Solano County Zoning Code § 28.42 Manufacturing and Industrial Districts
Solano County Zoning Code · 2026-06 edition · updated 2026-09-24 · Solano County
Cite as: Solano County Zoning Code § 28.42 · Text as of 2026-09-24
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
M-G-1/2 District
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.
(Revised 6/21)
905
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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.
(Revised 6/21)
906
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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
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. 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
(Revised 8/15)
907
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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.
(Revised 8/15)
908
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| A = Allowed by right, AP = Administrative Permit, MUP = Minor Use Permit, UP = Use Permit, E = Exempt, - - - = Prohibited | Land Use Regulations** **See Section 28.70.10 |
28.71 AGRICULTURAL USES | A. CROP PRODUCTION |
B. AGRICULTURAL PROCESSING USES |
C. ANIMAL FACILITIES AND OPERATIONS |
28.73.30(A) & (B)(1) | 28.73.30(A) & (B)(2) | 28.72 RESIDENTIAL USES | A. DWELLINGS |
28.72.10(A) | 28.82 | 28.82 | 28.82 | 28.82 | 28.82 | ||||||
|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|
| Permitted Uses | |||||||||||||||||||||
| I-WD8 | - - - | A5 | UP5 | UP5 | - - - | - - - | - - - | - - - | - - - | - - - | |||||||||||
| M-G-3 | - - - | - - - | - - - | - - - | A1,4 | A | - - - | AP | - - - | A | |||||||||||
| M-G-1/2 | - - - | - - - | - - - | - - - | A1,4 | A | - - - | AP | - - - | A | |||||||||||
| M-L | A | - - - | - - - | - - - | A1 | A | - - - | AP | - - - | A | |||||||||||
| ALLOWED USES* *See Definitions Section 28.01 |
Crop Production and Grazing | Nonirrigated and noncultivated farming, grazing |
None Allowed | Confined Animal Facility | Fowl and Poultry Ranch | Primary residence | Cannabis Cultivation – Adult Use (Recreational) |
Personal Indoor | Personal Outdoor | Cannabis Cultivation – Medicinal | Caregiver Indoor | Caregiver Outdoor | Personal Indoor |
(Revised 12/25)
909
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| TABLE 28.42A ALLOWED USES: (M-L), (M-G), (I-WD) DISTRICTS (Continued) | A = Allowed by right, AP = Administrative Permit, MUP = Minor Use Permit, UP = Use Permit, E = Exempt, - - - = Prohibited | Land Use Regulations** **See Section 28.70.10 |
*Unless Exception Request Granted per 28.82 |
B. TEMPORARY RESIDENTIAL USES |
A. AGRICULTURAL AND ANIMAL FACILITIES INCIDENTAL TO A RESIDENCE |
C. OTHER RESIDENTIAL USES |
28.73 RECREATION, EDUCATION AND PUBLIC ASSEMBLY USES | A. RECREATION USES |
B. EDUCATION USES |
C. PUBLIC ASSEMBLY USES |
28.73.30(A) | 28.74 RETAIL AND OFFICE USES | A. RETAIL USES |
28.74.10(A) & (B)(2) | B. OFFICE USES |
28.74.20(A) | |||||||
|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|
| Permitted Uses | |||||||||||||||||||||||
| I-WD8 | - - - | - - - | - - - | - - - | - - - | ||||||||||||||||||
| M-G-3 | *- - - | - - - | MUP | A | - - - | ||||||||||||||||||
| M-G-1/2 | *- - - | - - - | MUP | A | - - - | ||||||||||||||||||
| M-L | *- - - | - - - | MUP | A | A | ||||||||||||||||||
| ALLOWED USES* *See Definitions Section 28.01 |
Personal Outdoor | None Allowed | None Allowed | None Allowed | None Allowed | None Allowed | Circus, Carnival, Fair, or Revival | Automobile parking lot(7) | Administrative, Executive, and Financial Office |
(Revised 12/25)
910
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| A = Allowed by right, AP = Administrative Permit, MUP = Minor Use Permit, UP = Use Permit, E = Exempt, - - - = Prohibited | Land Use Regulations** **See Section 28.70.10 |
28.75 TOURIST USES | 28.76 COMMERCIAL SERVICE USES | 28.76.20(A) | 28.77 INDUSTRIAL, MANUFACTURING, PROCESSING AND WHOLESALE USES | 28.77.10 | 28.77.10(A) | 28.77.10(A) & (B)(1) | 28.77.10(A) & (B)(2) | 28.77.10(A) | 28.77.10(A)) | 28.77.10(A) | 28.77.10(A) | |||||
|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|
| Permitted Uses | ||||||||||||||||||
| I-WD8 | - - - | - - - | - - - | - - - | - - - | - - - | - - - | - - - | UP7 | UP7 | ||||||||
| M-G-3 | - - - | - - - | A4 | MUP4 | - - - | - - - | - - - | - - - | - - - | - - - | ||||||||
| M-G-1/2 | - - - | - - - | A4 | MUP4 | - - - | - - - | - - - | - - - | - - - | - - - | ||||||||
| M-L | A | A | - - - | - - - | A | A | A | A3 | - - - | - - - | ||||||||
| ALLOWED USES* *See Definitions Section 28.01 |
None Allowed | Research and Development Laboratory | A. Industrial, Manufacturing and Processing Uses |
Accessory buildings and uses | General Manufacturing | Junk Yard, Wrecking Yard | Manufacturing, Assembly, Printing or Packaging from previously prepared materials. |
Manufacturing of electrical and electronic instruments |
Manufacturing of bakery goods, candy, cosmetics, pharmaceuticals |
Outdoor storage, incidental to an allowed use |
Waterfront Facilities | Waterfront Storage Facility | Waterfront Manufacturing or Processing Facility |
(Revised 12/25)
911
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| TABLE 28.42A ALLOWED USES: (M-L), (M-G), (I-WD) DISTRICTS (Continued) | A = Allowed by right, AP = Administrative Permit, MUP = Minor Use Permit, UP = Use Permit, E = Exempt, - - - = Prohibited | Land Use Regulations** **See Section 28.70.10 |
28.77.20(A) | 28.78 COMMUNICATION AND INFRASTRUCTURE USES | A. COMMUNICATION USES |
28.78.10(A) & (B)(1) and 28.81 |
28.78.10(A) & (B)(1) and 28.81 |
B. INFRASTRUCTURE USES |
28.78.20(A) & (B)(1) | 28.83 | 28.78.20(B)(11) | 28.78.20(A) & 28.80 | 28.78.20(A) | 28.78.20(A) & (B)(3) | ||||||||
|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|
| Permitted Uses | ||||||||||||||||||||||
| I-WD8 | UP7 | UP7 | UP7 | UP7 | UP7 | - - - | MUP | UP | - - - | UP | - - - | UP | UP | - - - | ||||||||
| M-G-3 | - - - | - - - | - - - | - - - | - - - | - - - | MUP | UP | - - - | UP | UP | UP | - - - | UP4 | ||||||||
| M-G-1/2 | - - - | - - - | - - - | - - - | - - - | - - - | MUP | UP | - - - | UP | UP | UP | - - - | UP4 | ||||||||
| M-L | - - - | - - - | - - - | - - - | - - - | A | MUP | UP | A | UP | UP | UP | - - - | - - - | ||||||||
| ALLOWED USES* *See Definitions Section 28.01 |
Water-Using Facility | Associated Manufacturing or Processing Uses |
Berthing Facility | Support Facilities | Accessory Structures and Uses | B. Wholesale Uses |
Wholesale uses, warehouse | Wireless communication facility | Co-location | New tower | Airport, heliport | Battery energy storage system | Commercial solar energy facility | Commercial wind turbine generator | Dredge Disposal Site | Waste disposal, processing, and composting |
(Revised 12/25)
912
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| A = Allowed by right, AP = Administrative Permit, MUP = Minor Use Permit, UP = Use Permit, E = Exempt, - - - = Prohibited | Land Use Regulations** **See Section 28.70.10 |
28.80 | 28.80 | 28.80 | 28.78.20(A) & (B)(7) | 28.78.20(A) & (B)(8) | 28.78.20(A) & (B)(9) | C. TEMPORARY CONSTRUCTION AND INFRASTRUCTURE USES |
28.78.20(A) & (B)(6) | 28.78.20(A) & (B)(6) | D. SERVICE USES |
28.78.30(A) & (B)(4) | 28.79 RESOURCE CONSERVATION USES | 28.79(A) | 28.79(A) | Notes: 1 On parcels of twenty acres or more |
|
|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|
| Permitted Uses | AP | MUP | |||||||||||||||
| I-WD8 | A | MUP | AP | A | UP | AP | MUP | - - - | UP6 | UP | |||||||
| M-G-3 | A | MUP | AP | A | UP | AP | MUP | UP5 | - - - | - - - | |||||||
| M-G-1/2 | A | MUP | AP | A | UP | AP | MUP | UP5 | - - - | - - - | |||||||
| M-L | A | MUP | - - - | A | UP | AP | MUP | UP | - - - | - - - | |||||||
| ALLOWED USES* *See Definitions Section 28.01 |
Non-commercial wind turbine | 100 feet or less in height | Over 100 feet in height | Gas Well(9) | Pipeline, transmission, or distribution line, in R.O.W. |
Utility facilities or infrastructure, outside of R.O.W. |
Meteorological Tower, 100 feet or less in height |
Meteorological Tower, greater than 100 feet in height |
Public Service Facility | Rehandling of dredged materials for on- site and off-site use. |
Restoration of Tidal, Managed and Seasonal Wetlands using dredge sediments |
(Revised 12/25)
913
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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.
- 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); Ord. No. 1864, §9)
28.42.30 Manufacturing and Industrial 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 28.42B.
| 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. |
(Revised 12/25)
914
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| TABLE 28.42B Development Standards for Main Building, ACCESSORY STRUCTURES and USES (Continued) |
|
|---|---|
| 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 M-G-1/2 District M-G-3 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. 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. |
(Revised 12/25)
914.1
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| TABLE 28.42B Development Standards for Main Building, ACCESSORY STRUCTURES and USES (Continued) |
|
|---|---|
| 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 | |
(Revised 3/26)
915
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| TABLE 28.42B Development Standards for Main Building, ACCESSORY STRUCTURES and USES (Continued) |
|
|---|---|
| Other Requirements | Table 28.42A 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 a use permit shall be prepared in accordance with the provisions of Section 28-106, and shall follow the 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; Ord. No. 1867, §5)
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