Local zoning · Solano County

Solano County — Land Use

Q: Are farm stands allowed in the agricultural districts and what limits apply?

Yes — farm stands are addressed in Table 28.23A and the Suisun Valley special standards in § 28.23.50 . Size limits, product‑sourcing requirements (a percentage of agricultural products must be grown in Solano County or on site), and maximum prepackaged food area (e.g., 50 sq ft in some circumstances) are specified; check § 28.23.50 and the Table row for the exact district conditions .

Q: What additional permits are triggered by being in the Suisun Marsh?

Any development in the Suisun Marsh requires a marsh development permit under the Suisun Marsh Preservation Act and the County’s § 28.22.20 ; in many cases a use that would otherwise be allowed becomes subject to a Use Permit and additional environmental/site restrictions. Confirm whether your parcel lies within the Marsh primary or secondary management areas and read § 28.22.20 and § 28.104 .

Q: Can I run an agritourism event or special event at my vineyard?

Agritourism and marketing events are treated in § 28.23.50 and Table 28.23A ; some marketing events are allowed by right while special events facilities or resort hotels are typically subject to a Use Permit. There are operational and parking standards, and in some Suisun Valley districts design review applies. See § 28.23.50 and Table 28.23A for event categories and requirements .

Q: What happens if my use is “nonconforming”?

Nonconforming uses are governed by § 28.114 and overlay-specific rules (e.g., Suisun Marsh nonconforming rules in § 28.22 ). Minor, nonsubstantial changes may be permitted under limits; larger expansions or relocations usually require a Use Permit or are prohibited. Review § 28.114 and the overlay chapter that applies to your parcel and consult the county nonconforming uses guidance .

Land Use under the Solano County local zoning and planning code, with the controlling citations.

Ask a question free See coverage

Last reviewed: July 3, 2026

Overview

This page summarizes how the Solano County Zoning Ordinance (commonly codified as Title 28 / Zoning, sometimes referred to historically as "Title 17") regulates land use in the unincorporated areas of Solano County. It synthesizes which uses are allowed, where they are allowed, the typical permitting paths (A = allowed, AP = administrative permit, MUP = minor use permit, UP = use permit), and the development-standard references you must check on a parcel-by-parcel basis. Primary controls are the district use tables (e.g., Table 28.23A, Table 28.31A, Table 28.42A) and the Article- and section-level standards cited below (for example § 28.23.30, § 28.31.20, § 28.42.20) .

Note: everything on this page applies only to Solano County’s unincorporated areas (incorporated cities in Solano County use their own municipal codes). For the ordinance overview and maps, consult the county zoning landing page. See the county’s rules on zoning for navigation to maps and full tables.

How the code organizes Land Use regulation (short primer)

Uses are controlled primarily by zoning district use tables (labeled “TABLE 28.XXA Table of Allowed Uses” in each district chapter). Examples include Table 28.23A (Suisun Valley/A‑SV/ATC) and Table 28.31A (Rural Residential). These tables show whether a use is A (allowed by right), AP (Administrative Permit), MUP (Minor Use Permit), UP (Use Permit), E (exempt) or prohibited, and they point to further land‑use regulations (see § 28.23.30, § 28.31.20, § 28.42.20) .
Site development standards (setbacks, height, lot area, accessory building rules) are contained in district development standard tables (for example Table 28.41B, Table 28.42B) and in Article IV (beginning § 28.90 for parking, signs, and other project elements) .
Many uses have specific, cross-referenced "land use regulations" in Article III (e.g., § 28.71 for agricultural uses, § 28.72 for residential use rules). When the last column of a Table points to a section (e.g., § 28.71.10) you must read and comply with that section as well .
Other required county procedures include design review/architectural approval (§ 28.102) and site standards such as parking (see county parking rules) and design review when applicable .

District-by-district breakdown (selection of the most decision-relevant districts)

Each subsection below focuses on the unincorporated-district rules in the Zoning Ordinance. Bolded district names and code references are included; read the cited sections for full text and exceptions. Verify parcel-specific rules with the county.

Exclusive Agricultural — A (A-20, A-40, A-80, A-160)

Purpose: Preserve productive farmland and limit non‑agricultural encroachment; established in § 28.21.11 and uses summarized in § 28.21.20. Allowed uses are dominated by crop production, grazing, agricultural accessory buildings, and limited agricultural processing where indicated by the tables .
Typical permitted uses: Crop production, grazing, agricultural accessory buildings, primary dwellings (with conditions). Specific agricultural activities (e.g., pastured poultry, farm stands) may be allowed subject to Table 28.21A/28.71 cross-references — consult § 28.71.10 for agricultural accessory standards .
Key dimensional and development standards: Accessory structure setbacks and limits are referenced in the district tables (e.g., accessory buildings setbacks and aggregate counts); general performance standards and parking requirements are in § 28.70.10 and § 28.94 respectively. For accessory structure siting and required distances see the district development standards tables and accessory rules (examples shown in the A-district tables) .
Where it applies: Unincorporated agricultural lands designated as A-20 / A-40 / A-80 / A-160 on the Solano County Zoning Map; see § 28.21.10 and the zoning map series for parcel boundaries .

Suisun Valley Agriculture / Agricultural Tourist Center — A‑SV‑20, ATC, ATC‑NC

Purpose: Support commercial agriculture and compatible tourism/events in Suisun Valley. See § 28.23.10–§ 28.23.12 for intent and design review requirements .
Typical permitted uses: Crop production and vineyards are allowed by right; wineries, farm stands, retail stores and services, tourist uses are listed with permit categories in Table 28.23A (e.g., farm stands, retail, bed & breakfasts, small tourist-serving uses) .
Key standards: Many Suisun Valley uses require compliance with the general development standards in Table 28.23B / 28.23C and special rules in § 28.23.50 (e.g., farm stand size limits and product-source requirements — at least 25–50% on-site/County-sourced product rules are specified depending on district and context) .
Design review: Design review is explicitly required for all new construction that requires a building permit in A‑SV‑20 / ATC / ATC‑NC; see § 28.23.30(C) and § 28.103 for the process; consult the Suisun Valley design guidelines used in review .
Where it applies: Parcels within the Suisun Valley agricultural zoning as mapped under § 28.23 (see Table 28.23A) .

Suisun Marsh Agricultural — A‑SM‑80 / A‑SM‑160

Purpose: Preserve marsh buffers and agricultural uses adjacent to the Suisun Marsh; see § 28.22.11. Many uses are restricted compared with general agricultural districts and are subject to the Suisun Marsh Preservation Act and marsh development permit rules in § 28.104 .
Typical permitted uses: Crop production and grazing allowed by right in many cases, but more intensive agricultural processing and animal operations may be prohibited or require permits; see Table 28.22A and notes in § 28.22.20 .
Key standards: Any development in the Suisun Marsh requires a marsh development permit in addition to zoning permits; nonconforming uses are treated specially under § 28.114 and marsh permit/management-area rules are in § 28.22.20 .
Where it applies: Parcels mapped within the Suisun Marsh management area; verify primary vs secondary management area status on county maps and with the county planner.

Rural Residential — R‑R (2.5 / 5 / 10 ac) and Residential Traditional Community — R‑TC (various lot sizes)

Purpose: Implement the General Plan’s rural residential densities; see § 28.31 and § 28.31.20 for allowed uses and permit requirements .
Typical permitted uses: Primary single‑family dwellings (A), secondary dwellings/accessory units (often AP or MUP, see local table), limited agriculture, accessory buildings; specific entries and permit categories are in Table 28.31A .
Key standards: Minimum parcel sizes vary by zone (e.g., RR‑2.5, RR‑5, RR‑10 listed with minimum acreage in the district narrative), and accessory/secondary dwelling rules cross‑reference § 28.72 and other residential sections; parking and setbacks are controlled by the district tables and Article IV (§ 28.90 onward) .
Where it applies: Unincorporated residential neighborhoods outside city limits; check the zoning map and Table 28.31A for the specific R‑TC subzone on a parcel .

Commercial — C‑H, C‑N, C‑R, C‑S, C‑O

Purpose: Provide for highway, neighborhood, recreational, service, and office commercial uses; see § 28.41 and the Table 28.41B development standards .
Typical permitted uses: Retail, service businesses, offices, some public services — permit status and limits are in Table 28.41B and the district use tables. Neighborhood-scale commercial centers (e.g., C‑N) have explicit size guidance (e.g., tenant space limits) in district text and tables .
Key dimensional standards (examples): Front setback in C‑H is 20 ft; some commercial districts have no front yard requirement (C‑N, C‑S except where abutting R/A) — see Table 28.41B and § 28.41.30 for the parcel-specific numeric rules .
Where it applies: Unincorporated commercial strips, small neighborhood nodes and service corridors as mapped; check Table 28.41B for parcel-specific setbacks and lot standards.

Manufacturing & Industrial — M‑L, M‑G, I‑WD, I‑AS

Purpose: Provide for light to general manufacturing, waterfront/water-dependent industries, and agricultural service industries; see § 28.42 and § 28.43 for I‑AS specifics .
Typical permitted uses: Manufacturing, warehousing, certain agricultural processing (varies by district), agricultural service in I‑AS; use tables 28.42A/28.43A list the exact permit required for each use .
Key standards: Many industrial uses must be conducted fully within an enclosed building in M‑L (except for specified outdoor storage/agriculture); waterfront industries in I‑WD are strictly interpreted and must show water-dependence per § 28.42.20 and the General Plan/Specific Plan criteria .
Where it applies: Mapped industrial areas in unincorporated County (see county zoning map and Tables 28.42A/B for allowable uses per district) .

Watershed/Marsh/Policy Overlays — W, MP and various overlays

Purpose and application: Watershed, marsh preservation, policy plan overlays and TRAvs/Specific Plans impose additional restrictions (e.g., marsh development permit in Suisun Marsh per § 28.22.20 or Policy Plan Overlay rules in § 28.68); see the overlay chapters and the overlay landing page for mapping overlay districts .
Typical impacts: Additional permit types, extra design or environmental standards, or outright prohibitions for heavy uses in sensitive areas; nonconforming use treatment is stricter inside overlays such as the Suisun Marsh (see § 28.114 and § 28.104) .

Quick decision table — at-a-glance (most decision-relevant)

District (unincorporated)	Typical permitted uses (high-level)	Key standards / triggers you must check	Code Reference
A (A‑20 / A‑40 / A‑80 / A‑160)	Crop production, grazing, agricultural accessory buildings, primary dwellings	Agricultural accessory rules, performance standards, parking; check accessory building counts and setbacks	§ 28.21.20, § 28.71.10
A‑SV‑20 / ATC / ATC‑NC	Vineyards/wineries, farm stands, agritourism, retail (small)	Table 28.23A permit matrix; farm stand size & product sourcing rules; design review required	Table 28.23A, § 28.23.30, § 28.23.50
A‑SM‑80 / A‑SM‑160 (Suisun Marsh)	Limited agriculture; many uses restricted	Marsh development permit required; special nonconforming rules	Table 28.22A, § 28.22.20, § 28.104
R‑R / R‑TC	Single‑family dwellings, accessory units (with approvals), limited ag	Minimum parcel sizes by subzone; accessory dwelling rules cross‑ref residential sections	Table 28.31A, § 28.31.20, § 28.72
C (C‑H / C‑N / C‑O etc.)	Retail, offices, services (scale varies)	Front/side/rear setbacks differ by subdistrict (e.g., C‑H front = 20 ft in Table 28.41B)	Table 28.41B, § 28.41.30
M / I (M‑L / M‑G / I‑AS / I‑WD)	Light & general manufacturing, agricultural service, waterfront industry	Enclosure requirements, waterfront water‑dependence criteria, architectural approval for some	§ 28.42.20, § 28.43.20, Table 28.42A/28.43A
W / MP / Overlays	Resource, conservation, marsh‑sensitive uses	Overlay-specific permits, restricted uses, stricter nonconforming treatment	Table 28.51A, § 28.22.20, overlay chapters (e.g., § 28.60–28.68)

(For full parcel-level answers, cross-check the zoning map, the applicable Table 28.XXA, and the section cited in the table's “Land Use Regulations” column; each table cell often points to a more specific § such as § 28.71.10 for agricultural accessory buildings.)

Checklist — what an applicant must satisfy for a new or changed land use in unincorporated Solano County

Identify the parcel’s zoning district on the Solano County zoning map and the exact subdistrict code (e.g., A‑SV‑20, R‑TC‑6) and read that district chapter (e.g., § 28.23, § 28.31) .
Check the district’s Table of Allowed Uses (e.g., Table 28.23A, Table 28.31A, Table 28.42A) to see whether the use is A / AP / MUP / UP / prohibited and note the “Land Use Regulations” citations in the last column .
Review the cross‑referenced land‑use regulations (Article III sections such as § 28.71 for agriculture, § 28.72 for residential accessory rules) and confirm any special use standards (e.g., farm stand product sourcing in § 28.23.50 or pastured livestock setbacks in § 28.23.50.10/§ 28.71.30) .
Determine whether design review / architectural approval is required (see § 28.102 and district chapters; Suisun Valley districts explicitly require design review) and schedule early outreach to planning staff; see the county design review page .
Confirm parking requirements and vehicle access standards (see the county parking rules and § 28.94) and any road-encroachment/encroachment‑permit requirements for County roads (district tables often reference this) .
If the site is inside an overlay (Suisun Marsh, Policy Plan, TRA, etc.), plan to meet overlay permit conditions (marsh development permit § 28.104 for Suisun Marsh; see overlay chapters) .
For any building work, confirm building permit requirements with the County building official and the California Building Standards Code (this is separate from zoning) — zoning determines use/placement; building code determines construction standards. If proposing an ADU, read the county’s ADU treatment plus state ADU rules California ADU law .
If the use is nonconforming, review the county nonconforming uses rules (see § 28.114) for allowed changes or limitations .
Collect environmental and resource approvals (e.g., Environmental Health for food sales, water & septic approvals, and any state permits for marsh or wetlands work) as required in district-specific sections (often referenced in the Table last‑column citations) .

Risks & Ambiguities

Issue	Why it matters	What to verify
Marsh rules and “marsh development permit” applicability	Suisun Marsh overlay imposes an extra permit and can make otherwise‑permitted uses subject to a full Use Permit or denial	Confirm whether the parcel is inside Suisun Marsh primary or secondary management area and read § 28.22.20 and § 28.104; consult county planner
Exact numeric setbacks and lot-area minima for some subdistricts	District tables often provide numeric standards, but excerpts in summary materials may omit parcel‑specific map building lines	Check the applicable Table (e.g., Table 28.41B, Table 28.42B) and the zoning map; if numeric standards are not in the retrieved materials, “Verify with the jurisdiction” — not all numeric metrics were visible in the provided excerpts
Whether a use is classified as “processing” vs. “retail” (important for permitting)	The permit requirement (A vs UP) can hinge on whether an operation is processing agricultural products or retailing them (wineries and farm stands have specific sourcing/size rules)	Read the exact use definitions and the cross‑references in Table footnotes and § 28.71/§ 28.23.50; verify with County planner for borderline operations
Design review triggers and standards	Certain districts (e.g., Suisun Valley) explicitly require design review for new construction — unclear interpretation of “new construction” vs. alterations may slow a project	Consult § 28.23.30(C) and § 28.102 and confirm with staff early in project planning
Nonconforming use change thresholds	Small changes may be allowed but “nonsubstantial” is a discretionary test; larger changes can require a Use Permit	Review § 28.114 and overlay-specific nonconforming rules (e.g., Suisun Marsh) and verify the county interpretation for the particular nonconforming footprint

Plain-English summary

In unincorporated Solano County the Zoning Ordinance organizes uses by mapped district: consult the district’s Table of Allowed Uses (the “Table 28.XXA” for that district) to see whether your proposed activity is allowed by right, needs an administrative/minor use permit, or requires a full use permit; then read the specific land‑use regulation cited in the last column and the district development standards (setbacks, height, parking). Examples: Suisun Valley has special agritourism/market rules and mandatory design review (§ 28.23); the Suisun Marsh has an extra marsh development permit layer (§ 28.22) that can more strictly limit uses. Always verify parcel zoning, overlay status, and the exact table row that applies to your use and consult planning staff for parcel-specific interpretations .

Source References

Solano County Zoning Ordinance — Agriculture / Suisun Valley: § 28.23.10 – § 28.23.50 and Table 28.23A / Table 28.23B (see the Suisun Valley district chapter and Table 28.23A) .
Solano County Zoning Ordinance — Exclusive Agricultural districts and agricultural-use regulations: § 28.21.10–28.21.30; cross‑references to § 28.71 agricultural use rules .
Solano County Zoning Ordinance — Suisun Marsh Agricultural (A‑SM) district and marsh permitting: § 28.22.10–28.22.20, Table 28.22A, and marsh development permit rules (§ 28.104) .
Solano County Zoning Ordinance — Rural Residential and Residential Traditional Community districts: § 28.31.20 and Table 28.31A (permitted uses and permit requirements) .
Solano County Zoning Ordinance — Commercial district development standards (Table 28.41B) and § 28.41.30 (setbacks & dimensional rules) .
Solano County Zoning Ordinance — Manufacturing & Industrial districts and tables 28.42A / 28.42B; § 28.42.20 (industrial uses and special requirements) .
Solano County Zoning Ordinance — Industrial‑Agricultural Service (I‑AS) district (table 28.43A) and the district development standards § 28.43.30 .
Article IV and site standards: § 28.90 (site development standards; parking/signs cross‑references), § 28.94 (parking requirements) and § 28.96 (signs) .
Design review and architectural approval references: § 28.102 / § 28.103 and district-level design-review triggers such as § 28.23.30(C) (Suisun Valley) .
Nonconforming uses: § 28.114 and overlay-specific nonconforming rules (Suisun Marsh notes appear in § 28.22) .

If you need the exact Table row that applies to a specific use on a specific parcel (e.g., "wineries on APN X‑X‑X"), tell me the APN or parcel address and I will pull the relevant table row, the exact permit required, and the full cross‑references from the ordinance. If any numeric detail above cannot be confirmed in the retrieved excerpts, I mark that item as "Verify with the jurisdiction."

Sources

Retrieved passages

Solano County Zoning Code (Chapter 28) High relevance
Solano County Zoning Code (Chapter 28) High relevance
Solano County Zoning Code (Section 28-99) High relevance
Solano County Zoning Code (Section 28.01) High relevance
CBC § 28.94 (Chapter 28) Medium relevance
Solano County Zoning Code (Chapter 28) Medium relevance
Solano County Zoning Code (Section 28.102) Medium relevance
CBC § 2 (Section 28.93) Medium relevance

Cited sections

Solano County Zoning Ordinance — Agriculture / Suisun Valley: **§ 28.23.10 – § 28.23.50** and **Table 28.23A / Table 28.23B** (see the Suisun Valley district chapter and Table **28.23A**) . (§ 28.23.10)
Solano County Zoning Ordinance — Exclusive Agricultural districts and agricultural-use regulations: **§ 28.21.10–28.21.30**; cross‑references to **§ 28.71** agricultural use rules . (§ 28.21.10)
Solano County Zoning Ordinance — Suisun Marsh Agricultural (A‑SM) district and marsh permitting: **§ 28.22.10–28.22.20**, **Table 28.22A**, and marsh development permit rules (**§ 28.104**) . (§ 28.22.10)
Solano County Zoning Ordinance — Rural Residential and Residential Traditional Community districts: **§ 28.31.20** and **Table 28.31A** (permitted uses and permit requirements) . (§ 28.31.20)
Solano County Zoning Ordinance — Commercial district development standards (Table **28.41B**) and **§ 28.41.30** (setbacks & dimensional rules) . (§ 28.41.30)
Solano County Zoning Ordinance — Manufacturing & Industrial districts and tables **28.42A / 28.42B**; **§ 28.42.20** (industrial uses and special requirements) . (§ 28.42.20)
Solano County Zoning Ordinance — Industrial‑Agricultural Service (I‑AS) district (table **28.43A**) and the district development standards **§ 28.43.30** . (§ 28.43.30)
Article IV and site standards: **§ 28.90** (site development standards; parking/signs cross‑references), **§ 28.94** (parking requirements) and **§ 28.96** (signs) . (Article IV)
Design review and architectural approval references: **§ 28.102** / **§ 28.103** and district-level design-review triggers such as **§ 28.23.30(C)** (Suisun Valley) . (§ 28.102)
Nonconforming uses: **§ 28.114** and overlay-specific nonconforming rules (Suisun Marsh notes appear in **§ 28.22**) . (§ 28.114)
SolanoCounty_ZoningCode.md

Frequently asked questions

What can I build on an R‑TC lot in Solano County’s unincorporated area?

You must first identify the R‑TC subzone for your parcel and read Table 28.31A (Allowed Uses) and § 28.31.20. Typical allowances include a primary single‑family dwelling (A), accessory buildings, and certain accessory uses; accessory or secondary dwellings often require an Administrative or Minor Use Permit depending on the subzone. See Table 28.31A and § 28.72 for residential accessory rules .

What are Solano County setback requirements for commercial properties?

Setbacks are listed in the commercial district development standards table (Table 28.41B) and summarized in § 28.41.30; for example, the C‑H district lists a 20 ft front setback in that table. Always check the specific table for the district on your parcel and any building lines shown on the zoning map .

Do I need design review in Solano County?

Design review/architectural approval may be required depending on the district and the scale of work. Suisun Valley districts (A‑SV‑20, ATC, ATC‑NC) explicitly require design review for new construction that needs a building permit (see § 28.23.30(C)). Other districts reference § 28.102 for architectural approval triggers; verify early with planning staff .

Are farm stands allowed in the agricultural districts and what limits apply?

Yes — farm stands are addressed in Table 28.23A and the Suisun Valley special standards in § 28.23.50. Size limits, product‑sourcing requirements (a percentage of agricultural products must be grown in Solano County or on site), and maximum prepackaged food area (e.g., 50 sq ft in some circumstances) are specified; check § 28.23.50 and the Table row for the exact district conditions .

What additional permits are triggered by being in the Suisun Marsh?

Any development in the Suisun Marsh requires a marsh development permit under the Suisun Marsh Preservation Act and the County’s § 28.22.20; in many cases a use that would otherwise be allowed becomes subject to a Use Permit and additional environmental/site restrictions. Confirm whether your parcel lies within the Marsh primary or secondary management areas and read § 28.22.20 and § 28.104 .

Are wineries and tasting rooms allowed in the county’s agricultural districts?

Wineries and related agritourism activities are specifically listed in the Suisun Valley and A districts’ tables (e.g., Table 28.23A, and cross‑reference § 28.71.20 for agricultural processing). Some winery operations are allowed by right, others require a Conditional Use/Use Permit depending on size, sourcing (percentage of grapes from County land), and whether events/special events are proposed. See Table 28.23A and the winery-specific notes in the table for thresholds and § 28.71 for processing rules .

Can I run an agritourism event or special event at my vineyard?

Agritourism and marketing events are treated in § 28.23.50 and Table 28.23A; some marketing events are allowed by right while special events facilities or resort hotels are typically subject to a Use Permit. There are operational and parking standards, and in some Suisun Valley districts design review applies. See § 28.23.50 and Table 28.23A for event categories and requirements .

Where do I find parking requirements for a proposed use?

Parking standards are in Article IV; the specific parking rates and standards are in § 28.94 and referenced from each district development standard table. Check the district table’s note directing you to § 28.94 for calculation and required spaces, and consult the county parking page for process details .

What happens if my use is “nonconforming”?

Nonconforming uses are governed by § 28.114 and overlay-specific rules (e.g., Suisun Marsh nonconforming rules in § 28.22). Minor, nonsubstantial changes may be permitted under limits; larger expansions or relocations usually require a Use Permit or are prohibited. Review § 28.114 and the overlay chapter that applies to your parcel and consult the county nonconforming uses guidance .

How are accessory dwelling units (ADUs) treated relative to zoning?

ADU treatment touches both county zoning and state ADU law. The county’s residential sections cross-reference accessory/secondary dwelling rules (see § 28.72 and the district tables) but ADUs are also affected by state law; consult the county for how local ADU rules are implemented alongside California ADU law and confirm permit type (AP, MUP, or exempt) with the planner .

Ask about any Solano County property

Get a cited, plain-English answer on Solano County zoning, setbacks, FAR, ADUs and permits — for any address.

Start Free Trial