Solano County Zoning Code § 28-21 Districts and Allowable

28-21.10 Exclusive Agricultural (A) Districts¶

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

28.21.11 Purpose of Agricultural Districts¶

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

(Revised 7/23)

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

Exceptions & meaning →

28.21.20 Agriculture Districts Uses and Permit Requirements¶

A. Allowed Uses and Permit Requirements. Table 28.21A identifies the land uses allowed by right in each agricultural district and the Land Use Permit required to establish each use. In addition to the Land Use Permit required by Table 28.21A, special requirements may apply to certain uses.
B. Architectural Review. Architectural Approval may be required for certain uses in compliance with Section 28.102 (Architectural Approval).
C. Land Use Regulations. Where the last column in the Table 28.21A (Land Use Regulations) includes a section number, e.g., 28.21.10, the zoning regulations in the referenced section apply to the use. Where the last column includes a chapter number, e.g., Chapter 13.6, the regulations in the referenced chapter of the Solano County Code apply to the use. Provisions in other sections of this chapter or in other chapters of the Solano County Code may also apply.
D. Site Development and Other Standards. All uses shall comply with the provisions of Article IV of this chapter, relating to site development and other standards and beginning with Section 28.90, which includes standards for parking, signs and other project elements.

(Revised 7/23)

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TABLE 28.21A TABLE OF ALLOWED USES

A = Allowed by right, AP = Administrative Permit, MUP = Minor Use Permit, UP = Use Permit, E = Exempt, - - - = Prohibited
ALLOWED USES* *See Definitions Section 28.01	Permit Requirements				Land Use Regulations See Section 28.70.10
	A-40	A-80	A-20	A-160
AGRICULTURAL USES
A. CROP PRODUCTION AND GRAZING
Agricultural accessory building	A	A	A	A	28.71.10(B)(1)
Crop production	A	A	A	A	28.71.10
Grazing or pastured livestock	A	A	A	A	28.71.10
Pastured poultry					28.71.30(A) & (B)(4)
Not adjacent to an R District	A	A	A	A
Adjacent to an R District	MUP	MUP	MUP	MUP
With an agricultural commercial kitchen	MUP	MUP	MUP	MUP
With sales	MUP	MUP	MUP	MUP
With more than 4 crowing fowl	UP	UP	UP	UP
B. AGRICULTURAL PROCESSING USES
Agricultural processing facility					28.71.20(A) & (B)(1)
Small agricultural processing facility	AP	AP	AP	AP
Medium agricultural processing facility	MUP	MUP	MUP	MUP
Large agricultural processing facility	UP	UP	UP	UP
Aquaculture					28.71.20(A)
Small aquaculture facility	AP	AP	AP	AP
Medium aquaculture facility	MUP	MUP	MUP	MUP
Large aquaculture facility	UP	UP	UP	UP
Nursery with public sales	A/ MUP	A/ MUP	A/ MUP	A/ MUP	28.71.20(A) & (B)(2)
Winery – 25% or greater on-site grapes					28.71.20(A) & (B)(3)
Small	A	A	A	A
Medium	A/ MUP	A/ MUP	A/ MUP	A/ MUP
Large	UP	UP	UP	UP
Winery with less than 25% on-site grapes	UP	UP	UP	UP	28.71.20(A) & (B)(3)

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TABLE 28.21A TABLE OF ALLOWED USES (Continued)

A = Allowed by right, AP = Administrative Permit, MUP = Minor Use Permit, UP = Use Permit, E = Exempt, - - - = Prohibited
ALLOWED USES* *See Definitions Section 28.01	Permit Requirements				Land Use Regulations See Section 28.70.10
	A-40	A-80	A-20	A-160
C. ANIMAL FACILITIES AND OPERATIONS
Confined animal facility, including dairy					28.71.30(A) & (B)(1)
Small	MUP	MUP	MUP	MUP
Medium and large	UP	UP	UP	UP
Fowl and poultry ranch					28.71.30(A) & (B)(2)
Small (100 – 1,000 birds)	MUP	MUP	MUP	MUP
Large (1,001 birds or more)	UP	UP	UP	UP
Hog ranch					28.71.30(A) & (B)(3)
Small (20 – 100 hogs)	AP	AP	AP	AP
Medium (101 – 750 hogs)	MUP	MUP	MUP	MUP
Large (751 hogs or more)	UP	UP	UP	UP
Slaughterhouse					28.71.30(A) & (B)(5)
Small slaughterhouse (1,000 head per year or less)	MUP	MUP	MUP	MUP
Large slaughterhouse (more than 1,000 head per year)	UP	UP	UP	UP
D. OTHER AGRICULTURAL OPERATIONS
Agricultural employee housing	AP	AP	AP	AP	28.71.40(A) & (B)(1)
Commercial auction and agricultural equipment sales, temporary	MUP	MUP	MUP	MUP	28.71.40(A) & (B)(2)
HCD agricultural employee housing	AP	AP	AP	AP	28.71.40(A) & (B)(3)
Labor supply employee housing	AP	AP	AP	AP	28.71.40(A) & (B)(4)
Temporary commercial coach	AP	AP	AP	AP	28.71.40(A) & (B)(5)
RESIDENTIAL USES
A. DWELLINGS
Primary dwelling	A	A	A	A	28.72.10(A)
Residential accessory buildings and uses	A	A	A	A	28.72.30(B)(1)
Secondary dwelling	A	A	A	A	28.72.10(A) & (B)(3)
Second Kitchen	AP	AP	AP	AP	28.72.30(B)(2)

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TABLE 28.21A TABLE OF ALLOWED USES (Continued)

A = Allowed by right, AP = Administrative Permit, MUP = Minor Use Permit, UP = Use Permit, E = Exempt, - - - = Prohibited
ALLOWED USES* *See Definitions Section 28.01	Permit Requirements				Land Use Regulations See Section 28.70.10
	A-40	A-80	A-20	A-160
Cannabis cultivation – Adult use (recreational)					28.82
Personal indoor	A	A	A	A
Personal outdoor	- - -	- - -	- - -	- - -
Cannabis cultivation – Medicinal					28.82
Caregiver indoor	AP	AP	AP	AP
Caregiver outdoor	- - -	- - -	- - -	- - -
Personal indoor	A	A	A	A
Personal outdoor	- - -	- - -	- - -	- - -	Unless Exception Request Granted per 28.82
B. TEMPORARY RESIDENTIAL USES
Security quarters for a construction site (commercial coach, manufactured home or recreational vehicle)	AP	AP	AP	AP	28.72.20(A) & (B)(1)
Temporary manufactured home storage	AP	AP	AP	AP	28.72.20(A) & (B)(4)
Temporary single-family home	AP	AP	AP	AP	28.72.20(A) & (B)(6)
C. AGRICULTURAL AND ANIMAL FACILITIES INCIDENTAL TO A RESIDENCE
Small kennel or cattery	AP	AP	AP	AP	28.72.30(B)(3)
Stable, private	A	A	A	A	28.72.30(B)(3)
D. OTHER RESIDENTIAL USES
Cottage industry					28.72.40(A) & (B)(1)
Type I	MUP	MUP	MUP	MUP
Type II	UP	UP	UP	UP
Home occupation					28.72.40(A) & (B)(2)
Type I	A	A	A	A
Type II	AP	AP	AP	AP
Hosted rental	AP	AP	AP	AP	28.72.40(A) & (B)(5)
RECREATION, EDUCATION AND PUBLIC ASSEMBLY USES
A. RECREATION USES
Boating or swimming facility on existing waterway	UP	UP	UP	UP	28.73.10(A)
Hunting or fishing club	UP	UP	UP	UP	28.73.10(A) & (B)(1)

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TABLE 28.21A TABLE OF ALLOWED USES (Continued)

A = Allowed by right, AP = Administrative Permit, MUP = Minor Use Permit, UP = Use Permit, E = Exempt, - - - = Prohibited
ALLOWED USES* *See Definitions Section 28.01	Permit Requirements				Land Use Regulations See Section 28.70.10
	A-40	A-80	A-20	A-160
Public open space area	- - -	- - -	A	A	28.73.10(A)
Stable, public without horse shows	UP	UP	UP	UP	28.73.10(A) & (B)(3)
B. EDUCATION USES
Agricultural education					28.73.20(A) & (B)(1)
Minor facility	AP	AP	AP	AP
Major facility	MUP	MUP	MUP	MUP
C. PUBLIC ASSEMBLY USES
Public stable with horse shows	UP	UP	UP	UP	28.73.30(A) & (B)(5)
Special events facility					28.73.30(A) & (B)(6)
Small	MUP	MUP	MUP	MUP
Medium	MUP	MUP	MUP	MUP
Large	UP	UP	UP	UP
RETAIL AND OFFICE USES
A. RETAIL USES
Farm stand					28.74.10(A) & (B)(8)
1,000 sq. ft. or less in size	A	A	A	A
Between 1,000 and 2,500 sq. ft. in size	AP	AP	AP	AP
Greater than 2,500 sq. ft. in size	MUP	MUP	MUP	MUP
B. OFFICE USES
Agricultural research facility					28.74.20(A) & (B)(1)
Small (less than 20,000 sq. ft.)	MUP	MUP	MUP	MUP
Medium (between 20,000 and 40,000 sq. ft.)	MUP	MUP	MUP	MUP
Large (more than 40,000 sq. ft.)	UP	UP	UP	UP

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TABLE 28.21A TABLE OF ALLOWED USES (Continued)

A = Allowed by right, AP = Administrative Permit, MUP = Minor Use Permit, UP = Use Permit, E = Exempt, - - - = Prohibited
ALLOWED USES* *See Definitions Section 28.01	Permit Requirements				Land Use Regulations See Section 28.70.10
	A-40	A-80	A-20	A-160
TOURIST USES
A. AGRITOURISM
Agricultural homestay	AP	AP	AP	AP	28.75.10(A) & (B)(1)
B. TEMPORARY AGRITOURISM
Agritourism event	AP	AP	AP	AP	28.75.10(A) & (B)(4)
Certified farmers market					28.75.20(A) & (B)(2)
Small	A/ MUP	A/ MUP	A/ MUP	A/ MUP
Medium	MUP	MUP	MUP	MUP
Large	- - -	- - -	- - -	- - -
Seasonal sales lot	MUP	MUP	MUP	MUP	28.75.20(A) & (B)(3)
C. VACATION HOUSE RENTALS
Vacation house rental	- - -	- - -	MUP	- - -	28.75.30(A)
COMMERCIAL SERVICE USES
A. AGRICULTURAL SERVICES
Agricultural commercial kitchen	MUP	MUP	MUP	MUP	28.76.10(A) & (B)(1)
Agricultural trucking services and facility					28.76.10(A) & (B)(2)
Small (1 to 5 trucks)	AP	AP	AP	AP
Medium (between 6 and 10 trucks)	MUP	MUP	MUP	MUP
Large (11 or more trucks)	UP	UP	UP	UP
Airfield or heliport, agricultural	MUP	MUP	MUP	MUP	28.76.10(A)
Farm equipment fabrication and repair	MUP	MUP	MUP	MUP	28.76.10(A)
Custom farm services, e.g., hay baling	MUP	MUP	MUP	MUP	28.76.10(A)
Farm and ranch supply store	MUP	MUP	MUP	MUP	28.76.10(A) & (B)(5)
Storage and sale of agricultural service products (fertilizer/fuel)	UP	UP	UP	UP	28.76.10(A)
B. COMMERCIAL SERVICES
Large animal hospital or veterinary clinic	MUP	MUP	MUP	MUP	28.76.20(A) & (B)(1)
Kennel or cattery, large	MUP	MUP	MUP	MUP	28.76.20(A) & (B)(2)
Transitional commercial	MUP	- - -	- - -	- - -	28.76.20(A) & (B)(3)

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TABLE 28.21A TABLE OF ALLOWED USES (Continued)

A = Allowed by right, AP = Administrative Permit, MUP = Minor Use Permit, UP = Use Permit, E = Exempt, - - - = Prohibited
ALLOWED USES* *See Definitions Section 28.01	Permit Requirements				Land Use Regulations See Section 28.70.10
	A-40	A-80	A-20	A-160
INDUSTRIAL, MANUFACTURING, PROCESSING AND WHOLESALE USES
A. Industrial, Manufacturing and Processing Uses	- - -	- - -	- - -	- - -
Transitional industrial	MUP	- - -	- - -	- - -	28.77.10(A) & (B)(4)
B. Wholesale Uses	- - -	- - -	- - -	- - -
COMMUNICATION AND INFRASTRUCTURE USES
A. COMMUNICATION USES
Wireless communication facilities					28.78.10(A) & 28.81
Co-locations	MUP	MUP	MUP	MUP
New towers	UP	UP	UP	UP
B. INFRASTRUCTURE USES
Battery energy storage system	- - -	- - -	- - -	- - -
Commercial solar energy facility	- - -	- - -	- - -	- - -
Commercial wind turbine generator	UP	UP	UP	UP	28.80
Injection well	UP	UP	UP	UP	28.78.20(A) & (B)(4)
Noncommercial wind turbine					28.80
100 ft. or less in height	A	A	A	A
Over 100 ft. in height	MUP	MUP	MUP	MUP
Oil or gas well	AP	AP	AP	AP	28.78.20(A) & (B)(7)
Pipeline, transmission or distribution line, in R.O.W.	A	A	A	A	28.78.20(A) & (B)(8)
Refuse, disposal, incineration, recycling or composting	UP	UP	UP	UP	28.78.20(B)(3)
Surface mining operation	UP	UP	UP	UP	28.78.20(A)
Utility facility or infrastructure, outside of R.O.W.	UP	UP	UP	UP	28.78.20(A) & (B)(9)
C. PUBLIC SERVICE USES
Public service facility	UP	UP	UP	UP	28.78.30(A) & (B)(4)
D. TEMPORARY CONSTRUCTION AND INFRASTRUCTURE
Concrete/asphaltic concrete mixing plant	MUP	MUP	MUP	MUP	28.78.40(A) & (B)(2)
Construction storage yard	MUP	MUP	MUP	MUP	28.78.40(A) & (B)(2)

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TABLE 28.21A TABLE OF ALLOWED USES (Continued)

A = Allowed by right, AP = Administrative Permit, MUP = Minor Use Permit, UP = Use Permit, E = Exempt, - - - = Prohibited
ALLOWED USES* *See Definitions Section 28.01	Permit Requirements				Land Use Regulations See Section 28.70.10
	A-40	A-80	A-20	A-160
Construction office, storage, stockpiling, or construction yard for public infrastructure project	MUP	MUP	MUP	MUP	28.78.40(A) & (B)(3)
Meteorological tower					28.78.20(A) & (B)(6)
100 feet or less in height	AP	AP	AP	AP
Greater than 100 feet in height	MUP	MUP	MUP	MUP
RESOURCE PROTECTION USES
A. RESOURCE PROTECTION USES
Conservation and mitigation bank	UP	UP	UP	UP	28.79(A)

(Ord. No. 1749, §2 (Exh. 1); Ord. No. 1764, §3 (Exh. A); Ord. No. 1788, §2 (Att. A); Ord. No. 1794, §6; Ord. No. 1798, §2; Ord. No. 1817, §5; Ord. No. 1821, §2; Ord. No. 1831, §3 (Exh. A); Ord. No. 1840, §3; Ord. No. 1845, §§15, 16; Ord. No. 1860, §5; Ord. No. 1864, §2; Ord. No. 1867, §13)

Exceptions & meaning →

28.21.30 Agricultural Districts General Development Standards¶

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

TABLE 28.21B

Development Standards for Main Building, Primary and Secondary Dwelling
	A-20	A-40	A-80	A-160
MAIN BUILDING OR PRIMARY DWELLING
Minimum lot area	20 acres	40 acres	80 acres	160 acres
Dwelling size	Minimum of 1,000 square feet
Setbacks(1)
Front	30 feet, but at least 50 feet from the street centerline and unless otherwise indicated by building lines on the zoning maps
Sides (each)	20 feet
Rear	25 feet
Between structures	10 feet

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TABLE 28.21B (Continued)

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

Notes:

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

(2) Reserved.

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

B. ACCESSORY BUILDINGS AND STRUCTURES.

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

TABLE 28.21C DEVELOPMENT STANDARDS FOR ACCESSORY BUILDINGS
	A-20, A-40	A-80, A-160
AGRICULTURAL ACCESSORY BUILDINGS(1)
Setbacks(2)(3)
Attached	An accessory building attached to the main building shall comply with the setback requirements for the main building
Detached
Front	60 feet or on the rear 50% of the lot
Sides (each)	20 feet

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

Notes:

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

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

(3) Reserved.

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

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

(Revised 1/23)

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Exceptions & meaning →