Chapter 28›Article II — DISTRICTS AND ALLOWABLE USES
Solano County Zoning Code § 28-22 Districts and Allowable Uses
Solano County Zoning Code · 2026-06 edition · updated 2026-09-24 · Solano County
Cite as: Solano County Zoning Code § 28-22 · Text as of 2026-09-24
28-22.10 Suisun Marsh Agriculture Districts¶
This section includes regulations for the A-SM-80 and A-SM-160 zoning districts.
28.22.11 Purpose of Suisun Marsh Agriculture Districts¶
This Section lists the uses of land that may be allowed within the Suisun Marsh Agricultural zoning districts, established by Section 28.13 (Districts Designated and Established). It also determines the type of land use approval required for each type of use and provides general standards for site development.
Agriculture is the major industry in Solano County, generating the majority of the tax revenue in the unincorporated County. In addition, certain agricultural lands serve an important function in buffering contiguous environmentally sensitive lands of the Suisun Marsh from the effects of urbanization. Therefore, the Board of Supervisors has determined that it is in the interest of the County to prevent further encroachment upon such agricultural lands by incompatible uses of property.
The purpose and intent of the A-SM districts is to preserve lands best suited for permanent agricultural use while limiting certain intensive agricultural practices which may conflict with adjoining sensitive lands. A primary intent of the A-SM districts is to assure the retention of upland and lowland grasslands adjacent to the Suisun Marsh in uses compatible with its protection.
28.22.20 Suisun Marsh Agricultural District Land Uses and Permit Requirements¶
A. Allowed Uses and Permit Requirements. Table 28.22A identifies the land uses allowed by right in each Suisun Marsh agricultural district and the land use permit required to establish each use. In addition to the land use permit required by Table 28.22A, special requirements may apply to certain uses.
B. Marsh Development Permit Requirements. Any development within the Suisun Marsh, as defined by Section 29114 of the Public Resources Code, shall be subject to obtaining a marsh development permit pursuant to the Suisun Marsh Preservation Act of 1977, and as provided for in Section 28.104. When a land use subject to a marsh development permit is proposed in both the primary management area and secondary management area, as defined in the Suisun Marsh Preservation Act of 1977, the land use shall be subject to a use permit covering the whole of the project.
(Revised 1/23)
830
Chapter 28
Zoning Regulations
C. Architectural Review. Architectural approval may be required for certain uses, in compliance with Section 28.102 (Architectural Approval).
D. Building Permits. A building permit shall be required prior to any construction.
E. Land Use Regulations. Where the last column in Table 28.22A (Land Use Regulations) includes a section number, e.g., 28.70.10, the zoning regulations in the referenced section apply to the use. Where the last column includes a chapter number, e.g., Chapter 13.6, the regulations in the referenced chapter of the Solano County Code apply to the use. Provisions in other sections of this chapter or in other chapters of the Solano County Code may also apply.
F. Nonconforming Uses. Within the Suisun Marsh, as defined by Section 29101 of the Public Resources Code, uses established prior to 1977 that do not conform to the uses set forth in Table 28.22A shall be considered nonconforming uses under Section 28.114, except that nonsubstantial changes, alterations, and additions to nonconforming uses may be allowed within the existing established project footprint area subject to a marsh development permit, pursuant to the Suisun Marsh Preservation Act of 1977 and as provided for in Section 28.104. The overall existing development area may not be expanded under these provisions. Development within the existing development area should minimize additional impervious surfaces. An adequate buffer should be established or maintained between the development areas and any water, wetlands, or other marsh habitat to protect the habitat from adverse environmental impacts. An erosion, sediment, and runoff control plan shall be prepared in accordance with Section 31-26(b) regulating grading, drainage, land leveling and erosion control. When the nonconforming use is located in both the primary and secondary management areas, as defined by the Suisun Marsh Preservation Act of 1977, nonsubstantial changes, alterations, and additions to the nonconforming use shall be subject to a use permit covering the whole of the project.
G. Site Development and Other Standards. All uses shall comply with the provisions of Article IV of this chapter, relating to site development and other standards and beginning with Section 28.90, which includes standards for parking, signs, and other project elements.
(Revised 1/23)
831
Chapter 28
Zoning Regulations
Table 28.22A TABLE OF ALLOWED USES
| A = Allowed by right, AP = Administrative Permit, MUP = Minor Use Permit, UP = Use Permit, - - - = Prohibited |
||
|---|---|---|
| ALLOWED USES See Definitions Section 28.01 |
Permit Requirements A-SM-80 and A-SM- 160(1) Zoning Districts |
Land Use Regulations See Section 28.70.10 |
| 28.71 AGRICULTURAL USES | ||
| A. CROP PRODUCTION AND GRAZING | ||
| Agricultural accessory buildings | A | 28.71.10(B)(1) |
| Cultivated and irrigated farming | A(2) | |
| Nonirrigated and noncultivated farming | A(2) | |
| Grazing | A(2) | |
| Pastured poultry | ||
| Not adjacent to an R District | A | 28.71.30(B)(4) |
| Adjacent to an R District | MUP | 28.71.30(B)(4) |
| With an agricultural commercial kitchen | - - - | |
| With sales | - - - | |
| With special events | - - - | |
| With more than 4 crowing fowl | UP | 28.71.30(B)(4) |
| B. AGRICULTURAL PROCESSING USES | ||
| None allowed | ||
| C. ANIMAL FACILITIES AND OPERATIONS | ||
| None allowed | ||
| D. OTHER AGRICULTURAL OPERATIONS | ||
| Agricultural employee housing | AP | 28.71.40(B)(1) |
| HCD Agricultural employee housing | A | 28.71.40(B)(3) |
| Temporary commercial coach | AP | 28.71.40(B)(5) |
| 28.72 RESIDENTIAL USES | ||
| A. DWELLINGS | ||
| Primary dwelling(3) | A | 28.72.10(A) |
| Secondary dwelling | AP | 28.72.10(A) & (B)(3) |
| Second kitchen | AP | 28.72.30(B)(2) |
| B. TEMPORARY DWELLINGS | ||
| Temporary single family dwelling | AP | 28.72.20(B)(6) |
(Revised 1/23)
832
Chapter 28
Zoning Regulations
Table 28.22A TABLE OF ALLOWED USES (Continued)
| Table 28.22A TABLE OF ALLOWED USES (Continued) | ||
|---|---|---|
| A = Allowed by right, AP = Administrative Permit, MUP = Minor Use Permit, UP = Use Permit, - - - = Prohibited |
||
| ALLOWED USES See Definitions Section 28.01 |
Permit Requirements A-SM-80 and A-SM- 160(1) Zoning Districts |
Land Use Regulations See Section 28.70.10 |
| C. ANIMAL FACILITIES INCIDENTAL TO A RESIDENCE | ||
| Small kennels and catteries | AP | 28.72.30(B)(3) |
| D. HOME OCCUPATIONS, COTTAGE INDUSTRIES AND OTHER COMMERCIAL USES | ||
| Home occupation, Type I | A | 28.72.40(A) & (B)(2) |
| 28.73 RECREATION, EDUCATION, AND PUBLIC ASSEMBLY USES | ||
| A. RECREATION USES | ||
| Marsh oriented recreation | UP | 28.73.10(A) & (B)(1) |
| Public open space area | A | 28.73.10(A) |
| Stable, public without horse shows | UP | 28.73.10(A) & (B)(3) |
| B. EDUCATION USES | ||
| Agricultural education, minor facility | AP | 28.73.20(A) & (B)(1) |
| Marsh education | UP | 28.73.20(A) |
| C. PUBLIC ASSEMBLY USES | ||
| Special events facility | ||
| Small | MUP | 28.73.30(A) & (B)(6) |
| Medium | MUP | |
| Large | UP | |
| 28.74 RETAIL AND OFFICE USES | ||
| A. RETAIL USES | ||
| None allowed | ||
| B. OFFICE USES | ||
| Agricultural research facility, small | UP | 28.74.20(A) & (B)(1) |
| Marsh research facility | UP | 28.74.20(A) |
| 28.75 TOURIST USES | ||
| A. AGRITOURISM | ||
| None allowed | ||
| B. TEMPORARY AGRITOURISM | ||
| None allowed |
(Revised 12/25)
833
Chapter 28
Zoning Regulations
Table 28.22A TABLE OF ALLOWED USES (Continued)
| Table 28.22A TABLE OF ALLOWED USES (Continued) | ||
|---|---|---|
| A = Allowed by right, AP = Administrative Permit, MUP = Minor Use Permit, UP = Use Permit, - - - = Prohibited |
||
| ALLOWED USES See Definitions Section 28.01 |
Permit Requirements A-SM-80 and A-SM- 160(1) Zoning Districts |
Land Use Regulations See Section 28.70.10 |
| 28.76 COMMERCIAL SERVICE USES | ||
| A. AGRICULTURAL SERVICES | ||
| None allowed | ||
| B. COMMERCIAL SERVICES | ||
| None allowed | ||
| 28.77 INDUSTRIAL, MANUFACTURING, PROCESSING AND WHOLESALE USES | ||
| A. INDUSTRIAL, MANUFACTURING AND PROCESSING USES | ||
| None allowed | ||
| B. WHOLESALE USES | ||
| None allowed | ||
| 28.78 COMMUNICATION, INFRASTRUCTURE AND SERVICE USES | ||
| A. COMMUNICATION USES | ||
| Wireless communication facility | ||
| Co-location | MUP | 28.81 |
| New tower | UP | 28.81 |
| B. INFRASTRUCTURE USES | ||
| Battery energy storage system | - - - | |
| Commercial wind turbine generator | UP | 28.80 |
| Extraction and removal of minerals or natural materials from quarries and borrow areas existing as of January 1, 1982 |
UP | 28.78.20(A) |
| Noncommercial wind turbine | ||
| 100 feet or less in height | A | 28.80 |
| Over 100 feet in height | - - - | 28.80 |
| Gas Well(4) | AP | 28.78.20(A) & (B)(7) |
| Pipeline, transmission, or distribution line, in R.O.W. |
A | 28.78.20(A) & (B)(8) |
| Utility facilities or infrastructure, outside of R.O.W. |
UP | 28.78.20(A) & (B)(9) |
(Revised 12/25)
834
Chapter 28
Zoning Regulations
Table 28.22A TABLE OF ALLOWED USES (Continued)
| Table 28.22A TABLE OF ALLOWED USES (Continued) | ||
|---|---|---|
| A = Allowed by right, AP = Administrative Permit, MUP = Minor Use Permit, UP = Use Permit, - - - = Prohibited |
||
| ALLOWED USES See Definitions Section 28.01 |
Permit Requirements A-SM-80 and A-SM- 160(1) Zoning Districts |
Land Use Regulations See Section 28.70.10 |
| Waste disposal, processing, and composting | UP(5) | 28.78.20(A) & (B)(3) |
| C. PUBLIC SERVICE USES | ||
| Public service facility | UP | 28.78.30(A) & (B)(4) |
| D. TEMPORARY CONSTRUCTION AND INFRASTRUCTURE | ||
| Meteorological tower, 100 feet or less in height |
AP | 28.78.20(A) & (B)(6) |
| Meteorological tower, greater than 100 feet in height |
MUP | 28.78.20(A) & (B)(6) |
| 28.79 RESOURCE PROTECTION USES | ||
| Conservation or mitigation bank | UP | 28.79 |
Notes:
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.
Management of wetlands and agricultural operations, with emphasis on grain and hay crop production, pasture, grazing, and the growing of plants and natural feed important to wildlife habitat.
Buildings and uses clearly accessory or incidental to any permitted use located on the premises, including a one-family dwelling or a manufactured dwelling, barns, private stables, sheds, and other associated buildings.
Oil wells are not permitted in the Suisun Marsh Primary and Secondary Management Areas.
During or subsequent to final closure of any waste disposal site, the Planning Commission may approve any use that (i) is compatible with the approved closure and/or post-closure plans for the site, (ii) is compatible with existing or anticipated agricultural land uses in the vicinity, and (iii) would not subject occupants of the site, neighbors, or the environment, to risks associated with the wastes which have been disposed of at the site.
(Ord. No. 1764, §4 (Exh. B); Ord. No. 1788, §2 (Att. A); Ord. No. 1794, §6; Ord. No. 1797, §1 (Exh. 1); Ord. No. 1817, §6; Ord. No. 1821, §3; Ord. No. 1840, §5; Ord. No. 1864, §3)
28.22.30 Suisun Marsh Agricultural District Development Standards¶
Subdivision, new land uses, main buildings including primary and secondary dwellings, and alterations to existing land uses and buildings, shall be designed, constructed, and/or established in compliance with the applicable development standards delineated or referenced in Table 28-22B.
(Revised 12/25)
835
Chapter 28
Zoning Regulations
| TABLE 28.22B DEVELOPMENT STANDARDS FOR MAIN BUILDING, ACCESSORY STRUCTURES, AND USES |
|
|---|---|
| MAIN BUILDING, ACCESSORY STRUCTURES, AND USES | |
| Minimum Lot Area | A-SM-80 = 80 acres |
| A-SM-160 = 160 acres | |
| Setbacks Front Sides (each) Rear Between structures |
Thirty feet; except that buildings shall not be less than fifty feet from the centerline of the street, and unless otherwise indicated by building lines on the zoning maps. 20 feet 25 feet 10 feet |
| Height limit | Thirty-five feet; and as allowed by Section 28.93 special regulations |
| OTHER STANDARDS | |
| Parking Requirements | Parking shall be provided in conformance with the parking standards in Section 28.94 |
| Signs | All signs shall comply with the sign requirements in Section 28.96 |
(Ord. No. 1732, §2; Ord. No. 1797, §1 (Exh. 2))
Explained in plain English
Solano County guides that cite this page.
Get a plain-English answer with a citation back to this text.
Ask AI about this code