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Conduct a noticed Public Hearing to consider adoption of an ordinance for Zone Text Amendment ZT-25-01u to amend Chapter 28 of the Solano County Code to revise and update sections pertaining to farm stands in unincorporated Solano County; the project is exempt from the California Environmental Quality Act (CEQA) pursuant to §15061(b)(3) of the CEQA Guidelines
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Published Notice Required? Yes _X_ No ____
Public Hearing Required? Yes _X_ No ____
RECOMMENDATION:
The Department of Resource Management (Department) recommends that the Board of Supervisors:
1. Read the proposed ordinance by title only and waive further reading by majority vote;
2. Conduct a noticed public hearing to consider Zone Text Amendment No. ZT-25-01u; and
3. Adopt the proposed ordinance Zone Text Amendment No. ZT-25-01u amending Chapter 28 of the Solano County Code to revise and update sections pertaining to farm stands in the unincorporated Solano County (Attachment A).
SUMMARY:
On April 22, 2025, the Board of Supervisors considered ordinance ZT-25-01 to revise and update sections of Chapter 28 of the Solano County Code (Zoning Regulations). The Board adopted the ordinance as it pertained to general development standards, agricultural accessory buildings, and land uses on private roads, removing the proposed sections pertaining to farm stands for revision and return to the Board. Staff applied the direction from the Board on the farm stand language to update the on-site growing requirement for farm stands greater than 2,500 SF in size and is now returning to the Board with the revised sections of the ordinance.
The proposed update retains the current on-site growing requirement for farm stands greater than 2,500 SF in size. It clarifies that on-site growing requirements may be satisfied with Agricultural Products grown or produced on-site, or off-site on land within Solano County owned by or leased by the Farm Stand operator, or grown or produced within Solano County and provided to the Farm Stand pursuant to a documented contractual agreement with the Farm Stand operator.
The remaining farm stand revisions suggested below and in Attachment A remain unchanged from staff’s April 22, 2025 staff report and are put forth again for the Board’s consideration.
FISCAL IMPACT:
The costs associated with preparing this agenda item are nominal and included in the Department’s FY2024/25 Working Budget.
DISCUSSION:
Summary of Amendments
Farm Stands: Section 28.01 (definitions) and Article II of Chapter 28 is amended to update the County’s farm stand land use regulations and definitions based on comments received from the Board of Supervisors, members of the public, and multiple divisions of Solano County staff to further clarify County Farm Stand operations.
The primary changes made through these proposed amendments include the following:
• Clarification in the Farm Stand definition to provide internal consistency.
• Simplification of the Agricultural Products definition language from “honey, pollen, unprocessed bees wax, propolis, royal jelly” to “honey and other bee products” and from “raw sheared wool” to “wool”.
• Clarification that “nursery stock” is permitted to be sold at Farm Stands only if grown and produced in Solano County.
• Revised the “are in harmony with” language in both the Local Products and Other Products definitions to “promote” in order to provide more clarity.
• The regulations are amended to provide that farm stand size is measured by gross floor area, instead of total roof-covered area. This is consistent with regulations for measuring the size of other land uses.
Additionally, in response to concerns heard from the public and the Board of Supervisors at the April 22, 2025 Board hearing, staff is proposing the following revised language pertaining to on-site growing requirements for Farm Stand larger than 2,500 SF in size:
In the Agricultural (A), Commercial (C), Agricultural Service (IAS), and Park (P) zoning districts (Solano County Code, Article II, Section 28.74.10(B)(8)(b)(4), relating to land use regulations for Roadside Stands):
On-Site Growing Requirement. At least 50% of Agricultural Products shall be grown or produced on-site or off-site on land within Solano County owned by or leased by the Farm Stand operator, or grown or produced within Solano County and provided to the Farm Stand pursuant to a documented contractual agreement with the Farm Stand operator. The remainder of the Agricultural products may be produced off-site. Please note that nursery stock may only be grown and produced on land within Solano County.
In the Suisun Valley Agricultural zoning districts (A-SV-20, ATC, ATC-NC); (Solano County Code, Article II, Section 28.23.50.40(B)(2)(a)(4) (Special Uses Regulations, Retail Trade Uses) relating to Farm Stands in the Suisun Valley zoning districts (A-SV-20, ATC, ATC-NC):
On-Site Growing Requirement. At least 25% of Agricultural Products shall be grown or produced on-site, or off-site on land within Solano County owned by or leased by the Farm Stand operator, or grown or produced within Solano County and provided to the Farm Stand pursuant to a documented contractual agreement with the Farm Stand operator. The balance of the sale and inventory of crops or other products as regulated by this chapter, grown or produced on site or off site. Please note that nursery stock may only be grown and produced on land within Solano County.
A draft Farm Stand Brochure is included as Attachment D.
Environmental Review
The proposed zone text amendment is exempt from the California Environmental Quality Act (CEQA) under State CEQA Guidelines §15061(b)(3) because the proposed project has no potential to cause a significant effect on the environment. The proposed project entails a set of minor amendments to the text of Chapter 28 of the Solano County Code to eliminate ambiguities and promote practicality and internal consistency. The proposed project will not alter prior regulations for intensity or location of development or otherwise compel any physical disturbance to the existing physical environment.
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.
Agency Review
Planning Commission:
The proposed zone text amendments were brought to the Planning Commission on March 20, 2025. The Planning Commission adopted a resolution (5-0) recommending approval of the zone text amendments consistent with staff recommendation.
Solano Airport Land Use Commission (ALUC):
On April 10, 2025, the ALUC on a 6-0 vote adopted Resolution No. AC-25-015 which determined that the Project is consistent with the provisions of the Travis Air Force Base, Nut Tree, and Rio Vista Airport Land Use Compatibility Plans.
County Counsel assisted in development of the proposed zone text amendment.
Public noticing requirement
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.
ALTERNATIVES:
The Board may choose not to adopt any amendments to Chapter 28 at this time. This alternative is not recommended because the proposed amendments are intended to provide clearer and more consistent language in the Solano County Zoning Regulations and were recommended for approval by the Planning Commission.
CAO RECOMMENDATION:
APPROVE DEPARTMENTAL RECOMMENDATION