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Conduct a noticed Public Hearing to consider adoption of an ordinance for Zone Text Amendment ZT-25-03 to amend Chapter 28 of the Solano County Code to correct typographical errors and update sections pertaining to parking standards for public assembly and residential uses, setbacks for kennels and catteries, side setbacks in residential-traditional community zoning districts, waivers of development standards and temporary agritourism events in the unincorporated Solano County; the project is exempt from the California Environmental Quality Act (CEQA) pursuant to §15061(b)(3) and §15304 of 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-25-03; and
3. Adopt the proposed ordinance Zone Text Amendment No. ZT-25-03 amending Chapter 28 of the Solano County Code to correct typographical errors and update sections pertaining to parking standards for public assembly and residential uses, setbacks for kennels and catteries, side setbacks in residential-traditional community zoning districts, waivers of development standards and temporary agritourism events in the unincorporated Solano County (Attachments A and B).
SUMMARY:
The ordinance amendments before the Board of Supervisors pertain to Chapter 28 of the Solano County Code (Zoning Regulations) and propose to update certain sections with the goal of eliminating ambiguities, correcting errors and promoting practicality and internal consistency. Department staff recommend proposed updates to seven parts of the Code.
The first update corrects typographical errors in §28.01, §28.68, §28.75.30, Table 28.31A, and Table 28.42B. The second update clarifies parking standards for public assembly uses. The third update clarifies parking standards for single and multi-family dwellings. The fourth update revises setback requirements for kennels and catteries to make them feasible in the Rural Residential 2.5- and 5- acre minimum zoning districts. The fifth update clarifies side setback requirements in the Residential-Traditional Community zoning districts. The sixth update makes minor modifications to the waiver process for residential development standards. Finally, the seventh update standardizes the permitting requirements for temporary agritourism events and clarifies standards applicable to such event permits.
FISCAL IMPACT:
The costs associated with preparing this agenda item are nominal and included in the Department’s FY2025/26 Working Budget.
DISCUSSION:
Summary of Amendments
Typographical Errors: §28.75.30, §28.01, §28.68, Table 28.31A, and Table 28.42B are amended to correct typographical errors. The typographical errors in §§28.01, 28.68, 28.75.30 and Table 28.31A are straightforward text errors. The error in Table 28.42B is a result of past changes in the General Plan and Zoning Regulations that did not carry over to this section. For instance, §28.105 of the Code has been removed, and the referenced seven-step development review process for siting waterfront industries is no longer an accurate reference. The text is recommended to be changed to reflect the requirement for a use permit, consistent with §28.106, and the requirement to follow the policies for review set forth in the current General Plan.
Parking Standards for Assembly Uses. §28.94(A) contains general parking standards for public assembly land uses. However, there are some public assembly uses that contain specific parking standards that differ from these general requirements. The proposed amendment will clarify that the parking standards set forth in §28.94 are the general standard. If another section of Chapter 28 contains specific parking requirements for a specific type of public assembly use, those requirements control in the event of a conflict.
Parking standards for single- and multi-family dwellings. Currently, §28.72.10 requires single family dwellings to provide an enclosed parking area measuring 18 feet by 18 feet unless a waiver of this standard is granted. Staff have found that applicants almost always request a waiver after being informed that they must either apply for a waiver or construct a two-car garage to comply. To date, no waivers for this requirement have been denied.
This requirement has been found to disproportionately affect property owners who choose prefabricated or manufactured homes. The proposed amendment would revise the parking standard to allow the required 324 square feet of parking area to be provided by an enclosed garage, a carport, or an uncovered area reserved for parking. This change would maintain adequate onsite parking while providing flexibility and reducing unnecessary financial burdens on homeowners.
Currently, §28.94 requires any multifamily development to have one enclosed parking space and one unenclosed parking space, regardless of unit size. Although the County has not had a lot of multifamily development, the two space per unit requirement (one enclosed, one unenclosed) could be onerous for future multifamily development. The recommended new standard is 1.3 spaces per unit, rounded up to the nearest whole number and the spaces may be enclosed or unenclosed. Under current regulations, a proposed four-unit multifamily development would be required to provide a total of eight parking spaces, consisting of four enclosed spaces and four unenclosed spaces. Under the proposed regulatory change, the same four-unit multifamily development would be required to provide 5.2 unenclosed parking spaces, which would be rounded up to a total of six unenclosed parking spaces.
Setbacks for Kennels and Catteries. Currently, the side setback requirement for kennels and catteries is 200 feet from any lot for any activities, buildings and uses of land associated with the kennel or cattery. This requirement cannot be met for lots under five acres. Current zoning, however, allows kennels and catteries in the Rural-Residential 2.5- and 5-acre minimum zoning districts. Therefore, based on the intent to allow this land use within the RR-2.5 and RR-5 zoning districts, the proposed amendment changes the side setback requirement to 60 feet, which is achievable on those smaller lots and will still limit the impact of these facilities on neighboring properties.
Combined Side Setbacks in the R-TC Zoning Districts. Currently, in the Residential-Traditional Community zoning districts, there are both individual and combined side setback requirements for main buildings and accessory dwelling units. Staff have found that the combined side setback requirement is redundant and at times conflicts with the individual side setback requirement. The recommendation is to remove the combined side setback requirement to clarify the requirement consistent with County practice.
Waivers of residential development standards. Currently, waivers are used to waive certain land use standards in the zoning code. As written, §28.108(A) is unclear regarding the process for waivers to be approved administratively by the Zoning Administrator, and those which require a noticed public hearing. The proposed updates will clarify that the Director of Resource Management may grant a waiver administratively, unless the project receives a written objection from a neighbor following public notice. If an objection is received, the waiver application must be considered by the Planning Commission at a public hearing.
Additionally, the current waiver regulations in §28.108 list some, but not all, of the land use standards eligible for waiver. For example, §28.72.30(B)(1)(c) allows a waiver to reduce residential accessory structure setback requirements. §28.71.10(B)(1)(c) allows a waiver to reduce side or rear yard setbacks for an agricultural accessory structure. §28.108, however, does not specifically cite these standards as eligible for a waiver, which generates confusion and potential conflict. The proposed revision will update §28.108 to cite all standards eligible for waiver.
Temporary Agritourism Events. Currently, temporary agritourism permits may be issued for one event, which may be conducted over multiple specified dates during one season in a year. The proposed amendments to the definition of “agritourism event” in §28.01 and the specific standard in §28.75.20(B)(4)(h) will allow a temporary agritourism permit to be renewed for a total of three (3) consecutive years. Any agritourism event that extends beyond three consecutive years will no longer qualify as a temporary agritourism event and shall be regulated as an agritourism facility, special event facility, or other use listed in the table of allowed uses for the applicable zoning district. This amendment will not impact agritourism event regulations in the Suisun Valley zoning districts (ASV-20, ATC, ATC-NC), which are set forth in §28.23.50.50.
The proposed amendment would also change the permitting requirement for a temporary agritourism event in the Exclusive Agriculture zoning districts from a minor use permit to an administrative permit, which is a ministerial and lower cost permit. This change is consistent with the Industrial-Agricultural Service zoning district (IAS), which is the only other zoning district outside the Suisun Valley that allows temporary agritourism events. In the IAS districts, temporary agritourism events are allowed with an administrative permit.
Environmental Review
The proposed zone text amendments are exempt from the Public Resources Code §21000, et seq. California Environmental Quality Act (CEQA) pursuant to CEQA Guidelines (Cal. Code Regs., tit. 14, §15000 et seq.) §15061(b)(3), known as the Common Sense Exemption, 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, correct typographical errors, and promote practicality and internal consistency. The proposed zone text amendments will not alter prior regulations for intensity or location of development or otherwise compel any physical disturbance to the existing physical environment.
In addition, CEQA Guidelines §15304 involves minor public or private alterations in the condition of land, water and/or vegetation which do not include removal of healthy, mature and scenic trees except for forestry or agricultural purposes, and includes minor temporary uses of land (such as carnivals) having negligible or no permanent effects on the environment. §15304 applies to this proposed project to the extent it changes the permitting requirements and regulations for temporary agritourism events. Temporary agritourism events may only be conducted in a temporary manner, without any new construction of permanent structures, and will result in negligible or no permanent effects on the 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 December 4, 2025. The Planning Commission adopted a resolution (4-0) recommending approval of the zone text amendments with one change to §11 (Waivers) that when a complaint is received regarding a waiver application, the application shall be subject to public hearing before the Planning Commission, as opposed to the Zoning Administrator.
Solano Airport Land Use Commission (ALUC)
On January 8, 2026, the ALUC on an 8-0 vote adopted Resolution No. ALUC-25-16 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 amendments.
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 clarity and more consistent language in the Solano County Zoning Regulations and were recommended for approval by the Planning Commission.
CAO RECOMMENDATION:
APPROVE DEPARTMENTAL RECOMMENDATION