Local zoning · Suisun City

Suisun City — Overlay Districts

Overlay Districts under the Suisun City local zoning and planning code, with the controlling citations.

Last reviewed: July 2, 2026

Overview

Suisun City's zoning code (Title 18) uses overlay zoning in two distinct, established ways: a Cannabis Business Zone (CBZ) overlay that authorizes and confines commercial cannabis activity, and a Special Sign Overlay District (SSOD) that provides for highway‑oriented signage and off‑site advertising along the Highway 12 corridor. This page summarizes what the local ordinance actually requires for those overlays, where they apply, and the most decision‑relevant numeric limits and procedural hooks. For base zone rules (setbacks, parking, design review) consult the city's zoning and standards pages linked below and confirm parcel‑specific rules with the city.

(First-time topic links: see Suisun City Zoning below.)

Suisun City zoning: Suisun City Zoning — parking: Suisun City Parking — design review: Suisun City Design Review — signage: Suisun City Signage — ADUs: Suisun City ADUs — building code: California Building Standards Code.

Overlay district by district

Special Sign Overlay District (SSOD)

Purpose: The SSOD is an overlay in the city's sign chapter intended to increase visibility/economic vitality along Highway 12 while protecting traffic safety and aesthetics. It authorizes a single highway‑oriented SSOD sign within the overlay area and allows limited off‑site advertising as part of that sign program. See the sign rules in Title 18, Chapter 18.44 for the governing policy and permit rules § 18.44.030 and § 18.44.040.
Where it applies: commercially zoned properties adjacent or proximate to Highway 12 on the same side of the highway; up to five SSODs may be designated within the corridor. The SSOD amends the zoning map only for permitted signage and does not change other development standards for the property (i.e., it is sign‑only). See SSOD criteria and effect in the sign chapter.
Typical permitted signage and dimensional limits (decision‑critical):
- Maximum height for a highway‑oriented SSOD sign: 60 ft (the city council may approve greater height with findings; must conform to Travis AFB LUCP height limits).
- Spacing: no highway‑oriented sign within an SSOD shall be within 100 ft of any existing highway‑oriented SSOD sign in an adjacent SSOD; no highway‑oriented sign shall be located closer than 500 ft to any other highway‑oriented sign (site‑level spacing rules).
- Sign area limits: single‑tenant highway‑oriented signs 60 sq ft max; multi‑tenant highway‑oriented signs 150 sq ft max; freestanding sign allowances are in addition to base freestanding signage.
- Illumination: signs must be internally lit and effectively shielded to avoid glare to drivers and to comply with airport/Travis AFB considerations; electronic changeable‑copy LED allowed only consistent with § 18.44.070(J)(3).
  These items are recorded in the SSOD development standards and in the highway‑oriented sign rules in Chapter 18.44 (see excerpts).
Permitting path & procedures:
- SSOD designation is an amendment/overlay action requiring public hearings (planning commission recommendation and city council ordinance) per the sign chapter; applicants may file an SSOD Designation Application concurrently with an SSOD sign permit. The city uses the regular amendment/hearing procedures set out in the code. See the SSOD application procedures in Chapter 18.44.
Practical notes:
- The SSOD only changes allowable signage for the properties included; it does not change building setbacks, parking, or use entitlements for the property. Any sign approval still triggers the normal sign permit and any other required permits (e.g., encroachment, building).

Cannabis Business Zone (CBZ, also called CBZ/“cannabis business zone”)

Purpose: The Cannabis Business Zone (CBZ) is an overlay zoning designation that confines commercial cannabis operations to specified non‑residential areas and provides the framework to permit and regulate those operations locally. The rules and limits for CBZs are in Chapter § 18.49.060 and related cannabis provisions (development agreements, permitted cannabis types) in Chapter 18.49.
Where it applies / exclusions:
- A CBZ may only be established on non‑residential land; properties in residential zones (RL, RM, RH1, RH2, RMU) and the Waterfront District Specific Plan may not receive a CBZ designation § 18.49.060(D).
- CBZs cannot be designated within 600 feet of a school, day care center, or youth center; and a property within 1,000 feet of an established CBZ cannot be designated as a separate CBZ (distance measured from property line to property line). These distance limits are local requirements for CBZ establishment § 18.49.060(E).
Typical permitted uses (by state license type):
- The city ties local permissions to the State license types (Type 1–14 and others described in § 18.49.050). Most commercial cannabis uses (cultivation, manufacturing, distribution, testing, non‑storefront retail via delivery, etc.) are allowed only inside a CBZ; storefront retailers are an exception and have separate local limitations (e.g., limited number and allowed zones) § 18.49.050 – § 18.49.160.
Key procedural and development controls:
- CBZ designation follows the amendment procedures in Chapter 18.82; property owner consent rules and submittal requirements apply for CBZ expansions (multiple owners must consent to include their parcels) § 18.49.060(F). Applicants must submit detailed information (uses mix, job projections, security, perimeter design) and pay fees.
- Because of complexity and public interest, CBZ approvals are typically tied to a development agreement and certain CBZs will be subject to a development agreement before any commercial cannabis operations or certificates of occupancy are issued § 18.49.070. The development agreement may include conditions addressing public outreach, fees, security, odor/ventilation controls, and other site‑specific measures.
Practical constraints and community considerations:
- The city explicitly requires the council to make findings that CBZ uses will not adversely affect the community (e.g., nuisance odors, criminal activity) as part of its review criteria § 18.49.060(G). Local review can require mitigation measures (ventilation/filtration, security, operational limitations) and a development agreement.

Decision‑relevant table (quick reference)

Overlay / Standard	Decision‑relevant rule	Code reference
SSOD — max highway sign height	Highway‑oriented SSOD sign shall not exceed 60 ft (city council may approve taller with findings; must comply with Travis AFB LUCP)	SSOD development standards in Chapter 18.44 — see SSOD excerpt
SSOD — sign area	Single‑tenant highway sign 60 sq ft max; multi‑tenant 150 sq ft max; freestanding area additional to base allowances	Highway‑oriented rules and Table 18.44.03, Chapter 18.44
SSOD — spacing	No SSOD sign within 100 ft of an SSOD sign in an adjacent SSOD; no highway‑oriented sign closer than 500 ft to another highway‑oriented sign	SSOD spacing rules in SSOD subsection and highway‑oriented sign standards (Chapter 18.44)
CBZ — where allowed	Only on non‑residential land; not allowed in RL/RM/RH1/RH2/RMU or Waterfront DSP zones	§ 18.49.060(D)
CBZ — buffers	CBZs and CBZ activities must not be in areas within 600 ft of a school/daycare/youth center; CBZs cannot be a separate zone within 1,000 ft of an established CBZ	§ 18.49.060(E)
CBZ — development agreements	Applicants for CBZ must negotiate and execute a development agreement before operations / CO issued for property subject to the CBZ	§ 18.49.070

Checklist (what an applicant must satisfy before the overlay or activity is approved)

For SSOD: file an SSOD Designation Application and/or highway‑oriented sign permit; include a signage reduction plan and landscaping plan; prepare for public hearings (planning commission recommendation and city council ordinance) § 18.44.
For SSOD: design sign to meet 60 ft height cap (or prepare findings/visual simulations if requesting above 60 ft) and spacing/area rules in Chapter 18.44; plan internal illumination shield and LED compliance per § 18.44.070(J)(3).
For CBZ designation: confirm property is non‑residential and not within prohibited zones; prepare the CBZ application (owner consents if multiple owners) per § 18.49.060(F) and Chapter 18.82 amendment procedures.
For CBZ: document compliance with buffer requirements (600 ft to schools/daycare/youth centers; 1,000 ft to other CBZs) and include conceptual layouts and proposed state license types per § 18.49.060(E) and § 18.49.050.
For CBZ: be ready to negotiate and sign a development agreement (per § 18.49.070) binding key terms before any operations or certificate of occupancy.
For both overlays: coordinate sign/building permits, design review, parking compliance, and any encroachment permits. See Suisun City Signage, Design Review, and Parking pages. Links earlier in Overview.

Risks & Ambiguities

Issue	Why it matters	What to verify
SSOD exact ordinance subsection number not shown in excerpt	The sign chapter contains detailed subsections that control SSOD specifics (spacing, measurement methods, appeals)	Verify the exact SSOD subsection number and final ordinance text with the City Clerk / development services (see Chapter 18.44 and SSOD subsection in the municipal code). Not found in retrieved materials with a single explicit numbered heading for SSOD; confirm on file copy.
Parcel boundary & buffer measurements for CBZ (600 ft / 1,000 ft)	Distance measured from property line to property line can eliminate candidate properties; inconsistent measurement method raises dispute	Confirm buffer measurements and whether easements/public rights count as parcel lines; get written confirmation from the development services director. See § 18.49.060(E).
Sign structural/airport limits (Travis AFB LUCP)	SSOD sign height approvals must still comply with Travis AFB Land Use Compatibility Plan	Coordinate with applicable airport land‑use restrictions and attach required LUCP analysis to any tall‑sign application. See SSOD standards that reference Travis AFB limits.
Development agreements for CBZs	Development agreement obligations may include community benefits, fees, or operational controls that affect feasibility	Expect negotiation; confirm scope of required agreement early in the CBZ application process per § 18.49.070.
Interaction with other sign programs (creative sign/uniform sign)	Installing a highway‑oriented SSOD sign also triggers the city's uniform/creative sign program rules and possibly sign consolidation requirements	Review Table 18.44.03 and uniform/creative program rules; an SSOD application must include a signage reduction plan.
Parcel‑specific zoning & nonconforming uses	Overlays do not change base zone uses; existing nonconforming uses may complicate approvals	Verify the base zoning, existing nonconforming use status, and whether a variance/rezoning is required. Verify with the jurisdiction. Not all parcel details are in retrieved materials.

Plain‑English summary

Suisun City uses two narrow overlay tools: the SSOD lets selected commercial areas near Highway 12 install one large, highway‑oriented sign (with firm area, height and spacing limits and tight illumination controls) and the CBZ confines commercial cannabis businesses to specific non‑residential areas subject to buffers, robust application information, and a development agreement. For SSODs consult the sign chapter (Chapter 18.44) and for CBZs consult § 18.49.060 and the CBZ development agreement rules in § 18.49.070.

Information Gaps

Exact numbered subsection heading for the SSOD excerpt (the sign chapter contains the SSOD text but the retrieval did not show the SSOD's explicit § number in the snippet). Verify the exact subsection number in Chapter 18.44 with the city.
Any recent amendments or map drawings that show which parcels are already included in active SSODs or CBZs — parcel‑level designation/maps are held by the City Clerk or Planning Division (zoning map on file). Verify with the jurisdiction.

Source References

Suisun City Sign chapter, Title 18, Chapter 18.44 (Sign policies; permit procedures; highway‑oriented sign and SSOD development standards) — see policy and SSOD excerpts in the municipal code: § 18.44.030, § 18.44.040, Table 18.44.03, and referenced SSOD standards.
SSOD development standards and procedures (Highway‑oriented sign caps, spacing, illumination, signage reduction plan) — SSOD excerpt and highway‑oriented sign rules. (SSOD-specific excerpts in the sign chapter.)
Cannabis business zone rules — § 18.49.060 (CBZ establishment and criteria) and § 18.49.070 (CBZ development agreements); definitions and allowed commercial cannabis license types referenced in Chapter 18.49.
General zoning districts and zoning map adoption (Table 18.06.01; zoning map on file) — Title 18.06.010–.020.
Table and permit requirements for signs (Table 18.44.03; highway‑oriented sign permit rules).

Sources

Retrieved passages

Suisun City Zoning Code (Section 65583.2) High relevance
Suisun City Zoning Code (section shall) High relevance
Suisun City Zoning Code (section shall) Medium relevance
Suisun City Zoning Code (Chapter 18.36) Medium relevance
Suisun City Zoning Code (Section 65583) Medium relevance
Suisun City Zoning Code (§ 3) Medium relevance
Suisun City Zoning Code (§ 3) Medium relevance
Suisun City Zoning Code (§ 3) Medium relevance
Suisun City Zoning Code (Title 7) Medium relevance
Suisun City Zoning Code (section shall) Medium relevance
Suisun City Zoning Code Medium relevance
Suisun City Zoning Code (§ 3) Medium relevance
Suisun City Zoning Code (§ 40118) Medium relevance
Suisun City Zoning Code (Section 18.49.060) Medium relevance
Suisun City Zoning Code (§ 3) Medium relevance
Suisun City Zoning Code (ARTICLE I.) Medium relevance

Cited sections

Official Suisun City code library

Frequently asked questions

What is an SSOD in Suisun City and where can it be used?

The Special Sign Overlay District (SSOD) is a sign‑only overlay in the Suisun City sign chapter that applies to commercially zoned properties adjacent or proximate to Highway 12 on the same side of the highway; it allows one highway‑oriented SSOD sign (with off‑site advertising) per SSOD area and includes spacing, height and illumination rules. See sign chapter policies and SSOD procedures in Title 18, Chapter 18.44.

How tall and large can an SSOD highway sign be?

Under the SSOD development standards a highway‑oriented SSOD sign generally shall not exceed 60 ft in height (the city council may approve a taller sign with findings) and single‑tenant highway signs are limited to 60 sq ft (multi‑tenant to 150 sq ft); check the highway‑oriented sign rules and SSOD subsection in Chapter 18.44 for full design limits.

Can I put a cannabis business anywhere in Suisun City?

No. Except for a limited number of storefront retailers, commercial cannabis activities are allowed only in a designated Cannabis Business Zone (CBZ) overlay on non‑residential land. Properties in residential zones and certain Waterfront DSP zones are explicitly excluded § 18.49.060(D). Confirm suitable parcels and buffer distances (600 ft from schools/daycare/youth centers) before applying.

What is required to get a CBZ designation?

A CBZ designation follows amendment procedures (Chapter 18.82), needs the application materials and owner consents where multiple owners are involved, must meet buffer and community impact criteria, and is typically tied to a development agreement that must be executed before commercial cannabis operations or certificates of occupancy are allowed § 18.49.060(F) and § 18.49.070.

Do SSOD approvals change base zoning rules (setbacks, parking, uses)?

No. The SSOD applies only to allowed signage and sign development standards; it does not modify other base zoning regulations such as setbacks, parking, or permitted uses. Any sign permit remains subject to the normal permit and building requirements. See Chapter 18.44 and the SSOD effect language.

Is design review required for SSOD signs or for CBZ projects?

Design review and permit processing vary by project size and the underlying approval. Sign permits and SSOD designations require public hearings/ordinance actions when established; larger CBZ developments will trigger discretionary reviews and almost always involve design review and a development agreement. Consult the city's design review thresholds and the sign chapter procedural rules; verify required submittals with the development services director.

How are distances measured for CBZ buffer rules (600 ft to schools etc.)?

The code measures distances as the shortest horizontal straight line between property lines (property line to property line) when applying CBZ buffer rules; confirm measured points with planning staff when evaluating candidate sites § 18.49.060(E).

Where can I find the base sign allowances that the SSOD works with?

Base sign allowances and the “allowed permanent on‑site signs” table are in Table 18.44.03 and other portions of Chapter 18.44; SSOD rules are layered on top of those base allowances. See Table 18.44.03 and highway‑oriented sign permit language.

Do SSOD signs have special illumination rules because of Travis AFB?

Yes — the SSOD specifically requires illumination to be shielded to avoid glare and to prevent impairment of airport flight operations at Travis AFB; proposed heights must also comply with Travis AFB Land Use Compatibility Plan limits. See SSOD development standards and illumination rules.

If a property is inside a CBZ, does it automatically allow all cannabis activities?

No — a CBZ allows commercial cannabis activity to occur in that area, but each operation still needs the appropriate local permits (commercial cannabis business permits), state licenses, and must meet any development agreement terms and operational conditions. Check Chapter 18.49 for licensing categories and local permit requirements.

Ask about any Suisun City property

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

Start Free Trial