SUBMITTED TO THE SOLANO COUNTY REGISTRAR OF VOTERSJANUARY 17, 2024
East Solano Homes, Jobs, and Clean Energy Initiative
To build a better Solano County, with more middle-class homes, more good paying local
jobs, and cleaner energy, the people of the County of Solano hereby ordain amendments
to the County of Solano General Plan as set forth in Section 5 herein, and to the Solano
County Code as set forth in Section 6 herein.
Figure A: Initiative Area

Section 1:

Purpose and Findings

A. These General Plan amendments and Zoning Code amendments:
1. Authorize construction of a new community (“New Community”) that provides
middle-class homes and good paying local jobs on lands in east Solano County(“County”) depicted as “New Community” on Figure A above, with a total sizeof approximately 18,600 acres (approximately the same or smaller in acreage
than each of Fairfield, Vacaville, and Vallejo), including enforcement of thefollowing ten (10) “Voter Guarantees” (defined in Section 4), during the buildoutof the New Community to 50,000 residents:

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Solano Jobs Guarantee: Support the creation of at least 15,000 jobs inwhich workers earn at least the annualized equivalent of 125% of theaverage weekly wage in Solano County; otherwise, no more homes can bebuilt;
Solano Homes for All, Solano Scholarships, and Green Solano: Provide$500 million in community benefit funding for downpayment assistance,scholarships, and parks, for the benefit of Solano County residents;
Solano Downtowns: Invest $200 million to improve and revitalize thedowntowns of Benicia, Dixon, Fairfield, Rio Vista, Suisun City, Vacaville,
and Vallejo, by renovating, upgrading, and building new homes, offices,
shops, and other mixed-use buildings in those downtowns; andWater Guarantee, Transportation Guarantee, Schools Guarantee,
Smart Growth Guarantee, and Solano Taxpayer Guarantee, as detailed
below in this Initiative.

These ten (10) Voter Guarantees are commitments by the Applicant(hereinafter defined), which shall be included in both the amended
General Plan and in any Development Agreement (hereinafter defined).
These Voter Guarantees may not be amended or weakened without a voteof the people of Solano County.
2. Create the Travis Security Zone to protect Travis Air Force Base (“Travis AFB”)
by almost doubling the size of the current Travis Reserve Area from 7,971
acres to 14,900 acres, as depicted in Figure A above, where new residential
and commercial community development is prohibited, and only agriculture,open space, and solar farms are allowed (provided that the solar technology is
acceptable to Travis AFB).
3. Create the Rio Vista Parkland, an open space buffer of approximately 712
acres between the New Community and Rio Vista, as depicted in Figure A
above, that preserves the unique character and separate identity of each
community while creating a shared open space resource with parks, sports
facilities, and bike paths to benefit both communities.
4. Comply with and implement the Orderly Growth Initiative as amended by
Ordinance 2008-01 (“Measure T”), by making voter-approved amendments to
the General Plan and Chapter 28 of the Solano County Code (“Zoning Code”),
and by expressly providing that the Orderly Growth Initiative (as amended by
Measure T) shall continue to apply to agricultural and open space parcels
outside of the New Community.
5. Require that (a) the boundaries of the New Community and the Voter
Guarantees regarding the New Community, (b) the boundaries and regulations
for the Travis Security Zone, and (c) the boundaries for the Rio Vista Parkland,
all as set forth in this Initiative, cannot be modified, in perpetuity, without priorapproval of the voters.
6. Require that construction of the New Community may not begin until (a) an
environmental impact report (“EIR”) under the California Environmental Quality
Act (“CEQA”) has been completed for the New Community, and (b) theapplicant, or its successors or assignees, seeking to build the New Community(“Applicant”) has applied for and entered into a legally binding statutory
development agreement with the County (“Development Agreement”), which
specifies the public benefits to be provided concurrently with development of
the New Community consistent with Section 4 of this Initiative and Section 5 ofthis Initiative (General Plan Policy SS.I-21).
B. These General Plan and Zoning Code amendments have the following purposes,
which collectively advance critical goals that are important to residents of Solano
County:2

1. Build more homes in safe, walkable neighborhoods, including affordable
workforce housing.
• Create homes in safe, walkable neighborhoods, wherein for-sale and forrent homes at different price points are integrated in the sameneighborhoods, and wherein all residents and workers can not only drive
but also have the option to walk, bike, or take transit to work, schools,
stores, restaurants, parks, and places of worship, and wherein thecommunity is expressly designed to accommodate the needs of children,
families, and seniors.
• Build homes that working families, such as teachers, nurses, police,
firefighters, and construction workers, can afford by building a variety ofhome types, such as townhomes, row homes, condominiums, apartments,
and accessory dwelling units, at a density of 20 units per acre, which isrecognized by state housing law (pursuant to Government Code section
65583.2) as density recognized as affordable, to substantially increase thesupply of homes that both buyers and renters can afford.
2. Create the $400 million Solano Homes For All commitment to help Solano
County residents and their children purchase those homes, to keep ourchildren in Solano.
• Require the Applicant to fund this commitment with $400 million, consistent
with Section 1.B.13.a below. The funding shall be used to: (a) provide
downpayment assistance to help Solano County families purchase homes
in the New Community, and (b) help to build affordable homes for low
income, very low income, extremely low income, and special-needs
households, including veterans, seniors, and agricultural workers, including
by providing gap funding, providing land donations, creating community
land trusts, and other similar methods. The allocation, eligibility criteria, andgovernance shall be designed through a community engagement process
open to all residents of Solano County and shall be included as an applicant
exhibit to any Development Agreement.
• To further encourage new pathways to home ownership for Solano County
residents, require the Applicant to (1) maintain a free service whereby
Solano County residents may register their interest in purchasing or leasing
a home, and the Applicant shall notify such interested parties as new homes
initially become available for sale or rent and (2) offer online
homeownership education to help prepare renters and lower income
households for homeownership.
3. Create the $200 million Solano Downtowns program to improve andrevitalize the downtowns of Benicia, Dixon, Fairfield, Rio Vista, Suisun
City, Vacaville, and Vallejo. The Solano Downtowns program enforces the
Applicant’s commitment to make commercial investments totaling $200 million
in renovating, upgrading, expanding, creating, or building homes, offices,
shops, and other mixed-use buildings in downtown areas of all existing cities in
Solano County, consistent with Section 1.B.13.a below, which shall be included
as an applicant exhibit to any Development Agreement.
4. Create more good paying local jobs, including through the Solano Jobs
Guarantee. Create good paying local jobs and attract major employers so that
the New Community becomes a major job center for all of Solano County, andSolano County residents have the opportunity to work locally with shorter
commutes, saving time and money on transportation, and reducing air pollutant
emissions. To achieve this objective, the Solano Jobs Guarantee requires the
New Community to support the creation of 15,000 jobs in which workers earn
at least the annualized equivalent of 125% of the average weekly wage in
Solano County (based on US Bureau of Labor Statistics data); otherwise, the
New Community cannot expand beyond 50,000 residents, as further describedin Section 4.A.3 below.
35. Create the $70 million Solano Opportunities commitment to create
educational opportunity and economic mobility for Solano County
residents. To provide funds that help ensure Solano County residents cantake advantage of new jobs supported by the New Community, require theApplicant to fund this commitment with $70 million, consistent with Section
1.B.13.a below. The funds shall be used to (i) help Solano County residents
pay for college, training, and educational programs, (ii) provide forcontributions into 529 College Savings Plans of children of Solano County
residents, including through the ScholarShare 529 program, and (iii) help
Solano County residents start or scale small businesses to take advantage ofthe new economic opportunities created by the New Community. The
allocation, eligibility criteria, and governance shall be designed through acommunity engagement process open to all residents of Solano County, andshall be included as an applicant exhibit to any Development Agreement.
6. Create more clean energy for Solano County residents and employers.
Produce a new source of clean energy by permitting solar farms with potential
generation capacity of over 2 gigawatts—enough to power the equivalent of 1.5
million homes across Solano County and the broader region (if enoughtransmission is or becomes available).
7. Protect and support Travis AFB. Improve the long-term resilience of Travis
AFB by:• Creating the Travis Security Zone to protect Travis AFB by almost doubling
the size of the current Travis Reserve Area from 7,971 acres to 14,900
acres, as depicted in Figure A above, where new residential andcommercial development is prohibited, and only agriculture, open space,and solar farms are allowed (provided that solar technology must be
acceptable to Travis AFB);• Authorizing construction of the nearby New Community that provides
homes, jobs, schools, and other features that support and enhance thequality of life of Travis AFB personnel and their families (including throughattracting military-friendly employers for spouses);• Creating more homes with greater affordability within easy commute ofTravis AFB, thereby directly addressing one of the largest stressors facing
newly assigned Air Force members and their families arriving to Travis AFB;
• Encouraging creation of a local defense, aerospace, and advanced
manufacturing industry that supports Travis AFB, including through the
Solano Jobs Guarantee; and• Encouraging the Applicant to collaborate with Travis AFB on infrastructure
projects such as transportation and energy.
8. Protect and support natural habitats, open space, and agriculture. Protect
natural habitat, agriculture, open space, and the character of Solano Countyby:• Locating the New Community outside the boundaries of the Suisun Marsh,
Jepson Prairie, and Cache Slough area, and supporting environmental
habitat enhancement and restoration funding through the Green Solano
initiative;• Locating the New Community in non-prime agricultural lands, thereby
protecting Solano County’s high value prime farmlands such as vineyards,
orchards, and row crops, and by further limiting the impact of the New
Community on agricultural resources by compressing the development intoa walkable, compact community which minimizes acreage used; and• Creating the “Green Solano” initiative, and requiring the Applicant to fund
this initiative with $30 million, consistent with Section 1.B.13.a below, to be
used for protecting open space and natural habitat, improving public parks
and trails, and supporting the County’s agriculture economy, including
family farms and agricultural workers. The allocation, eligibility criteria, andgovernance shall be designed through a community engagement process4open to all residents of Solano County, and shall be included as an applicant
exhibit to any Development Agreement.
9. Create a “good neighbor” for Rio Vista. Create a “good neighbor” community
for Rio Vista, through:• Creating job opportunities and economic development that keep and attract
young people in and to Rio Vista;• Providing an increased population base that supports downtown Rio Vista
shops and businesses, including helping to attract an urgent care clinic toor near Rio Vista to help address the critical lack of local medical care;• Supporting improvements to Highway 12, including a bypass of downtown
Rio Vista if desired by Rio Vista; and• Creating the Rio Vista Parkland, an open space buffer of approximately 712
acres between the New Community and Rio Vista that preserves the uniquecharacter and separate identity of each community while creating a shared
open space resource with parks, sports facilities, and bike paths to benefit
both communities.
10. Ensure reliable and sustainable water supply through the “Water
Guarantee.” Ensure reliable water supplies by requiring the Applicant to prove
its sustainable water supply through a Water Supply Assessment to becompleted as part of the EIR process (pursuant to California Water Codesection 10910), and a Water Supply Verification to be completed through thesubdivision map approval process (pursuant to California Government Codesection 66473.7), both of which are required prior to the commencement ofresidential or commercial development within the New Community. The
sustainable water supply must also include water supplies for multi-year
drought and curtailment periods, as required by law.
11. Improve highway safety and capacity, through the “Transportation
Guarantee.” With regards to improving Highway 12 and Highway 113 toprovide safe and efficient regional transportation for transit, trucks and othervehicles (including bypasses of Rio Vista and Dixon downtowns, andreplacement of the Rio Vista bridge, if so desired by those cities), encourage
investment in these regional transportation improvements by (a) requiring theApplicant to provide land for reasonable rights of way for such improvements(if applicable land is owned by Applicant), and (b) requiring the development of
the New Community to allow for the financing of such improvements, as
specified in the Public Facilities and Public Financing Plan of the Specific Plan(included as an amendment to the Solano County Zoning Code in Section 6 ofthis Initiative).
12. Provide local schools for residents of the New Community without
overcrowding existing school facilities outside of the New Community,
through the “Schools Guarantee.” Prevent overcrowding of existing school
facilities in other parts of Solano County outside of the New Community byrequiring the Applicant to ensure that new schools (pre-kindergarten throughgrade 12) are constructed inside the New Community for students living in the
New Community, all in accordance with a needs analysis conducted incooperation with the school districts serving the New Community. All school
facilities will be phased so as to meet student demand. Funding for any new
schools would come from sources such as school mitigation fees (paid by
Applicant), state school construction programs, and school facility improvement
districts (which allow the issuance of general obligations bonds over just the
New Community), Enhanced Infrastructure Financing Districts, Mello-Roos
Bonds, and other sources, provided that none of the sources shall create any
additional fiscal burden on existing Solano County residents and businesses
located outside of the New Community.

513. Ensure that Applicant’s financial commitments scale with the build-out of
the New Community, through the “Smart Growth Guarantee.”• The Applicant’s funding for the (i) $500 million community benefit funding
for Solano Homes for All, Solano Scholarships, and Green Solano, and (ii)$200 million commercial investments in Solano Downtowns, shall be paid
every year after the start of the community build-out, proportionally to theprogress of such build-out. By way of example, if in a given year the New
Community has grown by 5,000 residents, the Applicant shall be required
to fund by March 30 of the following year (i) $50 million for Solano Homes
for All, Solano Scholarships, and Green Solano, and (ii) $20 million for
Solano Downtowns.
• In addition, the Applicant’s funding for these programs shall NOT terminate
at 50,000 residents, but shall instead thereafter continue in the same exact
amounts for each additional increment of population. By way of example, if
after the New Community has reached 50,000 residents, and after the
Applicant has provided $500 million and $200 million in funding,respectively, the New Community thereafter grows by another 10,000
residents, the Applicant shall be required to provide an additional $100
million in community benefits funding and an additional $40 million for
Solano Downtowns.
• These Applicant commitments shall continue to be enforceable throughout
the full build-out of the New Community (described in this Initiative) during
the full term of any Development Agreement. By way of example, if the New
Community ultimately reaches a population of 100,000 residents, theApplicant shall be required to have contributed, in the aggregate, $1 billion
in community benefit funding and $400 million for the Solano Downtowns
program.
• The mechanism for these funding commitments shall be as further clarified
by Section 4 below, and shall be included as an applicant exhibit to any
Development Agreement.
14. Demonstrate the sustainability and economic viability of building
walkable, sustainable communities to advance state, national, andinternational climate goals. Increase climate resilience and fight climatechange by (a) building one of the most walkable and sustainable communities
in the United States that pioneers low-carbon solutions for transportation,energy, and water, and demonstrates to other regions, states, and countries
the viability of these solutions, and (b) concentrating development on lands withlow fire hazard and low flooding hazard (by restricting development to lands
above the projected 2150 sea level rise elevation).
15. Increase tax revenues and support more public services andinfrastructure for Solano County residents and schools. Create a stronger
tax base for Solano County by generating increased property taxes, new sales
taxes, and new employment taxes in the New Community to fund social
services, health care, fire protection, law enforcement, emergency medical
services, senior services, schools, and other essential services for every
Solano County resident.
16. Protect Solano County taxpayers and ensure financial resiliency of the
New Community through the “Taxpayer Guarantee.” Achieve the purposesof the General Plan amendments, including all Voter Guarantees listed above,
without imposing any new tax or other fiscal obligation on any Solano County
resident or business located outside of the New Community, by requiring
implementation of the Public Facilities and Financing Plan of the Specific Plan(included as an amendment to the Solano County Zoning Code in in Section 6of this Initiative) to finance, build, own, and maintain New Community local
infrastructure and public service facilities, as authorized by applicable laws andregulations. Local infrastructure includes, by way of example, local roads aswell as other transit and transportation infrastructure, water supply and sewage
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treatment facilities, stormwater management facilities, energy facilities, andtelecommunications facilities, which are located in the New Community. Public
service facilities include, by way of example, schools, fire, law enforcement,
and emergency medical stations, libraries, parks, and open space, which arelocated in or required to serve the New Community. Local roadways within the
New Community shall be improved and maintained at no cost to residents orbusinesses located outside the New Community.
For purposes of this Initiative, whenever a benefit is provided to “Solano County
residents,” this term shall additionally also include: (a) children of current Solano County
residents; (b) any military personnel stationed at Travis AFB; (c) any veterans who retired
from Travis AFB during the calendar year immediately prior to demonstrating benefit
eligibility; and (d) any construction workers who have worked more than 1,000 hours on
construction projects located within the New Community or infrastructure projects serving
the New Community (such as transportation) during the calendar year immediately prior
to demonstrating benefit eligibility; provided that all benefit programs shall comply with allapplicable laws and regulations.
This Initiative adopts amendments to the General Plan and Zoning Code to achieve these
purposes, which are hereby found to be in the interests of the voters of Solano County.
Section 2:

Title

The title of this Initiative is the “East Solano Homes, Jobs, and Clean Energy Initiative.”
This Initiative is referred to herein and in the General Plan and Zoning Code as the “EastSolano Homes, Jobs, and Clean Energy Initiative” or ”Initiative.”
Unless otherwise indicated, text added to the General Plan and Zoning Code by thisInitiative is shown as double underlined text, while text deleted from the General Plan and
Zoning Code is shown as strikethrough text.
Section 3:

Initiative Area

The policies, goals, implementation programs, laws, and regulations adopted by thisInitiative apply only to that certain portion of land in the southeastern area of the County
shown in Figure A of Section 1, which is an area generally east of Fairfield, north ofHighway 12, and west of Rio Vista (the “Initiative Area”). The Initiative Area includes the“New Community,” “Travis Security Zone,” and “Rio Vista Parkland” planning areas
depicted in Figure A of Section 1.
As provided in the Orderly Growth Initiative as amended by Measure T, the policies of theOrderly Growth Initiative requiring voter approval of the redesignation of lands designatedAgriculture or Open Space in the General Plan will remain in effect after this Initiative forthe full term of the Orderly Growth Initiative as amended by Measure T (as may be
extended by the voters).
Section 4:

Voter Guarantees / Development Agreement

To assure that the voters receive the benefits of amending the General Plan and Zoning
Code to authorize the New Community, and to provide for the orderly long-term funding,construction, and completion of the New Community, it is the intent of the voters that,upon submittal by the Applicant for a Development Agreement that includes all public andcommunity benefits listed below, the County first timely certifies the EIR required for theconstruction and completion of the New Community under CEQA, and then approves aDevelopment Agreement that includes and enforces these Applicant commitments andthat vests the New Community under state Development Agreement law (Government
Code sections 65864 et seq.). It is further the intent of the voters that the County authorize
construction of new residential, commercial, fire station, school, or other community
building structures in the New Community only after the Development Agreement is
executed, including enforcement mechanisms for Voter Guarantees commitments made7

by the Applicant listed below. It is the intent of the voters that the Board approve a
Development Agreement which includes the following material terms:
A. Require enforcement of the ten (10) “Voter Guarantees” commitments madeby the Applicant as set forth in Section 1 of this Initiative, which are:
1. Enforce the $400 million Solano Homes for All, on terms specified in Section
1.B.2 and Section 1.B.13.a of this Initiative.
2. Enforce the $200 million Solano Downtowns, on terms specified in Section
1.B.3 and Section 1.B.13.a of this Initiative.
3. Enforce the Solano Jobs Guarantee Applicant commitment from Section
1.B.4 of this Initiative to assure the New Community creates at least 15,000
good paying local jobs; otherwise, the New Community cannot grow beyond
50,000 residents, on these terms:
a. “Good paying local jobs” means jobs where (i) the worker is primarily
conducting the work physically within the New Community, including fulltime, part-time, self-employed, remote, and hybrid workers, and including
construction workers, or primarily working elsewhere in Solano County inproduction of goods or services supplying the New Community, and (ii) the
job pays a wage, salary, profit share, or other compensation (but notcounting benefits) that is at least 125% of the annualized amount of average
weekly wage in Solano County (based on US Bureau of Labor Statisticsdata).
b. The Development Agreement shall require that once the population of the
New Community reaches 50,000 residents, no additional new homes may
be constructed unless an independent audit firm of national standing
confirms that the New Community has supported the creation of at least
15,000 good paying local jobs. The Development Agreement shall include
reporting provisions that permit an independent auditor to compute thenumber of such “good paying local jobs.”
c. If home construction is suspended because insufficient good paying local
jobs have been created in the New Community as reported by the
independent auditor, then construction of additional homes may start again
only after the independent auditor has determined that 15,000 good paying
local jobs have been created as of the year preceding the audit.
4. Enforce the $70 million Solano Scholarships, on terms specified in Section
1.B.5 and Section 1.B.13.a of this Initiative.
5. Enforce the $30 million Green Solano, on terms specified in Section 1.B.8.c
and Section 1.B.13.a of this Initiative.
6. Enforce the Water Guarantee, on terms specified in Section 1.B.10 of thisInitiative.
7. Enforce the Transportation Guarantee, on terms specified in Section 1.B.11of this Initiative.
8. Enforce the Schools Guarantee, on terms specified in Section 1.B.12 of thisInitiative.
9. Enforce the Smart Growth Guarantee, on terms specified in Section 1.B.13 ofthis Initiative.
10. Enforce the Solano Taxpayer Guarantee, on terms specified in Section 1.B.16
of this Initiative.
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B. It is the voters’ intent that the Development Agreement require the Applicant tofund its community benefit and commercial investments under the Solano Homes
for All, Solano Scholarships, Green Solano, and Solano Downtowns programs
pursuant to Section 1.B.13, with the following further terms:
1. two-thirds of the funding shall be linked to completion of residential units andone-third to completion of commercial development (based ratably on
population buildout estimates evaluated for the New Community in the EIR);
2. by March 30 of every year for the term of the Development Agreement (and theone year thereafter), the Applicant shall fund the proportional amount towards
these commitments based ratably on the certificates of occupancy for new
residential and commercial structures issued by the County in the New
Community during the previous calendar year, as reported to the County in theannual public report required by Development Agreement law; and3. by way of example, if in a given year, 10% of the housing units and 10% of thecommercial space necessary to support a population of 50,000 residents iscompleted, then by March 30 of the following year, the Applicant shall beobligated to fund $50 million towards the community benefit programs and $20
million towards the Solano Downtowns program.
C. It is the voters’ intent that the Development Agreement contains a provision that
requires the Applicant to fund its community benefit commitments (Solano Homes
for All, Solano Scholarships, Green Solano) and commercial investments (Solano
Downtowns) in a way that ensures residents of each city and each community in
Solano County receive their fair share of these programs, in proportion to the
population of their city or community as a share of Solano County’s overall
population.
D. It is the voters’ intent that these Voter Guarantees be timely achieved, that
authorization to construct the New Community be vested to the full extent allowed
under Development Agreement law for buildout of the New Community, and that
the County undertake all actions required to complete the New Community andinfrastructure within or providing service to the New Community as approved bythis Initiative, including, by way of example, County approval of subdivision maps,
infrastructure, public services, and public finance formation and funding actions,
including implementation of the Public Facilities and Public Financing Plan of theSpecific Plan (included as an amendment to the Solano County Code in Section 6of this Initiative), and further for the County to cooperate with and advocate forapprovals and authorizations required from other public agencies for the New
Community and infrastructure, as are or may become required for construction of
the New Community. It is the voters’ intent that the Development Agreement shallrequire that the County’s reasonable staff time spent on the review, approval,
inspection, and enforcement of such all approvals shall be paid for by the Applicant
at no cost to the residents or businesses of Solano County located outside the
New Community.
E. It is the voters’ intent that the Development Agreement require the Applicant towork closely with Travis AFB and community stakeholders to consider publicprivate partnerships and other contractual and funding alignments that support andincrease the resiliency of Travis AFB, consistent with the Travis Regional
Resilience Study and Report, through collaboration on common infrastructure
investments and investments into improving the quality of life for Travis AFB
personnel, including, in particular, agreeing to consult with Travis AFB and, wheretimely accepted by Travis AFB, work with Travis AFB on:
1. Designing the New Community with consideration for the needs of Travis AFB
personnel, from the youngest members of the force, to those with children andfamilies, to members who are about to retire or have recently retired; and2. Designing the New Community’s infrastructure so that Travis AFB has theoption to use, on the same terms as residents and businesses in the New
9Community, the New Community’s systems for renewable energy generationand storage, transportation, water, and wastewater to provide emergency
backup services for the Travis AFB systems; and3. Improving immediate access to Travis AFB by expanding base access via
South Gate, North Gate, and potentially adding a new eastern gate to Travis
AFB via Creed Road to create an alternative access point to Travis AFB via
Highway 113 and Creed Rd; and4. Improving regional access to Travis AFB through Applicant’s commitments toimproving capacity of Highway 12 and Highway 113.
F. It is the voters’ intent that the Development Agreement require that the Applicant
conduct an ongoing community outreach and consultation process with the Solano
County community as the project evolves, which shall require that the Applicant
publishes, no later than April 30 of each year during the term of the Development
Agreement, a report describing the progress of the project in the past calendar
year and outlining phases of the development being planned in the next three
years. Thereafter, the Applicant shall create a process by which Solano County
residents can ask questions and provide feedback on the planned developments.
G. It is the voters’ intent that the Development Agreement include (1) a 40-year
vesting term, and (2) a force majeure provision which suspends this 40-year
vesting term due to delays caused by acts beyond the control of County or
Applicant, such as acts of God, floods, fires, earthquakes, acts of war, litigation,
economic recessions and depressions, national and regional emergencies, andepidemics and pandemics.
H. It is the voters’ intent that the Development Agreement shall be binding on
successors and assigns of the Applicant, so that if the Applicant were to sell anyof the land to third parties, those third parties would remain bound by the terms of
the Development Agreement, including but not limited to obligations to comply with
the Voter Guarantees and provide a pro-rated share of funding for Voter
Guarantees.
Section 5:

Amendment of Solano County General Plan

Chapters 1, 2, 3, 4, 6 and 7 of the General Plan are hereby amended to authorize andallow for implementation of the New Community, for creation of the Travis Security Zone
(by almost doubling the size of the Travis Reserve Area designated in the General Planfrom 7,971 acres to 14,900 acres), and for creation of the Rio Vista Parkland, as follows:
General Plan Chapter 1:•

Chapter 1 of the General Plan is hereby amended to add the following summaryof this Initiative immediately after that chapter’s existing summary of Measure A,
which summary includes placeholders for the presently unknowable letter or
number officially assigned to this Initiative for purposes of its designation on theofficial ballot, as well as a designated placeholder for the presently unknowabledate upon which this Initiative shall have been adopted by the electorate, whichplaceholders may be replaced by the County with the actual measure letter or
number officially assigned to this Initiative and the actual voter adoption date ofthis Initiative, provided that the full text of the following summary is otherwise
inserted into Chapter 1 without alteration:“Measure [INSERT OFFICIAL MEASURE LETTER/NUMBER
HERE]
On [INSERT INITIATIVE ADOPTION DATE HERE], the voters of
Solano County approved Measure [INSERT OFFICIAL MEASURE
10LETTER/NUMBER HERE], the East Solano Homes, Jobs, andClean Energy Initiative. The measure established new policies andzoning regulations for the purpose of creating a New Community
designed to be one of the most walkable and sustainablecommunities in the United States by approving amendments to theGeneral Plan and County Code to authorize and allow for
implementation of the New Community, for creation of the Travis
Security Zone, and for creation of the Rio Vista Parkland.”
General Plan Chapter 2:•

Figure LU-1, the Land Use Diagram, of Chapter 1 is hereby amended by deletingthe current Figure LU-1 and replacing it with the new Figure LU-1 as set forth
immediately below, to create the New Community designation and add suchdesignation to Special Purpose Areas – SP (Specific Project Area), to create theTravis Security Zone (consisting of the 7,971 acres designated as Travis Reserve
Area in the General Plan, less the 268 acres that were excluded from the Travis
Reserve Area Zoning Overlay by Ordinance 2023-1849, plus 7,197 new acres
added, for a total size of 14,900 acres), to create the Rio Vista Parkland area
designation, and to add the following text to the “Note” within the land use diagram
immediately below the last line of the existing “Note” as follows “Approved by thevoters (East Solano Homes, Jobs, and Clean Energy Initiative) – November 2024”(for informational purposes only, the General Plan Figure LU-1 hereby deleted isalso shown below with a black “X” overlayed thereupon):

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12

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•

The “Development Capacity” section of Chapter 2 is amended to modify the lastsentence appearing immediately prior to existing Table LU-3, as follows: “Table
LU-3 summarizes the General Plan’s development capacity within theunincorporated county areas prior to the enactment of the East Solano Homes,
Jobs, and Clean Energy Initiative.”•

The following text is hereby added immediately following existing Table LU-3: “TheNew Community authorizes creation of a new community, which is estimated to beconstructed over many decades. The New Community is designated as a Special
Purpose Area – SP Specific Project Area in the General Plan, for which the type,location, and density of development in these areas is prescribed in a specificplan.”•

The following sentences are hereby added immediately following the last sentenceof the existing Chapter 2 section titled “Municipal Service Areas”: “The New
Community is a new community located within the unincorporated County areaeast of Travis Security Zone, north of Highway 12, and west of Rio Vista Parkland.
The New Community is required to provide all municipal services, is not required
to obtain municipal services from any existing service provider, and is not subject
to the MSA provisions of the General Plan.”•

Existing Table LU-4 is hereby amended by adding the following text to the title:“General Plan 2030 Land Use Designations in Unincorporated County andUnincorporated Municipal Service Areas prior to the East Solano Homes, Jobs,
and Clean Energy Initiative.”•

The following sentences are hereby added immediately following existing Table
LU-4: “Following enactment of the East Solano Homes, Jobs, and Clean Energy
Initiative, approximately 18,600 acres of land previously under “Agricultural
Designations” and “Special Purpose Area” have been re-designated to “NewCommunity.” Additionally, 712 acres of land previously designated under“Agricultural Designations” have been re-designated to “Rio Vista Parkland.”•

Table LU-5 is hereby amended as follows:“RV-PL Rio Vista Parkland” is added to the list of “Natural Resources
Designations” immediately following the “M Marsh” row, thereby creating a newrow labeled “RV-PL Rio Vista Parkland,” with the following description added at
the intersection of the existing “Description” column and the new “RV-PL Rio Vista
Parkland” row:
Provides for open space, public parks, and recreation as well as compatible
uses between the New Community and the City of Rio Vista.
“New Community” is added to the list of Special Purpose Areas – SP SpecificProject Area immediately following the “UPA Urban Project Area” row, thereby
creating a new row labeled “New Community,” with the following description addedat the intersection of the existing “Description” column and the new “NewCommunity” row:
New Community allows for the creation of a new community with residential,commercial, industrial, agricultural, renewable energy solar generation andstorage uses, other institutional, park, medical uses, and uses similar to theseuses. Specific plan required.
Delete the words “TRA Travis Reserve Area” from the list of Overlays immediately
following “VFS Vacaville-Fairfield-Solano Greenbelt Overlay” in the “Designation
and Density or Intensity” column and replace with “TSZ Travis Security Zone
(formerly known as “TRA Travis Reserve Area”).” The description of the “TSZ
Travis Security Zone”, as set forth at the intersection of the existing “Description”
14column and the updated “TSZ Travis Security Zone” row, is hereby amended asfollows:
Protects the land within the overlay to continue to support the Travis Air Force
Base. Land may be used for continued agriculture, grazing, solar farms (if using
technology acceptable to Travis Air Force Base), and non-avian habitat uses
until a military or airport use is proposed. No residential uses will be permitted.
Provides for future expansion of Travis Air Force Base and support facilities forthe base. If the status of the base changes, the construction of nonmilitary
airport and support uses may be permitted. All references to the Travis Reserve
Area (TRA) shall hereafter refer to the Travis Security Zone (TSZ).
•

Table LU-6 is hereby amended by adding the following text to the title: “SpecificProject Areas prior to the East Solano Homes, Jobs, and Clean Energy Initiative.”•

The following text is hereby added immediately following Table LU-6: “Following
enactment of the East Solano Homes, Jobs, and Clean Energy Initiative, the New
Community has been added as a Specific Project Area, consisting ofapproximately 18,600 acres with an anticipated development capacity of 40,000 to
160,000 dwelling units, 100,000 to 400,000 residents, and 25,000,000 to
90,000,000 square feet of nonresidential development. The New Community shallnot be allowed to continue residential development beyond 50,000 residents
unless and until the New Community has supported the creation of a sufficientnumber of “good paying local jobs,” as described in the Solano Jobs Guarantee
defined in the voter-approved East Solano Homes, Jobs, and Clean Energy
Initiative.”•

Land Use Goal LU.G-2 is hereby amended by adding the following sentence
immediately after the first sentence of the existing Land Use Goal LU.G-2 asfollows: “Interpret and apply the General Plan to implement voter-approved
initiative measures, including but not limited to supporting the construction of new
infrastructure, community development, and job creation approved by the votersin the East Solano Homes, Jobs, and Clean Energy Initiative to create the New
Community.”•

Land Use Policy LU.P-2 is hereby amended by revising the first sentence ofexisting Land Use Policy LU.P-2 as follows: “A cornerstone principle of this
General Plan is the direction of new urban development and growth toward existing
cities and to the voter-approved New Community. Toward municipal areas.”•

Land Use Policy LU.P-3 is hereby amended by adding the following two newsentences immediately after the last sentence of the second paragraph of Land
Use Policy LU.P-3: “Voter approval of the East Solano Homes, Jobs, and Clean
Energy Initiative complies with and implements the planning principles of theOrderly Growth Initiative by obtaining voter approval for the establishment of a newcommunity, requiring such community to be walkable and sustainable, in a locationthat preserves the distinct identity of cities surrounded by agricultural and open
space, and requiring municipal services to be provided without imposing financial
costs on taxpayers outside of the New Community or new municipal service
mandates on existing cities or municipal service providers.”•

Land Use Policy LU.P-31 is hereby amended by adding the following sentence
immediately following the last sentence of the existing Land Use Policy LU.P-31:“The New Community is determined to be compatible with the Travis Air Force
Base Land Use Compatibility Plan because the New Community is not located inany portion of the “Travis Security Zone,” and because the voter-approved East
Solano Homes, Jobs, and Clean Energy Initiative imposes additional land use anddevelopment restrictions within the New Community consistent with the Travis Air
Force Base Land Use Compatibility Plan.”15•The list of “Natural Resource Designations” as set forth in Table LU-7 is hereby
amended by adding “Rio Vista Parkland” as a new “Natural Resource Designation”
immediately following the existing “Marsh” designation, thereby creating a new row
labeled “Rio Vista Parkland,” and the “New District” column of such table is hereby
amended by adding “RV-PL – Rio Vista Parkland” to such column’s list of zoning
districts immediately following the existing “CR” zoning district designation, thereby
creating a new column labeled “RB-GB – Rio Vista Parkland,” and an “X” is hereby
added at the intersection of the new “Rio Vista Parkland” row and the new “RV-PL– Rio Vista Parkland” column of such table.

•

The existing Figure SS-1, Special Study Area Locations, of Chapter 1 is hereby
amended by deleting in its entirety the current Figure SS-1 and replacing it with
new Figure SS-1 as set forth immediately below (for informational purposes only,
the General Plan Figure SS-1 hereby deleted is also shown below with a black “X”
overlayed thereupon):

16

17

18

•

The following new Special Study Area subsection text and accompanying new
Figure SS-7 are hereby added immediately following the last sentence of Chapter
2:
New Community
The New Community was approved by the voters in the East Solano
Homes, Jobs, and Clean Energy Initiative, to re-designate non-prime
agricultural land for new community development with a vote of the people
consistent with the Orderly Growth Initiative. The East Solano Homes, Jobs,
and Clean Energy Initiative authorized the construction of a new community.

19

20

Goals and Policies
Goals:
SS.G-5Createacompact,
walkable,sustainable,
andenvironmentally resilient community with homes in safe, walkableneighborhoods, where for-sale and for-rent homes at different price points
are integrated in the same neighborhoods, with good paying local jobs for
Solano County residents, with schools, workplaces, shops, restaurants, andparks, and build and operate new infrastructure and public services to serve
the community at no cost to Solano County taxpayers living outside the New
Community.
Policies:
SS.P-33
Achieve walkability, by ensuring that all residents are locatedwithin walking distance of schools, shops, parks, and transit.
SS.P-34
Integrate parks and recreation areas across all parts of thecommunity.
SS.P-35
Provide a mix of housing types that accommodates people ofevery income level, every life stage, and every household size.
SS.P-36
Offer a full menu of transportation options that make it easy
and enjoyable to get around by walking, biking, transit, or driving.
SS.P-37
Establish local shopping streets that provide a wide range ofgroceries and other everyday retail goods, services, and amenities withinevery neighborhood.
SS.P-38
Provide space for major employers, engaged in
manufacturing, production, technology, industrial, research, and other uses(including clinics and hospitals).
SS.P-39
Enable and support small businesses across all sectors,
ideally where business owners and employees can live in the community(such as through providing live-work housing types).
SS.P-40
Offer education and training facilities, including daycare, preschools, K-12 schools, and vocational training.
SS.P-41
Establish quality public services and institutions, including fireand law enforcement facilities, library and community facilities, and placesof worship, all interwoven into neighborhoods.
SS.P-42
Integrate sustainable infrastructure that greatly reduces
operational greenhouse gas emissions, relies on renewable energy,
maximizes the reuse of water, and enables reduction of waste.
Implementation Programs
Regulations:
SS.I-19
Adopt a specific plan to implement these policies for the New
Community. The boundaries of the New Community shall not be expanded
beyond those identified in the East Solano Homes, Jobs, and Clean Energy
Initiative without prior approval of the voters. The specific plan should
specify:•

The area covered by the plan. For the avoidance of doubt, thefollowing parcels identified by Assessor Parcel Numbers are within
the general depicted boundary of the New Community but are
21

•
•

•
•

excluded from the New Community Specific Plan Zoning District,and their zoning shall remain unchanged by the Initiative: 0042-110250, 0042-110-270, 0048-010-180, 0048-020-140, 0048-020-180.
In addition, for the avoidance of doubt, the following parcels
identified by Assessor Parcel Numbers are proximate to the inner orouter boundary of the New Community but are excluded from the
New Community Specific Plan Zoning District, and their general plan
designation and zoning shall remain unchanged by the Initiative:
0042-100-350, 0042-100-360, 0042-100-370, 0042-100-380, 0042100-390, 0042-100-400, 0042-110-150, 0042-110-200, 0042-110380, 0042-170-310, 0042-170-320, 0048-010-340, 0048-010-370,
0048-010-480, 0048-020-150, 0048-090-330, 0048-090-340, 0048090-360, 0048-100-650, 0048-100-660.
Techniques to ensure development is consistent with the Goal andPolicies, including development standards.
Development standards to create walkability within the New
Community, and that incentivize transit for commuters coming tojobs in the New Community or departing for jobs outside the New
Community.
An infrastructure plan for all water systems (water, recycled water,stormwater, wastewater), transportation, telecommunications,energy, and solid waste.
A public finance plan to ensure that infrastructure and public
services (including schools, parks, law enforcement, fire, library, andother municipal services) are funded at no cost to taxpayers living
outside the New Community.

Related Policies: SS.P-33, SSP-34, SS.P-35,SS.P-36, SS.P-37, SS.P-38,
SS.P-39, SS.P-40, SS.P-41, SS.P-42.
Agency/Department: Department of Resource Management
Funding Source: Specific Plan Applicant
Funding, Physical Improvements, and Capital Projects
Time Frame: Initiate Environmental Impact Report (“EIR”) and Development
Agreement (“DA”) preparation and approval process in January 2025, withtarget completion date for certification of the EIR and approval of DA in thefirst quarter of 2026
SS.I-20
Approve formation of a Community Facilities District, andother financing programs, to implement the public finance plan included in
the Specific Plan.
Related Policies: SS.P-33, SSP-34, SS.P-35,SS.P-36, SS.P-37, SS.P-38,
SS.P-39, SS.P-40, SS.P-41, SS.P-42.
Agency/Department: Department of Resource Management
Funding Source: Specific Plan Applicant
Time Frame: Initiate Environmental Impact Report (“EIR”) and Development
Agreement (“DA”) preparation and approval process in January 2025, withtarget completion date for certification of the EIR and approval of DA in thefirst quarter of 2026
SS.I-21To the fullest extent permitted by law, upon application to andapproval by the Board of Supervisors, execute a development agreement
to facilitate the specific plan on terms substantially consistent with Section22

4 of the East Solano Homes, Jobs, and Clean Energy Initiative. The Board
may modify the development agreement objectives specified in Section 4of the East Solano Homes, Jobs, and Clean Energy Initiative as necessary
to further the purposes of the East Solano Homes, Jobs, and Clean Energy
Initiative, as specified in Section 1 thereof; provided however that, to the
maximum extent permitted by the law, the Board shall neither reduce nor
increase the aggregate financial obligations of any applicant for suchdevelopment agreement described in Section 4 of the East Solano Homes,
Jobs, and Clean Energy Initiative, nor reduce such applicant’s obligations
under any Voter Guarantee described in such initiative, in both cases
without prior approval of the voters of Solano County. The ten (10) Voter
Guarantees are:
•
•
•
•
•
•
•
•
•
•

Solano Jobs Guarantee
Solano Homes for All
Solano Scholarships
Green Solano
Solano Downtowns
Water Guarantee
Transportation Guarantee
Schools Guarantee
Smart Growth Guarantee
Solano Taxpayer Guarantee

The provisions of Part B of Section 1 and the provisions of Section 4 of the East
Solano Homes, Jobs, and Clean Energy Initiative detailing these Voter Guarantees
are hereby incorporated by reference.
Related Policies: SS.P-33, SSP-34, SS.P-35,SS.P-36, SS.P-37, SS.P-38,
SS.P-39, SS.P-40, SS.P-41, SS.P-42.
Agency/Department: Department of Resource Management
Funding Source: Specific Plan Applicant
Time Frame: Initiate Environmental Impact Report (“EIR”) and Development
Agreement (“DA”) preparation and approval process in January 2025, withtarget completion date for certification of the EIR and approval of DA in thefirst quarter of 2026.
General Plan Chapter 3:•

Figure AG-1 is hereby amended by adding the following text to the title: “Solano
County General Plan Figure AG-1 Important Farmland prior to the East Solano
Homes, Jobs, and Clean Energy Initiative.”•

Figure AG-4 is hereby amended by adding the following text to the title: “Solano
County General Plan Figure AG-4 Agricultural Regions prior to the East Solano
Homes, Jobs, and Clean Energy Initiative.”•

The paragraph immediately following Figure AG-4 is hereby amended as follows:“The following section contains descriptions of 10 proposed agricultural regions
and policies that are unique to an individual region or group of regions. The
minimum lot sizes and general uses presented in Table AG-3 should be used inconjunction with the agricultural land use description from the Land Use chapter todefine the General Plan land use description for agricultural lands in the county’s
10 agricultural regions. Following the enactment of the East Solano Homes, Jobs,
and Clean Energy Initiative, none of the following 10 proposed agricultural regions
apply to the New Community or to the Rio Vista Parkland.”23

•Agricultural Land Use Policy AG.P-28 is hereby amended by adding the following
paragraph immediately following the last sentence of the existing Agricultural Land
Use Policy AG.P-28: “Ongoing and innovative agricultural uses are allowed within
the New Community, both on an interim basis prior to the execution of any
development agreement and as community construction occurs over a period of
decades, and as an ongoing permissible use in portions of the New Community.
Innovative agricultural land management uses include agrisolar (where, forexample, sheep and goats can graze, and/or crops are cultivated, beneath andbetween utility-scale solar panels, with associated solar energy storage andtransmission facilities), as well as other solar and renewable energy generationand storage uses (except wind). Sustainable water management of stormwaterand seasonal use of playfields and other open space to support groundwater
recharge and other water management practices are also allowed and support
sustainable agricultural and community water supplies and use.”•

Agricultural Land Use Policy AG.P-34 is hereby amended as follows: “Lands within
the Agriculture designations may be redesignated to (1) Park & Recreation only
for public recreation and public open space uses and only if the uses permitted by
the new designation will not interfere with or be in conflict with agriculturaloperations or (2) Rio Vista Parkland for uses consistent with its intended purposeof providing an open space buffer and recreational amenities.”

General Plan Chapter 4:•

Figure RS-1, Priority Habitat Areas, of Chapter 4 is hereby amended by deletingthe current Figure RS-1 and replacing it with new Figure RS-1 as set forth
immediately below (for informational purposes only, the General Plan Figure RS2 hereby deleted is also shown below with a black “X” overlayed thereupon):

24

25

26

•

Figure RS-2, Resource Conservation Overlay, of Chapter 4 is hereby amended bydeleting the current Figure RS-2 and replacing it with new Figure RS-2 as set forth
immediately below (for informational purposes only, the General Plan Figure TC-1
hereby deleted is also shown below with a black “X” overlayed thereupon):

27

28

29

•

Resource Policy RS.P-33 is hereby amended as follows: “The County shallpreserve, for future use, areas outside of the New Community with importantmineral resources by preventing residential, commercial, and industrial
development that would be incompatible with mining practices to the extent
feasible.”•

Resource Implementation RS.I-16 is hereby amended as follows: “Designate land
uses in mineral areas outside of the New Community appropriately to ensurecompatibility between mineral extraction and surrounding uses.”•

Resource Policy RS.P-37 is hereby amended as follows: “Policy RS.P-37: Protect
the visual character of designated scenic roadways unless roadway modifications
are appropriate for safety improvements, or for expansion to serve existing andanticipated transportation uses.”•

Resource Implementation RS.I-21 is hereby amended as follows: “Preserve thevisual character of scenic roadways as shown in Figure RS-5 outside of the New
Community through design review, designating alternate routes for faster traffic,
regulating off-site advertising, limiting grading in the view corridor through thegrading ordinance, limiting travel speeds, and providing pullover areas with trash
and recycling receptacles.”General Plan Chapter 6:•

The paragraph describing the “Lambie Road Area” set forth in the Chapter 6
subsection titled “Opportunity Sites” is hereby deleted in its entirety and replaced
as shown immediately below:
Lambie Road Area
The Lambie Road area comprises approximately 1,525 acres. This area has long
been designated for industrial use. As described in the Land Use chapter, this area
is designated as a Special Project Area, requiring preparation of a specific plan
describing a comprehensive approach to development, environmental, andinfrastructure issues (roadway access in particular) before any development could
occur in this area. However, the Lambie Road area has the potential toaccommodate industrial uses that are not appropriate to place near residential
areas.
The New Community includes most of the Lambie Road Area Opportunity Site.
The voter-approved East Solano Homes, Jobs, and Clean Energy Initiative
approved the New Community as a New Community that would create substantial
tax revenues, new homes, training facilities and schools, and good paying local
jobs in development, production, manufacturing, logistics, research, and other
employment uses in a wide range of enterprises such as advanced manufacturing,
defense, aerospace, technology, energy, healthcare, agriculture, and other
innovative sectors. Most of the Lambie Road Opportunity Site within the New
Community is designated for Industrial and Technology uses in the New
Community Specific Plan approved by the voters in the East Solano Homes, Jobs,
and Clean Energy Initiative. Infrastructure and municipal services for the portion of
Lambie Road Opportunity Site in the New Community would be provided as partof the Specific Plan, which would facilitate the long-delayed creation of job-creating
employment opportunities in this portion of the Opportunity Site at no cost to
taxpayers living outside the New Community. The remainder of the Lambie Road
Area remains designated as a Special Project Area, requiring the preparation of aseparate specific plan describing a comprehensive approach to development,
environmental, and infrastructure uses (roadway access in particular) before any
development could occur in the portions of the Lambie Road Area outside of the
New Community.
30

General Plan Chapter 7:•

New Goal TC.G-6 is hereby added following existing Goal TC.G-5 as follows: “GoalTC.G-6: Taxpayers in the New Community shall fund a transit management
association to provide funding for transportation, including roadway improvements
and measures to facilitate a reduction of the use of passenger cars on local
roadways and highways, including but not limited to providing or funding (a)shuttle, bus, or on-demand ride service to train stations, transit hubs, other cities
within the County, and destinations outside the County, (b) scheduled and ondemand rideshare and carpool matching, (c) pedestrian and micro-mobility
infrastructure (e.g., bikes and scooters), (d) high speed internet to encouragehome-based, hybrid, and remote work, (e) car share programs and parking
management to reduce reliance on car ownership and use, and (f) othertransportation management tools to reduce vehicle miles traveled by future
residents.”•

New Goal TC.G-7 is hereby added following the text of new Goal TC.G-6 asfollows: “Goal TC.G-7: The County shall explore the following long-term
improvements to its transportation network, and require the Applicant for the New
Community to fund studies of: (a): the rerouting and expansion of Highway 12
between Suisun City and the Rio Vista Bridge, generally along the northernboundary of the New Community, including (if supported by the City of Rio Vista)
the potential rerouting of Highway 12 outside of downtown Rio Vista andreplacement of the Rio Vista Bridge; (b) the potential renovation and completion ofa rail connection between the New Community and the Fairfield-Vacaville Amtrak
Station (including but not limited to by improving the former Sacramento Northernrail alignment for use by passenger or freight traffic); and (c) the potential for
improvements to Highway 113 and (if supported by city of Dixon) rerouting thesame outside of downtown Dixon. The Applicant for the New Community shall workwith Solano Transportation Authority, California Department of Transportation,
Solano County, Solano County cities, and other jurisdictions to prioritize andadvocate for the approval and funding of the foregoing.”•

Figure TC-1, Roadway Diagram, of Chapter 7 is hereby amended by deleting thecurrent Figure TC-1 and replacing it with the new Figure TC-1 as set forth
immediately below:

31

32

33

•

Policy TC.P-6 is hereby amended as follows: “Participate in transportation
programs that promote technical solutions resulting in more efficient use of energy,
reduced greenhouse gas emissions and noise levels, and improved air quality.
Support new development that integrates transportation programs fully into thedesign of the community and new buildings. In the New Community, authorize
neighborhood-scale public streets (local roads and collector roads) to be privatelymaintained “slow” streets with 10-20 mph speed limits and accessible sidewalks
that are designed to be safe for walking by unaccompanied school-age children
and the elderly, and bicyclists of all ages and skills; authorize privately-maintained
alleys to residential and other structures for access for service and other vehicles
to encourage pedestrian interactions and mobility on the streets and sidewalks;
incentivize transit, walking, and biking; provide shared public parking structures
within one-half mile or closer to each residence to optimize car access while
managing the impacts of parking. It is the intention of the New Community toprovide attractive options for residents to use walking, biking, and transit when thismakes sense, but be able to continue to use private cars if they so desire or if theyneed to (such as those with disabilities or mobility impairments).”

Section 6:

Amendment to Solano County Code

Chapter 28 of the Solano County Code is amended as follows:•

Section 28.11 of the Solano County Code is amended by amending Zoning Maps
Nos. 7-S, 8-S,13-N, 14-N, 14-S, 15-N, and 15-S as illustrated in Figures SP-1 andSP-2, incorporated by reference, to add the “New Community Specific Plan”, to
add the “Travis Security Zone Zoning Overlay”, and to add the “Rio Vista Parkland”
to the various properties shown on those maps.

•

Section 28.13 of Chapter 28 of the Solano County Code, relating to the designationand establishment of the County’s zoning and overlay districts, is hereby amended
to expand the existing list of “Specialty and Overlay Districts” by adding the newphrase “New Community Specific Plan Zoning District” immediately following theexisting phrase “MIDDLE GREEN VALLEY ZONING DISTRICTS.” In addition, a
new Footnote 2 is hereby added immediately following the existing Footnote 1 ofSection 28.13 of the Solano County Code as follows: “2. See Section 28.62 New
Community Specific Plan for Zoning Regulations within the New Community.”•

Section 28.13 of Chapter 28 of the Solano County Code, relating to the designationand establishment of the County’s zoning and overlays districts, is hereby
amended to expand the existing list of “Specialty and Overlay Districts” by adding
the new phrase “RV-PL District RIO VISTA PARKLAND” immediately following theexisting phrase “P Districts PARK DISTRICT”.

•

New Section 28.62 is hereby added to Chapter 28 of the Solano County Code
immediately following the existing Section 28.61 of Chapter 28 of the Solano
County Code, inclusive of new text (in the interest of legibility, this new text isshown without a double underline), new tables (i.e., Tables 28.62A to 28.62E), andnew figures (i.e., Figures SP-1 through SP-18), as follows:
28.62 New Community Specific Plan Zoning District.
Subsections
28.62.10
New Community Specific Plan Zoning District
28.62.11
Purpose28.62.12
Permitted Uses
28.62.13
Development and Design Review Standards
28.62.14
Parks and Recreation
28.62.15
Sustainable Infrastructure
28.62.16
Transportation and Circulation
28.62.17
Public Facilities and Finance Plan
34

28.62.18
28.62.19

Implementing Regulations
Interpretation of Terms and Definitions

28.62.10

New Community Specific Plan Zoning District

28.62.11

PurposeThe New Community Specific Plan Zoning District includes the Specific Plan andthe implementing zoning regulations for an approximately 18,600-acre area eastof Travis Security Zone, north of Highway 12, and west of Rio Vista Parkland, as
depicted in Figures SP-1 (Regional Context Map) and SP-2 (New Community
Specific Plan Boundary).
For the avoidance of doubt, the following parcels identified by Assessor Parcel
Numbers are within the general depicted boundary of the New Community but are
excluded from the New Community Specific Plan Zoning District, and their zoning
shall remain unchanged by the Initiative: 0042-110-250, 0042-110-270, 0048-010180, 0048-020-140, 0048-020-180.
In addition, for the avoidance of doubt, the following parcels identified by Assessor
Parcel Numbers are proximate to the inner or outer boundary of the New
Community but are excluded from the New Community Specific Plan Zoning
District, and their zoning shall remain unchanged by the Initiative: 0042-100-350,
0042-100-360, 0042-100-370, 0042-100-380, 0042-100-390, 0042-100-400,
0042-110-150, 0042-110-200, 0042-110-380, 0042-170-310, 0042-170-320,
0048-010-340, 0048-010-370, 0048-010-480, 0048-020-150, 0048-090-330,
0048-090-340, 0048-090-360, 0048-100-650, 0048-100-660.

35

Figure SP-1: Regional Context Map

36

Figure SP-2: New Community Specific Plan Boundary

This Section 28.62 includes the zoning regulations and other required content of a
specific plan as required by Government Code sections 65450-65457 for the New
Community, as approved by the voters in the East Solano Homes, Jobs, and Clean
Energy Initiative (November 2024). The New Community establishes five newzoning districts, as depicted in Figure SP-3.

37

Figure SP-3: New Community Specific Plan Zoning Districts

The core planning principles and policies of this Specific Plan include:● Achieve walkability, by ensuring that all residents are located within walking
distance of schools, shops, parks, and transit.
● Integrate parks and recreation areas across all parts of the New Community.
● Provide a mix of housing types that accommodates people of every income
level, every life stage, and every household size.
● Offer a full menu of transportation options that make it easy and enjoyable toget around without driving.
● Establish local shopping streets that provide a wide range of everyday retailgoods, services, and amenities within every neighborhood.
● Provide space for major employers, engaged in manufacturing, production,technology, industrial, research, and other uses (including clinics andhospitals).
38

● Enable and support small businesses across all sectors, ideally where businessowners and employees can live in the New Community (such as throughproviding live-work housing types).
● Offer education and training facilities, including daycare, pre-schools, K-12
schools, and vocational training.
● Provide quality public services and institutions, including fire and sheriff
facilities, library and community facilities, and places of worship, all interwoven
into neighborhoods.
● Integrate sustainable infrastructure that greatly reduces operational
greenhouse gas (“GHG”) emissions, relies on renewable energy, maximizes
the reuse of water, and enables reduction of waste.
To achieve these goals, this Specific Plan establishes five land use designations.
Each of these zones includes a mix of parks and recreation areas.
Commercial Mixed Use (CMU)
Commercial Mixed Use (“CMU”) includes the areas with the highest intensity ofuses within the New Community to support the needs of the New Community andof nearby cities. This zone is a place for large offices, higher density housing, major
cultural and civic uses, hotels, hospitals, larger footprint retail uses with a larger
catchment area to serve multiple neighborhoods, restaurants, performancevenues, and nightlife, in addition to other compatible uses.
This zone allows for large format retail stores (see 28.62.13.C.3: Allowable RetailSizes and Table 28.62C: Enclosed Retail Size Permitted by Zone below for moredetail).
Building structures are located within 0 to 5 feet from the edge of rights of way tocreate compact street experiences that are friendly to pedestrians, bicyclists, andpeople with disabilities or mobility impairments. CMU development standards
include a diversity of building types up to 8 stories and provide for rich architecturalvariety in the building fabric. Employers, residential, and visitor uses in this zone
are located within one-half mile (approximately 10-minute walk) to transit, retailstores and services, parks and recreation uses, and parking.
Industrial, production, manufacturing, and other uses requiring the routine
transportation of large amounts of materials transported by large trucks are notpermitted.
This zone includes transit hubs and other high quality transit facilities, including
connections to external destinations in surrounding communities, regional transit
hubs, and other destinations.
Residential uses within CMU prioritize higher density homes to meet a minimum
density of 30 dwelling units per acre averaged across all residential development
sites, as calculated by dividing the total number of dwelling units by the grossacreage of residential development sites.
Relative to other zones, CMU sets a higher “build-to” line requirement to create astronger and consistent streetwall with a cohesive experience along streets andopen spaces evoking the sense of “outdoor rooms,” consistently framed by thebuildings around them.

39

Industry & Technology (IT)Land uses in this zone accommodate a wide variety of commercial, research,
production, distribution, repair, manufacturing, processing, logistics, infrastructure,and training uses.
This zone does not permit residential uses. Residential uses are buffered from thiszone through a range of design features such as streets and/or open spaces.
Large-footprint buildings are permitted within this zone as needed to meet thedemands of anticipated uses. This zone anticipates more vehicular and truck
movement, which is intentionally located away from zones that allow residential
uses.
Building heights are permitted up to 8 stories.
Large format retail stores (sometimes called “big box” stores) are allowed in thiszone (see 28.62.13.C.3: Allowable Retail Sizes and Table 28.62C: Enclosed RetailSize Permitted by Zone below for more detail).
Infrastructure uses listed in Table 28.62A: Table of Permitted Uses permit uses
such as potential central thermal plants, water resource recovery facilities,
materials recovery facilities, data centers, and transportation yards.
While this zone is located to have adequate truck access, it is also served by the
New Community transit and transportation programs and is integrated into thecommunity’s street network, so that residents who live elsewhere in the New
Community and wish to get to work without driving have the option to do so.
Maker & Manufacturing (MM)This district is inspired by historic “warehouse” precincts found in many older cities
around the world. These generally once started as warehouses, but over time
evolved into an eclectic mix of uses and support creative making, manufacturing,and entertainment. This district is intended to support those same uses.
Land uses in this designation benefit from proximity to either or both Industry &Technology and Commercial Mixed Use zones to create a unique mix of uses
including light industrial, entertainment, arts, and culture uses interwoven withresidential and commercial uses.
This zone draws from the intensity of uses in the Commercial Mixed Use zone,
and permits nighttime entertainment uses. Residential uses are allowed in thiszone. This zone is also designed to attract and support small businesses, including
individuals starting a business for the first time, by enabling and encouraging
diverse types of commercial space suitable to many types of small businesses.
This zone serves as a creative hub with diverse building types and architectural
styles. Building heights are permitted up to 8 stories.
Maker & Manufacturing allows for large format retail stores (see 28.62.13.C.3:
Allowable Retail Sizes and Table 28.62C: Enclosed Retail Size Permitted by Zone
below for more detail).
Neighborhood Mixed Use (NMU)
NMU is a predominantly residential zone that also includes smaller-scale
workplaces and amenities for daily life, where residents are no more than one-halfmile from transit, schools, retail, professional and personal services, places ofworship, civic services, open space and recreation, and shared community
40

parking. The goal of the NMU is to allow residents and workers to easily meet dayto-day needs on foot, in a setting that is slow, comfortable, safe, sociable, andfamiliar.
All neighborhoods consist of multiple blocks organized on a tight grid of streetsthat embrace slow, human-centered space. Low-speed interior neighborhoodstreets are intended to be free of most automobile through-traffic, have generous
pedestrian paths and green space, and are inviting for people of all ages, includingchildren and those with limited mobility.
Retail is allowed throughout the NMU zone (see 28.62.13.C.3: Allowable RetailSizes and Table 28.62C: Enclosed Retail Size Permitted by Zone below for moredetail). NMU is designed to encourage and support many smaller, locally owned
shops, restaurants, cafes, bars, and other businesses by (a) locating these uses
in walkable neighborhoods with many residents (i.e., potential customers) living
within a short walk or bike ride; (b) providing storefronts suitable for many different
types of shops and businesses, (c) except for grocery stores, limiting store sizes
to prevent big box retailers from creating a monoculture of big box retail, (d)providing that, where commercially possible, retail buildings provide live-workunits, making it possible for small business owners to operate the shops and live
near their place of business.
Building frontage setbacks allow for up to 12 feet of setback from the rights of way.
A “build-to” line requirement creates a cohesive experience along streets and open
spaces evoking the sense of “outdoor rooms,” consistently framed by the buildings
around them. Similarly, secondary structures in the rear of lots (such as carriage
houses) have a limited setback to hold the edges of narrower street types, such asalleys.
Buildings in NMU may be up to 4 stories tall on streets narrower than 60 feet and
up to 5 stories on streets wider than or equal to 60 feet. These structures can be
configured as one or more residential units, while also allowing small retail, office,medical, and services uses. Each row house lot is scaled to have a rowhouse witha private backyard, and also allows for a carriage house at the back of the lot thatcan serve as an accessory dwelling unit (residential), an office, a workshop, agarage, or another similar use. This supports multi-generational households andcreates economic opportunities (by enabling residents to rent out the unit or workfrom home).
Where consistent with the Travis AFB Land Use Compatibility Plan, NMU allows
for a range of housing types resulting in a minimum density of 20 dwelling units
per acre averaged across all residential development sites, as calculated by
dividing the total number of dwelling units by the gross acreage of residential
development sites.
Infrastructure uses listed in Table 28.62A: Table of Permitted Uses permit uses
such as distributed neighborhood-scale facilities providing water recycling, energy,
and thermal assets.
Open Space (O)Open Space (“O”) includes a range of recreational, open space, and agriculturaluses, along with ancillary retail and visitor-serving facilities, but excludes mosttraditional urban uses such as residential, school, industrial, and manufacturing
uses.
Open Space uses include commercial recreational uses such as water parks,
amphitheaters, and sports fields facilities that are expected to serve both the local
community and attract outside visitors, as well as passive parks with trails and trailrelated amenities that prioritize natural resource protection.
41

Retail and visitor-serving facilities that enhance the enjoyment of the uses listed
above are permitted in this zone as accessory uses, including cafes, food trucks,
restaurants, and other similar uses.
Community agriculture and community-serving infrastructure such as electricalsubstations, groundwater wells, infiltration wells, groundwater recharge facilities,
and stormwater management facilities are permitted uses in this zone.
For further requirements on permitted and non-permitted uses, refer to Table
28.62A: Table of Permitted Uses.
Ecologically sensitive areas in this zone allow passive uses, such as trails, andmay include restricted access during ecologically sensitive periods of the year.
Schools and Educational Facilities
The Specific Plan provides for educational facilities of all levels, including daycare
and pre-K, K-12 schools, vocational training, and trade schools.
The Plan includes school sites to accommodate students from pre-K to 12th grade.
The exact sizing and number of schools will be developed with the applicable
school district(s) and California Department of Education, consistent with thecommitments of the East Solano Homes, Jobs, and Clean Energy Initiative. To theextent permitted by the Travis AFB Land Use Compatibility Plan, all residential
uses are located within one-half mile (approximately 10-minute walk) to a K-12
school site.
A neighborhood conceptual plan and concept view in the NMU zone are included
as Figures SP-4 and SP-5 to show the location of residential development relative
to school and park uses. To create enhanced walk and bike connectivity, a rangeof slow “Community Streets” are provided between Local Streets that provide
robust transit and vehicular connectivity. Community Streets include: (a)Greenways with generous tree-lined multi-use pathways for pedestrians andbicyclists, (b) Slow Streets which are designed to put people first and provide
limited access for cars at lower speed limit, and (c) Alleys which provide access to
private or shared parking and/or open spaces including backyards. Schools are
generally located in proximity to neighborhood parks, and accessible by safe
bikeways and walkways along Greenways and Slow Streets. To maintain the
walkable, compact design of the community, sports and recreational facilities suchas sports fields and swimming pools are to be collaboratively shared between
school and community uses.
The precise boundaries of land use designations may be subject to minor
adjustment and refinement prior to development, or upon request of an affectedlandowner, provided such refinements reflect the overall boundaries indicated in
Figure SP-3 and are consistent with all other provisions of Section 28.62.

42

Figure SP-4: Conceptual Plan in Neighborhood Mixed Use Zone
(provided for illustrative purposes only)43Figure SP-5: Conceptual View in Neighborhood Mixed Use Zone
(provided for illustrative purposes only)

28.62.12

Permitted Uses
Table 28.62A: Table of Permitted Uses

A = Allowed by right, --- = Prohibited
ALLOWED USES**

Permit Requirements**See Section 28.62.19 Interpretation of Terms andDefinitions

CMU

IT

MM

NMU

OS

Residences

A

---

A

A

---

Residential facilities and services

A

---

A

A

---

Home based occupation

A

---

A

A

---

Farm equipment uses

---

A

---

---

---

Commercial agriculture

---

A

---

---

---

RESIDENTIAL (uses including but not limited to thefollowing uses or any uses deemed similar)

AGRICULTURAL (uses including but not limited to
the following uses or any uses deemed similar)

44

A = Allowed by right, --- = Prohibited
ALLOWED USES**

Permit Requirements**See Section 28.62.19 Interpretation of Terms andDefinitions

CMU

IT

MM

NMU

OS

Pastured livestock and poultry

---

A

---

---

---

Animal facilities and operations

---

A

---

---

---

Nurseries

---

A

A

A

A

Commercial greenhouses

---

A

A

A

---

Agricultural processing facility

---

A

---

---

---

Agricultural accessory buildings

---

A

---

---

---

Agriculture-related housing

---

A

---

A

---

Community garden

A

A

A

A

A

Civic uses and services

A

A

A

A

---

Healthcare facilities

A

A

A

A

---

Arts and culture

A

A

A

A

A

Places of worship

A

A

A

A

---

Education

A

A

A

A

---

Large-scale public assembly

A

A

---

A

---

Large-scale commercial recreation

A

A

A

---

A

Professional services

A

A

A

A

---

Retail and personal services

A

A

A

A

---

Lodging services

A

A

---

A

---

Automobile sales

A

A

A

A

---

Automobile services

---

A

A

A

---

Nighttime entertainment

A

A

A

A

---

General entertainment

A

A

A

A

---

Cemeteries

---

---

---

---

A

Mortuaries and crematoriums

---

A

---

---

---

Parks and plazas, including associated amenities,
facilities, and buildings

A

A

A

A

A

Outdoor performance center

A

A

A

A

A

Arboretums and horticultural gardens (within parks)

A

---

---

A

A

Historical, cultural, interpretive sites

A

A

A

A

A

Engineered ponds and lakes

A

A

A

A

A

Pedestrian, bicycle, and multiuse trails

A

A

A

A

A

Equestrian trails and stables

---

---

---

---

A

PUBLIC AND SEMIPUBLIC (uses including but notlimited to the following uses or any uses deemedsimilar)

COMMERCIAL (uses including but not limited to thefollowing uses or any uses deemed similar)

PARKS AND RECREATIONAL (uses including but
not limited to the following uses or any uses deemedsimilar)45

A = Allowed by right, --- = Prohibited
ALLOWED USES**

Permit Requirements**See Section 28.62.19 Interpretation of Terms andDefinitions

CMU

IT

MM

NMU

OS

Community-serving athletic facilities, field sports,
court sports, aquatic/swimming facilities

A

A

A

A

A

Natural conservation areas, buffers, wildlife corridors,
and greenways

A

A

A

A

A

General industrial

---

A

A

---

---

Outdoor storage and activities

---

A

---

---

---

Industrial serving activities

---

A

---

---

---

Volatile materials storage

---

A

---

---

---

Laboratories, testing, and research

A

A

A

---

---

Limited industrial

---

A

A

---

---

Maker manufacturing (< 15,000 sf)

A

A

A

A

---

Maker manufacturing (≥ 15,000 sf)

A

A

A

---

---

Solar farms

---

A

A

---

---

Energy storage systems

---

A

A

---

---

Electrical substations

A

A

A

A

A

Central thermal plant

---

A

A

---

---

Community thermal

A

A

A

A

---

Infiltration wells / groundwater recharge facilities

---

A

A

A

A

Stormwater management facilities

A

A

A

A

A

Groundwater wells

---

A

A

A

A

Water treatment plant

---

A

A

A

---

Water storage

---

A

A

A

A

Water resource recovery facility

---

A

---

---

---

District-scale wastewater recycling

A

A

A

A

---

Sanitary sewer pump stations

A

A

A

A

---

Community waste transfer station

A

A

A

A

---

Materials recovery facilities

---

A

---

---

---

Anaerobic digester

---

A

---

---

---

Commercial compost facilities

---

A

---

---

A

Internet exchange

A

A

A

A

---

Edge data centers

A

A

A

A

---

Data centers

---

A

A

---

---

Linear and network infrastructure

A

A

A

A

A

MANUFACTURING USES (uses including but notlimited to the following uses or any uses deemedsimilar)

LIGHT INDUSTRIAL (uses including but not limited to
the following uses or any uses deemed similar)

UTILITIES, ENERGY, AND INFRASTRUCTURE(uses including but not limited to the following uses or
any uses deemed similar)

46

A = Allowed by right, --- = Prohibited
ALLOWED USES**

Permit Requirements**See Section 28.62.19 Interpretation of Terms andDefinitions

CMU

IT

MM

NMU

OS

Fueling or charging stations

---

A

A

A

---

Transportation yards

---

A

---

---

---

Public transportation facilities

A

A

A

A

---

Parking facilities

A

A

A

A

A

Air quality sampling stations

A

A

A

A

A

Electric generation and storage including, but notlimited to, fuel cells, batteries, and photovoltaics
scaled to the uses for which they are sited and inaccordance with Uniform Building Code standards

A

A

A

A

A

Freestanding kiosks, stands, and structures

A

A

A

A

A

Other accessory uses and structures whencustomarily associated with, and subordinate to, apermitted use on the same site.

A

A

A

A

A

Self-service storage facility when in conjunction withapartments

A

A

A

A

---

Tram, trolley, or bus stop

A

A

A

A

A

Special events, temporary

A

A

A

A

A

Motion picture sets, temporary

A

A

A

A

A

TRANSPORTATION (uses including but not limited to
the following uses or any uses deemed similar)

ACCESSORY USES AND STRUCTURES (usesincluding but not limited to the following uses or any
uses deemed similar)

DEVELOPMENT ACTIVITIES / TEMPORARYSTRUCTURES (uses including but not limited to thefollowing uses or any uses deemed similar)A.

Substantially Similar Uses

A use that is substantially similar to a use included in Table 28.62A, which results
in no new or worse significant impacts to the physical environment or public health,is allowed in the same land use designations as the similar listed land use. By way
of example, a retail store that is selling a consumer product that is not specificallylisted is permitted if it is substantially similar to and has no new or worse impacts
than the retail sale of other consumer products (for example, such as occurred
when telecommunications companies began to sell cellular phones).
B.

Interim Permitted Uses

The New Community currently supports some agricultural uses including grazing
and dryland farming. Until such time as land within the New Community isconverted to community development and open space uses, uses allowed prior to
the approval of the East Solano Homes, Jobs, and Clean Energy Initiative remain
authorized uses, as is the development and operation of solar farms, which may
include commercial solar energy facilities, agrisolar, and energy storage facilities(provided that any solar farms shall use technology acceptable to Travis AFB).

47

28.62.13
A.

Development and Design Review Standards

Standards Applicable to All Land Use Designations

All buildings, infrastructure, public facilities, and other authorized uses within a landuse designation are required to comply with all applicable state and federal
environmental, land use, public health, worker protection, and other laws andregulations. These include, by way of example, compliance with State Building
Code requirements (as they may be amended from time to time) such as thoseadopted to protect structures and people from seismic, wildfire, flood, and otherrisks, and California Green Building Standards Code—Part 11, Title 24, California
Code of Regulations (“CALGreen”), compliance with laws and regulations to
reduce and recycle water and waste, compliance with laws and regulations toprotect the environment and address climate change, and compliance with publichealth and safety laws and regulations to assure that the operation of facilities do
not create a public health or safety hazard or nuisance condition.
B.

Standards Applicable to All Land Use Designations that Allow
Residential Uses

Subdivision maps shall comply with the community walkability standard and site
all residential units within one-half mile (approximately 10 minute walk) to a parks
and recreation use, and two or more of the following amenities: a school, a
shopping street (retail with neighborhood serving uses), a transit street (withregularly-scheduled and/or on-demand transit), or a community service locationsuch as healthcare, daycare, library, or after-school care.
C.

Applicable Development Standards by Land Use Designation
1.

General Site and Building Standards

New land uses, and alterations to existing land uses and buildings shall be
designed, constructed, and/or established in compliance with the applicabledevelopment standards delineated or referenced in Table 28.62B.
Table 28.62B: Development Standards for Each Zone
CMU

IT

MM

NMU

OS

Minimum
Average
Residential
Density1

30 DU/AC

N/A

N/A

20 DU/AC5

Setbacks

Front: Up to 5
feet

Front: Up to 20
feet

Front: Up to 5
feet

Front: Up to 12
feet

Side2: Up to 5
feet

Side2: Up to 20
feet

Side2: Up to 5
feet

Side2: Up to 5
feet

Back:
Up to 5 feet foraccessory
structures 3

Back:
Up to 20 feet foraccessory
structures 3

Back:
Up to 20 feet foraccessory
structures 3

Back:
Up to 5 feet foraccessory
structures 3

Up to 8 stories

Up to 8 stories

Up to 8 stories

On streets > 60’ Up to 2 stories
in ROW width:
for accessory
up to 5 stories
structures 3

HeightFor streets ≤ 60’
in ROW width,
up to 4 stories

48

N/A

N/A

Max 2 stories foraccessory
structures 3
Build-to line Minimum 80%
percentage of a building
4
frontage alongrights of way

N/A

Minimum 60%
of a building
frontage alongrights of way

Minimum 60%
of a building
frontage alongrights of way

N/A

1 Expressed in dwelling units per acre (“DU/AC”) as calculated by dividing the total number ofdwelling units on all residential development sites by the gross acreage of all residential
development sites.
2 Side setbacks: Buildings built all the way to the lot line on both sides are encouraged. Side
setback allowance of up to five feet exists to enable lightwells and other amenities. In IT, larger
side setbacks allow for parking and loading. Standards below provide additional detail.
3 Accessory structures are not the primary structure on the site for the site’s intended use.
Accessory structures may be used for secondary dwelling, commercial, parking, or any otherpermitted uses.
4 Build-to line refers to the location that the building facade must be built parallel to its front lot line
as measured from said lot line. The percentage determines the required length of the build-to line
to be held by the occupiable building. The build-to line is intended to hold a streetwall along afrontage. Access points, emergency vehicle access areas, open spaces such as plazas andcourtyards, and required buffer areas are excluded from the calculation.
5 Applicable where consistent with the Travis AFB Land Use Compatibility Plan.

Public and Semipublic Uses (as described in the Table 28.62A: Table of PermittedUses) are exempt from the setback and build-to-line standards in Table 28.62B.
Structures may exceed the maximum setback distance in Table 28.62B in order toaccommodate access points including loading docks in the IT and MM zones,
emergency vehicle access, open spaces such as plazas and courtyards, required
buffer areas, and surface parking lots or outdoor storage in the IT and MM zones.
2.

Required Buffer Areas

Agricultural Uses and the New Community: To successfully preserve
agricultural uses outside of but adjacent to the New Community, it is essential toensure compatibility between uses. To ensure a compatible interface, a buffer shallbe maintained between urban and agricultural uses.
New land uses, and alterations to existing land uses and buildings shall be
designed, constructed, and/or established to provide a 200-foot buffer from theboundary of the New Community where the New Community boundary is adjacent
to parcels zoned for agricultural use. The buffer may include streets, sidewalks,linear parks, open spaces, parking facilities, stormwater management facilities, orsimilar features. The buffer distance shall be measured from the nearest lot line of
the agriculturally zoned parcel, unless otherwise agreed to in writing by the ownerof the agriculturally zoned parcel such that the buffer shall be maintained on that
agriculturally zoned parcel. Such buffers may be repurposed following any
rezoning of the adjacent agriculturally zoned parcel.
Manufacturing Uses and Sensitive Receptors: New land uses, and alterations
to existing land uses and buildings, shall be designed, constructed, and/or
established to provide a minimum 200 foot buffer between Manufacturing Uses as
described in Table 28.62A and residential uses and other sensitive receptors (e.g.,schools, daycares, senior care, etc.), or such smaller distance as may be approved
as being compatible with a sensitive land use in a permit for construction or49

operations of a Manufacturing Use issued by the relevant air pollution control
district or regional water quality control board. The buffer may include streets,
sidewalks, linear parks, and open spaces, parking facilities, stormwater
management facilities, or similar features. The buffer distance shall be measured
from the nearest wall of an entirely enclosed Manufacturing Use, and from thenearest lot line of the parcel used in whole or in part for an unenclosed
Manufacturing Use.
3.

Allowable Retail Sizes

Retail uses are permitted in all land use zones as further detailed in Table 28.62A:
Table of Permitted Uses. The size of individual retail uses is restricted to the
maximums indicated in Table 28.62B Development Standards for Each Zone.
•

•
•

•

Commercial Mixed Use and Maker & Manufacturing zones allow bigger
footprint retail uses with a larger catchment area to serve multipleneighborhoods.
Industry & Technology does not restrict the size of retail uses, in order toallow larger format stores.
Neighborhood Mixed Use permits smaller footprint retail on all streets, with ahigher allowance for streets that are wider than 60 feet, to ensure that fullservice grocery stores are allowed within neighborhoods. Where a local street
intersects a narrower (under 60 feet) community street, the higher maximum
size applies.
Open Space allows only accessory retail uses supporting recreational usesthat are permitted in the zone.
Table 28.62C: Enclosed Retail Size Permitted by Zone

Maximum
size ofindividual
retail use

CMU
Up to 60,000 sf

MM
Up to 60,000 sf

IT
No limit

NMU
On all streets:
up to 15,000 sf
On local streets
wider than orequal to 60
feet: up to
35,000 sf

OS
Up to 15,000 sf
for accessory
uses supporting
recreational
uses permitted
there

Grocery storesare permitted
up to 60,000 sf

4.

Consistency with the Travis AFB Land Use Compatibility Plan

The New Community falls within “Zone C” and “Zone D” of the Travis AFB Land
Use Compatibility Plan, which establishes noise, intensity, density, and height
limitations, and restricts certain uses. All development within the New Community
is required to be consistent with the current noise, density, intensity, and height
limitations, and the current use restrictions, in “Zone C” and “Zone D,” asapplicable, pursuant to the Travis AFB Land Use Compatibility Plan in effect as ofJanuary 15, 2024. In the event that the Travis AFB Land Use Compatibility Plan ismodified to allow greater density, intensity, or height, or to allow additional uses,
or amended to change the boundaries of either “Zone C” or “Zone D” such that all
or a portion of the New Community is excluded, these later revisions shall control.
50

D.

School Development Standards

Schools are sited centrally and in proximity to homes, transit, and civic
amenities. Streets adjacent to schools are designed as safe environments that
promote walk, bike, and transit trips and manage vehicle speeds. Schools areencouraged to consider compact building design including multi-story buildings orclustered buildings to reduce distances and increase walkability (if and whenappropriate). The project shall pursue agreements for joint use of
sports/recreational facilities among schools and the broader community.
28.62.14

Parks and Recreation

This chapter defines the goals and principles guiding the development of a highquality public open space and recreation network, recognizing their pivotal role infostering vibrant, healthy communities. The New Community provides for a rangeof parks and open spaces at different scales and with different features that caterto both active and passive recreational uses. These may include playgrounds,
plazas, smaller neighborhood-scale and large community-scale parks, swimming
pools, and sports and entertainment venues in all four urban zones to ensure
walkable access for all residents and visitors, anchored by regional-scale parksand open space facilities located in the Open Space zone including undeveloped
natural areas, areas of ecological value, greenways and trails, active and passive
recreation areas, and areas of cultural historic significance. They may be publicly
owned and managed, or privately owned publicly accessible spaces.
A.

Amount and Distribution of Parks and Open Spaces

The primary open space standard in the New Community is to locate every home
within one-half mile of a park or recreation use within all land use designations that
permit residential development.
Park and open space distribution builds from the premise that open spaces fall into
two broad categories: small- to medium- scale parks and open spaces distributed
throughout the community, and large-scale open spaces that structure andconnect the open space network. Park and open space uses include a full rangeof public and commercial recreational facilities, and include accessory uses suchas food, beverage, recreational rentals, other retail sales, restrooms, and otheramenities.
Each neighborhood within the community includes a range of parks and public
spaces as defined in Section 28.62.14.B. The final size, configuration, and locationof the parks shall be determined as part of the planning and approval of each phaseof construction. In addition, the open space within the Rio Vista Parkland shall be
developed as a regional park that shall provide open space for the New
Community, Rio Vista, and Solano County as a whole. The minimum total amountof open space that must be provided is shown in Table 28.62D.
Table 28.62D: Amount of Open Space to be Provided
Location

Minimum Acres

Open Space zone

1,737

Parks and open space within other zones

1,551

SUBTOTAL: Open space within the New Community

3,238

Rio Vista Parkland

712

TOTAL Parks and Open Space

4,000

51

TOTAL land area New Community + Rio Vista Parkland

19,312TOTAL Parks and Open Space as % of New Community + Rio Vista
Parkland

20.7%* The New Community is required to provide at least 4,000 acres of open space(approximately 20% of total acreage). Of that, approximately 1,737 acres areshown as “Open Space” on Figure SP-3, 712 acres are included in the Rio Vista
Parkland to the east of the New Community, and an additional 1,551 acres will be
distributed through the other zones during neighborhood design.
1.

Location and Distribution of Commercial Recreation Facilities

These uses are allowed in all zones.
2.

Locations of Schools Near Parks, Joint Use with Schools

Schools can be co-located with or located near parks and open space and benefit
from the joint use of fields and other recreational facilities. The joint use of publicschool grounds and public open spaces, such as shared playgrounds, community
gardens, sport courts, and sport fields plays a vital social and recreational role forthe community. Schools are also encouraged to utilize public open space for
ecological education, gardening, and other recreational and extracurricular
programs.
B.

Types of Uses
1.

Active recreation

This Specific Plan provides spaces for community engagement in physical activity
in open spaces such as playgrounds, swimming pools, playing fields, and sports
facilities.
2.

Passive recreation

The open space network includes spaces for people to enjoy public life outdoors
such as trails, picnic facilities, restrooms and water fountains, ecologicalinterpretation sites, and scenic observation points.
3.

Ecological benefits

The open space network provides ecological benefits by way of green
infrastructure, use of native planting, and the restoration and protection of naturalareas and habitat. Open spaces are designed to include flood control such as
detention areas, stormwater management, and recharge basins. Tree canopy isdesigned to mitigate urban heat island effects.
4.

Agricultural heritage

The open space network supports the region’s agricultural heritage and enhances
it with community farming and other productive uses. The open space network also
identifies opportunities to offer passive recreation within natural landscapes andagricultural areas.
5.

Commercial recreational facilities

Commercial recreation facilities are recreational enterprises, either publicly or
privately owned, and can be either for-profit or nonprofit. Examples include, but
are not limited to, water parks, large multi-field sports complexes, tennis andpickleball clubs, ice rinks for hockey and skating, motor sports facilities, etc. Refer52

to Table 28.62A: Table of Permitted Uses, for the types of commercial recreation
facilities allowed in different zones.
C.

Types and Standards of Parks and Open Spaces
1.

Pocket Parks

Pocket Parks are the smallest-size parks, generally less than 1 acre. Their size
makes them easier to integrate into various contexts to provide access to parks,
open space, and key activities that residents access every day. Due to their limited
size, these parks often provide a focused set of use with a clear purpose andidentity. This can include playgrounds, small dog runs, landscaped areas, picnic
areas, appropriately scaled-sports facilities (e.g., a single basketball hoop), seatingareas, and/or community gardens. Pocket Parks are generally located on thecorners and edges of blocks for access and visibility.
2.

Neighborhood Parks

Neighborhood Parks are medium-size parks that range from 1 to 15 acres in size
depending on context. These parks are integral to providing distributed access toopen space and key activities that are accessed by residents frequently.
Neighborhood Parks should be easily accessible by walking, biking, and transit
routes.
These spaces offer a variety of community serving activities and facilities including
but not limited to playgrounds, dog walking, loop trails, pedestrian and multi-use
paths and trail systems, community gardens, picnic and barbeque areas,
restrooms and water fountains, fishing ponds, shade structures, pavilions, andlandscaped areas.
Recreational facilities may also be provided but these tend to be smaller in scalethan those provided in District and Community Parks. These may include, but are
not limited to, athletic fields, swimming pools, tennis courts, sport courts, multipurpose recreation centers, and outdoor fitness areas.
Neighborhood Parks may also feature appropriately sized natural areas which
contribute to ecological functions and provide habitat benefits, as appropriate.
Community/allotment gardens can also be incorporated into neighborhood parks.
Neighborhood Parks are planned to be located near other community assets suchas schools and local shopping streets, to enable seamless integration of everyday
activities into the residents’ lives within short distances.
3.

District Parks

District Parks are large parks that range from 15 to 300 acres in size. District Parks
are accessible safe walking routes, safe bike routes, and by transit. District Parks
are distributed to provide equitable access to larger recreational and culturalamenities throughout the New Community.
District Parks may contain facilities for specific recreational purposes, which may
include, but are not limited to, athletic fields, swimming pools, tennis courts, sport
courts, extreme sport amenities, recreation centers, loop trails, pedestrian andmulti-use path and trail systems, picnic and barbeque areas and shelters, fishingponds, shade structures, pavilions, playgrounds, dog parks and runs, large turfed
and landscaped areas, multi-purpose recreation centers, and outdoor fitness
areas.
District Parks can also accommodate multi-purpose gathering spaces, restrooms
and water fountains, community centers, event spaces, water features, lighting,53

and landscape elements that enhance the park identity, use, or experience. District
Parks may contain civic and cultural event spaces (including but not limited tostages/amphitheaters and bandshells), and public monuments and public art. In
addition, these parks may include one or more revenue facilities.
District Parks should take advantage of key natural features where possible. They
may also be large enough to provide natural areas, habitat, and attendant activities
and features. Community/allotment gardens can also be incorporated into District
Parks, as appropriate.
4.

Community Park

Community Parks are large, at least 300 acres in size, and are intended to serveboth residents of the New Community and attract people from the broader region.
These parks should be served by the community’s pedestrian and bicycle
circulation network, as well as transit. As regional destinations, they should offer adiverse mix of programs and experiences.
Community Parks may contain the same facilities and buildings as District Parks,
but at a large scale and numbers. However, as regional destinations, they should
be large enough to provide a diverse mix of unique programs and experiences andthe opportunity to spend a day in the park.
Community Parks contribute to civic identity and perform important ecological andurban biodiversity functions by providing large natural areas and access to nature.
Natural features (including topography and waterways) should inform the locationand design of Community Parks. Community Parks may also include programs
such as natural areas, water recreation, and community/allotment gardens.
The New Community is served by a minimum of one Community Park but also
may be served by more.
5.

Linear Parks and Buffers

As an integral part of the activity mobility network, Linear Parks connect key open
spaces and destinations within the community. Since they are defined by a linear
connection between urban elements or along natural features, their size (length
and width) varies. Linear parks may include a complete range of active and passive
uses, including trails, picnic areas, neighborhood- and district-scale recreational
programs and amenities, as well as stormwater conveyance, treatment, anddetention. As biodiverse ecological corridors they also provide important habitat
connections between larger open spaces.
Buffers between the New Community and adjacent agricultural areas are also
provided to address the urban agricultural interface. In addition, buffers areprovided at high-voltage transmission and major gas lines within the New
Community. The buffers may be developed as linear parks with trails and passive
recreational amenities. Refer to the Development and Design Review Standards
for more information regarding standards for the urban-agricultural interface.
6.

Plazas/Squares

Any types of parks listed above, or portions of those parks, may take on thecharacteristics of plazas/squares, which are hardscaped, urban open spaces.
These typically build off adjoining land uses, buildings, street frontages and overallneighborhood character. Any of the activities and uses that are found in parks may
also be included within plazas/squares, and the two may be combined in any way.
For example, an urban hardscaped square may consist of one half of hardscaped
surface while the other half is a park consisting of grass or other vegetation.
54

28.62.15

Sustainable Infrastructure

The design and construction of entirely new infrastructure in the New Community
presents a unique opportunity to utilize the most advanced and effective
infrastructure technologies that support the community. The Specific Plan provides
a framework to eliminate waste and pollution, with the goal of becoming the mostenvironmentally sustainable city in North America, serving as a model for the entire
world. The infrastructure planning framework includes:●

Fully integrating multiple New Community infrastructure system components,
including energy (renewable electricity generation and storage, thermal), water(drinking water, irrigation water, stormwater management, recycled water,
wastewater, firefighting water, and groundwater recharge), circular waste(materials recovery, renewable biogas generation), and information
communication technologies (fiber optics, wireless networks, data storage, andcomputing).

●

Taking advantage of economies of scale to use infrastructure systems andtechnologies that cannot economically be used for smaller projects.

●

Designing for adaptation over time as new technologies and practices aredeveloped that conserve energy and water, leverage renewable resources, anddemonstrate successful pathways to respond to the challenge of climatechange.

Within this framework, the following infrastructure systems are intended to be
implemented within the New Community. The general location of major
infrastructure that serves larger regions of the New Community is depicted in
Figure SP-6, with finalized locations and configurations refined as part of thesubdivision mapping process and engineering design of community infrastructure.
Additional infrastructure systems and components may be distributed throughout
the New Community—including at Neighborhood Utility Hubs (“NUHs”) that may
include solar PV and battery, thermal facilities, community waste transfer stations,district-scale wastewater recycling, and/or stormwater storage and reuse—as
described in this Section.

55

Figure SP-6: Indicative Locations of Major Infrastructure in the New
Community PlanA.

EnergyThe energy system is planned to be efficient, reliable, and renewable.
Southeastern Solano County has a unique setting with a history of clean power
generation and the resource of a proximate network of several high voltage electrictransmission lines. The New Community shall harness these resources with utilityscale renewable generation from potential new solar farms and existing wind farms
that supply clean power to meet the demands of the New Community, as well as
provide surplus power and additional reliability to the grid.
Solar energy shall be generated through photovoltaic panels (“PV”) mounted on
fixed or dynamic racks. This system shall include inverters to convert from DC to
AC and collection lines to gather the generated power. Solar farms may be placedin areas outside of the New Community (where permitting of such solar farms shallbe governed by all applicable regulations), as well as within the New Community
on an interim basis prior to full build out. In both cases: (a) solar farms shall only
be permitted with acceptance of the solar technology by Travis AFB, and (b) solar
farms shall not be located on lands subject to conservation or mitigation
easements that prohibit solar farm uses.
The collection systems may converge at local substations for transformation totransmission-level voltage for interconnection with transmission lines. Distribution
substations may be spread around the periphery of the New Community so they
are closer to load centers.
56

Energy Storage Systems (“ESS”) may be located on a standalone basis or colocated with solar facilities. ESS installations will comply with guidance from the
National Fire Protection Association (“NFPA”), as well as any California Energy
Commission requirements and County codes, including such details as safe
distances from buildings or property lines and implementation of findings from a
Hazard Mitigation Analysis.
For the avoidance of doubt, this Specific Plan does not propose any new orrepowered wind turbines, and there shall be no utility-scale wind generation within
the New Community. Wind generation outside of the New Community shallcontinue to be governed by existing Solano County regulations, including approvalby the Board of Supervisors with review by the Airport Land Use Commission(“ALUC”).
The distribution system shall include lines, switches, transformers and meters. The
local distribution cables shall be installed in conduits within underground trenches
running in streets. Electric vehicle supply equipment (“EVSE”), commonly called
EV charging stations, will be distributed in buildings and potentially in the public
realm throughout the community. Additional solar arrays on rooftops may be
implemented on buildings within the New Community.
A thermal energy system consisting of central thermal plants connected to athermal distribution grid and community thermal assets shall provide space heating
and cooling plus domestic hot water heating to buildings in the New Community.
This provides greater efficiencies through centralization of mechanical equipment
and sharing of thermal energy between buildings and heat recovery sources,
enabling affordable electrification of thermal loads. Central thermal plants may be
co-located with other municipal plants or distributed within the New Community ata neighborhood scale.
Community thermal assets further enable the system to expand neighborhoodscale plants to better meet demands in different zones, tap into renewable
resources such as geothermal and waste heat resources and provide for enhanced
management of variable loads through thermal energy storage (“TES”). The
following is a summary of community thermal assets:● Neighborhood thermal plants may be distributed in the New Community to
improve system performance and enable a phased buildout.
● Geothermal infrastructure may connect to the system through ground source
heat pumps.
● Waste heat recovery systems may capture and reuse waste heat that would
otherwise be lost from assets like transformers, cogeneration heat engines,
chillers, water resource recovery facilities, sewage pump stations, data centers,
and industrial buildings.
● Storage of thermal energy may be provided either underground throughgeothermal infrastructure and/or other TES allowing thermal energy to be
stored for use some time later to balance energy demand between daytime andnighttime or seasonally, similar to how ESS stores electrical energy. TES
includes storage media such as water or ice-slush tanks, masses of native
earth or bedrock accessed with heat exchangers by means of boreholes, deep
aquifers, shallow insulated pits, as well as eutectic solutions and phase-changematerials. TES may be co-located with central thermal plants or connected
directly to the thermal distribution grid.
Natural gas service may be provided to limited uses, such as life sciences,
commercial kitchens, industrial and manufacturing, but not to residential uses
generally. Renewable biogas may be produced at a potential anaerobic digestion
facility co-located with the New Community’s water resource recovery facilities andmaterials recovery facilities.
57

B.

Water

The New Community’s water infrastructure is designed to use a diverse portfolioof water resources, including onsite water reuse opportunities. The New
Community shall efficiently use, store, and conserve water, both indoors andoutdoors and optimally rely on local water supplies, combining sources fromnearby surface water, stormwater, recycled water, and groundwater to meet
drinking water, irrigation, and public safety uses. To the extent additional water isneeded, it shall be sourced and managed in an environmentally sensitive manner,incorporating approaches such as groundwater recharge and conjunctive use
opportunities as available.
The stormwater system shall strive to improve site runoff water quality, reduce
downstream hydrology impacts, enhance wildlife habitat and recreational
amenities, minimize site flooding risks, and avoid anticipated sea level rise.
Specifically, the New Community is planned to provide resilience from long-range
projections of sea level rise and higher intensity storm events associated withclimate change.
Stormwater shall be conveyed by a system of storm drain pipelines and channels.
Stormwater management facilities shall utilize green infrastructure consisting ofstrategically planned networks of natural areas incorporating environmental
features to provide bioretention and improve surface runoff quality. These features
shall be integrated into parks and open space areas throughout the New
Community. Minimum flows within existing streams shall be sustained to nourish
habitat and support ecologies.
Stormwater management facilities downstream of green infrastructure include
detention facilities, engineered wetlands, and amenity lakes for flood control.
These may be designed into the landscape to reduce the impact to water bodies
downstream of the site and may be coupled with reuse storage facilities andinfiltration wells to enhance groundwater aquifer recharge.
The wastewater system shall convey sewage through a network of collection
pipelines (either gravity-based or pressurized) to Water Resource Recovery
Facilities (“WRRF”) and potentially to Neighborhood Utility Hubs (“NUH”). The useof pump stations is minimized to reduce energy and maintenance costs and is
strategically limited to areas with challenging topography. The WRRFs are locatedwithin the IT Zone, near the lower elevations of the New Community.
The WRRFs and potentially NUHs shall be paired with a recycled water systemthat stores and distributes non-potable water for allowable outdoor uses, such as
irrigation for open space and agriculture in and outside of the New Community,and potentially for cooling tower makeup water at central thermal plants and nonpotable demands in commercial buildings. In addition to offsetting potable water
demand, recycled water used in irrigation of landscaping, parks, and agriculture
may provide some recharge of the groundwater aquifer, and provides a beneficial
use of treated sewage effluent that would otherwise be discharged into adownstream waterbody.
This recycled water system can include storage tanks, pumps, and distribution
pipelines to deliver reliable and pressurized non-potable water. Indirect potablereuse may also be considered for surplus effluent by which an advanced
purification process would further treat the recycled water to meet the applicablestandards for groundwater replenishment. An anaerobic digester may be included
to recover energy from biosolids generated at the WRRFs.
Potable water may be supplied from groundwater wells, local surface water
intakes, and supplemental water sources to be acquired or developed to meet
anticipated demands. Raw water from these sources shall be conveyed to water58

treatment plants through transmission pipelines and pumps. The water treatment
plants shall treat the raw water to meet state and federal drinking-water standards.
The treated potable water shall be delivered to the New Community through asystem of transmission and distribution pipelines, with storage tanks and pumps
to provide reliable and pressurized flows. Potable water uses shall be minimized
through water-saving appliances and fixtures in buildings. The potable water
system shall also be designed to provide fire suppression for the New Community,
allowing fire hydrants and standpipes to be tapped from the distribution mains withthe required fire flow and pressures.
C.

Solid Waste

Solid waste management within the New Community shall strive to maximize
diversion from landfills and harness reusable, recycled and recovered materials.
The waste collection system shall sort solid waste streams into at least three
categories: recyclables, organics, and landfill waste. Waste may be consolidated
in an onsite materials recovery facility (“MRF”) for sorting and decontamination,enhancing recycling and reuse potential.
The New Community may use a pneumatic waste collection system consisting ofvalve inlets located in buildings or in the public realm connected to pneumatic
tubes to provide efficient underground transport to community waste transfer
stations located at strategic locations along major transportation corridors
throughout the New Community. This approach would reduce the cost, traffic,
noise, air emissions, and nuisance of typical curbside collection by truck.
The community waste transfer stations can provide a location of consolidated pickup at multiple locations across the New Community for easy hauling to the MRF.
The community waste transfer stations can also provide a drop off center forrecyclables and household hazardous waste such as light bulbs, batteries, andpaint. The MRF is located in the IT Zone. The MRF may have robotic sorters to
reduce levels of contamination and increase recovery rates and value of recyclable
materials.
Organics such as food waste, along with residual ag waste and biosolids, may beprocessed at an anaerobic digester to capture biogases and purify them to provide
a net zero carbon fuel for onsite energy use. The renewable biogas would bederived from organics using a purpose-built facility, meeting the principles of“additionality” often used in determining sustainability benefits. Without thisintervention, the organics would have otherwise decomposed elsewhere andemitted greenhouse gasses, particularly methane, which has an outsized effect on
global warming. An anaerobic digester could also produce digestate, a nutrientrich slurry that can be applied to agricultural land as a fertilizer and/or soil
amendment to improve soil health.
Additionally, commercial compost facilities may be developed to process organics,
providing compost for open space landscaping needs.
D.

Information Communications Technologies

Information Communications Technologies (“ICT”) systems include high-speed
internet service, wireless connectivity, and community operations. The ICT
network infrastructure shall include a high-speed fiber network installed throughout
the New Community, an internet exchange (a hub where internet service providers
and networks can directly exchange internet traffic), and wireless networks toprovide broad cellular coverage and public wireless internet access in key spaces.
Data centers may be developed to provide reduced latency, improved computing
speeds, data storage, and overall data services for both the New Community andneighboring areas, helping to attract businesses and support residents working
59remotely. Integrated high-speed networks and use of edge computing—a
distributed computing paradigm that brings computation and data storage closer
to the sources of data—can enable real-time controls to dynamically adjust toneeds, such as traffic and energy demand.
E.

Phasing and Distribution of Infrastructure

As initial phases and neighborhoods are built, initial infrastructure solutions may
be deployed at the neighborhood scale. These may include Neighborhood Utility
Hubs that are distributed throughout each neighborhood or district, enabling a
modular approach that scales the infrastructure capacity with the pace ofdevelopment using batch plants sized for the incremental population growth.
Eventually, the community-wide facilities described above shall be deployed once
critical community scale is reached, which shall vary based on system type. The
NUHs may include district-scale facilities providing water recycling, energy andthermal assets, and waste transfer stations to create self-sustaining initialneighborhoods. Once the community-wide facilities are operational, use of certain
district-scale facilities may cease where they are no longer needed.
28.62.16

Transportation and Circulation

This Specific Plan is intended to offer a sustainable approach to transportation,
focused on walking, biking, and transit. Key goals for the transportation planning
framework of the New Community include:● Create a highly walkable community.
● Create a community where biking is a safe, convenient, fast, and fun way to
get around.
● Offer rapid, reliable, and frequent transit that makes it easy to get anywhere in
the community.
● Make parking convenient while minimizing traffic and its impacts on communitylife.
● Design land use and parking to make external transit service convenient,attractive, competitive, and effective.
● Support external transit service for peak and off-peak trips.
● Provide community transportation information and services that reduce off-site
vehicle trips through a local transportation management association.
The street network in the Industrial and Technology Zone allows for greater car
and truck access to support those permitted uses and their associated larger
footprints. In order to promote pedestrian and bike safety, the street network in that
Zone thus relies on separated bike lanes rather than street designs in which
multiple modes share space. The entire community remains well-connected bytransit lines, bike networks, and continuous sidewalks.
In short, the goal is to provide a distinctive experience of community life that draws
on the best traditions of building walkable, bikeable, transit-friendly communities
from around the world, while also providing the option to drive for anyone whowants to or needs to (including those with disabilities and mobility impairments).
A.

Street Hierarchy

The New Community includes a range of street types with different functions andcharacters for different needs—all designed on a grid pattern that prioritizes
walking, biking, and transit as shown in concept in Figure SP-7, to be refined andfinalized in subdivision maps.

60

Community Streets (not shown on Figure SP-7 but conceptually
illustrated on and further defined in Figure SP-4 and accompanying text)
o Greenways: Generous tree-lined multi-use pathways for pedestrians andbicyclists.
o Slow Streets: Streets which are designed to put people first and provide
limited access for cars at lower speed limits.
o Alleys: Narrow streets which provide rear or side access to lots to privateor shared parking and/or open spaces including backyards.
● Local Streetso Local Bike + Car: Streets that provide vehicular connection within andbetween neighborhoods, and include curbside lanes for parking/loading,bike lanes, and sidewalks.
o Local Bike + Transit + Car: Streets that provide transit and vehicularconnectivity within and between neighborhoods, and include curbside lanes
for parking/loading, bike lanes, and sidewalks.
o Local Bike + Transit: Streets without vehicular lanes that prioritize transit
and bike connectivity within and between neighborhoods.
● Movement Streetso Collector (Access Boulevard): Streets that provide frontage lanes forvehicular access, curbside lane for parking/loading, and bike lanes along
key roadways such as Highway 12 and Highway 113.
o Minor Arterial (Primary Boulevard): Wide streets that connect across land
use zones and accommodate multiple vehicular lanes, transit lanes,
curbside lanes for on-street parking/loading, bike lanes, and sidewalks.
o Major Arterial (North Boulevard): Wide streets that provide sufficient
movement capacity and accommodate multiple vehicular lanes, transit
lanes, bike lanes, and sidewalks.
•

1.

Walking

Walkability is at the heart of the design of this community. The compact mixed use
development pattern places many needs within no more than a 10-minute walk ofboth residences and places of employment. This is complemented by a finegrained network of pedestrian-friendly alleys, walkways, narrow slow streets, andtransit routes with fast and frequent service.
2.

BikingThis community is designed to offer an unparalleled environment for biking withthe ambitious goal of having nearly every street feel comfortable and safe forbiking, regardless of ability or age. The fine-grained network of alleys and narrowslow streets is complemented by a dense network of bike paths that are physicallyseparated from traffic and transit. Given the high levels of expected biking, thecommunity shall build ample bike parking at residences as well as destinations,
including dedicated off-street bike parking garages in the busiest commercial
areas.
Three types of on-street bike facilities are provided to encourage safe biking forboth novice and seasoned bicyclists, and bicyclists of all ages.
•••

Separated Bicycle Lanes: A facility for exclusive use by bicyclists that is locatedadjacent to the roadway and is physically separated from vehicular traffic.
Protected Multi-Use Path: A protected path for shared use of pedestrians andbicyclists with no vehicular traffic.
Shared Roadway: Shared use of the roadway between pedestrians, bicyclists,and slow-moving vehicles. These facilities are designed as slow streets where
pedestrians and bicyclists are the prioritized mode of travel with no throughtraffic and slower speed limits for cars.

61

Figure SP-7: Illustrative Bike Network Diagram

3.

TransitTransit trips within the New Community are a quick, simple, and convenient way
to get anywhere. Within the community, the transit network is planned as a grid oflines, with routes approximately every half mile to three-quarters mile apart andalways operating in a dedicated and physically separated right of way to maximize
speed and reliability. Residents and visitors can access the transit network bothfrom neighborhood stops and at strategically located transit hubs. This approachcreates a system that is easy to understand and use to get almost anywhere in thecommunity with no more than one transfer.
For external trips, the New Community is designed to incentivize both public andprivate transit service to major offsite destinations such as regional transit hubs
and employment destinations in Solano County cities as well as employment
centers in the broader region. On its way into and out of the community, externaltransit shall operate in dedicated and physically separated right of way. For transit
operations outside the community, the applicant shall work with the Solano
Transportation Authority, Caltrans, and other stakeholders to implement strategies
62and improvements to increase transit speed and reliability on Highway 12 andHighway 113.
By encouraging high rates of walking, biking, and transit for trips within thecommunity, the compact land use design encourages transit for external trips,
makes external transit easier to serve effectively and efficiently, and helps createa culture of transit use.
External transit services shall be combined with a range of incentives to reduce
single occupancy peak hour commute trips as discussed under the transportation
management below (section 28.62.16.C).
Figure SP-8: Illustrative transit network diagram

4.

Parking

The New Community is designed to provide a range of choices for parking—froma private car garage at the back of one’s rowhouse to shared parking facilities
within walking distances from each home.
Parking spaces are located as part of residences and businesses, as well as inshared community parking facilities. Each residence is within one-half mile of atleast one community parking facility. Other shared parking facilities are located on
the periphery of the community to provide the option for residents and workers todrive to the community from the outside, park at the edge, and then transition towalking, biking, or transit. Some bike routes and transit lines start and end at63

shared peripheral parking facilities so that parking, biking, and transit can work
together as a seamless integrated system.
Consolidating parking in shared facilities ensures that many parking spaces canbe used by different people throughout the day, thereby reducing the total numberof parking spaces needed. Shared facilities also reduce the overall amount of land
dedicated to parking and enable narrower community streets that are walkable andfeel safe. This also allows residents to have the option—if they wish to do so—to
use the portion of their lot that would otherwise have been used for a garage toinstead build an accessory dwelling unit, workshop, office, or a garden. This
supports multi-generational households, creates economic opportunities (byenabling residents to rent out the unit or work from home), and provides increased
options for recreational benefits from having larger yards and gardens. To further
reduce the number of cars that must be stored and therefore the overall demandfor parking spaces, the community also has a system of shared cars so people caneasily access a shared car when they need one, making it easier for households
to, for example, have one car rather than two.
5. External Roadways
The primary roadways for vehicular trips to and from the New Community are
Highways 12 and 113. Highways 12 and 113 are used primarily by vehicles,
including many trucks, traveling between Interstate 80 and Interstate 5, and safety
upgrades to these highways are planned that will serve both existing uses and the
New Community. The New Community roadway network includes Collector Roads(Access Boulevards) to route project-related traffic off the highways and into the
New Community to minimize impact on Highways 12 and 113. Additional
improvements will also be required to provide reliable travel times for passenger
and goods movement as the region and New Community project grow. Future
improvements shall be developed with Solano Transportation Authority, Caltrans,
and other stakeholders. The New Community shall: (a) provide right of way (to theextent it owns the applicable land) and (b) contribute more than its proportionate
share of costs towards the construction costs of such future improvements.

64Figure SP-9: Illustrative Street Circulation Plan

B.

Street Development Standards

Most streets within the Specific Plan are designed to have only one lane of car
traffic in each direction. However, some streets are wider and can carry larger
volumes of car traffic.
The plan calls for slow speed limits on internal streets, with faster speed streets
located at the periphery.
Standards for each category of street are provided below.

65

Table 28.62E: Standards for New Community Streets
Street Type
Local Bike +Car
Local Bike +Transit + Car
Local Bike +TransitCollector(Access
Boulevard)
Minor Arterial(Primary
Boulevard)
Major Arterial(NorthBoulevard)

ROW
width
(feet)
80-120

Max
Speed
(mph)
20

Transitlanes

Separatedbike lanes

SidewalkNo

On-streetparking/loading
Yes

Yes

Yes

120-160

20

Yes

Yes

Yes

Yes

80-100

20

Yes

No

Yes

Yes

70-100

20

No

Yes

Yes

Yes

150-190

20

No

Yes

Yes

Yes

160-190

45

Yes

No

Yes

Yes

Where internal and peripheral roads access Highway 12 and Highway 113,
intersections shall be modified in collaboration with Caltrans and Solano County toaccommodate changes in background and project-related traffic. Modifications
shall be consistent with Caltrans design standards and shall consider safety, traffic
operations, and emissions reductions.
Illustrative examples follow below of street sections for each of the above street
types, which correspond to street types in the Solano County General Plan
Transportation and Circulation Chapter.
Figure SP-10: Illustrative Cross Section for Local Bike + Car Street66Figure SP-11: Illustrative Cross Section for Local Bike + Transit + Car Street

Figure SP-12: Illustrative Cross Section for Local Bike + Transit Street

Figure SP-13: Illustrative Cross Section for Collector (Access Boulevard)

67

Figure SP-14: Illustrative Cross Section for Minor Arterial (Primary Boulevard)

Figure SP-15: Illustrative Cross Section for Major Arterial (North Boulevard)

In addition to the General Plan types above, illustrative examples are provided for thecommunity streets below.
Figure SP-16: Illustrative Cross Section for Slow Street

68Figure SP-17: Illustrative Cross Section for Greenway

Figure SP-18: Illustrative Cross Section for Alley

C.

Transportation Management

To reduce the New Community’s demand on off-site roadways as well as to reduce
driving, the community has been designed to reduce the percentage of trips thatneed to leave the community (i.e., to maximize trip internalization). The community
seeks to do so by providing daily necessities within each neighborhood and thecommunity overall, and by creating good paying local jobs for residents.
Other project design features of the community that contribute to reducing peakhour off-site travel demand in private vehicles include the following:● Provide real-time travel time, transit vehicle location, and Highway 12 Rio Vista
bridge status information throughout the project’s common and community
buildings, and through mobile devices.
● Set start and stop times for project-controlled activities outside the peak hoursof Highway 12 and Highway 113.
● Use incentives to encourage use of on-site shared vehicles for carpooling, andtravel during off-peak hours.
● Manage parking garage entry/exit rates through off-peak discounts and time of
day pricing.
● Subsidize e-bikes for residents.
● Plan and operate a community-wide transportation demand management
program to provide incentives to use alternative transportation.
69

● Operate special transit service for some large events and destinations (e.g., ashuttle for certain major sports events).
● Provide temporary and permanent on-site housing for construction workers.
● Provide incentives via programs for carpooling and vanpooling.
● Offer individualized travel planning to all residents and employees to make sure
new community members are aware of travel options and have support signingup for programs, including those with special needs such as children, seniors,and people with disabilities or mobility impairments.
28.62.17

Public Facilities and Finance Plan

Infrastructure, public facilities, and services required to serve residents andemployees in the New Community shall be constructed and operated at no cost to
taxpayers of the County (or any city within the County), except for the owners andfuture taxpayers within the New Community. Essentially, the new development in
the New Community shall be required to pay its own way without any additionalburden on taxpayers outside of the New Community. The New Community
financing plan for infrastructure, public facilities, and services includes four main
components:A.

As land is developed within the New Community, the property tax
reassessment increases the amount of property taxes owed and paid to theCounty, and to local schools and other agencies.

B.

Owners within the New Community pay a special property tax and/or
assessment to fund a Community Facilities District (“CFD”), with various
improvement areas or the ability for property to annex into the CFD, which
may be formed by the County or a Joint Powers Authority (“JPA”) with
Reclamation District 536 and the County, to finance the construction,
operation and maintenance of the New Community infrastructure andprovide municipal services within the New Community. Proceeds of taxexempt bonds otherwise issued by the County and/or the JPA can be usedoutside of the New Community in accordance with applicable law. The JPA
shall have the authority to enter into contracts, acquire, construct, manage,
maintain, and operate any new and existing buildings, improvements,
facilities, and infrastructure and will be able to hold or dispose of property,
incur debts, liabilities, and obligations.

C.

Financing mechanisms that may be used, with approval of the Board ofSupervisors and provided that County or City mechanisms do not create
any new tax payment obligations for taxpayers outside the New Community,
include, without limitation, Enhanced Infrastructure Financing Districts(“EIFD”), Landscape Lighting and Maintenance Districts, Assessment
Districts, Geologic Hazard Abatement Districts, and Community Services
Districts. The New Community may benefit from other types of infrastructure
and public services financing as are or may become available under federal
or state law.

D.

Infrastructure and services may also be financed by impact fees, mitigation
fees, regional transportation fees, user fees, revenue bonds, and similar
public financing mechanisms, provided that these do not create any new tax
payment obligations for taxpayers outside the New Community.

Tax revenues and costs of infrastructure, public facilities, and community services
shall be allocated amongst the above tools and mechanisms based on thefollowing key principles:A.

Those required to serve solely residents and workers in the New
Community, such as internal streets, water, sewer, parks, wastewater,energy facilities, stormwater and flood control infrastructure, waste70infrastructure, transportation, open space, parking structures, and suchother similar infrastructure necessary and required to support the New
Community, as well as fire, law enforcement, and other services, except forthe provision of schools, shall be provided at no cost to taxpayers of theCounty (or any city within the County), except for the owners and future
taxpayers within the New Community. Essentially, the new development in
the New Community shall be required to pay its own way without any
additional burden on existing taxpayers outside of the New Community.
B.

Schools shall be built and financed in compliance with the terms of the
Schools Guarantee, as specified in the East Solano Homes, Jobs, andClean Energy Initiative.

C.

With regards to the new incremental tax revenue created by thedevelopment within the New Community (through new property tax
increment, business and retail uses that may pay sales taxes, employment
taxes, utility users tax, and other applicable taxes and fees, and any othersimilar qualifying fees or taxes), for as long as the New Community remains
within the unincorporated County, such revenue shall be split between (1)the County’s general fund and (2), as applicable, the EIFD, JPA, the parties
to a tax sharing agreement, or used as debt service for larger infrastructure
projects benefiting both the New Community and the County, such as
improvements to Highway 12 and Highway 113, including rerouting thesame out of Rio Vista and Dixon (if desired by those cities); provided thatthe allocation between (1) and (2) shall be in a proportion to be specified in
the Development Agreement, which shall be consistent with the sharing ofsuch revenue on other large-scale projects approved in the last 20 years in
the State of California.

Upon submissions of a development agreement application to the County, theCounty and the Applicant shall negotiate a project-specific development
agreement that outlines the responsibilities for financing and construction of
backbone infrastructure and public facilities, as well as for the funding of ongoing
operations and maintenance of the facilities and services in the New Community.
The development agreement shall also include greater specificity regarding
financing terms, including, but not limited to, value to lien ratios, escalating special
tax rates, all-in maximum tax rates, the use of improvement areas, length of bondterms, debt service coverage ratios, and eligible facilities.
28.62.18
A.

Implementing Regulations

Permitted Use Determination.

Applicants seeking to build structures, infrastructure, or make other land usechanges within the New Community which are permitted pursuant to Section
28.62.12 shall submit a preliminary application to County Planning Services
Division setting forth the information required under California Government Codesection 65941.1, which shall constitute an application for a permitted use
concurrence determination. Such applications are not complete, and shall not beprocessed, without the signature of the applicable landowner or the landowner’s
designee (or, if a development agreement has been executed, then suchapplication shall not be processed without the signature of the authorized party
under such development agreement). Such applications are not complete, andshall not be processed, without demonstrating compliance with the Travis AFBLand Use Compatibility Plan limitations on use type, noise, density, intensity, andheight as applicable and in effect on January 15, 2024. Within 30 days of receipt
of a permitted use concurrence determination application, the County Director of
Resource Management (“Director”) or such Director’s designee may request
supplemental information from the applicant to make a permitted use concurrence
determination, and the Director or such Director’s designee shall thereafter issue
71

a permitted use concurrence determination within 30 additional days following
receipt of the supplemental information. The Director or such Director’s designee
is authorized to make a determination that a permitted use concurrence
determination application is in substantial conformance with Section 28.62, andgrant the application. This permitted use concurrence determination is not a
discretionary approval of construction, development, or other project for purposesof the California Environmental Quality Act (“CEQA”). As described in Section
28.62.12.A, the Director or such Director’s designee may deem an additional use,
not specifically listed in Table 28.62A, to be a permitted use based on a findingthat the additional use is similar in nature and operation to a permitted use listed
in Table 28.62A.
B.

Ministerial Permit.

Applications to construct, modify, occupy, and operate structures, infrastructure,public facilities, or other activity for which a permitted use concurrence
determination has been made pursuant to Section 28.62.18.A above are by rightuses under Table 28.62A, shall require only ministerial approvals from the County,
and shall not require any discretionary or conditional approvals from the County.
Such ministerial permits shall authorize all required implementation actions by theCounty, including, without limitation, grading, building, construction, occupancy,and operation of such structures, infrastructure, public facilities, or other activities
and no discretionary County use permits, or other permits or authorizations, arerequired. The County may not require discretionary approvals for any by right use
identified in Table 28.62A, including but not limited to adding discretionary approvalrequirements as conditions of approval in subdivision maps, as conditions for
public financing, or as mitigation measures imposed under the California
Environmental Quality Act (“CEQA”). This subsection is not intended, and shall not
be construed, to modify or limit the permitting authority of any other state or local
agency.
C.

Subdivision Maps

Any applications for approval of tentative, vesting tentative, parcel, and final maps
for subdivision of land within the New Community, and any exemptions from therequirements therefor, must be signed by the applicable landowner or thelandowner’s designee and shall be processed in accordance with applicableprovisions of the Subdivision Map Act (California Government Code sections
66410 et seq.) and the Subdivision Ordinance of the County, and shall not bedenied by the County if such map is in substantial conformance with the provisionsof the Specific Plan and any applicable development agreement.
D.

Modification of Specific Plan.

An applicant, with the consent of the applicable landowner, or landowner’s
designee, may file an application to modify Section 28.62. Minor modifications to
the provisions of Section 28.62 shall be processed for approval by the Director orsuch Director’s designee, subject to appeal by the applicant to the Board ofSupervisors. Minor modifications include those for which substantial evidenceshows do not result in a significant new environmental impact, or substantiallyworsen a previously-identified significant adverse environmental impact, from theimpacts considered in the Environmental Impact Report (“EIR”) to be prepared for
the County’s initial implementation actions, including by way of example thedevelopment agreement, subdivision map approval, formation of a community
facilities district, infrastructure approvals, and other public financing plan
implementation actions, following the East Solano Homes, Jobs, and Clean Energy
Initiative vote. Minor modifications to the provisions of Section 28.62 can include
adjustments to the boundaries of the land use designations, modifications to thecirculation and transportation requirements, modifications to the infrastructurecomponents, modifications to the development standards or allowable uses, and72

such other modifications that do not result in any net increase in New Community
costs to the County or County taxpayers outside the New Community.
E.

Amendments of Specific Plan.

Amendments of the Specific Plan that are not minor modifications under Section
28.62.18.D shall be governed by terms of Section 13 of the East Solano Homes,
Jobs, and Clean Energy Initiative, including the requirements that certain changes
may not be approved without a vote of the people of Solano County.
F.

Appeals.

An applicant or landowner may file an appeal as authorized under Section 28.112
of the County Code.
28.62.19
A.

Interpretation of Terms and Definitions

Plain Language.

Unless otherwise specified, the terms used in Section 28.62 are defined based on
the plain language (Merriam-Webster’s Dictionary or its successor) meaning ofsuch uses. By way of example only, residences are permitted in Section 28.62.12,
and the plain language of “residences” includes single family homes, townhomes,
apartments, condominiums, assisted living units, dormitories, and all other types
of housing that are purchased or rented by one or more occupants, and does notpreclude granny flats (also called accessory dwelling units), roommate units orother co-living arrangements (where two or more unrelated occupants share acommon kitchen or bathroom), or housing that is restricted by age or income level.
All permitted uses are required to comply with applicable federal and state law,applicable development and design standards as prescribed herein, and obtainallowable use concurrence determinations and ministerial permits as required
herein, but within this regulatory framework permitted uses, including thedefinitions incorporated herein, are to be construed broadly as plain language, andnot as narrowly refined into more than 100 uses as in other sections of the Solano
County Code.
B.

Definitions.

Accessory Uses: A subordinate use which is customarily incidental to that of themain building or principal use of the land, and which is located on the same lot withthe main building or principal use.
Agricultural Accessory Building: This use type includes buildings, greenhouses, orother structures that are utilized in conjunction with the use of the property forcommercial crop production or grazing, including the storage of agricultural
products and supplies and equipment used in agricultural operations. Buildings
used for other purposes, such as dwellings or residential accessory buildings,
employee homes, stables, dairies or other confined animal facilities, andagricultural processing facilities are not agricultural accessory buildings.
Agricultural Processing Facility: This use type includes any fixed establishment
performing any processing or packaging of crops after harvest, whether or notvalue is added, to prepare them for market on site or for further processing andpackaging elsewhere, including but not limited to: alfalfa and hay cubing; cornshelling; drying of corn, rice, hay, fruits, or vegetables; pre-cooling and packaging
of fresh or farm-dried fruits and vegetables; grain cleaning and custom grinding;custom grist mills; custom milling of flour, feed, and grain; sorting, grading andpacking of fruits and vegetables; canning, freezing, slicing, juicing, or preserving
fruits and vegetables; tree nut hulling and shelling; and breweries, distilleries, andalcohol fuel production. This use also includes related accessory uses such as:73

offices and laboratories, tasting facilities with retail sales of agricultural products
processed on the premises or off site by the operator and retail sales of agriculturerelated promotional and/or educational items, and facility tours.
Agriculture-Related Homes: This use type includes farm residences andnecessary residences for farm labor homes.
Anaerobic Digester: This use type includes a plant that performs a natural process
in which microorganisms break down organic materials, such as food scraps,
biosolids, and agricultural residuals to produce biogas, a renewable energy sourcefor producing electricity or usable heat, and digestate, a nutrient-rich slurry thatcan be applied to agricultural land as a fertilizer and/or soil amendment to improvesoil health. Anaerobic digestion keeps organics from decaying in landfills, thereby
preventing methane from being released into the air and contributing to climatechange. This use type includes accessory uses such as feedstock preparation andstorage facilities and biogas storage and distribution facilities.
Animal Facilities and Operations: This use type includes any dairy, stockyard,
feedlot, or similar livestock operation for cattle, horses, sheep, or goats, where theanimals are corralled, penned, tethered, or otherwise caused to remain in
confinement in a restricted area for any purpose, and in which the surface of such
restricted area is or becomes bare of any feed growth in the normal growing
season. This use type also includes any livestock operation for insects such as
apiculture operated on a commercial scale. This use type also includes any animal
livestock operation for fowl or poultry where the animals are caused to remain in
confinement in a restricted area for any purpose, and in which the surface of such
restricted area is or becomes bare of any feed growth in the normal growing
season.
Arts and Culture: This use type includes buildings, places, or institutions, generallyof a noncommercial nature, devoted to the acquisition, conservation, study,
exhibition, and educational interpretation of objects or locations having scientific,
historical, literary, or artistic value. This use type includes museums, visitor
centers, zoos, aquariums, eco centers, botanical gardens, or arboretums. Arts andculture uses may include the incidental retail sales of books, gifts, souvenirs, andother items only if they are related to the items being exhibited, as well as incidental
retail sales of food and beverage for visitors.
Automobile Services: This use type includes automobile and/or small pickup truck
services including but not limited to minor repairs, automobile and/or truck body
repair and painting, automobile repair and parts installation incidental to the saleof new autos, auto service stations, and supply stores.
Automobile Sales: This use type includes automobile showrooms and similar
enclosed vehicle sales locations with minimal outdoor use.
Central thermal plant: Utility-scale plant with heating and cooling equipment
connected to a thermal distribution grid providing thermal energy to the broader
community.
Civic Uses and Services: This use type includes public serving facilities such ascity hall, libraries, fire stations, police stations, and post offices.
Commercial Compost Facility: This use type includes an open area where waste
is mixed in a large pile, loosely layered with bulking agents to allow air to filter
through the pile, speeding up the natural process of composting for use as soil
amendment.
Community Garden: This use type includes land that is used for the cultivation offruits, vegetables, plants, flowers, herbs, ornamental plants, and/or animal74

products and livestock production by one or more persons for personal
consumption and/or donation.
Community Thermal: This use includes neighborhood thermal plants, geothermal
systems, waste heat recovery systems, and thermal energy storage.
Community Waste Transfer Station: This use type includes waste transfer stations
for neighborhood collection, recycling and household hazardous waste drop offs,
and other similar use types.
Education: This use type includes public or private school facilities, trade schools,
vocational schools, and all other types of educational institutions.
Farm Equipment Uses: This use type includes any retail business engaged inselling or renting new or used equipment, implements, vehicles and machinery
used exclusively for agricultural planting, cultivation, maintenance, and harvesting,other than passenger vehicles or pick-up trucks rated at one ton or less haulingcapacity. This use also includes any retail business engaged in fabricating and/or
repairing equipment, implements, vehicles and machinery used exclusively for
agricultural planting, cultivation, maintenance, and harvesting, other thanpassenger vehicles or pickup trucks rated at one ton or less hauling capacity.
General Entertainment: This use type includes movie theaters, bowling alleys,
billiard parlors, dance halls, skating rinks, athletic clubs, gymnasiums, theaters,
arcades, auditoriums, exhibition halls, miniature golf courses, indoor court games,
drive-in theaters, courses for model airplanes, boats, cars, or trains, and similar
use types.
General Industrial: This use type includes manufacturing, processing, assemblingand disassembling, storage and distribution of products and materials, and similar
use types.
Grocery Store: This use type includes retail and personal service uses that offer adiverse variety of unrelated, non-complementary food and non-food commodities,
such as beverages, dairy, dry goods, fresh produce and other perishable items,
frozen foods, household products, and paper goods, which market the majority of
their merchandise at retail prices.
Healthcare Facilities: This use type includes larger-scale healthcare facilities suchas hospitals and urgent care clinics.
Home-based Occupation: This use type includes small home-based businesses
involving the limited provision or sale of goods or services which are accessory to,and conducted primarily by, resident families entirely within a dwelling unit or anaccessory structure.
ICT Network Infrastructure: This use type includes infrastructure for fiber networks,
wireless networks, internet exchanges (a hub where internet service providers andnetworks can directly exchange internet traffic), Internet of Things, and othersimilar use types. Wireless networks could include both cellular and Wi-Fi
operating on radio antennae networks (RAN).
Industrial Serving Activities: This use type includes service activities that support
industrial uses and require large land areas and easy access to majortransportation facilities.
Large-Scale Commercial Recreation: This use type includes campgrounds, golfcourses, driving ranges, large multi-field sports complexes, sporting clubs, motor
racing tracks, fishing lakes, water parks, amusement parks, fairgrounds, archeryranges, shooting ranges, and similar uses.
75

Large-Scale Public Assembly: This use type includes amphitheaters, convention
centers, and similar uses.
Limited Industrial: This use type includes industrial operations, scientific andresearch institutions, warehousing and distribution, and specialized lightmanufacturing, assembly operations, and other similar use types with few or no
off-site effects.
Lodging Services: This use type includes buildings, portions of a building, orgroups of buildings containing guest rooms designed, used, or intended to be used
for transient occupancy. This use type includes hotels, motels, inns, beds andbreakfasts, retreats, ranches, and other similar use types.
Maker Manufacturing: This use type includes fabrication or production of goods,by hand or machinery, for distribution to retailers or wholesalers for resale off thepremises, primarily involving the assembly, packaging, repairing, or processing ofpreviously prepared materials. Examples include food processing, bakeries,
furniture making, leather products, printing and publications, pottery, glass
blowing, and metal working.
Materials Recovery Facility: This use type includes a specialized plant thatreceives, separates, and prepares recyclable materials using mechanicalequipment to obtain maximum recovery of materials that will re-enter the
manufacturing process as a valuable commodity.
Nighttime entertainment: This use type includes night clubs, late bars, and otherevening-oriented entertainment activities.
Nursery: This use type includes any wholesale commercial establishment engaged
in the propagation and sale of horticultural and ornamental plants and related
products. Products may be grown under cover or outdoors.
Outdoor Storage and Activities: This use type includes maintenance yards, junkyards, lumber yards, and outdoor storage and activities associated with the primaryindustrial use and similar use types.
Parking Facilities: This use type includes structured parking, surface parking lots,
and other similar uses.
Pastured Livestock and Poultry: This use type includes any livestock grazing
operation that is not a confined animal facility and also includes supplemental
feeding areas, pens, working facilities, and other areas where grazing livestock
may be temporarily confined incidental to grazing activities.
Professional Services: This use type includes premises available for thetransaction of general business but excluding retail and personal service use
types. This use type includes business and professional offices, administrative
offices, medical offices and dental offices, banks, credit unions, financecompanies, and distributor showrooms.
Public Transportation Facility: This use type includes passenger terminal facilities
for mass transportation of one or more modes, including, but not limited to, aircraft,
ferries, fixed-rail vehicles, and buses, whether public or privately owned or
operated.
Residential Facilities and Services: This use type includes group daycare facilities,group residential care facilities, alcohol and drug recovery facilities, domestic
violence shelters, residential retirement homes, and temporary real estate offices
associated with model home complexes.
76Retail/Personal Services: This use type includes premises available for the sale ofmerchandise, provision of personal services, and food service. This use typeincludes the following and other similar use types:• Alcoholic beverages, sale of, for off-site consumption• Alcoholic beverages, sale of in conjunction with restaurants or permitted
primary use• Ambulance emergency services and facilities• Animal boarding/kennels• Animal, hospital/veterinarian office• Animal shelters• Animal training schools without boarding• Adult business• Antique shops and secondhand stores• Apparel stores• Appliance stores, sales, renting, leasing, and minor repairs• Art galleries• Art, music, and photographic studios and supply stores• Auction houses (no animals)• Bakeries, retail• Barber and beauty shops/salons• Bars, taverns, and cocktail lounges, excluding cabarets• Beer gardens• Bicycle shops, repair and sales, non-motorized (except electric motor)• Blueprint, photocopy, and small print shop services• Book, gift, and stationery stores• Butcher, meat market, excludes slaughtering• Candy stores and confectioneries• Car washes, self-service and full service• Car wash, automatic drive-through in conjunction with a convenience store or
automobile service station• Carpet and flooring stores• Catering establishments• Childcare (>6 children)• Cigar clubs or shops (tobacco shops)• Cleaners, including dry cleaning with on-site cleaning machinery• Consumer electronics, sales, and repair• Cafes• Day spa
• Drivers’ education and training• Drugstore• Employment agency• Farmers market• Feed and tack stores• Film processing• Florist shops• Furniture stores, with or without minor repair, and upholstery• Grocery stores• Hardware stores• Health clubs• Health fitness and wellness stores/studios• Health food stores• Hobby shops• Home delivery services• Ice cream shops• Jewelry stores• Retail laundry
77

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Self-service laundry
Live entertainment, accessory, in a legally established bar, lounge, or
restaurant having an occupant load of less than 200 people
Locksmiths
Mail order establishment (call center)
Microbreweries, retail and manufacturing
Motorcycle sales and services, including gas-powered bicycles
Nurseries and garden supply stores (not wholesale)
Pet and pet supply stores
Pet grooming and boarding
Pharmacy
Real estate offices, sales, and associated services
Restaurants including, but not limited to, coffee shops, delicatessens, snack
bars, juice bars, and outdoor dining
Restaurants, fast food, except drive-in or drive-throughRestaurants, fast food, with drive-in or drive-throughRetail establishments, general
Secondhand stores
Service stations, self-serve and full serve
Shoe stores, including repair and shoeshine
Sporting goods store, including a pro-shop
Supermarket
Tasting room
Tire sales & services
Toy store
Travel agencies
Variety store
Video rental and sales
Watch sales and repair shops
Wineries

Solar farms: This use type includes commercial solar energy facilities, agrisolar,energy storage systems, interconnection equipment and structures, maintenanceand administrative facilities, and other similar use types.
Special Events, Temporary: This use type includes carnivals and fairs, holiday andthemed events, outdoor festivals, and other similar uses.
Transportation Yards: This use type includes facilities for the storage of buses,
recreational vehicles, mobile homes, trailers, or boats.
Volatile Materials Storage: This use includes bulk storage of inflammable, highly
combustible, or explosive materials and other similar use types.
Water Resource Recovery Facility (WRRF): This use type includes wastewater
treatment facilities with the ability to produce clean water, recover nutrients (suchas phosphorus and nitrogen), and reduce our dependence on fossil fuel throughthe production and use of renewable energy.
•

New Section 28.63, Rio Vista Parkland, which is intended to provide an open
space buffer between the New Community and the City of Rio Vista to provide
open space and recreational amenities while preserving the identity and characterof both communities, is hereby added immediately following the new Section 28.62(as added by this Initiative) of Chapter 28 of the Solano County Code, inclusive of
new text (in the interest of legibility, this new text is shown without a double
underline), and new tables (i.e., Table 28.63A), as follows:7828.63 Rio Vista Parkland
A. Purpose.
The purpose of this zone is to provide an open space buffer between the New
Community and the City of Rio Vista to preserve the identify and character ofboth communities. Areas within the Rio Vista Parkland may be improved toprovide open space and recreational amenities to the New Community, Rio
Vista, and the County as a whole.
B. Applicability.
The Rio Vista Parkland applies to the approximately 712-acre area east of the
New Community and west of Rio Vista, as depicted in General Plan Figure LU1. The boundaries of the Rio Vista Parkland area cannot be repealed oramended without prior approval of the voters of Solano County.
C. Allowed Land Uses and Permitting Requirements
TABLE 28.63A: TABLE OF ALLOWED USESUP = Use Permit
ALLOWED USES**See Sections 28.62.19 and28.01 for definitions. To theextent there is a conflict,
Section 28.62.19 controls
28.71 Agricultural
Crop Production
Grazing
Agricultural Accessory Structure
Commercial Greenhouses
Nurseries
Community Garden
28.73 Recreation, Education,
and Public Assembly Uses
Parks and plazas, including
associated amenities, facilities,
and buildings
Outdoor performance center

Arboretums and horticulturalgardens (within parks)
Engineered ponds and lakes
Pedestrian, bicycle, and multiuse
trailsEquestrian trails and stables
Community-serving athleticfacilities, field sports, court sports,
aquatic/swimming facilities
28.78 Communication,
Infrastructure and Service Uses
Infiltration wells, groundwater
recharge facilities
Stormwater management facilities
79

Permitted
Uses

Land Use
Regulations

RV-PL District
UP
UP
UP
UP
UP
UP
Permitted
Uses
UP

28.71.10(A)28.71.10(A)28.71.10(A) & (B)(1)UP

Such use may notexceed the soundlevel limit for
Playgrounds, Parks,etc. in Table HS-5 of
the General Plan bymore than 5 decibels.

UP

Land Use
Regulations

UP
UP
UP
UP
Permitted
Uses
UP
UP

Land Use
Regulations

Portions of the area designated Rio Vista Parkland fall within “Zone 4” and“Zone 6” of the Rio Vista Airport Land Use Compatibility Plan, which establishes
noise, intensity, density, and height limitations, and restricts certain uses. All
development within Rio Vista Parkland is required to be consistent with thecurrent noise, density, intensity, and height limitations, as well as current use
restrictions, in “Zone 4” and “Zone 6,” as applicable, pursuant to the Rio Vista
Airport Land Use Compatibility Plan in effect as of January 15, 2024. In theevent that the Rio Vista Airport Land Use Compatibility Plan is modified to allow
greater density, intensity, or height, or allow additional uses, or amended torelocate the boundaries of either “Zone 4” or “Zone 6” such that all or a portionof the area designated Rio Vista Parkland is excluded, such later revisions shallcontrol.
•

Existing Section 28.65 of Chapter 28 the Solano County Code is hereby amended
as follows:
28.65 Travis Security Zone Reserve Area (TSZTRA) Zoning Overlay
A. Purpose.
The Travis Security Zone Zoning Overlay, formerly known as the Travis
Reserve Area Zoning Overlay, implements the Travis Security Zone (formerly
known as the Travis Reserve Area), as described and shown in the GeneralPlan, and protects land within the overlay for continued crop production, andgrazing uses, solar farms using technology acceptable to Travis Air Force Base(“Travis AFB”), as well as and compatible nonavian habitat uses until a military
use or other use clearly supporting the mission of the base is proposed for theland. By protecting existing land uses while restricting new development, theoverlay zone provides for the future expansion of Travis Air Force Base andsupports facilities for the base, while creating a security buffer between Travis
AFB and neighboring communities of Suisun City, Fairfield, Vacaville, and the
New Community. All references to the Travis Reserve Area (TRA) Zoning
Overlay shall hereafter refer to the Travis Security Zone (TSZ) Zoning Overlay.
No new residential uses are permitted within the Travis Security Zone Reserve
Area Zoning Overlay, and new development or expansion of existing
nonresidential uses is subject to discretionary review and shall not be approved
unless found to be consistent with the purpose of the Travis Security Zone
Reserve Area Zoning Overlay.
For any parcels within the Travis Security Zone Zoning Overlay boundaries thatwere subject to a Policy Plan Overlay adopted prior to January 15, 2024, theTravis Security Zone Zoning Overlay shall become effective upon the expirationof such Policy Plan Overlay.
B. Allowed Land Uses and Permit Requirements.
Crop production, grazing, and agricultural accessory structures less than 2,500
square feet in gross floor area and less than 25 feet in height are allowed.
Solar farms, including commercial solar energy facilities, agrisolar, and energy
storage systems, are allowed by use permit in accordance with Section 28.106,
provided that the foregoing (1) utilize siting and technology acceptable to Travis
AFB (as evidenced by a letter from Travis AFB which shall be attached to theapplication for the use permit), and (2) are not be located on lands subject toconservation or mitigation easements that prohibit such uses.
New residential land uses are not permitted. Legal nonconforming residential
land uses are subject to Section 28.114.
80

Conservation or mitigation banks for avian species, or which are likely to attract
avian species, are not permitted.
The above allowed land uses and permit requirements supplant any conflicting
provision of the underlaying zoning district. All other land uses otherwise
allowed within the underlaying zoning district shall require approval of a minor
use permit prior to development, enlargement or intensification of use, orchanges of use, unless a use permit is required.
C. Modifications.
The regulations and boundaries of the Travis Security Zone Zoning Overlay
cannot be repealed or amended without prior approval of the voters of Solano
County.
Section 7:

Avoiding Delays

Decades-long delays in initiating or completing construction of urgently needed new
homes, offices, manufacturing facilities, and infrastructure projects have become theunacceptable “business as usual” for too many important projects across California,
including many projects approved by the voters and/or the relevant government agencies.
It is the intent of the voters that the County and all other public agencies with responsibility
or jurisdiction over the New Community promptly complete application processing, andpromptly approve projects that implement this Initiative and that such agencies honor
voter intent by allowing these projects to be promptly and fully completed without
imposing new financial costs or other conditions that would compete with or otherwise
undermine the community benefits included in this Initiative.
The California Environmental Quality Act (“CEQA”) plays a critical initial role in allowing
all state and local agencies to process these applications, and an Environmental Impact
Report (“EIR”) is required to be prepared prior to County approval of a Development
Agreement for the New Community. It is the intent of the voters that the EIR be completed
within statutory time limits as prescribed by Section 21151.5 of the Public Resources
Code, and that the County shall use any and all tools at its disposal, including all
expedited processing pathways provided in CEQA or its guidelines (as either of those
may be amended from time to time), to complete this process within this statutory EIR
timeline, provided that the Applicant shall reimburse the County for its expenses inconnection therewith.
It is the intent of the voters that expedited processing, and full utilization of CEQA
documentation for prior projects in the Initiative Area, also be used to the fullest extent
possible to streamline the federal environmental review and application process on
projects within the Initiative Area.
Prompt completion of all agency approval processes is fully consistent with, and requires
full compliance with all environmental, climate, public safety, and worker protection
standards imposed by statute or regulations. The intent of the voters is simply thatagencies use their non-mandated discretionary authority to implement rather thanundermine or delay implementation of this Initiative, and it is the intent of the voters that
all expedited processing pathways be utilized to accelerate the construction of this project
and the delivery of the homes, jobs, infrastructure, and community benefits provided bythis project.
Section 8:

Effective Date

This initiative shall become effective as provided by Elections Code section 9122, except
as provided for in Section 9.A of this Initiative. Upon the effective date of this Initiative,
the County is directed to promptly take all appropriate actions needed to implement thisInitiative, including but not limited to taking any administrative steps necessary to update81any and all County maps, figures, and any other documents maintained by the County sothey conform to the legislative policies set forth in this Initiative.
Section 9:

Implementation of this Initiative

A. Upon the effective date of this Initiative, the General Plan provisions of Section 5of this Initiative are hereby inserted into the General Plan; except that if the four
amendments of any mandatory element of the General Plan permitted by state law
for any calendar year have already been utilized in the year in which this Initiative
becomes effective, the General Plan amendments set forth in this Initiative shallbe the first amendments inserted into the General Plan on January 1 of the next
year. The County may reorganize, renumber, and/or reformat the General Plan
provisions of Section 5 of this Initiative, provided that the full text is inserted into
the General Plan without alteration.
B. The General Plan in effect on the date of filing of the Notice of Intent to Circulate
this Initiative (“Filing Date”), and the General Plan as amended by this Initiative,
comprise an integrated, internally consistent, and compatible statement of policies
for the County. To ensure that the County’s General Plan remains an integrated,internally consistent, and compatible statement of policies for the County, any
provision of the General Plan that is adopted between the Filing Date and theeffective date of the General Plan amendments adopted by this Initiative shall, tothe extent that such interim-enacted provision is inconsistent with or would
diminish, render invalid, defeat, or impair the General Plan amendments adopted
by this Initiative, be amended as soon as possible and in the manner and timerequired by state law to ensure consistency between the provisions adopted bythis Initiative and other elements of the General Plan.
C. Upon the effective date of this Initiative, the Solano County Code provisions ofSection 6 of this Initiative are hereby inserted into the Solano County Code. The
County may reorganize, renumber, and/or reformat the provisions of Section 6 ofthis Initiative, provided that the full text is inserted into the County Code without
alteration.
Section 10: Findings of Consistency with General Plan
The planning and zoning provisions of the Solano County Zoning Code (as amended bythis Initiative) are consistent with, and shall at all times be interpreted to be consistent
with, the objectives and policies of the Solano County General Plan (as amended by thisInitiative), and would affirmatively promote the objectives and policies of the General Plan
(as amend by this Initiative).
Section 11: Severability
If one or more than one section, subsection, paragraph, sentence, clause, term, orapplication of this Initiative is adjudicated to be invalid or inapplicable, that shall not cause
any other part or application to be invalid or inapplicable unless the clear effect of holdingthat other part or application valid or applicable would be to defeat, on balance, theobjectives of the Initiative. Each part of this Initiative would have been enacted as it isirrespective of the fact that one or more other parts are held invalid or inapplicable, except
to the extent that enactment would have defeated, on balance, the purposes of theInitiative.
Section 12: Conflicting Ballot Initiatives
If there were one or more other General Plan amendments on the same ballot as thisInitiative, dealing with the same subject matter, that were approved by the voters, thisInitiative shall be effective unless the other amendment or amendments received more
votes and except to the extent that they constitute a complete regulatory scheme for an
area or subject covered by this Initiative or are in specific, definite, irreconcilable conflict82

with this Initiative. Provisions in a measure purporting to nullify provisions of this Initiativeon any other basis are ineffective.
Section 13: Amendment
A. To the maximum extent permitted by law, the Voter Guarantees described in
Section 4 of the East Solano Homes, Jobs, and Clean Energy Initiative shall not
be increased or reduced in a way that reduces or increases the aggregate financial
obligation of an applicant for a development agreement pursuant to General Plan
policy SS.1-21, except by a vote of the people of Solano County.
B. The General Plan amendments enacted by Section 5 of the East Solano Homes,
Jobs, and Clean Energy Initiative establishing the boundaries of the New
Community as described in the Specific Plan, establishing the boundaries of the
Rio Vista Parkland as provided in section 28.63 of the County Code, andestablishing the boundaries and regulations of the Travis Security Zone asprovided in section 28.65 of the County Code, shall not be repealed or amended
except by a vote of the people of Solano County. Nothing in this Section or the
East Solano Homes, Jobs, and Clean Energy Initiative shall prohibit the County
from amending the Housing Element, or any other Element of the General Planfrom time-to-time in accordance with the requirements of state law.
C. The amendment of the County Code enacted by Section 6 of the East Solano
Homes, Jobs, and Clean Energy Initiative, shall not be repealed or amended
except as follows: (1) the amendment is requested by an applicant landownerauthorized to apply for such an amendment; and (2) the amendment furthers the
purposes of the East Solano Homes, Jobs, and Clean Energy Initiative, as
described in Section 1, thereof; and (3) a majority of the Board of Supervisors
approves the amendment. Notwithstanding the foregoing, an amendment
proposing to change the boundaries of the New Community as described in theSpecific Plan, the Rio Vista Parkland, as provided in section 28.63, and/or theTravis Security Zone as it applies to parcels zoned Exclusive Agricultural, as
provided in section 28.65 of the County Code, do not further the purposes of theEast Solano Homes, Jobs, and Clean Energy Initiative, and may not be adopted
except by a vote of the people of Solano County.
Section 14: Compliance with Federal and State Laws
A. Notwithstanding their terms or literal meaning, the provisions of this Initiative are
not applicable to the extent that courts decide that if they were applied, they would
violate the Federal or State Constitution or law. This explicit limitation on
applicability is to make certain that the provisions of the Initiative do not violate thelaw in any respect, infringe any person’s legal or property rights or privileges, or
subject the County to legal liability.
B. To the extent that a provision of this Initiative does not apply because of subsection(A), that provision is severed, and the County shall fully carry out the provisions
and purposes of this Initiative.

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