Local zoning · Solano County

Solano County — Landscaping and Screening

Q: Do commercial projects need masonry walls when next to houses?

Yes — certain commercial districts require a 6 ft masonry or equivalent opaque screen where they abut an R district: for example, the C‑S district requires a 6 ft masonry or solid board wall, and the C‑O district requires a 6 ft decorative masonry wall on side/rear property lines abutting R districts (with a 6 ft opaque screen option where abutting R‑R ) — see § 28.41B .

Landscaping and Screening under the Solano County local zoning and planning code, with the controlling citations.

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Last reviewed: July 3, 2026

Overview

This page summarizes what the Solano County Zoning Ordinance (Chapter 28) requires for landscaping, screening, buffers, fences, walls, and trees in the unincorporated areas of Solano County. It pulls directly from the County zoning chapters and tables that govern development standards, and explains how screening rules vary by zoning district and by special-use rules (for example for agricultural uses and battery energy storage systems). Where possible the controlling code section is cited; verify final parcel-level requirements with the County. For related rules see Solano County Zoning, Development Standards, Parking, Design Review, Overlay Districts, California Building Standards Code, and California ADU law.

Key county rules (plain list)

Minimum wall/fence/screening where commercial or industrial uses abut residential zones: specific six‑foot masonry/opaque screen requirements appear in the commercial/industrial development standards (Table 28.41B) — see § 28.41B .
General fence-height limits in residential districts: fences behind the building line cannot exceed seven feet; fences between the building line and any street line cannot exceed three feet unless the fence is open/transparent (e.g., chain link, wrought iron) — see § 28.93 .
Outdoor storage and agricultural service uses must be screened from public view and, when adjacent to an R district, must be adequately screened by landscaping or solid fencing — see § 28.70.10 (referenced in the agricultural service use standards) .
Special technical screening and security requirements exist for Battery Energy Storage Systems (BESS): tall perimeter fencing, transparency and camera/security rules, and a requirement that modules not be visible from nonparticipating structures or rights-of-way — see § 28.1032.4 (security and screening) .
Many district-specific tables include brief “Walls and Fences” or “Fencing Requirements” notes in the Development Standards tables; consult the table that corresponds to the zoning district on the official zoning map and the referenced code sections (Table 28.41B and others) — see § 28.41B and related district tables .

District-by-district breakdown (landscaping & screening)

R (Residential) districts

Purpose & typical uses: single-family and other residential uses; landscaping standards are applied primarily to protect residential character. (See district tables in Chapter 28.)
Screening / fences: In any R district, fence heights are limited — portions of fences behind the building line may be up to 7 ft; portions between the building line and any street line are limited to 3 ft unless the part of the fence above 3 ft is open (permitting visibility) — § 28.93 .
Trees and landscaping: The ordinance references general development and landscaping standards (see § 28.70 for general standards), but species choices, irrigation, and tree protection measures are not exhaustively listed in the zoning text provided here (see Information Gaps). See also the County’s design/landscape guidance when Architectural Approval is required (verify with Design Review).

R‑R (Rural Residential)

Purpose: low-density rural residential; screening requirements are more flexible where commercial/industrial abuts R‑R.
Where a commercial district abuts R‑R, the ordinance allows a screen made up of walls, fences, landscaping, berms, or any combination to form a 6 ft opaque screen in lieu of a masonry wall required for higher-intensity commercial districts — see § 28.41B .

C‑S (Commercial‑Service)

Purpose & uses: service and commercial uses that serve a community.
Screening requirement: Where any C‑S use abuts an R district, a minimum 6 ft high separating masonry wall or solid board fence must be erected and maintained — § 28.41B .
Practical note: this is a hard requirement in the development standards table — design and material choices should be shown on project site plans. Also check Signage and lighting standards in the same table (illumination directed away from adjacent properties) § 28.41B .

C‑O (Commercial‑Office)

Screening requirement: On side and rear property lines abutting R districts, a 6 ft decorative masonry wall is required; where abutting R‑R, an opaque 6 ft screen made of walls, fences, landscaping, berms or a combination is permitted — see § 28.41B .
Practical tip: the table explicitly ties lighting and other site amenities to protecting adjacent residential properties (e.g., lighting directed away) — verify lighting plans with § 28.41B .

M‑L (Manufacturing‑Limited) and other Industrial districts (I‑WD, I‑AS)

Purpose & uses: manufacturing, warehousing, agricultural support services, light industry.
Screening and outdoor storage: Industrial and agricultural service uses often require outdoor storage areas to be screened from public view and, when adjacent to R districts, “adequately screened” by landscaping or solid fencing materials — see the Agricultural/Industrial general requirements that reference § 28.70.10 and the I‑AS standards (see table and use-specific notes) .
Fencing and walls: Multiple industrial district tables include “Fencing Requirements” and “Walls and Fences” cells; specifics may be in the district table for the particular industrial zone — see § 28.41B / district tables .

A‑SV‑20 / ATC / ATC‑NC (Suisun Valley agricultural districts)

Purpose: preserve agricultural character while allowing tourism and accessory uses.
Screening: Development standards reference landscaping and setbacks and note that accessory outdoor uses and storage must be screened; where site-specific standards apply, landscaping must be shown on development plans — see § 28.23 and referenced development standards (Table 28.23B / 28.23C) .
Practical: these districts emphasize preserving rural character — landscape plans should prioritize native/agricultural‑compatible planting, and check setback rules in Table 28.23B for placement of landscaping relative to buildings § 28.23 .

W (Watershed / special hazard)

Notes: W District rules focus on protection of watershed and hazard avoidance. Screening is governed by general development standards plus any site-specific constraints; landscape choices may be limited to avoid increased wildfire or landslide risk — see § 28.51A and associated notes (W district descriptions) . Confirm fire-related landscaping limits with fire authority and the adopted wildland-urban interface guidance.

Special‑use rules (BESS / utilities)

Battery Energy Storage Systems (BESS): include a dedicated security/screening subsection requiring at minimum a non‑scalable transparent perimeter fence of at least 10 ft, cameras, compliance with NFPA 855 barrier/buffering requirements, and that modules not be visible from nonparticipating structures or public rights-of-way — see § 28.1032.4 (security and screening) .
Utilities & pad‑mounted equipment: the ordinance references screening and plant matrix guidance for utility equipment; typical clearances and screening concepts are noted in the County's referenced guidance (see transformer screening guidance for plant choices and clearances) .

Quick standards table (decision‑relevant)

What	Key rule / design parameter	Code Reference
Fence height in R districts (behind building line)	Max 7 ft behind building line; max 3 ft between building line and street line unless fence above 3 ft is open	§ 28.93
C‑S abutting R	6 ft minimum separating masonry wall or solid board fence	§ 28.41B
C‑O abutting R	6 ft decorative masonry wall on side/rear lines; when abutting R‑R, 6 ft opaque screen (walls/landscape/berms/combo) allowed	§ 28.41B
Outdoor storage for agricultural/industrial services	Must be screened from public view; adjacent to R must be adequately screened by landscaping or solid fencing	§ 28.70.10 (referenced in use standards)
BESS facilities (security & screening)	Non‑scalable transparent perimeter fence ≥10 ft; modules not visible from nonparticipating structures/ROW; cameras/signage; NFPA 855 compliance	§ 28.1032.4 (subparts)
General development/landscaping requirements	Landscaping, parking buffering, lighting direction and screening are referenced in development standards and district tables (site plans required)	§ 28.70, § 28.41B

Practical guidance / interpretation

Show proposed walls, fences, and landscaping clearly on the site plan and on any application for Architectural Approval or a use permit; the County’s development tables treat these as required site elements (see § 28.41B and references to § 28.70 for plan contents) .
Where a district table prescribes a masonry wall or opaque screen, the County expects a continuous, maintained barrier that achieves the specified height — material and visibility details are enforced through plan review and zoning clearance (verify with the Planning Division). See the County’s rules for lighting direction and sign placement as they relate to screening in the same tables § 28.41B .
For landscapes and trees in areas subject to fire-safety overlays or WUI policy, county development standards may be superseded by state or fire-code requirements (verify with the local fire authority and see the County’s references to wildfire interface guidance) — see § 28.51 / W District and BESS/NFPA references for technical constraints .
If your project involves parking areas, remember parking lot landscaping, curb setbacks, and screening relate to the County Parking standards and to the general development sections — include tree wells, irrigation, and species lists if required by a discretionary approval § 28.94 / § 28.70 .

Checklist (what an applicant must satisfy)

Show all property lines, adjacent zoning districts, and indicate where the site abuts any R district. Verify masonry/opaque‑screen triggers per district (C‑S, C‑O, etc.) — see § 28.41B .
Provide a landscaping plan with plant species, sizes, and maintenance notes if screening is satisfied by vegetation (show how the planting achieves a 6‑ft opaque screen where required) — see § 28.70 and district tables .
Dimension all fences/walls and show building lines so the County can confirm fence‑height limits in R districts (7 ft behind building line; 3 ft adjacent to street unless open) — § 28.93 .
For utility or BESS projects: include security fencing, visibility analysis, NFPA 855 compliance notes, and signage/camera plans — see § 28.1032.4 .
If the site is in an overlay (e.g., policy plan overlay, W district, Suisun Marsh), include overlay-specific landscaping/screening commitments and any extra development-plan materials required — see Overlay Districts and policy plan requirements § 28.78 / § 28.23 .
Confirm lighting will be directed away from adjacent properties and that signage associated with screening (e.g., for BESS) is provided as required — see § 28.41B .
Obtain any necessary Architectural Approval, Use Permit, or Zoning Clearance as required by the district (check Table of Allowed Uses and referenced sections) — see § 28.109 and district use tables .

Risks & Ambiguities

Issue	Why it matters	What to verify
Whether planting alone satisfies a “6 ft opaque screen” requirement	County tables require an opaque screen; plantings take time to mature and may not meet “opaque” immediately	Verify acceptable combinations of wall + plantings with the Planning Division; show interim measures on plans (e.g., temporary fencing) — see § 28.41B
Exact code subsection for agricultural screening language	The ordinance references screening in agricultural service standards but the table cross‑references multiple sections	Confirm the controlling land‑use regulation citation for the parcel (Table row + referenced section) and ask staff to identify the exact subsection that applies — see § 28.70.10
Tree species / wildfire risk vs. screening needs	Fire safety rules can limit plant choices or placement in WUI areas; conflict between screening and defensible-space rules	Verify with County Fire and the Director of Resource Management; apply local WUI standards and NFPA guidance — see W district notes § 28.51 and BESS/NFPA references
BESS screening specifics (visibility vs. transparency)	BESS rules require modules not be visible from nonparticipating structures/ROW but also specify transparent perimeter fencing for security	Coordinate project-level screening plan with County reviewers and fire authority to balance security and concealment — see § 28.1032.4
Site-specific variance or overlay exceptions	Policy Plan overlays or a Board of Supervisors action can modify development standards	Check whether the property is in a policy plan overlay (identified with “‑PP”) and whether any site-specific standards apply — see § 28.78.20 and policy plan description

Plain-English Summary

In unincorporated Solano County, the zoning tables require solid screening (often a 6‑foot masonry wall or a 6‑foot opaque combination of wall/berm/planting) where many commercial or office zones back up to residential zones; in residential zones fences are limited to 3 ft in front yards (unless open) and 7 ft behind the building line. Special uses (e.g., BESS, utilities, agricultural storage) have their own screening rules — show everything on your site plan and verify specifics with County staff. See § 28.41B, § 28.93, and § 28.1032.4 for the principal provisions cited here .

Source References

County zoning development standards and district tables (Table 28.41B and related district tables) — § 28.41B .
BESS (Battery Energy Storage System) security and screening requirements — § 28.1032.4 (subparts on security, screening, setbacks) .
General fence and height regulations for R districts — § 28.93 .
Agricultural / agricultural service general requirements and screening of outdoor storage — § 28.70.10 (referenced in use-specific standards) .
Policy plan overlay district rules and requirement to include landscaping in development plans — § 28.78 (policy plan descriptions and required elements) .
District development standards and tables including manufacturing/industrial and I‑AS notes — district tables and development standards in Chapter 28 (see Table 28.42B, Table 28.51A) .
County transformer / utility screening guidance (illustrative plant matrices and clearances) — County-referenced guidance in project materials (illustrative doc excerpt) .

Sources

Retrieved passages

Solano County Zoning Code (Chapter 28) Medium relevance
Solano County Zoning Code (Section 28-111) Medium relevance
Solano County Zoning Code (section with) Medium relevance
Solano County Zoning Code (Section 11-111) Medium relevance
CWUIC § 65850.6 (Title 24) Medium relevance
Solano County Zoning Code (Section 28.01) Medium relevance
Solano County Zoning Code (Chapter 28) Medium relevance
Solano County Zoning Code (Section 28-99) Medium relevance

Cited sections

County zoning development standards and district tables (Table 28.41B and related district tables) — **§ 28.41B** . (§ 28.41B)
BESS (Battery Energy Storage System) security and screening requirements — **§ 28.1032.4** (subparts on security, screening, setbacks) . (§ 28.1032.4)
General fence and height regulations for R districts — **§ 28.93** . (§ 28.93)
Agricultural / agricultural service general requirements and screening of outdoor storage — **§ 28.70.10** (referenced in use-specific standards) . (§ 28.70.10)
Policy plan overlay district rules and requirement to include landscaping in development plans — **§ 28.78** (policy plan descriptions and required elements) . (§ 28.78)
District development standards and tables including manufacturing/industrial and I‑AS notes — district tables and development standards in Chapter 28 (see Table 28.42B, Table 28.51A) . (Chapter 28)
County transformer / utility screening guidance (illustrative plant matrices and clearances) — County-referenced guidance in project materials (illustrative doc excerpt) .
SolanoCounty_ZoningCode.md
2022 PGE Greenbook.md

Frequently asked questions

What kinds of fences are allowed in unincorporated Solano County R zones?

Fences in R districts are limited so that portions behind the building line may be up to 7 ft high, while portions between the building line and any street line may not exceed 3 ft unless the portion above 3 ft is open (e.g., chain link or wrought iron). See § 28.93 .

Do commercial projects need masonry walls when next to houses?

Yes — certain commercial districts require a 6 ft masonry or equivalent opaque screen where they abut an R district: for example, the C‑S district requires a 6 ft masonry or solid board wall, and the C‑O district requires a 6 ft decorative masonry wall on side/rear property lines abutting R districts (with a 6 ft opaque screen option where abutting R‑R) — see § 28.41B .

Can landscaping count instead of a wall for screening?

Yes, in some circumstances a screen composed of landscaping (alone or combined with walls/berms) may satisfy the “6 ft opaque screen” requirement, but the County will want to see planting details (species, sizes, maintenance) and may require interim measures until plantings mature. The development tables and policy plan overlay standards reference landscaping as an acceptable screening method — see § 28.41B and § 28.70 . Verify with the Planning Division whether the proposed planting plan qualifies as “opaque” at installation.

Are there special screening rules for battery energy storage (BESS) projects?

Yes. BESS projects are subject to specific security and screening rules — at minimum a non‑scalable transparent perimeter fence of at least 10 ft, cameras and signage, NFPA 855 barrier/buffering compliance, and a requirement that modules not be visible from nonparticipating occupied structures or public rights-of-way — see § 28.1032.4 .

Does the County specify tree species or irrigation requirements for screening plantings?

The zoning ordinance references landscaping and requires plans but does not contain a comprehensive, prescriptive plant list in the excerpts provided here. The County does reference plant matrices and illustrative utility screening guides for specific equipment in its guidance materials; for species and irrigation requirements, confirm with County plan reviewers and any applicable overlay or fire authority rules — see § 28.70 and referenced guidance . If located in a wildfire hazard area, additional restrictions on vegetation may apply (verify with fire authority) .

Where do I show screening on my application?

Show walls, fences (heights and materials), planting plans (species and size), and existing/proposed contours on the site plan submitted with an Architectural Approval, Use Permit, or Zoning Clearance. The district development tables require landscaping, lighting orientation, and screening to be shown as part of the development plan — see § 28.41B and § 28.70 .

If my property is in a policy plan overlay, does that change landscaping rules?

Yes. Policy plan overlays (designated “‑PP”) can set tailored development standards including landscaping; an overlay application must include landscape standards and may supersede underlying district rules — see § 28.78 (policy plan overlay descriptions and required development plan contents) .

Can outdoor storage on an agricultural service property be visible to the road?

No — outdoor storage incidental to agricultural service uses is required to be screened from public view; when adjacent to an R district, outdoor storage must be screened by landscaping or solid fencing — see § 28.70.10 (agricultural service standards) .

What if I need a taller fence for safety or ADA reasons?

Requests for deviations (variances or waivers) must follow County variance/waiver procedures; reasonable accommodation requests for disabilities are handled under the County’s waiver rules and may modify standards without a variance in certain circumstances — see § 28.112 / Waiver guidance and the Reasonable Accommodation rules in the zoning chapter (waiver/administrative relief provisions) . Verify with Planning staff for the applicable process.

Is design review required for screening or landscaping changes?

Some projects require Architectural Approval or design review per the district and Table of Allowed Uses; if required, a landscape plan and screening details are reviewed as part of that process — see Design Review and the district use tables and development standards (e.g., § 28.41B, § 28.70) . ---

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