Article IV

SITE DEVELOPMENT AND OTHER STANDARDS

Sections:

• 28.90 Site Development Standards (Reserved)

• 28.91 Architectural Standards

• 28.92 Building Site Special Provisions

• 28.93 General Height Regulations and Exceptions

• 28.94 Parking Requirements

• 28.95 Performance Standards

• 28.96 Signs 28.97 Yards

• 28.98 Miscellaneous Provisions

• 28.99 Airport Flight Obstructions

The purpose of architectural approval is to promote the orderly and harmonious development of the County, the stability of land values and investments, and the general welfare; and to help prevent the impairment or depreciation of land values and development by the erection of structures or additions or alterations thereto of unsightly, undesirable, or obnoxious appearance. A building permit shall not be issued until architectural approval has been obtained.

The provisions of this Section shall apply to all zoning districts.

In carrying out the purposes of this Section, the Zoning Administrator or Planning Commission shall keep in mind the following standards:

• A. It is not a purpose of this Section that control of architectural character should be so rigidly enforced that individual initiative is stifled in the design of any particular building or substantial additional expense incurred; rather, it is the intent of this Section that any control exercised be the minimum necessary to achieve the overall objectives of this Section.

• B. Good architectural character is based upon the suitability of a building for its purposes, upon the appropriate use of sound materials, and upon the principles of harmony and proportion in the elements of the building.

(Revised 12/17)

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• C. Good architectural character is not in itself more expensive than poor architectural character, and is not dependent upon the particular style of architecture selected.

• D. Where buildings are grouped in close proximity, harmony between individual buildings in any group is of equal importance to the architectural character of any individual building. Similarity of materials, of colors, of landscaping, or character of construction, will help to minimize disharmony between buildings in proximity.

• E. The aesthetic quality of building design, as evidenced by the use and relationship of materials, color and texture, application of the principles of scale, proportion and harmony, and suitability of structure to its site, shall be comparable to that exhibited in the surrounding area.

• F. New dwellings shall maintain design continuity, conform to or be aesthetically compatible in areas where a particular design style or theme has been established.

• A. In carrying out the purposes of this Section, the Zoning Administrator or Planning Commission shall pay particular attention to on-site signs and general advertising structures, and shall have authority to limit and control the location, number, size, design, lighting, and use of colors and such on-site signs and general advertising structures in order to promote the orderly and harmonious development of the commercial and industrial districts of the County.

• B. When determining the compatibility of locating a dwelling amidst or adjacent to existing residential structures, additional consideration shall be given to the minimum development standards for dwellings found in Section 28.72.10(A)(1), existing architecture, and use of exterior materials used on structures in the immediate neighborhood.

• A. Establishment of building lines . For the purpose of assuring the proper right-of-way width of certain streets or highways designated by the General Plan to be of major importance, building lines measured from the centerline of such streets or highways may be established on the zoning maps of this Chapter such building lines, when established, shall supersede the front yard requirements of this Chapter.

(Revised 12/17)

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• B. Effect of establishment of building lines . In no case shall any building be hereafter erected, nor shall any use of land be conducted, except the use of land for agriculture, so that such use will be closer to the right-of-way line or any building line which is established for such street or road by this Chapter or any provision of this code or any ordinance of the County.

C. Building site special provisions .

1. The use of land as permitted for the district in which it is located shall be permitted on a building site of less area or frontage than that required by the regulations for such district; provided, that such is shown as a lot on a subdivision map of record, or is a parcel of land which was under one ownership on January 29, 1959; provided, that in either case the owner of such lot shall not have owned or purchased any adjoining property since January 29, 1959. For the purpose of this Section, adjoining property shall be deemed to include any parcels which are physically separated by roads, streets, utility easements and railroad right-of-way.

2. A building site shall have its principal frontage on a public or private street; however, for a private street serving more than three building sites, the right-of-way width opening from the public street and along the full length of the private street shall be at least fifty feet.

3. In any A or R-R district the area bounded by the centerline of the public or private road right-of-way on which the parcel fronts, and the parcel sidelines extended to such right-ofway centerline may be included in the computation of the minimum parcel area requirement.

4. A legally established conforming use may be enlarged, provided the added portions conform to yard, building, location and height requirements, and such additions do not encroach upon any required parking space.

5. In any district where one-family dwellings are an allowed use, the Zoning Administrator may authorize an owner to replace an existing dwelling on a developed parcel with a new one-family dwelling and permit occupancy of the existing dwelling for the term of construction of the replacement dwelling or authorize a temporary deferral to complete a zoning requirement to issue a building permit or Certificate of Occupancy; provided that:

• a. The replacement dwelling shall comply in all respects with yard, building, location, height and parking space requirements of this Chapter.

• b. The owner executes a written agreement with the County guaranteeing the demolition and removal of the existing dwelling or timely completion of a specified zoning requirement. The owner shall, upon execution of the agreement, deliver to the County a Certificate of Deposit, faithful performance bond with an insurance company authorized to do business in the state, or make a cash deposit with the Treasurer of the County in the amount of money provided for in the agreement. The certificate, bond or cash deposit shall be in such amount as will be sufficient to accomplish such demolition and removal by the owner upon completion of the replacement dwelling or by the

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County or comply with the zoning requirement in case the agreement is breached by the owner. The decision of the Zoning Administrator or Planning Commission as to the amount of deposit required shall be final. The owner shall, in the agreement, consent to agents and employees of the County entering upon his land and demolishing and removing existing dwelling if owner fails to remove such dwelling or verify compliance with the zoning requirement as stipulated in the agreement.

6. The minimum parcel area requirement of the zoning district wherein certain uses may be permitted, subject to the securing of a use permit in each case, may be reduced, provided such use is determined to be any of the following:

• a. Public service facility;

• b. Crematory, mausoleum or columbarium;

• c. Oil and gas wells;

• d. Radio or television transmission facilities;

• e. Airport or heliport;

• f. Any use employing a portion of one or more contiguous lots or parcels, whereby such property is under single or unified control as one ownership, when such ownership meets the minimum area requirement of the district.

(Ord. No. 1840, §36)

A. Height

1. Chimneys, vents and other architectural mechanical appurtenances may be erected to a greater height than the limit established for the district in which the building is located.

2. Towers, poles, water tanks and similar structures may be erected to a greater height than the limit established for the district in which they are to be located provided a use permit is first secured for such structures in the M-G District; except that the provisions of Section 28-99 shall prevail in airport flight obstruction areas.

3. In any R district, no fence shall be erected, moved or altered, and no hedge shall be grown so that the portions behind the building line of the dwelling exceed seven feet in height, and the portions between the building line and any street line exceed three feet in height, provided however that a fence between the building line and any street line may exceed

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three feet in height if the portion of the fence that exceeds three feet in height is open so that it permits adequate visibility. Examples of open fences include chain link, wire fences and wrought iron fences.

(Revised 1/23)

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three feet in height if the portion of the fence that exceeds three feet in height is open so that it permits adequate visibility. Examples of open fences include chain link, wire fences and wrought iron fences.

4. Subject to any other provisions of law, towers, spires, water tanks completely enclosed by solid walls on all sides, down to the ground or to the main part of the building, similar structures and necessary mechanical appurtenances, may be built and used to a greater height than the limit established for the district in which the building is located.

5. Roof mounted solar energy systems may exceed the height limits of the primary or accessory structure, to a maximum of five feet above the roof surface.

(Ord. No. 1764, §16)

A. Minimum number of off-street parking spaces required in any district shall be as follows:

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B. Location of parking area

1. The parking area shall be on-site, unless, due to unusual circumstances, proposed off-site parking is found by the Zoning Administrator or Planning Commission to be reasonably acceptable.

2. No on-street parking shall satisfy any of the parking requirements of Section 28-94(a).

C. Standard parking arrangements and dimensions

1. Parking arrangements shall be in accord with one or a combination of illustrations shown below in Figures 1 through 6. Any variation to parking arrangements illustrated below shall be approved by the Zoning Administrator.

2. All parking area designs shall limit direct access to and from adjacent public thoroughfares to a minimum of common driveways serving groups of parking spaces. All connections to County roads shall meet the encroachment permit requirements of the Director of Transportation, which generally include, but shall not be limited to, paving of the connection within the County road right-of-way.

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3. All required parking spaces for residential uses shall be a minimum nine (9) feet in width by eighteen (18) feet in length unless otherwise provided in subdivision (c)(1).

D. Curb openings

1. The width, placement and construction of curb openings shall conform to the requirements of the Director of Transportation.

E. Grading and drainage

1. The grading and drainage of all parking areas shall conform to the requirements of the Director of Transportation.

F. Surfacing and marking

1. The parking area shall be maintained in good condition at all times and shall be surfaced in a manner approved by the Zoning Administrator or Planning Commission to be consistent with the type and level of use so as to provide safe and convenient use in accord with the following guidelines:

• a. Parking areas used the year around shall be surfaced with asphaltic concrete or its equivalent, except that low intensive uses may be surfaced with gravel or its equivalent unless precluded by access requirements for the disabled, pursuant to Building Code.

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• b. Parking areas used periodically shall be surfaced with gravel or its equivalent, except where special circumstances as determined by the Zoning Administrator or Planning Commission warrant otherwise, and unless otherwise precluded by access requirements for the disabled, pursuant to Building Code.

• c. Notwithstanding the requirements in paragraphs a and b above, parking areas shall comply with the Building Codes applicable at the time of issuance of permits by the County.

2. Markings for parking spaces, entrances, exits and circulation directions shall be consistent with the type and level of use as determined by the Zoning Administrator or Planning Commission, and shall remain discernible at all times.

G. Driveway widths

1. The minimum width of a driveway for two-way traffic shall be eighteen feet, unless a greater width is required by Fire Code.

2. The minimum width of any driveway shall be ten feet, unless a greater width is required by Fire Code.

H. Emergency vehicle access

1. Notwithstanding the requirements in subdivisions (G)(1) and (G)(2), emergency access roads and lanes for fire apparatus and other emergency vehicles and equipment shall comply with the following:

• a. Have an unobstructed width of not less than 20 feet.

• b. Have an unobstructed vertical clearance of not less than 13.5 feet.

• c. Meet all other requirements of the Building and Fire Codes applicable at the time of issuance of permits by the County.

I. Fencing

1. A minimum six-foot high, solid wall or fence shall be constructed pursuant to a design approved by the Zoning Administrator to separate parking and other commercial, industrial and nonresidential uses abutting residential districts or residences. Upon good cause shown by the applicant, the Zoning Administrator may waive the requirement for fencing.

J. Lighting

1. The Zoning Administrator may require lighting. All lighting shall be designed to minimize conflicts with surrounding properties, and shall be approved by the Zoning Administrator.

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K. Accessible parking for the disabled

1. Parking spaces for the disabled shall be provided in accordance with the Building Codes applicable at the time of issuance of permits by the County and are to be included as part of the total number of parking spaces required by this Chapter.

(Ord. No. 1817, §29; Ord. No. 1867, §6)

• A. Applicability . No land or building in any district shall be used or occupied in any manner so as to create any dangerous, injurious, noxious or otherwise objectionable fire, explosive or other hazard; noise or vibration; smoke, dust, odor, or other form of air pollution; heat, cold, dampness; radioactivity, electrical or other disturbances; glare; liquid or solid refuse or wastes; or other substances, condition or element referred to herein as dangerous or objectionable elements in such a manner or in such amount as to adversely affect the surrounding area or adjoining premises; provided, that any use permitted by this chapter may be undertaken and maintained if it conforms to the regulations of this section limiting dangerous and objectionable elements.

B. Performance Standards Procedure .

1. Performance standards may be imposed on a proposed use otherwise allowed by right within the zoning district if the Zoning Administrator determines that the proposed use is likely to create or emit dangerous or objectionable elements. The Zoning Administrator’s determination may be appealed to the Planning Commission.

2. If the Zoning Administrator determines that the proposed use may cause the emission of dangerous or objectionable elements, the Zoning Administrator may refer the applicant to one or more expert consultants qualified to advise as to whether a proposed use would adversely affect surrounding areas or adjoining premises by the creation or emission of dangerous or objectionable elements for investigation and report. Such report shall set forth definite findings as to the actual performance of the proposed use, and in a positive and concise manner, recommend such additional installations or safeguards, or devise such standards to be applied as would obviate the creation or emission of dangerous or objectionable elements. Such consultant or consultants shall address his report to the Zoning Administrator and a copy to the applicant at the same time.

3. Whenever the performance standards procedure has been invoked, the applicant shall submit, in addition to the application for a building permit, a plan in duplicate and supplemental statement of the proposed machinery, processes and products, and specifications or standards for the mechanisms and techniques to be used in obviating the emission of dangerous and objectionable elements as set forth in this section. Building permits may be issued only as described in the performance standards approved by the Zoning Administrator for the use.

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4. Within 30 days after the Zoning Administrator has received the aforesaid application, or the aforesaid report if a report be required, the Zoning Administrator shall decide whether the proposed use will conform to the requirements of this section, and on such basis shall authorize or refuse to authorize issuance of a zoning-building permit or require a modification of the proposed plan of construction or specifications, proposed equipment or operation. Any zoning-building permit so authorized and issued shall be conditioned upon the applicant’s completed buildings and installations conforming in operation to the performance standards as stipulated in the zoning-building permit.

• C. Enforcement . Whenever the performance standards procedure has been invoked and a conditioned zoning-building permit has been issued, the Zoning Administrator shall investigate any purported violation of performance standards and, if there is reasonable ground for the same, shall notify the Planning Commission of the occurrence or existence of a probable violation thereof. The Planning Commission shall investigate the alleged violation, and for such investigation may employ qualified experts and hold public hearings. If the Planning Commission finds that a violation has occurred or exists, a copy of such findings shall be forwarded to the Board of Supervisors. The services of any qualified experts employed by the Zoning Administrator or Planning Commission to advise in establishing a violation shall be financed by the violator, if such violation is established; otherwise by the County.

• D. Appeals . Appeal from the action of the Zoning Administrator may be made according to the provisions of Section 28.112.

(Ord. No. 1840, §37)

Subdivisions:

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The sign regulations established in this section are intended to specify standards for the placement, type, size, and number of signs allowed within the unincorporated areas of the County, and to require the proper maintenance of signs. The purposes of these standards and requirements are to:

• A. Avoid traffic safety hazards to motorists and pedestrians caused by visual distractions and obstructions;

• B. Promote the aesthetic and environmental values of the community by providing for signs that do not impair the attractiveness of the County as a place to live, work, and shop;

• C. Provide for signs as an effective channel of communication, while ensuring that signs are aesthetically proportioned in relation to adjacent structures and the structures to which they are attached; and

• D. Safeguard and protect the public health, safety, and general welfare.

(Ord. No. 1840, §38; Ord. No. 1868, §1)

For the purposes of this section, the following terms and phrases shall have the meanings ascribed to them in this subdivision:

Abandoned Sign . A sign that advertises a business, lessor, owner, product, service or activity which has not been located on the premises where the sign is displayed for 30 days or more. The property owner may submit a request to the Planning Commission that a sign be considered historical based upon the length of its existence and iconic design. In making a decision, factors including, but not limited to, age, contribution to the visual identity of the County, and whether there is a written statement from a historical organization or preservation body confirming its cultural significance shall be considered. The property owner is responsible for maintaining the sign in good repair and safe condition.

Animated or Moving Sign . A sign which uses movement, lighting, or special materials to depict action or create a special effect to imitate movement.

Awning Sign . A sign copy or logo attached to or painted on an awning.

Banner or Pennant . Cloth, bunting, plastic, paper, or similar nonrigid material used for advertising purposes attached to a structure, staff, pole, line, framing, or vehicle.

Cabinet Sign (Can Sign) . A sign which contains all the text and/or logo symbols within a single enclosed cabinet and may or may not be internally illuminated.

Campaign Sign . A sign designed for the purpose of advertising support of or opposition to a candidate or proposition for a public election.

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Changeable Copy Sign . A sign designed to allow the changing of copy through manual, mechanical, or electrical means including time and temperature.

Contractor or Construction Sign . A sign which states the name of the developer and contractor(s) working on the site and related engineering, architectural or financial firms involved with the project.

Decorative Flag . A flag or banner made of fabric or similar flexible material that displays a symbolic, artistic, seasonal, or ornamental design, and does not represent a governmental entity, sovereign nation, or officially recognized organization. Does not advert, direct or attract attention to an object, person, institution, business, product, service, event, or location by any means.

Direct Lighting . The use of reflective-type bulbs or incandescent lamps on the exterior surface of a sign to form the text or images of sign copy.

Directional Sign . An on-premises sign which is designed and erected solely for the purposes of directing vehicular and/or pedestrian traffic within a project.

Double-Faced Sign . A sign constructed to display its message on the outer surfaces of two identical and/or opposite parallel planes.

Freestanding Sign . A sign fixed in an upright position on the ground not attached to a structure other than one erected primarily to support the sign. Includes monument signs and pole signs.

Grand Opening . A promotional activity not exceeding 30 calendar days used by newly established businesses, within two months after initial occupancy, to inform the public of their location and services available to the community. “Grand Opening” does not mean an annual or occasional promotion of retail sales by a business.

Illegal Sign . An illegal sign is any sign erected without first complying with all regulations in effect at the time of its construction or use.

Indirectly Illuminated Sign . A sign whose light source is external to the sign and which casts its light onto the sign from some distance.

Internally Illuminated Sign . A sign whose light source is located in the interior of the sign so that the rays go through the face of the sign, or light source which is attached to the face of the sign and is perceived as a design element of the sign.

Monument Sign . An independent, freestanding structure supported on the ground having a solid base as opposed to being supported by poles or open braces.

Nonconforming Sign . An advertising structure or sign that was lawfully erected and maintained prior to the adoption of this Zoning Ordinance, but does not now completely comply with current regulations.

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Official Flags . Flags of national, State, or local governments, or nationally recognized religious, fraternal, or public service agencies.

Off-Premises Sign . A sign identifying a use, facility, service, or product which is not located, sold, or manufactured on the same premises as the sign or which identifies a use, service, or product by a brand name which, although sold or manufactured on the premises, does not constitute the principal item for sale or manufactured on the premises.

Permanent Sign . A sign constructed of durable materials and intended to exist for the duration of time that the use or occupant is located on the premises.

Pole Sign . An elevated freestanding sign, typically supported by one or two poles or columns. All pole signs are freestanding signs.

Portable Sign . A sign that is not permanently affixed to a structure or the ground.

Projecting Sign . A sign other than a wall sign suspending from, or supported by, a structure and projecting outward.

Real Estate Sign . A sign indicating that a property or any portion thereof is available for inspection, sale, lease, rent, or directing people to a property, but not including temporary subdivision signs.

Roof Sign . A sign constructed upon or over a roof, or placed so as to extend above the edge of the roof.

Sign . A structure, device, figure, display, message placard, or other contrivance, or any part thereof, situated outdoors or indoors, which is designed, constructed, intended, or used to advertise, or to provide information in the nature of advertising, to direct or attract attention to an object, person, institution, business, product, service, event, or location by any means, including words, letters, figures, designs, symbols, fixtures, colors, illumination, or projected images. Does not include murals, paintings and other works of art that are not intended to advertise or identify any business or product.

Temporary Sign . A sign intended to be displayed for a limited period of time and capable of being viewed from a public right-of-way, parking area or neighboring property.

Vehicle Sign . A sign which is attached to or painted on a vehicle which is parked on or adjacent to any property, the principal purpose of which is to attract attention to a product sold or business located on the property.

Wall Sign . A sign that is attached to or painted on the exterior wall of a structure which the display surface of the sign is approximately parallel to the building wall.

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Window Sign . A sign posted, painted, placed or affixed in or on a window exposed to public view. An interior sign which faces a window exposed to public view and is located within three feet of the window.

(Ord. No. 1868, §1. Formerly 28.96.130)

• A. Signs regulated . The requirements established in Sections 28.96.10 through 28.96.130 shall apply to all signs in all zoning districts. Signs fall within one of the following four categories:

  1. Prohibited signs;

  2. Signs allowed without a permit;

  3. Signs allowed with a minor sign permit;

  4. Signs allowed with a major sign permit.

• B. Applicability to sign content . The requirements established in Sections 28.96.10 through 28.96.130 do not regulate the message content of signs (sign copy), regardless of whether the message content is commercial or noncommercial.

(Ord. No. 1840, §39; Ord. No. 1868, §1. Formerly 28.96.20)

• A. Signs that do not further the purposes described in Section 28.96.10 are prohibited. The following types of signs have been deemed prohibited:

  1. Abandoned signs;

  2. Animated signs, including electronic message display signs, and variable intensity, blinking, or flashing signs, except time and temperature displays (which are not considered signs);

  3. Signs attached to balloons and other inflatable devices;

  4. Banners and pennants except as allowed by Section 28.96.50(A)(4);

  5. Flags, except as allowed by Section 28.96.50(A)(5);

  6. Moving signs, except barber poles;

  7. Off-premises signs, except as provided in Section 28.96.100(E);

  8. Pole signs, over six feet in height supported by one column less than 75 percent of the width of the sign;

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9. Roof signs;

10. Signs that simulate in color, size, or design any traffic control sign or signal, or that make use of words, symbols, or characters in a manner that interferes with, misleads or confuses pedestrian or vehicular traffic;

11. Signs attached to or suspended from a vehicle parked within a public right-of-way, or in a location on private property that is visible from a public right-of-way, except a sign painted directly upon, magnetically affixed to, or permanently affixed to the body or other integral part of an operational vehicle;

12. Signs affixed to a trailer;

13. Temporary and portable signs, except as allowed by Section 28.96.100(E); and

14. Signs cut, burned, marked, or displayed on a cliff, hillside, or other terrain feature.

(Ord. No. 1840, §40; Ord. No. 1868, §1)

• A. Signs allowed without a permit . The following are allowed without a sign permit; provided, that they comply with Section 28.96.90 (General Requirements for All Signs) and any required building permit is obtained:

  1. Nonstructural modifications and maintenance.

  - **a.** Modifications to sign copy on conforming signs, or changes to the face or copy of conforming changeable copy signs; or 
  
  - **b.** The normal maintenance of conforming signs, except as set forth in Section 28.96.90(F). 
  

  2. Temporary signs. Certain temporary signs described in Section 28.96.100(E).

  3. Governmental signs. Signs installed by the County, or a Federal or State governmental agency within a public right-of-way, and any sign, posting, notice, or similar sign placed by or required by a governmental agency in carrying out its responsibility to protect public health, safety, and general welfare.

  4. Banners and pennants. Allowed as a grand opening sign. Must have an active Solano County business license.

  5. Official and decorative flags. Allowed; provided, that the length of the flag shall not exceed one-fourth the height of the flag pole. The maximum allowed height of a flag pole shall be 30 feet.

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6. Directional signs and notices. Signs showing the location of facilities such as public telephones, restrooms, underground utilities, on-site directions, and no trespassing signs. The total square footage of directional signs cannot exceed a combined 200 square feet. Individual directional signs cannot be larger than five square feet.

7. Service station price signs. Service station price signs required by State law, including but not limited to California Business and Professions Code (Division 5, Weights and Measures, Chapter 14, Fuels and Lubricants, Article 12, Price Sign Advertising). The maximum height allowed shall be no more than 10 feet unless otherwise allowed by State law.

8. Street addresses. Street address numbers not exceeding an aggregate area of four square feet.

9. Time and temperature displays.

10. Portable off-premises signs as described in Section 28.96.100(E)(6).

11. Campaign signs as described in Section 28.96.100(E)(2).

12. Real estate signs as described in Section 28.96.100(E)(3).

13. Existing off-premises signs.

• B. Nonconforming signs . A nonconforming sign is any permanent or temporary sign that was legally established and maintained in compliance with the provisions of all applicable laws in effect at the time of original installation but that does not now comply with the provisions of this Zoning Ordinance. A nonconforming sign shall not be:

  1. Replaced with another nonconforming sign;

  2. Structurally altered to extend its useful life;

  3. Enlarged in area or increased in height;

  4. Re-established after the subject of the sign has been discontinued on the site for 30 days or longer; or

5. Re-established after damage or destruction to 75 percent or more of the value of the sign, or its components, as determined by the Building Official.

(Ord. No. 1749, §12; Ord. No. 1868, §1. Formerly 28.96.34)

• A. Permit requirements . Signs which meet the general and specific standards described in Sections 28.96.90 and 28.96.100 may be installed, constructed, or altered with a minor sign

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permit. The purpose of a minor sign permit is to verify that all standards and requirements in this section are met for the proposed sign and can continue to be met during the lifetime of its use.

• B. Application . Application for a minor sign permit shall be made by the owner or the owner’s agent in writing on a form prescribed by the Department of Resource Management, and shall include all information necessary to support issuance of the permit. Such application shall not be accepted unless accompanied by a fee or fees as may be set by the Board of Supervisors pursuant to Section 11-111.

• C. Action . The Director of Resource Management or their designee shall administratively approve an application for a minor sign permit if all standards and requirements specified in this section and elsewhere in the code are satisfied. Action on a minor sign permit is ministerial and shall be taken without notice or public hearing.

(Ord. No. 1868, §1)

• A. Permit requirements . With approval of a major sign permit, signs that would exceed the standards set forth in Section 28.96.80 pertaining to maximum sign amount, maximum combined sign area, and maximum sign height may be installed, constructed, or altered. The maximum exceedance shall be two times those standards. In the case of increasing the eave height for wall signs, it shall be no taller than the permitted eave height in the applicable zoning district.

• B. Application . Applications for a major sign permit shall be made by the owner or the owner’s agent in writing on a form prescribed by the Department of Resource Management and shall include all information necessary to support issuance of the permit. Such application shall not be accepted unless accompanied by a fee or fees as may be set by the Board of Supervisors pursuant to Section 11-111. Once a complete application is submitted, additional information and processing fees may be required in order to conduct environmental review of the proposal. Either before or after a complete application has been submitted, if additional information or processing fees are required and are requested from the applicant, in writing, but are not provided by the applicant within six months of such a request, the Zoning Administrator may determine that the application has been deemed abandoned and shall promptly notify the applicant of such determination.

• C. Public hearing . A major sign permit application shall be considered by the Zoning Administrator at a noticed public hearing, and the Zoning Administrator has discretion to approve, approve with conditions, or deny the application. Notice of the hearing shall be given pursuant to Section 28.04. The Zoning Administrator may require conditions of approval as are reasonably necessary to achieve the purposes of this section. A major sign permit being processed concurrently with an application requiring action by the Planning Commission or Board of Supervisors shall be scheduled for public hearing with that hearing body.

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• D. Findings for approval . A major sign permit shall not be approved unless the Zoning Administrator first makes all the following findings:

  1. The area of the proposed signs is no more than twice the amount allowed by Section 28.96.80, and the increase in area is needed for the sign to be readable from the major street approach to the site, because of the position or setback of the existing building where the sign is proposed, or the exceptional size of the structures, uses, or site;

  2. The proposed signs are in substantial conformance with Sections 28.96.90 (General Requirements for All Signs) and 28.96.100 (Standards for Specific Types of Signs); and

  3. The size, location, and design of the signs are visually complementary and compatible with the size and architectural style of the primary structures on the site, any prominent natural features of the site, and structures and prominent natural features on adjacent properties on the same street in the immediate vicinity.

(Ord. No. 1868, §1)

All signs shall comply with the following sign standards for the applicable zoning district, except as otherwise provided by Section 28.96.50 or 28.96.100:

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(1) In the Highway Commercial (C-H) District, signs may be permitted to a maximum height equivalent to the height limit for a primary building within the district, subject to approval of a major sign permit. In no case shall a use permit authorize a sign to exceed the limit.

(Ord. No. 1749, §13 (Exh. 9); Ord. No. 1840, §42; Ord. No. 1868, §1. Formerly 28.96.60)

• A. Sign area . The measurement of sign area to determine compliance with the sign area limitations of this section shall occur as follows:

  1. The surface area of a sign shall be calculated by enclosing the extreme limits of all framing, writing, logo, representation, emblem, or other display within a single continuous perimeter composed of squares or rectangles with no more than eight lines. See Figure A.

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Figure A

SIGN AREA MEASUREMENT

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2. Supporting framework or bracing that is clearly incidental to the display itself shall not be computed as sign area.

3. Where a sign consists of one or more three-dimensional objects (e.g., balls, cubes, clusters of objects, sculpture or statue-like trademarks), the sign area shall be measured as their maximum projection upon a vertical plane. See Figure B.

Figure B

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Maximum projection upon vertical plane

4. For signs that incorporate time and temperature devices, the area of these devices shall not be included in the total area of the sign.

• B. Sign height (freestanding) . The height of a freestanding sign shall be measured as the vertical distance from the finished grade adjacent to the base of the sign structure to the highest point of the structure, where finished grade does not include fill, planters, or other material artificially placed to increase sign height.

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C. Sign location requirements .

1. All signs shall be located on the same site as the subject of the sign, except as otherwise allowed by this section. A sign may project over an adjacent public right-of-way only when authorized by an encroachment permit as well as a sign permit.

2. The location of each sign shall be evaluated during the sign permit process to ensure appropriate setbacks relative to sign height and area, architectural compatibility for wallmounted signs, and preservation of visibility for existing signs on adjacent properties. Additionally, signs must not impair pedestrian or vehicular safety.

• D. Design criteria for signs . The following design criteria shall be used in reviewing the design of individual signs. Substantial conformance with each of the following design criteria shall be required before a sign permit or building permit can be approved:

  1. Color. Signs shall utilize one base color with up to three accent colors, excluding business logos.

2. Materials and structure.

• a. Insofar as possible, sign materials should match the materials used on the building and on other signs located on the subject parcel.

• b. Materials selected for permanent signs shall be durable and capable of withstanding weathering over the life of the sign with reasonable maintenance.

• c. The size of the structural members (e.g., columns, crossbeams, and braces) should be proportional to the sign panel they are supporting. In general, fewer larger supporting members are preferable to many smaller supports.

  • d. The use of reflective materials or surfaces should be minimized and may not distract motorists or create other hazards.

  • e. Signs are to be constructed predominately of natural materials that reflect an agrarian character.

  • f. The design of signs shall contribute to the sense of continuity, quality, and character consistent with the surrounding agricultural theme of Solano County. This agricultural theme shall apply to property zoned as Exclusive Agricultural (A), Suisun Marsh Agricultural (A-SM), or Suisun Valley Agricultural Districts. If a conflict exists between subdivision (D)(2) of this section and an adopted specific or strategic plan, the standards contained within the specific or strategic plan shall apply.

• E. Illumination of signs . When allowed by Section 28.96.80 (Zoning District Sign Standards), the artificial illumination of signs, either from an internal or external source, shall be designed to minimize light and glare on surrounding rights-of-way and properties.

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1. External light sources shall be directed and shielded to limit direct illumination of any object other than the sign and shall not interfere with the reasonable enjoyment of residentially zoned properties.

2. Sign lighting shall be designed and located so that it will not be confused with or construed as traffic control devices, and so that neither the direct nor reflected light from a sign will create a hazard to motorists.

3. Signs may be illuminated only with continuous (nonblinking) lighting.

4. Signs may be illuminated only with:

  - **a.** Neon tube lighting, if fully contained within a cabinet covered with a clear glass or plastic face, or if comprised of individual pan channel letters covered with a clear glass or plastic face; 

  - **b.** External lighting; 

  - **c.** Internal lighting; or 

  - **d.** Halolighting. 

• F. Maintenance of signs . Signs that are not properly maintained and are dilapidated shall be deemed a public nuisance, and may be abated.

• (Ord. No. 1840, §41; Ord. No. 1868, §1. Formerly 28.96.50)

Proposed signs shall comply with the following standards where applicable, in addition to the sign area and height limitations, and other requirements of Section 28.96.80 (Zoning District Sign Standards), and all other applicable provisions of this section:

• A. Awning signs . The following standards apply to awning signs in all zoning districts where allowed:

  1. Signs on awnings are limited to ground level and second story occupancies only.

  2. Awnings shall not be internally illuminated. Translucent awning materials are prohibited.

  3. Sign letter height shall not exceed eight inches.

• B. Freestanding signs . The following standards apply to freestanding signs in all zoning districts where allowed by Section 28.96.80 (Zoning District Sign Standards):

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1. General requirements.

• a. Sign height shall not exceed six feet. (See Section 28.96.90 for measurement.)

• b. A freestanding sign may be placed only on a site frontage adjoining a public street.

• c. The sign shall not project over public property, vehicular easements, or rights-of-way.

• d. To assist emergency response personnel in locating the site, a freestanding sign should contain an illuminated street address plate not to be calculated as part of the allowed sign area.

C. Projecting signs . Projecting signs are allowed as follows:

1. The maximum projection of a sign from a building wall over a public right-of-way shall not exceed 36 inches.

2. The maximum height of a projecting sign shall not exceed 14 feet, eave height, parapet height, or sill height of a second floor window, whichever is less. No portion of the sign shall project above the eave line of a sloped roof or the top of the parapet on a flat roof.

3. A projecting sign shall be installed to maintain a minimum clearance of eight feet from the bottom of the sign to the finished grade below.

4. The sign shall be graphically designed for pedestrians, with a maximum area of nine square feet on each sign face, regardless of the length of the building frontage.

5. Interior illuminated boxed display signs (“can” signs) are prohibited.

• D. Wall signs . The following standards apply to wall signs in all zoning districts where allowed:

  1. Wall signs may be located on any structure frontage.

  2. The signs shall not project from the surface upon which they are attached more than required for construction purposes and in no case more than 18 inches.

  3. The signs shall not project above the eave line or the edge of the roof of a building.

  4. The signs shall not be placed so as to interfere with the operation of a door or window.

• E. Temporary signs . Temporary signs are allowed subject to the following requirements:

  1. Construction signs. Construction identification signs are allowed in all zoning districts in compliance with the following standards:

  - **a.** The combined area of the signs shall not exceed 60 square feet;
  

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• b. Sign height shall not exceed six feet; and

• c. The sign shall not be illuminated;

• d. Construction signs must be removed within two weeks of final inspection of the subject matter of the sign.

2. Campaign signs. Campaign signs are allowed provided compliance with the following standards:

• a. May be installed on private property with the property owner’s consent for up to 60 days prior to an election;

• b. Shall not exceed 12 square feet in area within residential zoning districts and 32 square feet in area within nonresidential zoning districts; and

• c. Shall be removed within seven days following the election.

3. Real estate signs. Real estate signs are allowed in compliance with California Civil Code Section 713; provided, that the signs comply with the following requirements:

• a. Properties are allowed one real estate sign of no more than 32 square feet, with a maximum height for freestanding signs of six feet, for each parcel frontage.

• b. Off-premises directional signs. Off-site real estate directional signs not more than six square feet in area may be located on private property; provided, that they do not obstruct or impede pedestrian or vehicular traffic and are not secured to prevent removal. No real estate sign shall be permitted within a public right-of-way.

4. Subdivision directional signs, off-premises. Off-premises signs providing directions to a new subdivision may be allowed with a minor sign permit, and shall comply with the following standards:

• a. A maximum of two off-site signs may be located on private property (not within any public right-of-way);

• b. The total area of each sign shall not exceed 24 square feet;

• c. The height of each sign shall not exceed six feet;

• d. The signs shall not be illuminated; and

• e. The signs shall not affect pedestrian or vehicular safety;

• f. Signs must be removed within two years of sign permit issuance.

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5. Subdivision signs, on-premises. On-premises subdivision identification signs may be allowed with a minor sign permit in compliance with the following standards:

  - **a.** A maximum of two on-site signs may be located within the project boundaries; provided, that no more than one sign per street frontage is allowed, and multiple signs shall be separated by a minimum of 75 feet; 

  - **b.** The area of each sign shall not exceed 32 square feet; 

  - **c.** Sign height shall not exceed six feet; and 

  - **d.** The signs shall not be illuminated; 

  - **e.** Signs must be removed within two years of sign permit issuance. 

6. Portable off-premises sign. One portable off-premises sign is allowed per legal parcel with permission from the property owner of where the sign is to be located (receiving site), when in compliance with the following standards:

  - **a.** The receiving site may have no more than one off-premises sign; 

  - **b.** The area of the sign shall not exceed 10 square feet;

• c. Sign height shall not exceed six feet;

  - **d.** A portable off-premises sign cannot be on a foundation or embedded into the ground in a permanent fashion; 
  
  - **e.** The sign shall not be illuminated; and 
  
  - **f.** The sign must be outside of the public right-of-way; 
  
  - **g.** Portable off-premises signs can be placed on a receiving site for no more than 90 days per calendar year. 
  

• F. Window signs . The following standards apply to window signs in all zoning districts:

  1. Maximum sign area. Permanent and temporary window signs shall not occupy more than 33 percent of the total window area.

• (Ord. No. 1868, §1. Formerly 28.96.70)

• A. Applicability . Notwithstanding any other provision of this section, a master sign program shall be required for signs serving multiple-occupancy commercial buildings with four or more

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tenants or, due to the nature of the use proposal, requires multiple signs with consistent designs to exceed the additional sign area.

• B. Plan requirements . A master sign plan shall identify the placement, construction, size, materials, colors, method of lighting, and other related requirements for all advertising signs.

• C. Additional signage . The Planning Commission, in approving a master sign plan, may permit an increase in the number of signs and the total allowable sign area beyond Section 28.96.80 when, in the judgment of the Planning Commission, the total number of tenants or the configuration of the site and buildings warrants an increase in signage and would not be detrimental to the appearance of the area or public health, safety, or welfare.

• D. Findings for approval . The master sign program shall be processed as a major sign permit as provided in Section 28.96.70, and the Planning Commission must make the following findings prior to approval:

  1. The area, amount, or height increase is appropriate for the area and scope of the project;

  2. An increase in the sign’s area, amount, or height is necessary to ensure adequate readability from the adjacent street, to address the position or setback of the existing building where the sign will be located, or to accommodate the exceptional size of the structures, uses, or site design;

  3. The proposed signs are in substantial conformance with Sections 28.96.90 (General Requirements for All Signs) and 28.96.100 (Standards for Specific Types of Signs);

  4. All signage will be designed to be substantially visually consistent and constructed with similar materials; and

  5. The size, location, and design of the signs are visually complementary and compatible with the size and architectural style of the primary structures on the site, any prominent natural features of the site, and structures and prominent natural features on adjacent properties on the same street in the immediate vicinity.

(Ord. No. 1749, §11; Ord. No. 1868, §1. Formerly 28.96.32)

• A. Public nuisance declared . Signs that are in violation with this section or found to be unsafe are prohibited and declared to be a public nuisance, and shall constitute a violation of this section subject to enforcement under Section 28.113.

(Ord. No. 1868, §1. Formerly 28.96.100)

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The denial of an application for a sign permit may be appealed in compliance with Section 28.112 (Appeals).

(Ord. No. 1840, §43; Ord. No. 1868, §1. Formerly 28.96.110)

• A. In any case, where an official plan line has been established as a part of the street and highway master plan of the County, the required yards on the street side shall be measured from such official plan lines, and in no case shall the provisions of this Chapter be construed as permitting any structure to extend beyond such official plan line.

• B. In any case where a building line has been established in accordance with Section 28.92, the required yards on the street shall be not less than the distance from the centerline of the street specified for such building line and in no case shall the provisions of this chapter be construed as permitting any structures to extend beyond such building line.

• C. For the purpose of measuring yards, fireplaces, chimneys and cantilevered walls, shall be considered as exterior walls.

• D. Cornices, eaves, canopies and similar architectural features may extend into any required yard not exceeding two and one-half feet.

• E. Unenclosed porches or stairways, fire escapes or landing places may extend into any required front or rear yard, not exceeding six feet, and into any required side yard, not exceeding three feet.

• F. In any R District where fifty percent or more of the building sites on any one block or portion thereof in the same district have been improved with buildings, the required front yard shall be a depth equal to the average of the front yards of the improved building sites, to a maximum of that specified for the district in which such building site is located.

• G. In any R-TC District, the required side yards of building sites created before January 29, 1959, having less than the required site width, may be reduced to as much as ten percent of the site width; except that no such building site shall have side yards of less than five feet.

• H. In the case of a corner lot adjacent to a key lot, the required side yard on the street side for any building within twenty-five feet of the side line of the key lot shall be equal to the front yard required on the key lot, and if more than twenty-five feet from such side line, the required side yard shall be fifty percent of the front yard required on the key lot.

• I. In the case of a double frontage lot, the main building or accessory building shall not be erected so as to encroach upon the front yard required on any of the streets.

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• J. Notwithstanding any requirements in this Section, in cases where the elevation of the front half of the lot, at a point fifty feet from the centerline of the traveled roadway is seven feet above or below the grade of such centerline, a private garage attached or detached may be built to within ten feet of the front line of the lot.

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• K. In any R District, the side or rear yard requirements may be reduced for an accessory building, other than an animal shelter; provided, that such building shall not be located closer to any property line than five feet, or to the same distance as a permitted primary dwelling on the same parcel, whichever is less.

(Ord. 1793, §5; Ord. No. 1840, §44)

• A. Extension of time for environmental impact evaluation .

  1. Any provision of this Chapter which provides for a specific period of time within which a County agency, commission, employee or officer must act on an application for a permit other than entitlement required by this Chapter, shall not be applicable if compliance with the California Environmental Quality Act reasonably requires a longer period of time to assess the environmental impact of the project for which the entitlement is sought.

• A. Purpose . The purpose of the airport flight obstruction areas is to prevent the creation of flight obstruction and thereby protect the lives and property of users of airports and of occupants of land in the vicinity of airports, and to prevent destruction or impairment of the utility of airports and the investment therein.

• B. Airport reference point . Each airport shall submit to the Zoning Administrator or Planning Commission an airport reference point for approval which, when approved, shall be recorded together with its elevation above sea level on the appropriate zoning map. Elevation shall be based on the U.S. Coast and Geographic Survey Datum.

• C. Airport classification . Each airport shall be classified as either personal, secondary, feeder, trunk line, express, continental, intercontinental, intercontinental express, in accordance with Civil Aeronautics Administration of the United States Department of Commerce standards and Section 21666 of the Public Utilities Code of the state, or military.

• D. Airport flight obstruction areas . For each classification of airport, the following airport flight obstruction areas are hereby established, the designation of which and restrictions of height therein shall be combined with the designations of the use districts in which such airport flight areas occur:

  1. Transitional area (V area) . An area adjacent to the approach areas (W, W-1, and W-2) which extends outward from the approach areas.

  2. Inner approach area (W area) . An area a distance of two hundred feet from each end of each runway extending for a distance of ten thousand feet and centered on the extended

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• i. centerline of the runway, being (a) feet wide at the near end of the runway, and flaring to (b) feet wide at ten thousand two hundred feet from the end of the runway.

3. Military inner approach area (W-1) -- Military airport only . An area a distance of two thousand seven hundred fifty feet from each end of each runway, extending for a distance of eight thousand two hundred fifty feet, and centered on the extended centerline of the runway being (a) feet wide at the near end to the runway, and flaring to (b) feet wide at eleven thousand feet from the end of the runway.

4. Outer approach area (W-2 area) -- Military airport only . An area a distance of eleven thousand feet from the end of each runway extending for a distance of fifteen thousand feet and centered on the extended centerline of the runway at a constant four thousand feet of width.

5. Airport safety area (X area) . An area extending from the established airport reference point a distance of (c) feet radius from the airport reference point.

6. Inner flight area (Y area) . An area a distance of (c) feet radius from the established airport reference point and extending to a distance of (d) feet radius from the airport reference point.

7. Outer flight area (Z area) . An area a distance of (d) feet radius from the established airport reference point and extending to a distance of (e) feet radius from the airport reference point.

8. Outer horizontal surface (Z-1 area) -- Military airport only . An area a distance of twenty thousand feet radius from the established airport reference point and extending to a distance of fifty thousand feet from the airport reference point.

9. Outer conical (Z-2 area) -- Military airport only . An area a distance of fifty thousand feet radius from the established airport reference point and extending to a distance of one hundred thousand feet radius from the airport reference point.

10. Variance in distance . Distance designated by letter varies according to type of airport classifications as given in the following table:

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(Revised 2/19)

1060.1

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11. In addition to the foregoing flight obstruction areas, the County recognizes as a flight obstruction the precision instrument approach zone and transitional zones to the Napa Airport in Napa County. The precision instrument approach zone is established at the south end of the precision instrument runway, 36L for precision instrument landings and takeoffs. The approach zone shall have a width of one thousand feet at a distance of two hundred feet beyond the end of the proposed extension of runway 36L, widening, thereafter, uniformly to the width of sixteen thousand feet at a distance of fifty thousand two hundred feet beyond the end of the proposed extension of the runway, its centerline being the continuation of the centerline of the runway. The transitional zones extend outward and upward at ninety degree angles to the runway centerline and the runway centerline extended at a slope of seven feet horizontally for each foot vertically from sides of the approach surface. Transitional zones extend a distance of five thousand feet measured horizontally from the edge of the approach zones and at ninety degree angles to the extended runway centerline.

onal zones extend outward and upward at ninety degree angles to the runway centerline and the runway centerline extended at a slope of seven feet horizontally for each foot vertically from sides of the approach surface. Transitional zones extend a distance of five thousand feet measured horizontally from the edge of the approach zones and at ninety degree angles to the extended runway centerline.

12. In addition to the foregoing flight obstruction areas, the County of Solano recognizes as a flight obstruction, the visual approach zone and transitional zones to the University Airport in Yolo County. The visual approach zone is established at the south end of the visual runway 34 for visual landings and takeoffs. The approach zone shall have a width of two hundred fifty feet at a distance of two hundred feet beyond the end of the proposed extension of runway 34, widening, thereafter, uniformly to the width of one thousand two hundred fifty feet beyond a distance of fifty thousand feet beyond the end of the proposed extension of the runway, its centerline being the continuation of the centerline of the runway. The transitional zones extend outward and upward at ninety-degree angles to the runway centerline, and the runway centerline extended at a slope of seven feet horizontally for each foot vertically from sides of the approach surface. Transitional zones extend a distance of five thousand feet, measured horizontally from the edge of the approach zones and at ninety degree angles to the extended runway centerline.

• E. Uses permitted . All uses permitted in the district in which the V, W, W-1, W-2, X, Y, Z, Z-1 or Z-2 area is located, subject, however, to the height limitations of this Section.

• F. Height regulations . No structure or natural growth shall be permitted at greater heights above the elevation of the recorded airport reference point in the flight obstruction areas than the heights indicated in the following table; provided, that such heights shall not supersede other height limitations of this Chapter of a more restrictive nature:

  1. V areas : The allowed elevations of approach areas at the edges of the approach areas and increasing at a ratio of seven-to-one outward and upward, measured at right angles to the axis of the runway except at the extreme end of the approach areas (W and W-2) where the elevation limiting ratio is extended around through ninety degrees until measured parallel to the runway axis. The increase is allowed until restrictive elevations of adjacent X, Y, Z, or Z-1 areas are met.

  2. W areas : Thirty-five feet at two hundred feet from end of runway, increasing in a direct proportion, fifty-to-one to two hundred thirty-five feet at ten thousand two hundred feet from end of runway.

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3. W-1 areas -- Military airport only : Thirty-five feet at two thousand seven hundred fifty feet from end of runway, increasing in a direct proportion, fifty-to-one, to two hundred feet at eleven thousand feet from end of runway.

4. W-2 areas -- Military airport only : Two hundred feet.

5. X areas : Fifty Feet.

6. Y areas : One hundred fifty feet.

7. Z areas : One hundred fifty feet at (d) feet from the airport reference point, increasing in a direct proportion of one foot in height for each twenty feet horizontally, away from the airport reference point.

8. Z-1 areas -- Military airport only : Five hundred feet.

9. Z-2 areas -- Military airport only : Five hundred feet at fifty thousand feet, increasing in a direct proportion of one foot in height for each one hundred feet horizontally away from the airport reference point to a distance of one hundred thousand feet from the airport reference point.

10. In addition to the foregoing height regulations, the County recognizes the height limitations to the precision instrument approach zone to the Napa Airport in Napa County as one foot in height for each fifty feet in horizontal distance, beginning at a point two hundred feet from and at the centerline elevation of the end of the proposed extension of runway 36L, and extending to a distance of ten thousand two hundred feet from the end of the proposed extension of the runway; thence, one foot in height for each forty feet in horizontal distance to a point fifty thousand two hundred feet from the end of the proposed extension of the runway. The transition zones slope upward and outward seven feet horizontally for each foot vertically, beginning at the sides of and at the same elevation of the approach zones, and extended to a horizontal distance of five thousand feet measured at ninety degree angels to the extended runway centerline.

11. In addition to the foregoing height regulations, the County of Solano recognizes the height limitations to the visual approach zone to the University Airport in Yolo County as one foot in height for each twenty feet in horizontal distance, beginning at a point two hundred feet from and at the centerline elevation of the end of the proposed extension of runway 34, and extending to a distance of five thousand feet from the end of the proposed extension of the runway. The transitional zones slope upward and outward seven feet horizontally for each foot vertically, beginning at the sides of and at the same elevation as the approach zones, and extended to a horizontal distance of five thousand feet measured at ninety degree angles to the extended runway centerline.

(Ord. No. 1726, §2)

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