Solano County Municipal Code § 28.32 Residential--Traditional Community Districts

This Section includes regulations for the following zoning districts

A. Residential - Traditional Community (R-TC) Districts

B. Residential - Traditional Community Mixed Use (R-TC-MU) Districts

This Section lists the uses of land that may be allowed within the traditional community residential areas of the County represented by the Residential-Traditional Community (R-TC) zoning districts. It also determines the type of land use approval required for each use within each district, and provides general standards for site development.

Residential-Traditional Community districts recognize current residential and mixed-use communities located outside agricultural or municipal service areas where previous development has occurred at higher densities or intensities than currently allowed under County policy. It is the intent to preserve and enhance the character and quality of these communities and promote future infill residential and mixed use development but not to expand the area of these communities.

The R-TC Districts replace the following previous districts:

R-TC-1AC replaces RE-1;

R-TC-20 replaces RE-1/2

R-TC-15 replaces RE-1/3

R-TC-10 replaces RE-1/4

R-TC-6 replaces R-S-6

R-TC-5 replaces R-S-5

R-TC-D-4 replaces R-D (Starr Subdivision)

R-TC-D-6 replaces R-D (Homeacres)

R-TC-MF replaces R-M

The purpose of the different residential-traditional community zoning districts and the manner in which they are applied are as follows:

A. Residential-Traditional Community (R-TC) Districts

The R-TC zoning districts are intended for areas that have previously been subdivided for single family residential development and provide the community services appurtenant thereto. The regulations for these districts are designed to stabilize and protect the residential characteristics of the districts, to promote and encourage a suitable environment for family life. Nine R-TC zoning districts are denoted with a suffix to indicate the minimum parcel size (e.g. R-TC-4 requires a minimum parcel size of 4,000 square feet), minimum building setbacks, and other requirements. The R-TC zoning districts are consistent with and implement the Traditional Community - Residential land use designation of the General Plan as follows:

B. Residential-Traditional Community Mixed Use (R-TC-MU) Districts

The Residential-Traditional Community Mixed Use (R-TC-MU) zoning district is intended for certain medium-density residential and retail commercial and business areas that are appropriate for residential and commercial uses, and that can be served by community services. The regulations for this district are designed to stabilize and protect the essential residential characteristics of the district, to promote and encourage a suitable environment for family life and to provide for the integration of retail shops and businesses into the neighborhood. The R-TC-MU zoning district is consistent with and implements the Traditional Community-Mixed Use land use designation of the General Plan as follows:

A. Allowed Uses and Permit Requirements

Tables 28-32A and 28-32A1 identifies the land uses allowed by this Zoning Ordinance in each residential-traditional community district and the land use permit required to establish each use. In addition to the land use permit required by Tables 28-32A and 28-32B, special requirements may apply to certain uses.

B. Marsh Development Permit Requirements

Any development within the Suisun Marsh, as defined by Section 29114 of the Public Resources Code, shall be subject to obtaining a marsh development permit, pursuant to the Suisun Marsh Preservation Act of 1977 and as provided for in Section 28.104 of this Code. When a land use subject to a marsh development permit is proposed in both the Primary Management Area and Secondary Management Area as defined in the Suisun Marsh Preservation Act of 1977, the land use shall be subject to a use permit covering the whole of the project.

C. Architectural Review

Architectural Approval may be required for certain uses, in compliance with Section 28.102 (Architectural Approval).

D. Building Permits

A Building permit shall be required prior to any construction.

E. Land Use Regulations

Where the last column in Table 28.32A or 28.32B (Land Use Regulations) includes a section number, e.g. 28.70.10, the zoning regulations in the referenced section apply to the use. Where the last column includes a chapter number, e.g. Chapter 13.6, the regulations in the referenced Solano County Code apply to the use. Provisions in other sections of this Zoning Ordinance may also apply.

F. Non-Conforming Uses.

Within the Suisun Marsh, as defined by Section 29101 of the Public Resources Code, uses established prior to 1977 that do not conform to the uses set forth in Table 28.32B shall be considered nonconforming uses under Section 28.114, except that non-substantial changes, alterations, and additions to nonconforming uses may be allowed within the existing established project footprint area subject to a marsh development permit, pursuant to the Suisun Marsh Preservation Act of 1977 and as provided for in Section 28.104 of this Code. The overall existing development area may not be expanded under these provisions. Development within the existing development area should minimize additional impervious surfaces. An adequate buffer should be established or maintained between the development areas and any water, wetlands, or other Marsh habitat to protect the habitat from adverse environmental impacts. An erosion, sediment, and runoff control plan shall be prepared in accordance with Section 31.26(b) of the Solano County Grading, Drainage, Land Leveling and Erosion Control Ordinance. When the non-conforming uses is located in both the Primary Management Area and Secondary Management Area, as defined by the Suisun Marsh Preservation Act of 1977, non-substantial changes, alterations, and additions to the nonconforming use shall be subject to a use permit covering the whole of the project.

G. Site Development and Other Standards

All uses shall comply with the provisions of Article IV, Section 28-90 Site Development and Other Standards which includes standards for parking, signs and other project elements.

TABLE 28.32A ALLOWED USES: R-TC-1AC, R-TC-20, R-TC-15, R-TC-10, R-TC-6 DISTRICTS

A = Allowed by right, AP = Administrative Permit, MUP = Minor Use Permit, UP = Use Permit, E = Exempt, - - - = Prohibited

Notes:

(1) Accessory building:

a) Does not include a guest house.

b) May be established prior to construction or installation of a dwelling on the same property.

(2) Use permit approval is required by the Zoning Administrator only, unless otherwise referred to the Planning Commission by the Zoning Administrator. Aggregate square footage shall include all accessory buildings, except as follows:

a) Any structure used for the keeping of animals, such as a stable or corral, or for crop storage, which is unenclosed with an open side and no flooring, shall not require a use permit and shall not be counted as part of the aggregate total for accessory buildings.

b) Any structure 120 square feet in size or less and exempt from the permit requirements of County Building Code shall not be counted as part of the aggregate total for accessory buildings.

(3) Allowed only when the primary dwelling is under construction, and the temporary dwelling is installed on a temporary foundation.

(4) An automobile parking lot must be adjacent to any C or M District.

(5) These land uses are subject to the same restrictions on residential uses contained in the same type of structure.

Table 28.32B ALLOWED USES: R-TC-5, R-TC-4, R-TC-D, R-TC-MF, R-TC-MU DISTRICTS

A = Allowed by right, AP = Administrative Permit, MUP = Minor Use Permit, UP = Use Permit, E = Exempt, - - - = Prohibited

Notes:

(1) 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.

(2) Accessory building:

a) Does not include a guest house.

b) May be established prior to construction or installation of a dwelling on the same property.

(3) Use permit approval is required by the Zoning Administrator only, unless otherwise referred to the Planning Commission by the Zoning Administrator. Aggregate square footage shall include all accessory buildings, except as follows:

a) Any structure used for the keeping of animals, such as a stable or corral, or for crop storage, which is unenclosed with an open side and no flooring, shall not require a use permit and shall not be counted as part of the aggregate total for accessory buildings.

b) Any structure 120 square feet in size or less and exempt from the permit requirements of County Building Code shall not be counted as part of the aggregate total for accessory buildings.

(4) Allowed only when the primary dwelling is under construction, and the temporary dwelling is installed on a temporary foundation.

(5) An automobile parking lot must be adjacent to any C or M District.

(Ord. No. 1757, §§4 (Exh. B), 5 (Exh. C); Ord. No. 1764, §7 (Exh. E); Ord. No. 1788, §2 (Att. A); Ord. No. 1794, §6; Ord. No. 1817, §§13, 14; Ord. No. 1845, §§21, 22; Ord. No. 1855, §1; Ord. No. 1864, §7)

A. General site and building standards.

Subdivisions, new land uses, main buildings inclusive of primary dwellings, accessory dwelling units, 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 28.32C.

TABLE 28.32 C Development Standards for Main Building (1) and Accessory Dwelling Unit

Notes:

(1) In any R District, the primary dwelling shall be deemed the main building on the building site on which the same is situated.

(2) The following may be used to determine acceptable lot area:

a) The actual number of lots allowed is determined through the applicable subdivision process, based on specific site characteristics and potential environmental impacts, and there is no guarantee that the maximum possible number may be achieved.

b) Reduced lot area may be allowed with a use permit for specific uses permitted by zoning district, see Section 28-97.

(3) A duplex or up to two single-family dwellings in any arrangement are allowed on a lot in the R-TC-D-4 District when a minimum of 2,000 sq. ft. of land area is provided for each single-family dwelling or a minimum of 2,000 sq. ft. of land area is provided for each dwelling unit of a duplex.

A duplex or up to two single-family dwellings in any arrangement are allowed on a lot in the R-TC-D-6 District when a minimum of 3,000 sq. ft. of land area is provided for each single-family dwelling or a minimum of 3,000 sq. ft. of land area is provided for each dwelling unit of a duplex. An allowed second single-family dwelling shall be deemed to be a second main building and not an accessory dwelling unit or accessory building.

(4) Other setbacks may be required for specific uses listed in Table 28-32A and 28-32B, as referenced.

(5) Exception: buildings shall be not less than 50 feet from the centerline of the street, and unless otherwise indicated by building lines on the zoning maps.

(6) Exception: unless otherwise indicated by building lines shown on the zoning maps.

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

B. Accessory Buildings and Structures Development Standards.

New accessory buildings and other structures including alternations to existing accessory buildings and other structures, shall be designed, constructed, and/or established in compliance with the applicable development standards in Tables 28-32D.

TABLE 28-32 D Development Standards for Accessory Buildings and Structures (1)

Notes:

(1) Does not include an accessory dwelling unit as defined in Section 28.01.

(2) Other setbacks may be required for specific uses listed in Table 28-32A and 28-32B, as referenced.

(3) Reserved.

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

(Ord. No. 1732, §3; Ord. No. 1793, §2; Ord. No. 1817, §§15 – 18; Ord. No. 1860, §3; Ord. No. 1867, §10)