.78.20(B)(9)
C.	TEMPORARY CONSTRUCTION AND INFRASTRUCTURE USES
	Meteorological tower, 100 feet or less in height	AP	AP	AP	AP	AP	AP	28.78.20(A) & (B)(6)
	Meteorological tower, greater than 100 feet in height	MUP	MUP	MUP	MUP	MUP	MUP	28.78.20(A) & (B)(6)
D.	SERVICE USES
	Hospital	- - -	- - -	- - -	- - -	- - -	A	28.78.30(A) & (B)(3)
	Club, lodge, fraternal organization	- - -	MUP	- - -	- - -	MUP	- - -	28.78.30(A)
	Public service facility	UP	UP	UP	- - -	UP	UP	28.78.30(A) & (B)(4)
28.79 RESOURCE CONSERVATION USES
	None allowed

Notes:

1. Where uses are conducted entirely within a building and do not produce any dangerous, injurious, noxious or otherwise objectionable fire, explosive or other hazard; noise or vibration; smoke, dust, odor, or other form of air pollution; radioactivity, electrical or other disturbances; glare; liquid or solid refuse or wastes; in such amount as to adversely affect the surrounding area or adjoining premises and shall not exceed 50 percent of the net usable floor area per tenant.

2. Total square footage devoted to uses allowed shall not exceed 80 percent of the net usable floor area per tenant space and shall not generate more than one commercial delivery per day per tenant.

3. Shall not exceed 50 percent of the net usable floor area per tenant space and shall not generate more than one commercial delivery per day per tenant.

4. Incidental accessory uses, including processing and repair operations and services; provided, that such uses shall be clearly incidental to the sale or storage of products on the premises, and shall be so placed and constructed as not to be offensive or objectionable because of odor, dust, smoke, noise or vibration.

5. When enclosed by a minimum eight-foot fence, wall or vegetative screening.

6. Any development within the Suisun Marsh, as defined by Section 29114 of the Public Resources Code, shall be subject to obtaining a marsh development permit pursuant to the Suisun Marsh Preservation Act of 1977, and as provided for in Section 28.104.

(Ord. No. 1757, §6 (Exh. D); Ord. No. 1764, §8 (Exh. F); Ord. No. 1788, §2 (Att. A); Ord. No. 1829, §1 (Exh. A); Ord. No. 1846, §2)

28.41.30 Commercial District Development Standards

Subdivisions, new land uses, main buildings including primary dwellings, and alterations to existing land uses and buildings shall be designed, constructed, and/or established in compliance with the applicable development standards delineated or referenced in Table 28.41B.

TABLE 28.41B Development Standards for Main Building, ACCESSORY STRUCTURES and USES
PRIMARY BUILDING
Minimum Lot Area	None
Setbacks
Front
C-H District	Twenty feet; unless otherwise indicated by building lines on the zoning maps.
C-N District C-S District	None, except that where the frontage of a block is partially in an R or A District, in which case the front yard shall be the same as required in such R or A Districts; and except that buildings shall not encroach upon the building lines established on the zoning maps.
C-R-District C-R-L District	Twenty feet; except that buildings shall not be less than fifty feet from the centerline of the street, and unless otherwise indicated by building lines on the zoning maps.
C-O District	15 feet
Sides (each)
C-H District	None, except that where C-H Districts abut upon any R or A District, side yards of not less than ten feet shall be required.
C-N District C-S District	None; except that where the side of a lot abuts upon the side of a lot in an R or A District, in which case the abutting side yard shall be not less than five feet; and except that, where the side yard of a corner lot abuts on a street where the frontage of the block is partially in an R or A District, in which case the side yard adjacent to the street shall be ten feet.
C-R District C-R-L District	None
C-O District	10 feet
Rear	None; except in the C-O District, 10 feet; except when adjacent to a residential zone, then the minimum yard shall be fifteen feet.
Between structures	10 feet
Height limit
C-H District C-R District C-N District	Thirty-five feet; provided that additional height may be permitted if a use permit is first secured.
C-R-L District	Thirty-five feet; provided that additional height may be permitted if a use permit is first secured, but in no case more than 50 feet
C-S District	50 feet; provided, that the additional height may be allowed upon the obtaining of a use permit.
C-O District	35 feet; provided, that additional height may be permitted if the required yards are increased by one foot for each one foot of building height over the height limit.
Accessory Structures	Accessory buildings shall not be less than sixty feet from the front property line nor less than twenty feet from any side or rear property line, nor less than thirty feet from any dwelling unit on the property.
OTHER STANDARDS
Loading Requirements	Adequate, private, off-street space for the loading and unloading of all materials.
Parking Requirements	Parking shall be provided in conformance with the parking standards in Section 28.94
Signs	All signs shall comply with the sign requirements in Section 28.96
Fencing Requirements	In the C-S District, a minimum, six-foot high separating masonry wall or solid board shall be erected and maintained where any use abuts any R District.
Walls and Fences	In the C-O District, a six foot high decorative masonry wall shall be constructed and maintained on all side and rear property lines abutting R Districts, excepting the Rural Residential (R-R) District. For property lines abutting R-R Districts, a screen consisting of walls, fences, landscaping, berms or any combination to form a six foot high opaque screen shall be provided.
Lighting	In the C-O District, parking areas shall have lighting capable of providing adequate illumination for security and safety. Any illumination shall be directed away from adjacent properties and public rights-of-way. Low level lighting shall be used where possible.
Other Standards	Table 28.41A refers identifies allowable uses and permitting requirements. The last column of the table points to additional land use regulations for permitted uses, contained within Section 28-70. Please refer to this section for the additional requirements.

(Ord. No. 1732, §5; Ord. No. 1817, §§19, 20)

28.42 MANUFACTURING AND INDUSTRIAL DISTRICTS

Subdivisions:

28.42.10 Manufacturing and Industrial District(s)

28.42.11 Purpose of Manufacturing and Industrial Districts

28.42.20 Manufacturing and Industrial Districts Land Uses and Permit requirements

28.42.30 Manufacturing and Industrial District Development Standards

28.42.10 Manufacturing and Industrial Districts

This Section includes regulations for the following zoning districts

A. Manufacturing - Limited (M-L) District

B. Manufacturing - General (M-G) Districts

1. M-G-1/2 District

2. M-G-3 District

C. Industrial - Water Dependent (I-WD) District

28.42.11 Purpose of Manufacturing and Industrial District(s)

This Section lists the uses of land that may be allowed within the areas of the County designated for industrial and manufacturing land uses. It also determines the type of land use approval required for each use within each district, and provides general standards for site development.

The purpose of the different industrial and manufacturing zoning districts and the manner in which they are applied are as follows:

A. Manufacturing - Limited (M-L) District

The M-L District is designed to provide an environment conducive to the development and protection of modern, large scale administrative facilities, research institutions, warehousing, and specialized or light manufacturing organizations, all of a non-nuisance type, in accordance with the concept of an industrial park.

B. Manufacturing - General (M-G) District

The purpose of the M-G District is to permit the normal operations of almost all industries, subject only to those regulations needed to control congestion and to protect the surrounding area or adjoining premises. The two size designations are designed to provide a differentiation between an intensive and an extensive type of development.

C. Industrial - Water Dependent (I-WD) District

Certain waterfront lands within Solano County are of Statewide and regional significance because they are among the few remaining deep-water sites suitable for water-dependent industries. Furthermore, significant agricultural and marsh lands are nearby resources which the County is committed to preserve. For this reason, the I-WD District is established to reserve waterfront lands for large-scale, water-dependent industries to assure the efficient use of waterfront industrial sites, and to ensure that impact upon nearby environmentally sensitive lands are minimized.

The provisions of this Section shall be strictly interpreted to assure that only those industries which depend on a waterfront site are to locate within this district. It is expressly understood that prior to consideration of any industrial proposal within the district, the Planning Commission shall determine the industry’s need for a waterfront site and assure its conformance with the provisions of the Solano County General Plan, this Chapter, and where applicable, the Suisun Marsh Preservation Act of 1977. Industries seeking to locate in the area designated Water Related Industrial Reserve on the Suisun Marsh Protection Plan Map are to be governed by the definition of water-related industry contained in the San Francisco Bay Plan. Those industries which are not considered to be water dependent may continue to locate within other industrial districts.

Some of the land in this district is lowland grassland or seasonal marsh which has existing value as wetland habitat or is suitable for restoration to wetland habitat. These areas have subsided and may be filled, using approved dredged sediments, and restored to tidal, managed, or seasonal wetlands, for the purpose of increasing their natural resource value and restoring some of the formerly natural tidal wetland area. Restored wetlands shall remain as wetlands and not be developed for industrial uses.

28.42.20 Manufacturing and Industrial (s) Land Uses and Permit Requirements

A. Allowed Uses and Permit Requirements

Tables 28-42A and 28-42B identifies the land uses allowed by this Zoning Ordinance in each manufacturing and industrial district and the land use permit required to establish each use. In addition to the land use permit required by Tables 28-42A and 28-42B, special requirements may apply to certain uses.

B. Marsh Development Permit Requirements

C. Architectural Review

Architectural Approval may be required for certain uses, in compliance with Section 28.102 (Architectural Approval).

D. Building Permits

A building permit shall be required prior to any construction. Prior to the issuance of a building permit, the Zoning Administrator or Planning Commission may require evidence that adequate controls, measures or devices will be provided to meet performance standards for this zone, as provided in Section 28.95, all to insure and protect the public interest, health, comfort, convenience, safety, and general welfare.

E. Land Use Regulations

Where the last column in Table 28.42A (Land Use Regulations) includes a section number, e.g. 28.70.10, the zoning regulations in the referenced section apply to the use. Where the last column includes a chapter number, e.g. Chapter 13.6, the regulations in the referenced Solano County Code apply to the use. Provisions in other sections of this Zoning Ordinance may also apply.

F. Non-Conforming Uses

Within the Suisun Marsh, as defined by Section 29114 of the Public Resources Code, uses established prior to August 4, 1981 that do not conform to the uses set forth in Table 28.41A shall be considered nonconforming uses under Section 28.114, except that non-substantial changes, alterations, and additions to nonconforming uses may be allowed within the existing established project footprint area subject to a marsh development permit, pursuant to the Suisun Marsh Preservation Act of 1977 and as provided for in Section 28.104 of this Code. The overall existing development area may not be expanded under these provisions. Development within the existing development area should minimize additional impervious surfaces. An adequate buffer should be established or maintained between the development areas and any water, wetlands, or other Marsh habitat to protect the habitat from adverse environmental impacts. An erosion, sediment, and runoff control plan shall be prepared in accordance with Section 31.26(b) of the Solano County Grading, Drainage, Land Leveling and Erosion Control Ordinance. When the non-conforming uses is located in both the Primary Management Area and Secondary Management Area, as defined by the Suisun Marsh Preservation Act of 1977, non-substantial changes, alterations, and additions to the nonconforming use shall be subject to a use permit covering the whole of the project.

G. Site Development and Other Standards

All uses shall comply with the provisions of Article IV, Section 28-90 Site Development and Other Standards which includes standards for parking, signs and other project elements.

TABLE 28.42A ALLOWED USES: (M-L), (M-G), (I-WD) DISTRICTS
A = Allowed by right, AP = Administrative Permit, MUP = Minor Use Permit, UP = Use Permit, E = Exempt, - - - = Prohibited
ALLOWED USES* *See Definitions Section 28-10		Permitted Uses					Land Use Regulations See Section 28-70.10
		M-L	M-G-1/2	M-G-3	I-WD8
28.71 AGRICULTURAL USES
A.	CROP PRODUCTION
	Crop Production and Grazing	A	- - -	- - -	- - -
	Nonirrigated and noncultivated farming, grazing	- - -	- - -	- - -	A5
B.	AGRICULTURAL PROCESSING USES
	None Allowed
C.	ANIMAL FACILITIES AND OPERATIONS
	Confined Animal Facility	- - -	- - -	- - -	UP5		28.73.30(A) & (B)(1)
	Fowl and Poultry Ranch	- - -	- - -	- - -	UP5		28.73.30(A) & (B)(2)
28.72 RESIDENTIAL USES
A.	DWELLINGS
	Primary residence	A1	A1,4	A1,4	- - -		28.72.10(A)
	Cannabis Cultivation – Adult Use (Recreational)
	Personal Indoor	A	A	A	- - -		28.82
	Personal Outdoor	- - -	- - -	- - -	- - -		28.82
	Cannabis Cultivation – Medicinal
	Caregiver Indoor	AP	AP	AP	- - -		28.82
	Caregiver Outdoor	- - -	- - -	- - -	- - -		28.82
	Personal Indoor	A	A	A	- - -		28.82
	Personal Outdoor	*- - -	*- - -	*- - -	- - -		*Unless Exception Request Granted per 28.82
B.	TEMPORARY RESIDENTIAL USES
	None Allowed
A.	AGRICULTURAL AND ANIMAL FACILITIES INCIDENTAL TO A RESIDENCE
	None Allowed
C.	OTHER RESIDENTIAL USES
	None Allowed
28.73 RECREATION, EDUCATION AND PUBLIC ASSEMBLY USES
A.	RECREATION USES
	None Allowed
B.	EDUCATION USES
	None Allowed	- - -	- - -	- - -	- - -
C.	PUBLIC ASSEMBLY USES
	Circus, Carnival, Fair, or Revival	MUP	MUP	MUP	- - -		28.73.30(A)
28.74 RETAIL AND OFFICE USES
A.	RETAIL USES
	Automobile parking lot (7)	A	A	A	- - -		28.74.10(A) & (B)(2)
B.	OFFICE USES
	Administrative, Executive, and Financial Office	A	- - -	- - -	- - -		28.74.20(A)
28.75 TOURIST USES
	None Allowed
28.76 COMMERCIAL SERVICE USES
	Research and Development Laboratory	A	- - -	- - -	- - -		28.76.20(A)
28.77 INDUSTRIAL, MANUFACTURING, PROCESSING AND WHOLESALE USES
A.	Industrial, Manufacturing and Processing Uses						28.77.10
	Accessory buildings and uses	A	- - -	- - -	- - -		28.77.10(A)
	General Manufacturing	- - -	A4	A4	- - -		28.77.10(A) & (B)(1)
	Junk Yard, Wrecking Yard	- - -	MUP4	MUP4	- - -		28.77.10(A) & (B)(2)
	Manufacturing, Assembly, Printing or Packaging from previously prepared materials.	A	- - -	- - -	- - -		28.77.10(A)
	Manufacturing of electrical and electronic instruments	A	- - -	- - -	- - -		28.77.10(A))
	Manufacturing of bakery goods, candy, cosmetics, pharmaceuticals	A	- - -	- - -	- - -		28.77.10(A)
	Outdoor storage, incidental to an allowed use	A3	- - -	- - -	- - -		28.77.10(A)
	Waterfront Facilities
	Waterfront Storage Facility	- - -	- - -	- - -	UP7
	Waterfront Manufacturing or Processing Facility	- - -	- - -	- - -	UP7
	Water-Using Facility	- - -	- - -	- - -	UP7
	Associated Manufacturing or Processing Uses	- - -	- - -	- - -	UP7
	Berthing Facility	- - -	- - -	- - -	UP7
	Support Facilities	- - -	- - -	- - -	UP7
	Accessory Structures and Uses	- - -	- - -	- - -	UP7
B.	Wholesale Uses
	Wholesale uses, warehouse	A	- - -	- - -	- - -		28.77.20(A)
28.78 COMMUNICATION, INFRASTRUCTURE AND SERVICE USES
A.	COMMUNICATION USES
	Wireless communication facility
	Co-location	MUP	MUP	MUP	MUP		28.78.10(A) & (B)(1) and 28.81
	New tower	UP	UP	UP	UP		28.78.10(A) & (B)(1) and 28.81
B.	INFRASTRUCTURE USES
	Airport, heliport	A	- - -	- - -	- - -		28.78.20(A) & (B)(1)
	Commercial solar energy facility	UP	UP	UP	- - -		28.78.20(B)(11)
	Commercial wind turbine generator	UP	UP	UP	UP		28.78.20(A) & 28.80
	Dredge Disposal Site	- - -	- - -	- - -	UP		28.78.20(A)
	Waste disposal, processing, and composting	- - -	UP4	UP4	- - -		28.78.20(A) & (B)(3)
	Non-commercial wind turbine						28.80
	100 feet or less in height	A	A	A	A		28.80
	Over 100 feet in height	MUP	MUP	MUP	MUP		28.80
	Gas Well(9)	- - -	AP	AP	AP		28.78.20(A) & (B)(7)
	Pipeline, transmission, or distribution line, in R.O.W.	A	A	A	A		28.78.20(A) & (B)(8)
	Utility facilities or infrastructure, outside of R.O.W.	UP	UP	UP	UP		28.78.20(A) & (B)(9)
C.	TEMPORARY CONSTRUCTION AND INFRASTRUCTURE USES
	Meteorological Tower, 100 feet or less in height	AP	AP	AP	AP	AP	28.78.20(A) & (B)(6)
	Meteorological Tower, greater than 100 feet in height	MUP	MUP	MUP	MUP	MUP	28.78.20(A) & (B)(6)
D.	SERVICE USES
	Public Service Facility	UP	UP5	UP5	- - -		28.78.30(A) & (B)(4)
28.79 RESOURCE CONSERVATION USES
	Rehandling of dredged materials for on-site and off-site use.	- - -	- - -	- - -	UP6		28.79(A)
	Restoration of Tidal, Managed and Seasonal Wetlands using dredge sediments	- - -	- - -	- - -	UP		28.79(A)

Notes:

1 On parcels of twenty acres or more

2 All uses located within the Fairfield Train Station Area, designated an Urban Project Area by the Solano County General Plan require a minor use permit.

3 Outdoor storage incidental to an allowed use on any portion of the lot, excepting any portion of the required front yard or any required parking area. Such outdoor storage shall not occupy a greater area than the buildings on the lot, and shall be screened by fencing or buildings from view or surrounding properties. Fencing shall be not less than six feet in height.

4 Except Public Utility Uses

5 As an interim use.

6 Where a use is granted pursuant to an approved and certified Specific Plan or Policy Plan the further requirement of a use permit may be waived

7 Water Front facilities are subject to adoption of a Specific Plan or Policy Plan by the Board of Supervisors and certification of the plan by the Bay Conservation and Development Commission prior to development.

8 Any development within the Suisun Marsh, as defined by Section 29114 of the Public Resources Code, shall be subject to obtaining a marsh development permit pursuant to the Suisun Marsh Preservation Act of 1977 and as provided for in Section 28.104 of this Code.

9. Oil wells not permitted in the Suisun Marsh Primary and Secondary Management Areas.

(Ord. No. 1764, §9 (Exh. G); Ord. No. 1788, §2 (Att. A))

28.42.30 Manufacturing and Industrial District Development Standards

TABLE 28.42B Development Standards for Main Building, ACCESSORY STRUCTURES and USES
PRIMARY BUILDING
Minimum Lot Area
M-L District	One acre; except that for parking lots and as may otherwise be as specified for any use for which a use permit is required by this Section.
M-G-1/2 District	One-half acre
M-G-3 District	Three acres
I-WD District	Determined by the conditions of the approved planned unit development permit. Parcels less than two hundred acres in area are permitted only if they accommodate uses which are directly auxiliary to approved industrial uses on larger sites.
Front
M-L District	Thirty feet, unless otherwise indicated by building lines on the zoning maps.
M-G-1/2 District M-G-3 District	Ten feet; except that buildings shall not be less than fifty feet from the centerline of the public road, or unless otherwise indicated by building lines on the zoning maps.
I-WD District	Where parcel abuts an agricultural district, the minimum building setback shall be five hundred feet except where otherwise provided by specific guidelines set forth in a specific plan or policy plan for the Collinsville area. Other setbacks shall be established by the Planning Commission or Zoning Administrator in conformance with the specific setback requirements set forth in a specific plan or policy plan for the Collinsville area.
Sides (each)
M-L District	Ten feet; except that twenty-five feet shall be required adjacent to any R-TC District; and except that the minimum of twenty-five feet shall be increased one foot for each foot over thirty-five feet of building height.
M-G-1/2 District M-G-3 District	Twenty feet; except that forty feet shall be required for any building over one story or twenty-five feet in height when adjacent to any R District.
I-WD District	Where parcel abuts an agricultural district, the minimum building setback shall be five hundred feet except where otherwise provided by specific guidelines set forth in a specific plan or policy plan for the Collinsville area. Other setbacks shall be established by the Planning Commission or Zoning Administrator in conformance with the specific setback requirements set forth in a specific plan or policy plan for the Collinsville area.
Rear	Twenty feet; except that forty feet shall be required for any building over one story or twenty-five feet in height when adjacent to any R District.
Between structures	10 feet
Height limit
M-L District	50 feet; provided, that additional height may be permitted if the required yards are increased by one foot for each one foot of building height over the height limit.
M-G-1/2 District M-G-3 District	50 feet; provided that additional height may be allowed provided a use permit is first secured in each case and that no structure shall exceed the height limitations of Section 28-99, if located in an airport flight obstruction area.
I-WD District	Height limits as established in a specific plan or policy plan for the Collinsville area; provided, that no structure shall exceed the height limitations of Section 28-99 if located in an airport flight obstruction area.
Accessory Structures	Accessory buildings shall not be less than sixty feet from the front property line nor less than twenty feet from any side or rear property line, nor less than thirty feet from any dwelling unit on the property.
OTHER STANDARDS
Loading Requirements	Loading and unloading spaces shall be provided as required by the Zoning Administrator and Planning Commission. Loading space shall not be located in the required front yard.
Parking Requirements	Parking shall be provided in conformance with the parking standards in Section 28.94
Signs	All signs shall comply with the sign requirements in Section 28.96
Fencing Requirements
Walls and Fences
Lighting
Other Requirements	Table 28.42A refers identifies allowable uses and permitting requirements. The last column of the table points to additional land use regulations for permitted uses, contained within Article III. Please refer to this section for the additional requirements. In the M-L District, all uses shall be conducted wholly within a completely enclosed building except for agriculture, allowed outdoor storage, parking and loading facilities, and as otherwise specified in any use permit. Manufacturing processes shall use only gas or electricity as a source of power. In the I-WD District, application for planned unit development permits shall be prepared in accordance with the provisions of Section 28-105, and shall follow the seven-step development review process for siting waterfront industries as set forth within the Solano County General Plan and the following criteria: 1. Adequate provision is made, through the dedication of property or by other means, to provide for the protection of adjacent agricultural uses, easements for connections to berth facilities, and where feasible, open space, public access, and wetlands preservation. 2. Adequate safeguards are provided for the safe transport, transfer, storage, and emission of substances potentially hazardous to health, life or property.

(Ord. No. 1732, §6; Ord. No. 1817, §21)

28.43 INDUSTRIAL - AGRICULTURAL SERVICE (I-AS) DISTRICT

Subdivisions:

28.43 Industrial - Agricultural Service (I-AS) District

28.43.10 Purpose of the Industrial - Agricultural Service (I-AS) District

28.43.20 Industrial - Agricultural Service District Uses and Permit Requirements

28.43.30 Industrial - Agricultural Service District (I-AS) General Development Standards

28.43 Industrial - Agricultural Service (I-AS) District

This Section lists the uses of land that may be allowed within the Industrial - Agricultural Service (I-AS) zoning district. It also determines the type of land use approval required for each use, and provides general standards for site development.

(Ord. No. 1735, §3 (Exh. 1))

28.43.10 Purpose of the Industrial - Agricultural Service (I-AS) District

The purpose of the Industrial - Agricultural Service (I-AS) District is to provide for the development of agricultural related industry in the agricultural regions of the County.

(Ord. No. 1735, §3 (Exh. 1))

28.43.20 Industrial - Agricultural Service District Uses and Permit Requirements

A. Allowed Uses and Permit Requirements

Table 28-43A identifies the land uses allowed by this Zoning Ordinance in the Industrial - Agricultural Service (I-AS) district and the land use permit required to establish each use. In addition to the land use permit required by Table 28-43A, special requirements may apply to certain uses.

B. Architectural Approval

Architectural Approval may be required for certain uses in compliance with Section 28.102 (Architectural Approval) and in conformance with the Design Guidelines for the Northeast Dixon Agricultural Service District.

C. Building Permits

A building permit may be required prior to any construction.

D. Land Use Regulations

All uses in the Industrial - Agricultural Service (I-AS) District are subject to the land use standards in Article III of this Chapter. Where the last column in Table 28-43A (Table of Allowed Uses) includes a section number, e.g. 28.71.10, the zoning regulations in the referenced section apply to the use. Where the last column includes a chapter number, e.g. Chapter 13.6, the regulations in the referenced Solano County Code apply to the use.

E. Site Development and Other Standards

All uses shall comply with the provisions of Section 28.43.30 and Article IV, Section 28-90 Site Development and Other Standards, which includes standards for parking, signs, and other project elements.

F. Table 28.43A Table of Allowed Uses

TABLE 28.43A TABLE OF ALLOWED USES
A= Allowed by right, AP= Administrative Permit, MUP= Minor Use Permit, PUD= Planned Unit Development, UP= Use Permit, E= Exempt, - - - = Prohibited
ALLOWED USES* See Definitions Section 28-10		Permitted Uses	Land Use Regulations
28.71 AGRICULTURAL USES
A.	CROP PRODUCTION AND GRAZING
	Crop production	A	28.71.10A
	Grazing	A	28.71.10A
B.	AGRICULTURAL PROCESSING USES
	Agricultural processing	A	28.71.20(A) & (B)(1)
	Aquaculture	A	28.71.20(A)
	Nurseries	A	28.71.20(A) & (B)(2)
	Winery	A	28.71.20(A) & (B)(3); 28.73.30(A)
C.	ANIMAL FACILITIES AND OPERATIONS
	Confined animal facility	- - -
	Fowl and poultry ranch	- - -
	Pastured Poultry	- - -
	Hog Farm	- - -
	Slaughterhouse	A	28.71.30(A) & (B)(5)
	Livestock Auction Yard	A	28.71.40(A) & (B)(6)
D.	OTHER AGRICULTURAL OPERATIONS		28.71.40
	Agricultural employee housing	- - -
28.72 RESIDENTIAL USES
A.	DWELLINGS
	Primary Dwelling	- - -
	Secondary dwelling	- - -
	Second Kitchen	- - -
B.	TEMPORARY RESIDENTIAL USES
	Security quarters for a construction site (commercial coach, manufactured home or recreational vehicle)	AP	28.72.20(A) & (B)(1)
	Temporary Manufactured Home Storage	AP	28.72.20(A) & (B)(4)
C.	AGRICULTURAL AND ANIMAL FACILITIES INCIDENTAL TO A RESIDENCE		28.72.30
	None Allowed	- - -
D.	OTHER RESIDENTIAL USES		28.72.40
	Cottage Industries
	Type I	- - -
	Type II	- - -
	Home occupations
	Type I	- - -
	Type II	- - -
28.73 RECREATION, EDUCATION AND PUBLIC ASSEMBLY USES			See Section 28.73
A.	RECREATION USES		28.73.10
	None Allowed	- - -
B.	EDUCATION USES		28.73.20
	Agricultural education
	Minor Facility	A	28.73.20(A) & (B)(1)
	Major Facility	AP	28.73.20(A) &(B)(1)
	See exemption for 4-H activities
C.	PUBLIC ASSEMBLY USES		28.73.30
	None Allowed	- - -
28.74 RETAIL AND OFFICE USES			See Section 28.74
A.	RETAIL USES		28.74.10
	Farm Equipment Sales	A	28.74.10(A) & (B)(4)
	Farm/Ranch Supply Store	A	28.74.10(A) & (B)(5)
	Agricultural Commercial Kitchen	A	28.76.10(A) & (B)(1)
	Roadside Stand
	1,000 square feet or less in size	A	28.74.10(A) & (B)(8)
	Between 1,000 and 2,500 square feet	AP	28.74.10(A) & (B)(8)
	Greater than 2,500 square feet in size	MUP	28.74.10(A) & (B)(8)
	Non-agricultural product sales, less than 10%.	A	28.74.10(A) & (B)(8)
	Non-agricultural product sales, between 10% and 25%	AP	28.74.10(A) & (B)(8)
	Non-agricultural product sales, greater than 25%	MUP	28.74.10(A) & (B)(8)
	Any of the above with a Certified Farmers Market
	Small Certified Farmers Market	A	28.74.10(A) & (B)(8); 28.75.20(A) & (B)(2)
	Medium Certified Farmers Market	AP	28.74.10(A) & (B)(8); 28.75.20(A) & (B)(2)
	Large Certified Farmers Market	MUP	28.74.10(A) & (B)(8); 28.75.20(A) & (B)(2)
	Commercial auctions and agricultural equipment sales	A	28.71.40(A) & (B)(2)
B.	OFFICE USES
	Agricultural Research Facilities
	Small (less than 20,000 sq. ft.)	A	28.74.20(A) & (B)(1)
	Medium (between 20,000 and 40,000 sq. ft.)	A	28.74.20(A) & (B)(1)
	Large (more than 40,000 sq. ft.)	MUP	28.74.20(A) & (B)(1)
28.75 TOURIST USES			See Section 28.75
A.	AGRITOURISM		28.75.10
	Agricultural homestay	- - -	28.75.10(A) & (B)(1)
	Agritourism Facility	MUP	28.75.10(A) & (B)(2)
B.	TEMPORARY AGRITOURISM
	Amusement and entertainment uses	- - -
	Certified Farmers Market
	Small Certified Farmers Market	A	28.75.20(A) & (B)(2)
	Medium Certified Farmers Market	MUP	28.75.20(A) & (B)(2)
	Large Certified Farmers Market	UP	28.75.20(A) & (B)(2)
	Seasonal sales lot	AP	28.75.20(A) & (B)(3)
	Temporary Agritourism Event	AP	28.75.20(A) & (B)(4)
28.76 COMMERCIAL SERVICE USES			See Section 28.76
A.	AGRICULTURAL SERVICES		28.76.10
	Commercial Farm Equipment fabrication and repair	A	28.76.10(A)
	Agricultural Recycling and Composting	MUP	28.76.10(A) & (B)(3)
	Agricultural Trucking Services and Facilities	A	28.76.10(A) & (B)(2)
	Agricultural Warehousing and Storage	A	28.76.10(A)
	Agricultural Equipment Storage Yard	UP	28.76.10(A)
	Custom Farm Services	A	28.76.10(A)
B.	COMMERCIAL SERVICES		28.76.20
	Large Animal Hospital or Veterinary Clinic	A	28.76.20(A) & (B)(1)
28.77 INDUSTRIAL, MANUFACTURING, PROCESSING AND WHOLESALE USES2			See Section 28.77
A.	INDUSTRIAL, MANUFACTURING AND PROCESSING USES		28.77.10
	None Allowed	- - -
B.	WHOLESALE USES		28.77.20
	None Allowed	- - -
28.78 COMMUNICATION, INFRASTRUCTURE AND SERVICE USES			See Section 28.78
A.	COMMUNICATION USES		28.78.10
	Wireless communication facilities
	Co-locations	MUP	28.81
	New towers	UP	28.81
B.	INFRASTRUCTURE USES		28.78.20
	Commercial solar energy facility	- - -
	Commercial wind turbine generators	UP	28.80
	Non-commercial wind turbines
	100 feet or less in height	A	28.80
	Over 100 feet in height	MUP	28.80
	Pipelines, transmission and distribution lines in R.O.W.	A	28.78.20(A) and (B)(8)
	Utility facilities or infrastructure, outside of R.O.W.	UP	28.78.20(A) and (B)(9)
C.	SERVICE USES		28.78.30
	Public Service Facility	UP	28.78.30(A) and (B)(4)
D.	TEMPORARY CONSTRUCTION AND INFRASTRUCTURE		28.78.40
	Meteorological Towers, 100 feet or less in height	AP	28.78.20(A) and (B)(6)
	Meteorological Towers, greater than 100 feet in height	MUP	28.78.20(A) and (B)(6)
28.79 RESOURCE CONSERVATION USES			See Section 28.79
	Mitigation Banks	- - -

(Ord. No. 1735, §3 (Exh. 1); Ord. No. 1764, §10 (Exh. H))

28.43.30 Industrial - Agricultural Service District (I-AS) General Development Standards

A. General site and building standards. Subdivisions, new land uses, main buildings, and alterations to existing land uses and buildings, shall be designed, constructed, and/or established in compliance with the applicable development standards delineated or referenced in Table 28.43B.

TABLE 28.43B
Development Standards for Main Building, Accessory Dwelling
	I-AS District
PRIMARY BUILDING
Minimum Lot Size	5 acres4
Setbacks
Front	30 feet, but at least 50 feet from the street centerline and unless otherwise indicated by building lines on the zoning maps
Sides (each)	20 feet
Rear	25 feet
Between structures	10 feet
Height limit	35 feet, and as allowed by Section 28-93, special regulations
Height limit for agricultural processing uses	50 feet, and as allowed by Section 28-93, special regulations

Notes:

(1) Other setbacks may be required for specific uses listed in Table 28-43A, as provided elsewhere in this chapter.

(2) Other separation between structures may be required by County Building Code.

(3) The actual number of parcels allowed is determined through the applicable subdivision process, based on specific site characteristics and potential environmental impacts, and there is no guarantee that the maximum possible number may be achieved.

(4) The minimum parcel size may be reduced provided a community or public sewer system is established to serve the parcel. Parcels larger than five acres may be required, depending on service capacity of the parcel for water, drainage and sewers. A use permit is required to reduce the minimum parcel size to less than five acres, but a parcel may not be less than one acre.

Table 28.43C Development Standards for Accessory Buildings
	AS District
AGRICULTURAL ACCESSORY BUILDINGS (1)
Setbacks
Attached	An accessory building attached to the main building shall comply with the setback requirements for the main building
Detached
Front	60 feet or on the rear 50% of the lot
Sides (each)	20 feet
Rear	20 feet
Between structures	10 feet from any main building on the same lot
Height limit	35 feet, and as allowed by 28-93, General Height Regulations and Exceptions
Parking	As required by 28-94, Parking Requirements
Signs	See Section 28.96, Signs

Notes:

(1) Other setbacks may be required for specific uses listed in Table 28.43A, as referenced.

(2) Other separation between structures may be required by County Building Code.

(Ord. No. 1735, §3 (Exh. 1); Ord. No. 1749, §3 (Exh. 3))

28.50 Resource Conservation Districts

Subdivisions

28.51 Watershed and Conservation (W) District

28.52 Marsh Protection (MP) District

28.51. Watershed and Conservation (W) District

A. Purpose:

The Board of Supervisors finds that the watershed and conservation district areas of Solano County are very valuable natural resources, and in order to protect these areas from the constant threat of wildfire, subsidence, and landslide leading to the destruction and financial loss to private and public property; and in order to prevent increased threats of these hazards through overdevelopment of these areas; and in order to protect the general welfare of the County as a whole, there is hereby created a zone classification within which the establishment, perpetuation and protection of watershed and conservation district shall be encouraged.

The provisions of this Section shall be liberally interpreted insofar as they apply to the protection of watershed and conservation district areas. It is the intention of this Section to deter developer from considering lands in a “W” zone as potential urban subdivision property, as residential uses are not compatible with watershed and conservation district areas by the fact that such areas are characterized by slope instability, fire hazards, and the unavailability of water and public services.

Those areas to be designated under this zone are fire hazard areas and are subject to slope instability as determined by the Solano County General Plan, and are characterized by the following conditions:

1. Steep topography (defined as slopes in excess of twenty-five percent grade).

2. Excessive vegetation coverage (defined as fifty percent or more of the area or parcel being covered with chaparral or woodland).

3. Inadequate roads (defined as roads below the County standards as to width, alignment, grade or improvement).

4. Lack of available water (defined as insufficient water to sustain a flow of two hundred gallons a minute for twenty minutes).

5. Land susceptible to subsidence or landsliding (defined as characterized by slopes greater than fifteen percent underlain by landslide-prone deposits, or by existing landslide deposits).

A range of agricultural uses are found to be compatible with watershed management. However, these uses are specifically defined and prescribed to prevent an increase in the fire or landslide hazards that now exit, and such uses would not require additional public services. These agricultural uses should not attract increased habitation or encourage activities that are not compatible with watershed management.

B. W District Land Uses and Permit Requirements. Table 28-51A identifies the land uses allowed by this Zoning Ordinance in the W District and the land use permit required to establish each use. In addition to the land use permit required by Table 28-51A, special requirements may apply to certain uses. Architectural Approval may also be required for certain uses in compliance with Section 28.102 (Architectural Approval). A building permit shall also be required prior to any construction, alteration, remodeling or change in occupancy from a previous building permit.

Note: Where the last column in Table 28-51A (“Land Use Regulations”) includes a section number, e.g. 28.74, the zoning regulations in the referenced section apply to the use. Where the last column includes a chapter number, e.g. Chapter 13.6, the regulations in the referenced Solano County Code apply to the use. Provisions in other sections of this Zoning Ordinance may also apply.

TABLE 28.51A TABLE OF ALLOWED USES
A = Allowed by right, AP = Administrative Permit, MUP = Minor Use Permit, UP = Use Permit, E = Exempt, - - - = Prohibited
ALLOWED USES* *See Definitions Section 28-01		Permitted Uses	Land Use Regulations See Section 28.70.10
		W District
28.71 AGRICULTURAL USES
A.	CROP PRODUCTION AND GRAZING
	Crop Production	A	28.70.10
	Grazing	A	28.70.10
B.	AGRICULTURAL PROCESSING USES
	None Allowed	- - -
C.	ANIMAL FACILITIES AND OPERATIONS
	Fowl and Poultry Ranch	UP1	28.71.30(B)(2)
D.	OTHER AGRICULTURAL OPERATIONS
	Additional One-Family Homes for persons employed in agriculture	UP	28.71.40(A)
28.72 RESIDENTIAL USES
A.	DWELLINGS
	Guest house	A	28.72.30(B)(1)
	Primary dwelling	A	28.72.10(A)
	Cannabis Cultivation – Adult Use (Recreational)
	Personal Indoor	A	28.82
	Personal Outdoor	- - -	28.82
	Cannabis Cultivation – Medicinal
	Caregiver Indoor	AP	28.82
	Caregiver Outdoor	- - -	28.82
	Personal Indoor	A	28.82
	Personal Outdoor	- - -	Unless Exception Request Granted per 28.82
B.	TEMPORARY RESIDENTIAL USES
	None Allowed	- - -
C.	AGRICULTURAL AND ANIMAL FACILITIES INCIDENTAL TO A RESIDENCE
	Private stable	A	28.72.30(A) & (B)(5)
D.	OTHER RESIDENTIAL USES
	Hosted rental	AP	28.72.40(A) & (B)(5)
28.73 RECREATION, EDUCATION AND PUBLIC ASSEMBLY USES
A.	RECREATION USES
	Lodge, club, resort for swimming, boating, fishing, hunting or shooting	UP	28.73.10(A) & (B)(1)
	Public Stable	UP	28.73.10(A) & (B)(3)
B.	EDUCATION USES
	None Allowed	- - -
C.	PUBLIC ASSEMBLY USES
	None Allowed	- - -
28.74 RETAIL AND OFFICE USES
A.	RETAIL USES
	None Allowed	- - -
B.	OFFICE USES
	None Allowed	- - -
28.75 TOURIST USES
A.	AGRITOURISM
	Vacation house rental	- - -
B.	TEMPORARY AGRITOURISM
	None Allowed	- - -
28.76 COMMERCIAL SERVICE USES
A.	AGRICULTURAL SERVICES
	None Allowed	- - -
B.	COMMERCIAL SERVICES
	None Allowed	- - -
28.77 INDUSTRIAL, MANUFACTURING, PROCESSING AND WHOLESALE USES 2
A.	INDUSTRIAL, MANUFACTURING AND PROCESSING USES
	None Allowed	- - -
B.	WHOLESALE USES
	None Allowed	- - -
28.78 COMMUNICATION, INFRASTRUCTURE AND SERVICE USES			See Section 28.78
A.	COMMUNICATION USES
	Wireless communication facility
	Co-location	MUP	28.81
	New tower	UP	28.81
B.	INFRASTRUCTURE USES
	Commercial solar energy facility	- - -
	Commercial wind turbine generator	UP	28.80
	Non-commercial wind turbine
	100 feet or less in height	A	28.80
	Over 100 feet in height	MUP	28.80
	Pipeline, transmission or distribution line in R.O.W.	A	28.78.20(A) & (B)(8)
	Utility facilities or infrastructure, outside of R.O.W.	UP	28.78.20(A) & (B)(9)
C.	SERVICE USES
	Cemetery	UP	28.78.30(A) & (B)(1)
	Public Service Facility	UP	28.78.30(A) & (B)(4)
D.	TEMPORARY CONSTRUCTION AND INFRASTRUCTURE
	Meteorological Tower, 100 feet or less in height	AP	28.78.20(A) & (B)(6)
	Meteorological Tower, greater than 100 feet in height	MUP	28.78.20(A) & (B)(6)
28.79 RESOURCE CONSERVATION USES
	None Allowed	- - -

C. General Development Standards:

TABLE 28.51B DEVELOPMENT STANDARDS FOR MAIN BUILDING, ACCESSORY STRUCTURES AND USES
	W District
PRIMARY BUILDING
Minimum Lot Area	160 acres
Setbacks
Front	Thirty feet; except that buildings shall not be less than fifty feet from the centerline of the street, and unless otherwise indicated by building lines on the zoning maps.
Sides (each)	20 feet
Rear	20 feet
Between structures	10 feet
Height limit	Thirty-five feet; provided, that additional height may be permitted for non-dwelling structures, including windmills, silos, private water tanks, and provided further, that no such structure shall exceed the heights allowed in Section 28-99, if located in an airport flight obstruction area.
Accessory Structures	Accessory buildings shall not be less than sixty feet from the front property line or less than twenty feet from any side or rear property line, nor less than thirty feet from any dwelling unit on the property.
OTHER STANDARDS
Parking Requirements	Parking shall be provided in conformance with the parking standards in Section 28.94
Signs	All signs shall comply with the sign requirements in Section 28.96

Special yards and distances between buildings required: accessory buildings shall not be less than sixty feet from the front property line nor less than twenty feet from any side or rear property line, nor less than thirty feet from any dwelling unit on the property.

D. Maximum building height: Thirty-five feet; provided, that additional height may be permitted for non-dwelling structures, including windmills, silos, private water tanks, and provided further, that no such structure shall exceed the heights allowed in Section 28-99, if located in an airport flight obstruction area.

(Ord. No. 1764, §11 (Exh. I); Ord. No. 1788, §2 (Att. A); Ord. No. 1798, §5; Ord. No. 1817, §§22, 23; Ord. No. 1845, §§23, 24)

Section 28.52 MARSH PRESERVATION (MP) DISTRICT

Subdivisions:

28.52.10 Marsh Preservation District

28.52.11 Purposes of Marsh Preservation District

28.52.20 Marsh Preservation District Land Uses and Permit Requirements

28.52.30 Marsh Preservation District Development Standards

28.52.10 Marsh Preservation District

This Section includes regulations for MP zoning district.

28.52.11 Purpose of Marsh Preservation District

This Section lists the uses of land that may be allowed within the Marsh Preservation (MP) zoning district, established by Section 28.13 (Districts Designated and Established). It also determines the type of land use approval required for each type of use and provides general standards for site development.

Marshes, wetlands, and certain adjacent grasslands within the County represent an area of significant aquatic and wildlife habitat and are an irreplaceable and unique resource to the people of the County, State, and the Nation. Therefore, the Board of Supervisors has determined it is in the interest of the County to preserve and enhance the quality and diversity of marsh habitats, within which marsh-oriented uses shall be encouraged to the exclusion of such other uses of land as may be in conflict with the long-term preservation and protection of marsh areas. The provisions of this Section shall be strictly interpreted to provide maximum protection to marsh areas.

28.52.20 Marsh Preservation District Land Uses and Permit Requirements

A. Allowed Uses and Permit Requirements

Table 28.52A identifies the land uses allowed by this Zoning Ordinance in the marsh preservation district and the land use permit required to establish each use. In addition to the land use permit required by Table 28.52A, special requirements may apply to certain uses.

B Marsh Development Permit Requirements

C. Architectural Review

Architectural Approval may be required for certain uses, in compliance with Section 28.102 (Architectural Approval).

D. Building Permits

A building permit shall be required prior to any construction.

E. Land Use Regulations

Where the last column in Table 28.52A (Land Use Regulations) includes a section number, e.g. 28.70.10, the zoning regulations in the referenced section apply to the use. Where the last column includes a chapter number, e.g. Chapter 13.6, the regulations in the referenced Solano County Code apply to the use. Provisions in other sections of this Zoning Ordinance may also apply.

F. Nonconforming Uses

Within the Suisun Marsh, as defined by Section 29101 of the Public Resources Code, uses established prior to 1977 that do not conform to the uses set forth in Table 28.52A shall be considered nonconforming uses under Section 28.114, except that nonsubstantial changes, alterations, and additions to nonconforming uses may be allowed within the existing established project footprint area subject to a marsh development permit pursuant to the Suisun Marsh Preservation Act of 1977 and as provided for in Section 28.104. The overall existing development area may not be expanded under these provisions. Development within the existing development area should minimize additional impervious surfaces. An adequate buffer should be established or maintained between the development areas and any water, wetlands, or other marsh habitat to protect the habitat from adverse environmental impacts. An erosion, sediment, and runoff control plan shall be prepared in accordance with Section 31.26, regulating grading, drainage, land leveling and erosion control. When the nonconforming use is located in both the Primary Management Area and Secondary Management Area, as defined by the Suisun Marsh Preservation Act of 1977, nonsubstantial changes, alterations, and additions to the nonconforming use shall be subject to a use permit covering the whole of the project.

G. Site Development and Other Standards

All uses shall comply with the provisions of Article IV of this chapter, relating to site development and other standards and beginning with Section 28.90, which includes standards for parking, signs, and other project elements.

Table 28.52A TABLE OF ALLOWED USES
A = Allowed by right, AP = Administrative Permit, MUP = Minor Use Permit, UP = Use Permit, - - - = Prohibited
ALLOWED USES See Definitions Section 28.01	Permit Requirements MP(1) Zoning District	Land Use Regulations See Section 28.70.10
28.71 AGRICULTURAL USES
A. CROP PRODUCTION AND GRAZING
Nonirrigated and noncultivated farming	A(2)
Grazing	A(2)
B. AGRICULTURAL PROCESSING USES
None allowed
C. ANIMAL FACILITIES AND OPERATIONS
None allowed
D. OTHER AGRICULTURAL OPERATIONS
Agricultural employee housing	UP	28.71.40(A) & (B)(1)
28.72 RESIDENTIAL USES
A. DWELLINGS
Primary dwelling(3)	A	28.72.10(A)
B. TEMPORARY DWELLINGS
None allowed
C. ANIMAL FACILITIES INCIDENTAL TO A RESIDENCE
None allowed
D. HOME OCCUPATIONS, COTTAGE INDUSTRIES AND OTHER COMMERCIAL USES
None allowed
28.73 RECREATION, EDUCATION, AND PUBLIC ASSEMBLY USES
A. RECREATION USES
Complementary commercial facility	UP	28.73.10(A)
Marsh oriented recreation	UP	28.73.10(A)
Public open space area	A	28.73.10(A)
B. EDUCATION USES
Marsh education	UP	28.73.20(A)
C. PUBLIC ASSEMBLY USES
None allowed
28.74 RETAIL AND OFFICE USES
A. RETAIL USES
None allowed
B. OFFICE USES
Marsh research facility	UP	28.74.20(A)
28.75 TOURIST USES
None allowed
28.76 COMMERCIAL SERVICE USES
None allowed
28.77 INDUSTRIAL, MANUFACTURING, PROCESSING AND WHOLESALE USES
None allowed
28.78 COMMUNICATION, INFRASTRUCTURE AND SERVICE USES
A. COMMUNICATION USES
None allowed
B. INFRASTRUCTURE USES
Commercial wind turbine generator	- - -
Dredging of minerals and natural resources	UP	28.78.20(A)
Noncommercial wind turbine
100 feet or less in height	A	28.80
Over 100 feet in height	- - -
Gas well(4), natural gas storage	UP	28.78.20(A) & (B)(7)
Pipeline, transmission or distribution line in R.O.W.	A	28.78.20(A) & (B)(8)
Utility facilities or infrastructure, outside of R.O.W.	UP	28.78.20(A) & (B)(9)
C. PUBLIC SERVICE USES
Public service facility	UP	28.78.30(A) & (B)(4)
D. TEMPORARY CONSTRUCTION AND INFRASTRUCTURE
Temporary facility for the transfer of material from shore to barge	UP	28.78.40(A)
28.79 RESOURCE PROTECTION USES
Conservation or mitigation bank	UP	28.79
Growing of plants and natural feed important to wildlife habitat	A	28.79
Restoration of tidal, managed, and seasonal wetlands using dredge sediments	UP	28.79

Notes:

1. Any development within the Suisun Marsh, as defined by Section 29114 of the Public Resources Code, shall be subject to obtaining a marsh development permit pursuant to the Suisun Marsh Preservation Act of 1977, and as provided for in Section 28.104.

2. Management of wetlands and agricultural operations, with emphasis on grain and hay crop production, pasture, grazing, and the growing of plants and natural feed important to wildlife habitat.

4. Oil wells are not permitted in the Suisun Marsh Primary and Secondary Management Areas.

(Ord. No. 1764, §12 (Exh. J); Ord. No. 1788, §2 (Att. A); Ord. No. 1797, §§2, 3 (Exh. 3); Ord. No. 1840, §15)

28.52.30 Marsh Preservation District Development Standards

TABLE 28.52B DEVELOPMENT STANDARDS FOR MAIN BUILDING, ACCESSORY STRUCTURES, AND USES
MAIN BUILDING
Minimum Lot Area	250 acres
Setbacks
Front	Ten feet; unless otherwise indicated by building lines on the zoning maps.
Sides (each)	Ten feet; unless otherwise indicated by building lines on the zoning maps.
Rear	Ten feet; unless otherwise indicated by building lines on the zoning maps.
Between structures	10 feet
Height limit	Thirty-five feet; provided, that additional height may be permitted for non-dwelling structures, including windmills, silos, and private water tanks; and provided further, that no such structure shall exclude the heights allowed in Section 28-99 of this code, if located in an airport flight obstruction area.
ACCESSORY STRUCTURES AND USES
Setbacks	Accessory buildings shall not be less than sixty feet from the front property line nor less than twenty feet from any side or rear property line, nor less than thirty feet from any dwelling unit on the property.
OTHER STANDARDS
Parking Requirements	Parking shall be provided in conformance with the parking standards in Section 28.94
Signs	All signs shall comply with the sign requirements in Section 28.96

(Ord. No. 1732, §4; Ord. No. 1817, §§24, 25)

28.60 Special and Overlay Districts

Subdivisions

28.61 Park (P) District

28.65 Travis Reserve Area (TRA) Zoning Overlay

28.68 Policy Plan Overlay (PP) Districts

28.61. Park (P) District

A. Purpose:

The P District is designated to preserve land well suited for outdoor recreational purposes and to provide for recreation, amusement, play or relaxation.

B. P District Land Uses and Permit Requirements.

Table 28-61A identifies the land uses allowed by this Zoning Ordinance in the P District and the land use permit required to establish each use. In addition to the land use permit required by Table 28-61A, special requirements may apply to certain uses. Architectural Approval may also be required for certain uses in compliance with Section 28.102 (Architectural Approval). A Building Permit shall also be required prior to any construction, alteration, remodeling or change in occupancy from a previous building permit.

Note: Where the last column in the table (“Land Use Regulations”) includes a section number, e.g. 28.74, the zoning regulations in the referenced section apply to the use. Where the last column includes a chapter number, e.g. Chapter 13.6, the regulations in the referenced Solano County Code apply to the use. Provisions in other sections of this Zoning Ordinance may also apply.

TABLE 28.61A TABLE OF ALLOWED USES
A = Allowed by right, AP = Administrative Permit, MUP = Minor Use Permit, UP = Use Permit, E = Exempt, - - - = Prohibited
ALLOWED USES* *See Definitions Section 28-10		Permitted Uses	Land Use Regulations See Section 28-70.10
		P District
28.71 AGRICULTURAL USES
A.	CROP PRODUCTION AND GRAZING		28.71.10
	Agricultural Accessory structures	A	28.71.10(A) & (B)(1)
	Crop Production	A	28.71.10(A)
	Grazing	A	28.71.10(A)
B.	AGRICULTURAL PROCESSING USES
	On-site Agricultural Processing	- - -	28.71.20(A) & (B)(1)
C.	ANIMAL FACILITIES AND OPERATIONS
	None Allowed	- - -
D.	OTHER AGRICULTURAL OPERATIONS
	None Allowed	- - -
28.72 RESIDENTIAL USES
A.	DWELLINGS		28.72.10
	Primary Dwelling	A1	28.72.10(A)
	Cannabis Cultivation – Adult Use (Recreational)
	Personal Indoor	A	28.82
	Personal Outdoor	- - -	28.82
	Cannabis Cultivation – Medicinal
	Caregiver Indoor	AP	28.82
	Caregiver Outdoor	- - -	28.82
	Personal Indoor	A	28.82
	Personal Outdoor	- - -	Unless Exception Request Granted per 28.82
B.	TEMPORARY RESIDENTIAL USES
	None Allowed	- - -
C.	AGRICULTURAL AND ANIMAL FACILITIES INCIDENTAL TO A RESIDENCE
	None Allowed	- - -
D.	OTHER RESIDENTIAL USES
	None Allowed	- - -
28.73 RECREATION, EDUCATION AND PUBLIC ASSEMBLY USES
A.	RECREATION USES
	Commercial Outdoor Recreation
	Not including enclosed structures	A	28.73.10(A)
	Including enclosed structures	UP	28.73.10(A)
	Public Outdoor recreation	A	28.73.10(A)
B.	EDUCATION USES
	Ecological and agricultural education	A	28.73.20(A)
C.	PUBLIC ASSEMBLY USES
	Circus, Carnival, Fair, or Revival	MUP	28.70.10; 28.73.30(A)
	Special Events incidental to Commercial Agriculture
	6 per year max, and 150 persons or less	AP	28.73.30(A) & (B)(6)
	12 per year max, and 150 persons or less	MUP	28.73.30(A) & (B)(6)
	More than 12 per year, or more than 150 persons	UP	28.73.30(A) & (B)(6)
28.74 RETAIL AND OFFICE USES
A.	RETAIL USES
	Roadside stand for the sale of agricultural products grown on-site
	More than 80 feet from the centerline of the street	A	28.74.10(A) & (B)(8)
	Less than 80 feet from the centerline of the street	UP	28.74.10(A) & (B)(8)
B.	OFFICE USES
	None Allowed	- - -
28.75 TOURIST USES
A.	AGRITOURISM
	None Allowed	- - -
B.	TEMPORARY AGRITOURISM
	None Allowed	- - -
28.76 COMMERCIAL SERVICE USES
A.	AGRICULTURAL SERVICES
	None Allowed	- - -
B.	COMMERCIAL SERVICES
	None Allowed	- - -
28.77 INDUSTRIAL, MANUFACTURING, PROCESSING AND WHOLESALE USES
A.	INDUSTRIAL, MANUFACTURING AND PROCESSING USES
	None Allowed	- - -
B.	WHOLESALE USES
	None Allowed	- - -
28.78 COMMUNICATION, INFRASTRUCTURE AND SERVICE USES
A.	COMMUNICATION USES
	Wireless communication facility
	Co-location	MUP	28.78.10; 28.81
	New tower	UP	28.78.10; 28.81
B.	INFRASTRUCTURE USES
	Commercial solar energy facility	- - -
	Commercial wind turbine generator	UP	28.80
	Non-commercial wind turbine
	100 feet or less in height	A	28.80
	Over 100 feet in height	MUP	28.80
	Pipeline, transmission or distribution line in R.O.W.	A	28.78.20(A) & (B)(8)
	Utility facilities or infrastructure, outside of R.O.W.	UP	28.78.20(A) & (B)(9)
C.	SERVICE USES
	Public Service Facility	UP	28.78.30(A) & (B)(4)
D.	TEMPORARY CONSTRUCTION AND INFRASTRUCTURE
	Meteorological Tower, 100 feet or less in height	AP	28.78.20(A) & (B)(6)
	Meteorological Tower, greater than 100 feet in height	MUP	28.78.20(A) & (B)(6)
28.79 RESOURCE CONSERVATION USES
	None Allowed	- - -

Notes:

(1) On parcels with 20 acres or more.

C. General Development Standards:

TABLE 28.61B DEVELOPMENT STANDARDS FOR MAIN BUILDING, ACCESSORY STRUCTURES AND USES
P District
PRIMARY BUILDING
Minimum Lot Area	None
Setbacks
Front	Twenty feet; except that buildings shall not be less than fifty feet from the centerline of the street, and unless otherwise indicated by building lines on the zoning maps.
Sides (each)	None
Rear	None
Between structures	Ten feet
Height limit	Thirty-five feet; provided, that additional height may be permitted if a use permit is first secured
OTHER STANDARDS
Parking Requirements	Parking shall be provided in conformance with the parking standards in Section 28.94
Signs	All signs shall comply with the sign requirements in Section 28.96

(Ord. No. 1764, §13 (Exh. K); Ord. No. 1788, §2 (Att. A); Ord. No. 1817, §§26, 27)

28.65. Travis Reserve Area (TRA) Zoning Overlay

A. Purpose.

The Travis Reserve Area Zoning Overlay implements the Travis Reserve Area, as described and shown in the General Plan, and protects land within the overlay for continued crop production and grazing uses as well as compatible nonavian habitat uses until a military use or other use clearly supporting the mission of the base is proposed for the land. By protecting existing land uses while restricting new development, the overlay zone provides for the future expansion of Travis Air Force Base and supports facilities for the base.

No new residential uses are permitted within the Travis Reserve Area Zoning Overlay, and new development or expansion of existing nonresidential uses is subject to discretionary review and shall not be approved unless found to be consistent with the purpose of the Travis Reserve Area Zoning Overlay.

B. Allowed Land Uses and Permit Requirements.

Crop production, grazing, and agricultural accessory structures less than 2,500 square feet in gross floor area and less than 25 feet in height are allowed.

New residential land uses are not permitted. Legal nonconforming residential land uses are subject to Section 28.114.

Conservation or mitigation banks for avian species, or which are likely to attract avian species, are not permitted.

All other land uses otherwise allowed within the underlaying zoning district shall require approval of a minor use permit prior to development, enlargement or intensification of use, or changes of use, unless a use permit is required.

(Ord. No. 1849, §4)

28.68. POLICY PLAN OVERLAY (PP) DISTRICTS

(a) Purpose. The policy plan overlay district is intended to encourage comprehensive planning on focused, large-scale or mixed land use developments. Policy plan overlay districts can provide zoning flexibility by establishing development standards and land use allocations which may vary with the type, density or intensity of use of the underlying district regulations for specific parcels or areas that will ensure balanced and integrated growth guided by creativity and innovation in architecture, planning and environmental design. These standards and uses should accommodate the special needs of the physical site and the community while being consistent with the Solano County General Plan. Development standards are intended to meet or exceed those of the underlying districts described in the other chapters of the Zoning Ordinance while promoting the public health, safety and general welfare without unduly inhibiting the advantages of modern planning and building techniques. The policy plan overlay district requires a detailed development plan that combines the functions of zoning, master, and precise plans, design review, and capital improvement plans in one coordinated process.

(b) Applicability. The policy plan overlay district may be combined with all or part of any General Plan area or zoning district designated for this purpose by the General Plan. Each policy plan overlay district shall be shown on the official Solano County zoning map by adding the symbol “-PP” as a designator to a base district along with a clear delineation of the boundaries of the overlay district and an identifying serial number. The serial number shall refer to the Department of Resource Management’s rezoning petition file for the particular policy plan overlay zone application.

(c) Initiation of Zone Change. A petition for a policy plan overlay district may be initiated pursuant to Section 28-111 of this Chapter. Application shall be in the form prescribed by the Director of Resource management. The application shall consist of a written plan and graphics for policy guidance, and a detailed statement of standards and uses to determine consistency with the Solano County General Plan. The application shall, at a minimum, include the items and information described in this Section.

1. Fee or fees as set by the Board of Supervisors pursuant to Section 11-111 of this code. No part of such fee shall be refundable.

2. A complete legal description of the subject property.

3. A narrative description of existing uses of the subject property and adjacent properties.

4. Enumeration of existing and proposed ordinance standards along with a detailed explanation of the differences between them.

5. Findings of fact demonstrating the proposed policy plan overlay district in its entirety is consistent with the Solano County General Plan and findings set forth in subdivision (d) of this Section.

6. A set of standards which will define the purpose, intended uses, development density, dimensional constraints and performance standards for the subject property and, in general, shall take the following form:

a. Statement of purpose

b. Permitted uses

c. Accessory uses

d. Conditional uses

e. Prohibited uses

f. Architectural and sign standards

g. Height, building coverage, and yard setbacks

h. Landscaping

i. Parking and loading requirements

j. Additional development standards

k. Performance standards (e.g., hazardous materials and waste management)

l. Site specific policies to ensure adequate protection of the public health and safety and consistency with the surrounding uses

m. Exceptions and general provisions

1. A development plan at a scale no smaller than one inch equals a hundred feet shall depict use areas and proposed circulation based on traffic density information provided in subdivision (c)(6). The development plan shall include a schematic representation of subdivision, grading, landscaping and proposed systems of drainage, water supply, sewage disposal and utility service.

2. Representative design and improvement details shall accompany the development plan and be presented in detail to establish that development and construction will be consistent with the proposed policy plan overlay district. Minimum specific design and improvement details shall include typical building elevations, streetscape, and explanation of all relevant features required pursuant to this subdivision.

3. A development schedule describing the sequence and timing of subdivision and capital improvements, along with estimated capital costs and proposed funding mechanism.

4. Such other information as may be required by the Board of Supervisors, Planning Commission, or Director of Resource Management concerning the proposed development and use of such property, or which the applicant may deem appropriate for a full consideration of the proposal by the Board of Supervisors, Planning Commission, and Director of Resource Management.

5. All information required by this Section shall be stated in a manner to describe the character and style of the proposed development and use in sufficient detail to constitute definite criteria under which subsequent development can be judged for compliance.

B. Adoption of Policy Plan Overlay District. Adoption of a policy plan overlay district shall be by action of the Planning Commission and Board of Supervisors, including adoption of an ordinance, pursuant to Section 28-111 of this code.

The Board of Supervisors shall not approve a policy plan overlay district unless it makes the following findings:

(1) The proposed development is in conformity with the General Plan and any applicable specific plan.

(2) The proposed development is designed to produce an environment of stable and desirable character consistent with all applicable goals, objectives, policies, proposals, criteria, standards and procedures of the General Plan, and any applicable specific plan for the area in which the proposed development is a part.

(3) The proposed development meets applicable development requirements and where possible, exhibits creativity and innovation in architectural, engineering, planning, and environmental design.

(4) Adequate mitigation is provided for any use, process, equipment, or materials which are found to be objectionable or to be injurious to property located in the vicinity by reason of odor, fumes, dust, smoke, cinders, glare, unsightliness, hazardous materials, traffic congestion, or to involve any hazard of fire or explosion.

Upon approval of the policy plan overlay district by the Planning Commission and adoption by the Board of Supervisors of an ordinance amending the underlying zoning district, no further review by the Board of Supervisors or Planning Commission shall be required under this Chapter except pursuant to Section 28-112 of this Chapter.

(e) Interim Applicable Zoning. During review of an application for a policy plan overlay district, no uses of the property subject to such application shall be allowed except those which would have been permitted under the zoning that existed at the time of the policy plan overlay district application.

(f) Administration and Modification. The Director of Resource Management is authorized to issue approvals for building construction, site development plans, and for all minor design, site, sign, and building alterations that are deemed substantially in accord with the approved policy plan overlay district. All requests for minor alterations shall be submitted to the Director of Resource Management in writing, and shall include an explanation of the circumstances necessitating such alteration and the substantial conformity of the proposed modification with the approved policy plan overlay district.

(g) Conflict and severability. All uses and development in the policy plan overlay district shall also be subject to all other provisions of this code, except that where conflict in regulations occurs, the regulations specified in this Chapter shall prevail. All uses and development in the policy plan overlay district shall also be subject to all applicable provisions of State law, including the California Environmental Quality Act. Wherever possible, the requirements of that act shall be integrated into the approval process for a policy plan overlay district to ensure comprehensive and coordinated review in a timely manner.

(Ord. No. 1726, §2)