Chapter 14.09.050
Agriculture Zoning Districts
Sections:
14.09.050.010 Purpose and Applicability.
14.09.050.020 Land Use Regulations.
14.09.050.030 Development Regulations.
14.09.050.040 Supplemental Regulations.
14.09.050.010 Purpose and Applicability.
The purpose of the agriculture zoning districts is to:
A. Preserve lands for agricultural use; and
B. Protect prime agricultural lands from the encroachment of incompatible uses and urban development which would make long-term agricultural uses uneconomical or infeasible. Additional purposes of each agriculture zoning district:
1. Agriculture (AG). The AG district is intended to provide for agricultural uses such as raising crops or livestock, commercial and industrial services related to agriculture, single-unit residential development, and other compatible uses. This district also provides for interim uses on lands which, due to location or lack of prime agricultural resources, may be appropriate for urban development pending proper timing for the provision of utilities, major streets, and other facilities to support compact, orderly development. The AG District implements the Agriculture General Plan Land Use Designation; and
2. Agricultural Hillside (AH). The AH district is intended to provide for low intensity agricultural use of hillside areas where development is limited due to topography and other factors. Development standards are intended to ensure that development occurs in a manner that minimizes the risk from hazards and impacts on the sensitive natural environment of hillside areas. This district provides for residential density up to one unit per 20 acres and implements the Hillside Agriculture General Plan Land Use Designation.
(Ord. 1981, Amended, 12/13/2022; Ord. 1972, Repealed and Replaced, 02/22/2022)
14.09.050.020 Land Use Regulations.
Table 14.09.050.A, Land Use Regulations – Agricultural Zoning Districts, establishes the land use regulations for the agricultural zoning districts. Land uses are defined in Chapter 14.02.060 of this code, Use Classifications. In cases where a specific land use or activity is not defined, the Director of Community Development shall assign the land use or activity to a classification that is substantially similar in character. Land uses not listed in the table and not substantially like the uses below are prohibited. Within the Northeast Growth Area, the supplemental regulations identified in Section 14.09.050.040 are applicable. Section numbers in the right-hand column refer to other sections of this title.
|
“P” = Permitted Use; “M” = Minor Use Permit required; “C” = Conditional Use Permit required; |
|||
|---|---|---|---|
|
Land Use Classification |
AG |
AH |
Additional Regulations |
|
Residential Uses |
|||
|
Residential Housing Types |
See subclassifications below |
||
|
Single-Unit Dwelling, Detached |
P |
P |
|
|
Employee Housing, Small |
P |
P |
See Section 14.09.270.210, Agricultural Employee Housing |
|
Small Residential Care Facilities |
Small residential care facilities and transitional and supportive housing constitute a residential use and are subject only to those restrictions that apply to other residential uses of the same type in the same district. |
||
|
Supportive Housing |
|||
|
Transitional Housing |
|||
|
Public/Semi-Public Uses |
|||
|
Cemeteries and Columbariums |
– |
C |
Limited to family burial plots. Shall be processed concurrently with an appropriate subdivision request. See Section 14.09.050.040.C, Family Burial Plots, AH District. |
|
Park and Recreation Facilities |
C |
C |
|
|
Commercial Uses |
|||
|
Animal Care and Boarding |
See subclassifications below |
||
|
Animal Shelter and Boarding |
C |
– |
|
|
Veterinary Services |
C |
– |
|
|
Commercial Entertainment and Recreation |
See subclassifications below |
||
|
Outdoor Sports and Recreation |
C |
C |
Limited to equestrian facilities |
|
Industrial Uses |
|||
|
Food and Beverage Manufacturing |
See subclassifications below |
||
|
Small-Scale |
C |
C |
|
|
Transportation, Communication, and Utility Uses |
|||
|
Communication Facilities |
See subclassification below |
||
|
Telecommunication |
See Section 14.09.270.170, Telecommunication Facilities |
||
|
Public Works and Utilities |
C |
C |
|
|
Agricultural Uses |
|||
|
Agriculture |
See subclassifications below |
||
|
Animal Production |
P |
P |
|
|
Crop and Horticulture Production |
P |
P |
|
|
Employee Housing, Large |
P |
P |
See Section 14.09.270.210, Agricultural Employee Housing |
|
Other Uses |
|||
|
Accessory Uses and Structures |
See Section 14.09.270.030, Accessory Uses; and Section 14.09.200.020, Accessory Buildings and Structures |
||
|
Accessory Dwelling Unit |
See Section 14.09.270.040, Accessory Dwelling Units |
||
|
Animal Keeping |
See Section 14.09.270.070, Animal Keeping |
||
|
Family Day Care |
See Section 14.02.060.010, Residential Uses |
||
|
Home Occupations |
See Section 14.09.270.120, Home Occupations |
||
|
Nonconforming Uses |
See Chapter 14.09.220, Nonconforming Uses, Sites, and Structures |
||
|
Temporary Uses |
See Section 14.09.270.180, Temporary Uses |
||
(Ord. 1996, Amended, 07/23/2024; Ord. 1981, Amended, 12/13/2022; Ord. 1972, Repealed and Replaced, 02/22/2022)
14.09.050.030 Development Regulations.
A. Table 14.09.050.B, Development Regulations – Agriculture Zoning Districts, prescribes the development regulations for the agriculture zoning districts. Letters in parentheses refer to additional development standards that directly follow the table. Section numbers in the “Additional Regulations” column refer to other sections of this code.
|
Standard |
AG |
AH |
Additional Regulations |
|---|---|---|---|
|
Maximum Density (units/acre) |
0.05 |
0.05 |
See Section 14.02.030.040, Calculating Density |
|
Minimum Lot Area (acres) |
20 (A) |
20 (A) |
|
|
Maximum Lot Coverage (% of lot area) |
2 |
2 |
See Section 14.02.030.100, Determining Lot Coverage |
|
Maximum Building Height (feet) |
30, up to 45 for barns to accommodate agricultural operations |
30, up to 45 for barns to accommodate agricultural operations |
See Section 14.09.200.060, Heights and Height Exceptions |
|
Minimum Setbacks (feet) |
|
||
|
All Property Lines |
30 |
30, 50 if the alternative policy in reference to hillside development is implemented |
See Section 14.09.200.030, Encroachments Into Required Setbacks |
B. Additional Development Regulations.
1. Minimum Lot Area. Lots in the AG and AH districts shall be a minimum of 20 acres except as provided below:
a. A parcel of not less than one acre may be created for public utility structures and facilities and habitat conservation areas; and
b. A parcel of less than 20 acres may be created if it is the remainder resulting from a subdivision of land in a residential district, the parcel is subject to a conservation easement to the City or other equivalent limitation of development rights, and the decision maker finds that a viable plan and mechanism exists to provide for the permanent management of the site.
(Ord. 1981, Amended, 12/13/2022; Ord. 1972, Repealed and Replaced, 02/22/2022)
14.09.050.040 Supplemental Regulations.
A. Grazing. Grazing is allowed on pastureland or hillside grasslands in the AG and AH districts, subject to the following standards:
1. A minimum of two acres shall be available for grazing;
2. Seasonal supplemental feeding is allowed;
3. Grazing shall not include the confining of livestock in enclosures such as feedlots or corrals where feed is provided on a regular basis. The temporary confinement of livestock grazing on a site in a corral area is permitted as a normal part of grazing use, provided:
a. The confinement shall not exceed 21 calendar days;
b. The confinement shall be for a valid agricultural purpose, including, but not limited to, shipping, calving, or medical treatment;
c. The corral shall be located at least 300 feet from the nearest dwelling unit;
4. Weed abatement requirements shall be met.
B. Density Transfer, AH District. Permitted density may be transferred from a site in the AH district which does not contain a dwelling unit to a site in a residential district, pursuant to conditional use permit approval in accordance with the provisions of Chapter 14.09.300, Use Permits, and the following standards:
1. Transfer of Density. Table 14.09.050.C, Transfer of Density, establishes the amount of density that may be transferred per area of the transfer;
|
Area of Transfer |
Transferable Dwelling Units |
|---|---|
|
Less than 5 acres |
0 units |
|
5 to 9.99 acres |
1 unit |
|
10 to 14.99 acres |
2 units |
|
15 to 19.99 acres |
3 units |
|
20 to 24.99 acres |
4 units |
|
Each additional 5 acres above 24.99 acres |
1 unit |
|
Remaining area of less than 5 acres |
0 units |
2. Conservation Easement Required. Prior to the issuance of a building permit for residential construction utilizing a density transfer, a conservation easement or other equivalent limitation of development rights specifying the density transfer shall be dedicated to the City for the site from which the density was transferred. As an alternative, the fee title to the site from which the density was transferred may be dedicated to the City subject to the agreement of the property owner and the City; and
3. Site Management. In conjunction with the approval of a density transfer involving the continued private ownership of a site from which the density has been transferred, the Planning Commission shall find that a viable plan and mechanism exists to provide for the permanent management of the site from which the density was transferred in a condition that addresses weed abatement and practically minimizes the danger of fire, erosion, and geologic hazards.
C. Family Burial Plots, AH District. The following standards apply to family burial plots in addition to all applicable requirements of the state of California and Solano County.
1. Limitation on Use. Family burial plots are to be used solely for the interment of the remains of the property owners and their immediate family members. For the purpose of this provision, “immediate family” is defined to include the following relatives: spouse, grandfathers, grandmothers, grandsons, granddaughters, fathers, mothers, stepfathers, stepmothers, sons, daughters, stepsons, stepdaughters, brothers, sisters, uncles, aunts, nieces, nephews, first cousins, fathers-in-law, mothers-in-law, brothers-in-law, sisters-in-law, daughters-in-law, or sons-in-law, and the spouse of anyone who is an immediate family member.
2. Concurrent Processing. An application for a tentative parcel map, tentative subdivision map, or lot line adjustment shall be processed concurrently with the conditional use permit for a family burial plot.
3. Application Requirements. Each application for a family burial plot shall include verification that the proposed plot conforms to all applicable requirements of the state of California and Solano County.
D. Properties Within Northeast Growth Area. New development of sites located within the Northeast Growth Area shall comply with the Northeast Growth Area overlay district regulations identified in Chapter 14.09.191 of this code.
(Ord. 1981, Amended, 12/13/2022; Ord. 1972, Repealed and Replaced, 02/22/2022)