Solano County Municipal Code § 28.41 Commercial (c) Districts

This Section includes regulations for the following zoning districts

A. Highway Commercial (C-H) District

B. Neighborhood Commercial (C-N) District

C. Commercial Recreation (C-R) District

D. Commercial Recreation - Limited (C-R-L)

E. Commercial-Service (C-S) District

F. Commercial-Office (C-O) District

This Section lists the uses of land that may be allowed within the areas of the County designated for commercial land uses. It also determines the type of land use approval required for each use within each district, and provides general standards for site development.

The purposes of the different commercial zoning districts are as follows:

A. Highway Commercial (C-H) District

The C-H Districts are intended for commercial uses to serve the highway traveler. The bulk of highway frontage throughout the County is not appropriate for commercial uses but is reserved for exclusive agricultural uses, and is so zoned. C-H Districts are to be established in areas of four acres or larger, and shall be located only where need is clearly indicated.

B. Neighborhood Commercial (C-N) District

The C-N District is designed to provide an area for a limited number of small retail and service establishments to provide for businesses serving the daily needs of nearby residential neighborhoods or rural community. The intent of this district is to promote convenience shopping goods and services for nearby residents and not for patrons outside the community to be served. Uses established shall be found compatible and developed with standards that prevent significant adverse impacts on land uses adjoining the C-N Districts.

C. Commercial Recreation (C-R) District

The C-R zoning district is intended to provide appropriate commercial recreation uses that support recreational activities and resource based recreational uses within the County in a manner compatible with surrounding land uses. The C-R zoning district is consistent with the commercial recreation designations of the General Plan outside the Suisun Marsh Management Area.

D. Commercial Recreation- Limited (C-R-L) District

The C-R-L zoning district is intended to provide for limited commercial recreational uses adjacent to the Suisun Marsh compatible with its protection. The C-R-L zoning district is consistent with the Commercial Recreation land use designation of the General Plan within the Secondary Management Area of the Suisun Marsh.

E. Commercial Service (C-S) District

The C-S District is designed to provide an area for commercial services of an extensive or heavy nature in support of industrial, construction, or other business activities.

F. Business and Professional Office (C-O) District

The C-O District is designated primarily to provide an area for business and professional offices.

A. Allowed Uses and Permit Requirements

Table 28.41A identifies the land uses allowed by this Zoning Ordinance in each commercial zoning district and the land use permit required to establish each use. In addition to the land use permit required by Table 28.41A, special requirements may apply to certain uses.

B. Marsh Development Permit Requirements

Any development within the Suisun Marsh, as defined by Section 29114 of the Public Resources Code, shall be subject to obtaining a marsh development permit pursuant to the Suisun Marsh Preservation Act of 1977 and as provided for in Section 28.104 of this Code. When a land use subject to a marsh development permit is proposed in both the Primary Management Area and Secondary Management Area, as defined in the Suisun Marsh Preservation Act of 1977, the land use shall be subject to a use permit covering the whole of the project.

C. Architectural Review

Architectural Approval may be required for certain uses, in compliance with Section 28.102 (Architectural Approval).

D. Building Permits

A building permit shall be required prior to any construction.

E. Land Use Regulations

Where the last column in Table 28-41A (Land Use Regulations) includes a section number, e.g. 28.70.10, the zoning regulations in the referenced section apply to the use. Where the last column includes a chapter number, e.g. Chapter 13.6, the regulations in the referenced Solano County Code apply to the use. Provisions in other sections of this Zoning Ordinance may also apply.

F. Non-Conforming Uses

Within the Suisun Marsh, as defined by Section 29114 of the Public Resources Code, uses established prior to August 4, 1981 that do not conform to the uses set forth in Table 28-41A shall be considered nonconforming uses under Section 28.114, except that non-substantial changes, alterations, and additions to nonconforming uses may be allowed within the existing established project footprint area subject to a marsh development permit, pursuant to the Suisun Marsh Preservation Act of 1977 and as provided for in Section 28.104 of this Code. The overall existing development area may not be expanded under these provisions. Development within the existing development area should minimize additional impervious surfaces. An adequate buffer should be established or maintained between the development areas and any water, wetlands, or other Marsh habitat to protect the habitat from adverse environmental impacts. An erosion, sediment, and runoff control plan shall be prepared in accordance with Section 31.26(b) of the Solano County Grading, Drainage, Land Leveling and Erosion Control Ordinance. When the non-conforming uses is located in both the Primary Management Area and Secondary Management Area, as defined by the Suisun Marsh Preservation Act of 1977, non-substantial changes, alterations, and additions to the nonconforming use shall be subject to a use permit covering the whole of the project.

G. Site Development and Other Standards

All uses shall comply with the provisions of Section 28-90, Site Development and Other Standards, which includes standards for parking, signs, and other project elements.

TABLE 28.41A ALLOWED USES: (C-H), (C-N), (C-R), (C-R-L), (C-S), (C-O) DISTRICTS

A = Allowed by right, AP = Administrative Permit, MUP = Minor Use Permit, PD = Planned Unit Development, UP = Use Permit, E = Exempt, - - - = Prohibited

Notes:

1. Where uses are conducted entirely within a building and do not produce any dangerous, injurious, noxious or otherwise objectionable fire, explosive or other hazard; noise or vibration; smoke, dust, odor, or other form of air pollution; radioactivity, electrical or other disturbances; glare; liquid or solid refuse or wastes; in such amount as to adversely affect the surrounding area or adjoining premises and shall not exceed 50 percent of the net usable floor area per tenant.

2. Total square footage devoted to uses allowed shall not exceed 80 percent of the net usable floor area per tenant space and shall not generate more than one commercial delivery per day per tenant.

3. Shall not exceed 50 percent of the net usable floor area per tenant space and shall not generate more than one commercial delivery per day per tenant.

4. Incidental accessory uses, including processing and repair operations and services; provided, that such uses shall be clearly incidental to the sale or storage of products on the premises, and shall be so placed and constructed as not to be offensive or objectionable because of odor, dust, smoke, noise or vibration.

5. When enclosed by a minimum eight-foot fence, wall or vegetative screening.

6. Any development within the Suisun Marsh, as defined by Section 29114 of the Public Resources Code, shall be subject to obtaining a marsh development permit pursuant to the Suisun Marsh Preservation Act of 1977, and as provided for in Section 28.104.

(Ord. No. 1757, §6 (Exh. D); Ord. No. 1764, §8 (Exh. F); Ord. No. 1788, §2 (Att. A); Ord. No. 1829, §1 (Exh. A); Ord. No. 1846, §2; Ord. No. 1860, §5; Ord. No. 1864, §8)

Subdivisions, new land uses, main buildings including primary dwellings, and alterations to existing land uses and buildings shall be designed, constructed, and/or established in compliance with the applicable development standards delineated or referenced in Table 28.41B.

TABLE 28.41 B Development Standards for Main Building, ACCESSORY STRUCTURES and USES PRIMARY BUILDING

(Ord. No. 1732, §5; Ord. No. 1817, §§19, 20)