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Conduct a noticed Public Hearing to consider adoption of an ordinance for Zone Text Amendment ZT-25-04 to amend Chapter 28 of the Solano County Code to revise and update regulations pertaining to signs within unincorporated Solano County; the project is exempt from the California Environmental Quality Act (CEQA) pursuant to §§15061(b)(3) and 15311 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 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-25-04; and
3. Adopt the proposed ordinance Zone Text Amendment No. ZT-25-04 amending Chapter 28 of the Solano County Code to revise and update regulations pertaining to signs within unincorporated Solano County (Attachment A).
SUMMARY:
The proposed amendments to Chapter 28 (Zoning Regulations) reorganize and update §28.96 governing signage in unincorporated Solano County. The updates include restructuring the section, revising permit requirements, introducing new permit categories, and clarifying development standards. These changes are intended to eliminate ambiguities, improve internal consistency and streamline sign permit processing.
FISCAL IMPACT:
The costs associated with preparing this agenda item are nominal and included in the Department’s FY2025/26 Working Budget.
DISCUSSION:
Overview of Proposed Amendments to Section 28.96
Reorganization of Sections: §28.96 is reorganized to improve readability and ensure consistency with the structure of Chapter 28. This update includes relocating “Definitions” to the beginning of the ordinance (now §28.96.20) and revising section headings to enhance clarity and usability of the regulations.
General Revisions. The proposed amendment includes minor revisions throughout the Chapter including clarifying language, eliminating duplicative standards, consolidating related regulations, and removing unnecessary or redundant provisions to improve overall clarity and efficiency.
Abandoned Signs. The proposed amendment will authorize the Planning Commission to decide if an abandoned sign qualifies as historic signage. This section is intended to provide property owners with an option to preserve signs that may have historical or community value. The Planning Commission would consider information provided by both the applicant and staff in making these determinations.
Signs Allowed Without a Permit. The proposed amendment would allow this use specifically for grand openings, provided the business holds an active Solano County business license. Official flags are currently allowed under ordinance to have a maximum pole height of 12 feet in residential districts and 30 feet in nonresidential districts. Under the proposed amendment, official and decorative flags would be permitted on poles up to 30 feet in all zoning districts. The amendment also updates the allowable square footage for onsite directional signs.
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 up to a 25 percent increase in sign area. Under the proposed amendment, this process would be replaced with a two-tier permitting system intended to streamline minor applications while establishing a discretionary pathway for more substantial requests. The first tier, a Minor Sign Permit, would be subject to 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 related to a maximum number of signs, maximum combined sign area, and maximum sign height within a particular zoning district as defined in §28.96.80. The maximum exceedance would be limited to two (2) times the applicable standard, subject to demonstration that the additional size or number is necessary.
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. The proposed amendment doubles the allowable combined sign area to 120 square feet.
Design Standards. The proposed amendment establishes more specific design guidance by limiting each sign to one (1) base color and up to three (3) accent colors, excluding business logos from the color count. It also places an emphasis on the use of natural materials and the promotion of agricultural themes within agricultural districts.
Illumination. The current ordinance prohibits direct lighting such as exposed bulbs forming text and discourages reflective materials. 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 amendment updates the temporary sign provisions by simplifying the layout and providing consistent formatting and measurable standards across sign types. Standards allow one portable off-premise sign per parcel with limits on size, height and location.
Window Signs. Window signs will not require a sign permit, however, the allowable window coverage for signage is proposed to increase from 20% to a maximum of 33%.
Master Sign Plans. Under the current ordinance, a Master Sign Plan 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.
The proposed amendment retains the requirement for a Master Sign Plan in multi-tenant developments with four (4) or more tenants but expands the requirement to include projects seeking more than 200% 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 before the Planning Commission for approval. The Master Sign Plan also requires additional design materials be provided with the application.
Nuisance and Appeal Clean Up. The current sign ordinance defines judicial review, appeals, and nuisance provisions independently from other sections in Chapter 28, resulting in procedural inconsistencies. The proposed amendment consolidates these processes to ensure consistency throughout the code.
Outreach
The proposed amendment is responsive to stakeholder feedback received through various venues. Additionally, staff conducted outreach to 10 stakeholders within the signage industry, including designers and manufacturers as these are typically the stakeholders who manage the sign permit process. Three responses were received, including two on the proposed ordinance and one with general questions and comments. Input received was considered in developing the proposed amendments.
General Plan Consistency
The proposed ordinance is consistent with the Solano County General Plan. The amendments are compatible with the objectives, policies, general land uses and programs specified in the plan and the proposed ordinance does not alter development intensity or location standards.
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.) §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 §15311 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 it notes on-premise signs as a use that would be exempt.
Agency Review
Planning Commission: The proposed zone text amendments were brought to the Planning Commission on December 4, 2025. After a presentation on the changes and a discussion, the Planning Commission recommended continuance of the item to further evaluate the proposed changes.
Staff worked with the chair of the Planning Commission to clarify questions and concerns. Staff returned to the Planning Commission January 15, 2026, where adjustments were presented, and outstanding questions were addressed. After receiving the information, the Planning Commission recommended approval of the zone text amendments with a change to “Abandoned Signs” and the measurement of sign shapes.
Solano Airport Land Use Commission (ALUC): On February 18, 2026, the ALUC adopted Resolution No. ALUC-26-005 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.
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 respond to stakeholder input, provide clear and more consistent language in the Solano County Zoning Regulations, and were recommended for approval by the Planning Commission.
OTHER AGENCY INVOLVEMENT:
County Counsel and the Solano County Sheriff’s Office have been involved in the process of developing the proposed zone text amendment.
CAO RECOMMENDATION:
APPROVE DEPARTMENTAL RECOMMENDATION