Suisun City Municipal Code § 18.30.170 Accessory dwelling units and junior accessory dwelling units

Footnotes:

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Editor's note— Ord. No. 809, § 1, adopted Aug. 20, 2024, amended the title of Ch. 18.30 to read as herein set out. The former Ch. 18.30 title pertained to specific use standards.

Amusement center, bowling alley, dance hall, and similar places of amusement may be conditionally permitted in the CR, CSF, or CMU district, subject to:

A. Providing parking as required with ingress and egress designed so as to avoid traffic congestion;

B. Providing a minimum six-foot masonry wall separating parking areas from abutting residential property; and

C. Showing that adequate control or measures will be taken to prevent offensive noise and vibration.

(Ord. No. 743, § 3, 3-21-2017)

An animal hospital shall:

A. Be located no closer than 200 feet from any residential district, restaurant, hotel or motel, and be required to obtain a conditional use permit. The conditional use permit shall be subject to revocation and/or modification for any condition found by the planning commission to be detrimental to the public health, safety, or welfare;

B. If a building permit is required, prior to issuance of a permit, the applicant must show that adequate measures and controls shall be taken to prevent a public nuisance, as defined in Chapter 18.66, "Performance Standards." These measures and controls shall include such items as the provision of additional insulation and ventilation to prevent offensive noise and odor. No incineration of refuse shall be permitted on the premises except on approval of the development services director and fire chief;

C. Only provide boarding which is medically necessary for the animal. An animal hospital shall not operate as a kennel.

(Ord. No. 743, § 3, 3-21-2017)

A bakery, creamery, laundry, cleaning and dyeing establishment shall:

A. Provide off-street loading spaces, as required in Chapter 18.42, "Parking and Loading Areas;"

B. Be entirely enclosed within a building;

C. Show that adequate controls or measures will be taken to prevent offensive noise, vibration, odor, and glaring lights, as defined in Chapter 18.66, "Performance Standards."

(Ord. No. 743, § 3, 3-21-2017)

In order for a use permit for a bed and breakfast inn to be approved, the following development criteria shall be met:

A. All standards of the underlying zoning district, including, but not limited to, height, lot and yard requirements, and lot coverage shall apply.

B. One additional off-street parking space shall be provided for each room available for lodging purposes. Tandem parking may be deemed as meeting this requirement.

C. If more than one person who resides off the premises is employed, one additional off-street parking space for every two such employees shall be provided.

D. Bed and breakfast facilities shall be subject to all applicable building, fire, health, and safety codes.

E. No person who is paying rent in exchange for lodging shall occupy a guest room on the premises for more than 14 consecutive nights.

F. The scale and appearance of bed and breakfast facilities within the RL district shall remain primarily residential in character. All buildings and site improvements shall be similar to, and compatible in design with, the surrounding neighborhood and adjacent residences.

G. One externally lighted sign shall be allowed on the premises. The sign may be either wall-mounted or freestanding, and shall not exceed six square feet in area. Freestanding signs shall not exceed five feet in height. The development services director shall have authority to review and approve, approve with conditions, or deny the location, size, materials and design of any sign proposed in conjunction with a bed and breakfast facility.

H. Operation of the facility must comply with all applicable county health department regulations.

I. The parking requirements of Chapter 18.42, "Parking and Loading Areas," may be fulfilled by arranging for the shared use of an off-site parking facility or participation in a parking assessment district, so long as the parking facilities to be used are located within 300 feet walking distance of the proposed bed and breakfast inn.

(Ord. No. 743, § 3, 3-21-2017)

Circuses, fairs, revivals, or similar temporary establishments involving assemblages of people and automobiles shall be permitted for a brief duration not to exceed fourteen days and providing a temporary use permit, as defined in Chapter 18.73, is first secured in each case in the CR, CFS, CMU, APS, P, and PQP districts.

(Ord. No. 743, § 3, 3-21-2017)

Concrete and asphaltic concrete mixing plants and construction storage yards incidental to construction or public works projects may be allowed in the APS or CFS district for a limited period provided a temporary use permit is first secured in each case.

(Ord. No. 743, § 3, 3-21-2017)

Concrete and asphaltic concrete mixing plants, and construction storage yards incidental to construction on public works projects in all districts shall:

A. Show that adequate controls or measures will be taken to prevent offensive noise, odor, dust, fumes, smoke or vibration as defined in Chapter 18.66, "Performance Standards;" and

B. Be so located that traffic generated will not constitute a hazard or nuisance to surrounding property.

(Ord. No. 743, § 3, 3-21-2017)

No dancehall, roadhouse, nightclub, commercial club, or any establishment where liquor is served, or commercial place of amusement or recreation, or any place where entertainers are provided, whether as social companions or otherwise, shall be established in any district closer than 200 feet to any boundary of any residential district, unless a conditional use permit is first secured in each case.

(Ord. No. 743, § 3, 3-21-2017)

In accordance with California Code Section 65583(a)(4), emergency shelters shall be subject to the following provisions:

A. Distance Separation Requirements. No emergency shelter shall be located within 300 feet of any other emergency shelter.

B. Occupancy. An emergency shelter shall not exceed 40 residents, excluding staff.

C. Length of Occupancy. Any single resident's stay shall not exceed six consecutive months.

D. Zone Specific Development Standards. An emergency shelter shall comply with all development standards of the applicable zoning district in which it is located.

E. Parking Requirements. Emergency shelters shall provide one parking space for every staff member or one parking space for every ten temporary residents, or as based on the demonstrated need.

F. Management. An emergency shelter must adequately comply with the management standards:

1. There shall be space inside the building so that prospective and current residents are not required to wait on sidewalks or any other public rights-of-way.

2. Security shall be provided on-site during hours of operation.

3. On-site management shall be provided by at least one emergency shelter staff member at all times while residents are present at the shelter.

(Ord. No. 743, § 3, 3-21-2017; Ord. No. 809, § 1, 8-20-2024)

Merchandise, whether for sale or rent, shall not be placed in display upon the public right-of-way except by temporary use permit, as defined in Chapter 18.74, and review and approval of the development services director.

(Ord. No. 743, § 3, 3-21-2017)

Removal of minerals or natural materials, including building and construction materials to be used for commercial purposes, may be allowed for a limited period in any district provided a conditional use permit is first secured in each case.

(Ord. No. 743, § 3, 3-21-2017)

Multi-family dwellings shall be construed to include, but shall not be limited to, flexible housing forms that may include duplex/duet units, triplex units, fourplex, attached and detached townhomes, green court, and podium-level dwelling types. The city shall not restrict flexible housing forms, provided that all site and architectural design requirements are met as part of the development plan process.

[Figure]

(Ord. No. 743, § 3, 3-21-2017)

A newspaper or commercial printing shop, or blueprinting shop shall:

A. Be entirely enclosed within a building;

B. Provide off-street loading space in proportion to the number of truckloads per day, as defined in Chapter 18.42, "Parking and Loading Areas;"

C. Show that adequate controls or measures will be taken to prevent offensive noises or vibration, as defined in Chapter 18.66, "Performance Standards."

(Ord. No. 743, § 3, 3-21-2017)

The following regulations shall apply to all private stables:

A. The minimum lot area upon which a horse may be kept is two and one-half acres, up to a maximum of four horses. One additional horse may be kept for each 20,000 square feet by which the parcel of land exceeds two and one-half acres.

B. Stables shall be located a minimum of 25 feet from the side lot lines, and a minimum 60 feet from the front lot line, and a minimum 20 feet from the rear lot line. Paddocks shall be located on the rear half of the lot, and no closer than 40 feet from any dwelling on the same or adjoining property.

(Ord. No. 743, § 3, 3-21-2017)

A train or bus station shall be located so that generated traffic will not constitute a hazard or nuisance to surrounding property, as defined in Chapter 18.66, "Performance Standards."

(Ord. No. 743, § 3, 3-21-2017)

A. Residential Zones.

1. Antenna size, maximum diameter, 12 feet;

2. Setbacks:

a. Rear: Five feet.

b. Side: Five feet.

c. Street side: Ten feet.

3. Front yard locations are prohibited.

4. Height:

a. Pole-mounts: 15 feet.

b. Roof-mounts and pole-mounts attached to the structure are subject to review by planning commission.

5. Number. One satellite dish antenna per lot in addition to normal television and radio antennas.

B. Commercial Zones.

1. Installations shall be subject to site plan review by the planning commission, as authorized by this title.

2. Installation shall not be permitted within front and street side landscaped areas.

3. Installation shall, by location and design, minimize visibility from adjoining residential properties and rights-of-way.

(Ord. No. 743, § 3, 3-21-2017)

A. Accessory Dwelling Units (State-Exempt Units).

1. Purpose, Applicability, and Review. Notwithstanding any other provision, the city shall ministerially approve an application for a building permit within a residential or mixed-use zone to create any of the types of accessory dwelling units (ADUs) and junior accessory dwelling units (JADUs) listed under Section 18.03.170(A)(3). These units are considered "state-exempt" because they are subject only to the specific state standards as provided below. The city shall not apply any additional objective development or design standards in its review.

a. Within 15 business days of receipt of an application for a state-exempt ADU or JADU a determination of completeness shall be made.

b. Within 60 days following the submittal of a complete application, the city shall approve an application which meets state standards.

2. General Requirements.

a. No Parking Replacement. The city shall not require the replacement of off-street parking spaces if a garage, carport, or covered parking structure is demolished or converted in conjunction with an ADU application under this section.

b. No Correction of Nonconformities. Approval shall not be conditioned upon the correction of pre-existing nonconforming zoning conditions.

c. Fire Sprinklers. Fire sprinklers shall not be required for the ADU/JADU if they are not required for the primary residence.

d. Rental Term. The rental of any ADU or JADU created under this section must be for a term longer than 30 days.

3. Mandatory Approval Categories. The following units shall be approved without the application of local objective development or design standards, except as expressly authorized by Government Code Section 66323:

a. Converted Single-Family Space. One JADU within the existing or proposed space of a single-family dwelling, plus one ADU within the existing or proposed space of a single-family dwelling or an existing accessory structure.

Standards:

i. Ingress/Egress. Independent exterior access.

b. Setbacks. Minimum four-foot side and rear yard setbacks or as required for fire and safety. Detached single-family ADU: One detached, new construction ADU on a lot with an existing or proposed single-family dwelling.

Standards:

i. Setbacks. Minimum four-foot side and rear yard setbacks.

ii. Size: Not more than 800 square feet of interior livable space.

iii. Height: Maximum height is 16 feet. (See Table 18.31.01 Note 3 for exceptions.)

c. Converted Multifamily Space. A minimum of one unit, and up to a number of units equal to 25 percent of the existing multifamily units.

Standards:

a. Location. Created within the interior of an existing multifamily dwelling structure in an area not used as livable space (e.g., storage areas, boiler rooms, attics, garages).

b. Detached multifamily ADUs. Up to eight detached ADUs on a lot with an existing multifamily dwelling or up to two detached ADUs on a lot with a proposed multifamily dwelling.

Standards:

a. Setbacks. Minimum four-foot side and rear yard setbacks.

b. Size. Not more than 800 square feet of interior livable space.

c. Height. For a detached ADU on a lot with an existing or proposed multifamily, multi-story dwelling, a detached ADU may not exceed 18 feet in height. (See Table 18.31.01 Note 3 for exceptions.)

B. Accessory Dwelling Units (ADUs) and Junior Accessory Dwelling Units (JADUs) (Not State-Exempt Units).

1. Purpose and Applicability. The provisions herein are intended to implement the requirements of California Government Code Section 66313 et seq. These provisions apply to all lots in residential or mixed-use zones where a primary dwelling exists or is proposed.

2. Fee Exemptions and Limitations. No impact fees (other than school impact fees) shall be charged for ADUs or JADUs with 750 square feet or less of interior livable space. School impact fees may be imposed on ADUs and JADUs of a size greater than 500 square feet of interior livable space.

3. General Development Standards. For ADUs that do not qualify as state exempt under Government Code Section 66323, the following objective standards apply:

a. Number. One ADU and one JADU are permitted on a lot with an existing single-family residence.

b. Setbacks. Side and rear setbacks shall not be less than four feet.

c. Yards. A detached ADU shall be located in the rear 50 percent of the lot, unless such a standard precludes the development of a detached ADU in which case it may be located within the front 50 percent of the lot.

d. Size.

i. Detached ADU: Up to 850 square feet for units with one bedroom or less, and up to 1,000 square feet for units with more than one bedroom.

ii. JADU: Up to 500 square feet.

e. Owner Occupancy. For JADUs without independent sanitation facilities, owner-occupancy of either the primary residence or the JADU is required.

f. Parking.

i. One parking space is required per unit or per bedroom, whichever is less.

ii. Tandem parking is permitted and may be located within setback areas.

iii. No replacement parking is required if a garage or carport is demolished to create an ADU.

iv. No additional parking is required if the ADU is located:

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Within one-half mile walking distance of public transit;

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Within an architecturally and historically significant district;

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Within an existing primary residence or existing accessory structure;

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Within an area where on-street parking permits are required, but no permit is offered to the occupant of the ADU;

*

Within one block of a car share vehicle.

g. Rental Term. The rental of any ADU or JADU created under this section must be for a term longer than 30 days.

(Ord. No. 743, § 3, 3-21-2017; Ord. No. 774, § 3, 8-18-2020; Ord. No. 809, § 1, 8-20-2024; Ord. No. 825, § 1, 4-21-2026)

Editor's note— Ord. No. Ord. No. 825, § 1, adopted Apr. 21, 2026, amended the title of § 18.30.170 to read as herein set out. The former § 18.30.170 title pertained to accessory dwelling units.

A stadium or auditorium shall:

A. Have multiple points of access and accommodate pedestrian, bicycle, and transit access;

B. Provide parking as required in Chapter 18.42; and

C. Show that adequate controls or measures will be taken to prevent offensive noise or light as defined in Chapter 18.66, "Performance Standards."

(Ord. No. 743, § 3, 3-21-2017)

A. Supportive and Transitional Housing, Generally. Pursuant to California Government Code Section 65583(c)(3), transitional and supportive housing constitute a residential use and are subject only to those restrictions that apply to other residential uses of the same type in the same zoning district.

B. Supportive Housing, Up to 50 Units. Pursuant to California Government Code Section 65651, supportive housing development with up to 50 supportive housing units shall be permitted by right in all zoning districts where multi-family and mixed-use residential development are permitted provided the development satisfies all of the following requirements:

1. All supportive housing units within the development are subject to a recorded affordability restriction for 55 years.

2. One hundred percent of the units, excluding managers' units, within the development are dedicated to lower-income households and are receiving public funding to ensure affordability of the housing to lower-income Californians. For purposes of this paragraph, "lower-income households" has the same meaning as defined in Section 50079.5 of the Health and Safety Code.

3. At least 25 percent of the units in the development or 12 units, whichever is greater, are restricted to residents in supportive housing who meet criteria of the target population. If the development consists of fewer than 12 units, then 100 percent of the units, excluding managers' units, in the development shall be restricted to residents in supportive housing.

4. The developer shall provide the information required by California Government Code Section 65652 to the planning division.

5. Nonresidential floor area shall be used for onsite supportive services in the following amounts:

a. For a development with 20 or fewer total units, at least 90 square feet shall be provided for onsite supportive services.

b. For a development with more than 20 units, at least three percent of the total nonresidential floor area shall be provided for onsite supportive services that are limited to tenant use, including, but not limited to, community rooms, case management offices, computer rooms, and community kitchens.

6. The developer replaces any dwelling units on the site of the supportive housing development in the manner provided in paragraph (3) of subdivision (c) of Section 65915.

7. Units within the development, excluding managers' units, include at least one bathroom and a kitchen or other cooking facilities, including, at minimum, a stovetop, a sink, and a refrigerator.

8. Notwithstanding any other provision of this section to the contrary, the local government shall, at the request of the project owner, reduce the number of residents required to live in supportive housing if the project-based rental assistance or operating subsidy for a supportive housing project is terminated through no fault of the project owner, but only if all of the following conditions have been met:

a. The owner demonstrates that it has made good faith efforts to find other sources of financial support.

b. Any change in the number of supportive service units is restricted to the minimum necessary to maintain project's financial feasibility.

c. Any change to the occupancy of the supportive housing units is made in a manner that minimizes tenant disruption and only upon the vacancy of any supportive housing units.

(Ord. No. 743, § 3, 3-21-2017; Ord. No. 809, § 1, 8-20-2024)

A warehouse shall provide parking as required in Chapter 18.42 and shall show that any stored material will not constitute a hazard to surrounding property.

(Ord. No. 743, § 3, 3-21-2017)

At all vehicular intersections with public streets, clear vision shall be maintained as follows:

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A. Extend curb lines of the two intersecting streets to point A where the lines intersect.

B. Locate points B and C by measuring 40 feet from point A along the curblines of each intersecting street, where the intersection involves a collector or arterial street; 25 feet for residential street intersections.

C. The "clear vision triangle," defined by points A, B and C, shall be free of all obstructions between three feet and eight feet in height, except for sign poles and tree trunks no greater than six inches in diameter.

D. Minor deviations may be permitted by the Planning Commission at the recommendation of the Development Services Director and Public Works Director.

(Ord. No. 743, § 3, 3-21-2017)

A large family day care home shall be allowed in single family residential dwelling zones, upon the issuance of a family day care permit by the Zoning Administrator and in compliance with the following standards:

A. Notice shall be given to properties within 100 feet of the proposed family day care home at least ten days prior to consideration of the permit.

B. The permit shall be considered without public hearing unless a hearing is requested by the applicant or other affected party by the hearing deadline date. The applicant or other affected party may appeal the zoning administrator's decision to the city council.

C. The family day care function shall be incidental to the residential use of the property.

D. The large family day care home shall not locate within:

1. Three hundred feet of another such facility with said measurement being defined as the shortest distance between the property lines of any such facilities.

2. One thousand two hundred feet of another such facility along the same street with said measurements being defined as the shortest distance between front property lines as measured along the same street of any such facilities.

E. The owner must provide a double-wide driveway which shall be paved to meet city standards and be a minimum of 16 feet wide and 19 feet in depth as measured from the edge of sidewalk to any vertical construction. The driveway shall be available during all hours of operation for the loading and unloading of children. If a garage exists on site, it must be utilized for parking of personal vehicle(s). In the event that less than a two-car garage exists on site, the owner must designate and area on site other than on the driveway so that a total of two personal vehicles can be parked on site, including the garage. Notwithstanding the foregoing, the applicant must comply with all other Code provisions as to parking and traffic.

F. If, in the opinion of the zoning administrator, there is a potential for significant traffic problems, the zoning administrator shall request review of the application by the city traffic engineer. The city traffic engineer may impose accessory requirements for the day care permit in these instances to ensure maintenance of traffic safety levels within the vicinity of the home.

G. Adequate outdoor play space shall be required and determined on a case-by-case basis. Outdoor play activity shall not be allowed in the front or exterior side yard of the home.

H. Play area shall be designed and located to reduce the impact of noise on surrounding properties.

I. A business license will be obtained concurrently within the use permit.

J. At the city's discretion, an annual review of the permit may be done to determine compliance with state and city requirements and the permit's conditions of approval.

(Ord. No. 743, § 3, 3-21-2017; Ord. No. 748, § 4, 5-15-2018)

Portable storage unit:

Any container designed for the outdoor storage of personal property which is typically rented to owners or occupants of residential property for their temporary use on the exterior of the property and which is delivered to the property and removed by vehicle.

Portable storage units shall be permitted in residential zoning districts only on lots containing dwelling units subject to the following requirements:

A. Portable storage units shall be permitted for a period not to exceed seven consecutive days within a six month period.

B. Portable storage units shall not exceed a cumulative gross floor area of 140 square feet for each dwelling unit and shall not exceed a height of eight and one-half feet and a length of 16½ feet.

Portable storage units shall be permitted in commercial, industrial or public/semi-public zoning districts only as accessory uses incidental to a permitted commercial, industrial or public/semi-public principal use.

Portable storage units shall not be located in any required open space, landscaped area, on any street or sidewalk or in any public right-of-way or utility easement, in any location that interferes with vehicular or pedestrian circulation, in any required off-street parking space, in any location that restricts safe ingress or egress of buildings, in any location that hinders access to fire hydrants or utility shut-off valves, or in any location that obstructs a clear sight triangle or clear sight distance.

(Ord. No. 743, § 3, 3-21-2017)