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Conduct a noticed Public Hearing to consider zone text amendment ZT-25-04, which would amend Chapter 28 (Zoning Regulations) of the Solano County Code to revise and update regulations related to signs in the unincorporated Solano County; the project is exempt from the California Environmental Quality Act (CEQA) pursuant to CEQA Guidelines Sections 15061(b)(3) and 15311.
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Published Notice Required? Yes _X_ No ____
Public Hearing Required? Yes _X_ No ____
RECOMMENDATION:
The Department of Resource Management (Department) recommends the Planning Commission:
1. Conduct a noticed public hearing to consider Zone Text Amendment No. ZT-25-04; and
2. Adopt a resolution recommending that the Board of Supervisors adopt the proposed ordinance Zone Text Amendment No. ZT-25-04 amending Chapter 28 of the Solano County Code to revise and update regulations related to signs in the unincorporated Solano County (Attachment A).
SUMMARY:
The matter before the Planning Commission involves proposed amendments to Chapter 28 of the Solano County Code (Zoning Regulations) to reorganize and update Section 28.96 pertaining to signs in the unincorporated area of Solano County. The updates include reorganization of Section 28.96, modifications to what signs are allowed without a permit, new sign permit levels (minor and major), adjustments to sign standards, and other revisions intended to eliminate ambiguities, promote internal consistency, and improve the efficiency of sign permit processing.
DISCUSSION:
Summary of Changes:
Reorganization of Sections: Section 28.96 is reorganized to promote readability and internal consistency within Chapter 28. The reorganization includes moving the “Definitions” to the top of the ordinance (now Section 28.96.20) and modifying section headings improve the clarity of the regulations.
Signs Allowed Without a Permit. Currently, banners and pennants are prohibited under the existing sign ordinance. The proposed amendment would allow their use specifically for grand openings, provided that the business holds an active Solano County business license. For flags, the current ordinance allows a maximum pole height of 12 feet in residential districts and 30 feet in nonresidential districts. Under the proposed ordinance, official flags would be permitted on poles up to 30 feet in all zoning districts, and non-official flags would be limited to 35 square feet in size. This change increases the allowable flagpole height for residential properties while establishing a content-neutral size limitation for non-official flags.
Minor and Major Sign Permits. Currently, the sign ordinance provides a single permitting process in which the Zoning Administrator reviews all sign applications and may grant limited exceptions (up to a 25 percent increase in sign area) when additional size is needed for readability from a major street. This process includes a required 30-day review period for permit decisions and applies to all sign types. This generally takes about 60-90 days from application submittal to permit issuance. Applicants often also need a building permit, which extends the timeline.
Under the proposed ordinance, this structure would be replaced with a new two-tier permitting system intended to streamline minor applications and create a discretionary pathway for more significant requests. The first tier, a Minor Sign Permit, would be a ministerial approval confirming compliance with the general and specific standards of the ordinance. These permits would be processed administratively by the Department of Resource Management without public notice or hearing.
The second tier, a Major Sign Permit, would be subject to discretionary review and a noticed public hearing before the Zoning Administrator. This permit would allow for greater flexibility by authorizing signs that exceed the standards pertaining to maximum number of signs, maximum combined sign area, and maximum sign height in a particular zoning district as defined in Section 28.96.80. The maximum exceedance would be two times the applicable standard, if findings are made demonstrating the additional size or number is necessary for readability from major street approaches, is compatible with building scale and surrounding context, and meets design criteria outlined in the ordinance.
Sign Standards. Under the current ordinance, agricultural zoning districts (A, A-SM, A-SV-20) are limited to a combined maximum sign area of 60 square feet, with indirect lighting as the only permitted illumination. The proposed amendment doubles the allowable combined sign area to 120 square feet. This adjustment provides greater flexibility for agricultural operations to display identification or directional signage that is appropriately scaled to larger parcels and commercial aspect of Agriculture.
The proposed ordinance would expand the types of signs allowed in all districts, promoting consistency and greater flexibility for property owners.
Design Standards. Under the current ordinance, sign color and material standards are expressed as emphasizing colors, and should be harmonious and compatible with surrounding architecture and the building being identified. The proposed ordinance provides more specific design guidance by establishing a limit of one (1) base color and up to three (3) accent colors for each sign, excluding business logos from the color count. This added specificity is intended to maintain visual consistency and design quality while allowing for individual branding flexibility. It also introduces a new emphasis on using natural materials and promoting an agricultural theme throughout the county, except in the urbanized areas of unincorporated Vallejo.
Illumination. The current ordinance prohibits direct lighting such as exposed bulbs forming text, discourages reflective materials, and requires energy-efficient fixtures. The proposed amendments expand allowable lighting types to include neon (if enclosed), external, internal, and halo illumination, while continuing to prohibit blinking or flashing signs.
Temporary Signs. The proposed ordinance updates the temporary sign provisions by simplifying the layout and providing consistent formatting and measurable standards across sign types. The section now consolidates temporary sign regulations under one heading with clearer subsections and updates several key provisions. The proposed ordinance also adds new flexibility by introducing portable off-premise signs which was not previously addressed. Standards allow one portable off-premise sign per receiving site with limits on size, height and location.
Master Sign Plans. Under the current ordinance, a Master Sign Plan (MSP) is required for new commercial developments or exterior remodels with four or more tenants. The Zoning Administrator has the authority to approve a Master Sign Plan and may allow up to double the number or total area of signs otherwise permitted, provided certain findings are met regarding design consistency and site configuration. The existing ordinance also includes a 30-day deadline for administrative action on MSP applications once they are deemed complete
The proposed ordinance retains the requirement for a Master Sign Plan in multi-tenant developments with four or more tenants but expands to include projects seeking more than 200 percent of the normally allowed signage. The Master Sign Plan process would fall under a Major Sign Permit, which introduces a discretionary review and public hearing component before the Zoning Administrator. The Master Sign Plan also requires additional design materials to be given at the application.
Nuisance and Appeal Clean Up. The current sign ordinance defines judicial review, appeals, and nuisance provisions independent from the rest of Chapter 28, which creates procedural inconsistencies. The proposed ordinance consolidates these processes for code consistency. Sign nuisance declarations are a simpler process when a sign would conflict with the 28.96 (Signs). Appeals would change to follow the same procedures used in Section 28.112 (Appeals). The judicial review section is removed entirely, as the revised appeal and nuisance provisions establish a complete administrative process for resolving disputes and maintaining compliance within the County’s established framework.
Outreach Summary
County staff requested preliminary comment to 10 different entities/people involved in the sign industry. Staff received two (2) responses back with one (1) providing comment on the proposed ordinance and one (1) providing general question and comment. The feedback was then implemented into the proposed changes to chapter 28.96.
GENERAL PLAN CONSISTENCY
The proposed ordinance is consistent with the Solano County General Plan in that the amendments to the text of Solano County Zoning Regulations are compatible with the objectives, policies, general land uses, and programs specified in the plan. The proposed ordinance does not alter prior regulations for intensity or location of development in the County.
ENVIRONMENTAL REVIEW
The proposed zone text amendment is exempt from the California Environmental Quality Act (Public Resources Code §21000, et seq.) (CEQA) pursuant to CEQA Guidelines (Cal. Code Regs., tit. 14, §15000 et seq.) Section 15061(b)(3) (Common Sense Exemption) because the proposed project has no potential to cause a significant effect on the environment. The proposed Sign Ordinance revises and reorganizes existing regulations governing the design, size, placement, and permitting of signs within the unincorporated Solano County. The ordinance does not authorize any specific development project or physical construction activity that could directly or indirectly cause environmental impacts.
In addition, CEQA Guidelines Section 15311 involves consists of construction, or placement of minor structures accessory to (appurtenant to) existing commercial, industrial, or institutional facilities. Section 15311 applies to this proposed project as the section notes that On-premise signs as a use that would be exempt.
PUBLIC HEARING NOTICE
In accordance with Solano County Zoning Regulations and State law, notice of a public hearing was published at least 20 days before the scheduled hearing in the Fairfield Daily Republic (Attachment C). In addition, all persons requesting notice of the public hearing were mailed notices of the hearing.
RECOMMENDATION:
Staff recommends that the Planning Commission adopt a resolution recommending that the Board of Supervisors adopt the proposed ordinance (ZT-25-04) amending Chapter 28 (Zoning Regulations) of the Solano County Code which would amend Chapter 28 (Zoning Regulations) of the Solano County Code to revise and update regulations related to signs in the unincorporated Solano County.
ATTACHMENTS:
A - Resolution with Draft Ordinance (Clean)
B - Draft Ordinance (Redline)
C - Public Notice