Commercial Real Estate in Suisun City: The Waterfront District, Highway 12 and Travis AFB Rules

By Matthew Martinez, Founder, CEO & Managing Broker, Diamond Real Estate Group. California DRE #01869679.

Suisun City is a compact city on the edge of the Suisun Marsh, and its commercial property falls into two main settings: the historic downtown and marina along the Suisun Slough, governed by a waterfront specific plan, and the shopping centers and service sites along Highway 12 and Sunset Avenue. The city has no separate industrial zoning chapter; light manufacturing and warehousing fit within a commercial services district instead. Every development must also be consistent with the Travis Air Force Base compatibility plan. Confirm zoning with the City of Suisun City before relying on this page.

Who controls the parcel

Inside city limits, the zoning ordinance is Title 18 of the Suisun City Municipal Code. Its district chapters were adopted by Ordinance 743 on March 21, 2017, and the commercial use table was amended by Ordinance 809 on August 20, 2024. Downtown is zoned to the Waterfront District Specific Plan, which sets its own uses and standards. The marsh and agricultural land around the city are under Solano County and, in the marsh, state marsh protection rules; see our Solano County commercial guide.

Suisun City zoning for commercial, industrial and mixed use

District	Intended uses	Notes
CR Commercial Retail	Retail goods and services, large-format and neighborhood scale	FAR 0.25 to 1.0; no housing; auto sales and drive-throughs permitted; stores of 40,000 to 100,000 sq ft need a CUP
CSF Commercial Services and Fabricating	Retail, services, wholesale, warehousing, light assembly, manufacturing	FAR 0.25 to 0.5; light manufacturing, distribution and self-storage permitted; junk yards need a CUP
CMU Commercial Mixed Use	Commercial first, housing second	10 to 40 units per acre; FAR 0.25 to 1.0; housing above or behind ground-floor commercial
O Business and Professional Office	Professional offices with support services and retail	FAR 0.25 to 1.0; no housing; hospitals need a CUP
RMU Residential Mixed Use	Housing first, with ground-floor commercial	10 to 45 units per acre; non-residential FAR 0.3 to 1.0
WDSP Waterfront District Specific Plan	Downtown and waterfront	Uses, CUPs and standards come from the specific plan

Commercial development standards are in a separate chapter, 18.32, and live-work units have their own rules in Chapter 18.52.

The Waterfront District

Downtown Suisun City is governed by Chapter 18.26, which hands most decisions to the Waterfront District Specific Plan:

Change of use. A new use in an existing building is allowed only if the development services director finds it consistent with the plan’s land use descriptions and map.
Standards as minimums. The plan’s development standards are treated as minimum requirements, and the plan lists which uses need site plan and architectural review or a conditional use permit.
Parking in-lieu fee. A project that needs more parking can provide it on site or pay an in-lieu fee per space under an agreement with the city. Fees go into a fund for the downtown public parking benefit area, are paid before any permit or license issues, and are refundable only if unspent after ten years.
Design review. Remodels, additions, new construction, demolition and signs all go through design review under the plan.

For a waterfront restaurant, retail or marina-related deal, read the specific plan itself alongside the code, since the code chapter is only the enabling framework.

Highway 12, services and Travis AFB

Highway 12 retail. The CR district accommodates big-box and neighborhood retail, auto dealers and drive-through restaurants. Very large stores between 40,000 and 100,000 square feet need a CUP.

Service and light industrial. CSF is Suisun City’s workhorse district for contractors, wholesale, warehousing and light manufacturing. Emergency shelters are permitted there, and live-work units need administrative review.

Travis AFB. The note to the commercial standards table says all development must follow the Travis AFB Land Use Compatibility Plan, citing the version adopted October 8, 2015 (Resolution 15-17) while making clear the current adopted version controls. The plan was amended in 2024, as filed on CEQAnet, adding a low-altitude maneuvering zone and new glare, wildlife and deed notice rules. The Solano County Airport Land Use Commission administers the plan.

Transfer tax, business tax and property tax

Suisun City’s real property transfer tax, Section 3.08.020, is 27.5 cents per $500, adopted by Ordinance 345 in 1967 and administered by the County Recorder. The Solano County tax of $0.55 per $500 is reduced by a half-rate city tax under Section 11-67, so the combined rate inside the city should be $0.55 per $500. The city levies business license taxes under Article IV of Chapter 5.04; we did not verify rates. Under Proposition 13, a change in ownership generally triggers reassessment.

Due diligence that matters in Suisun City

Start with our commercial due diligence checklist, then add:

Downtown, read the Waterfront District Specific Plan and confirm the director will find your use consistent.
Price any parking in-lieu fee before committing to a change of use.
For warehouse or light industrial uses, confirm the site is CSF and test the 0.5 FAR cap.
Check the Travis compatibility zone, particularly for assembly uses, solar or anything that could attract wildlife.
Near the marsh or slough, check for state or regional permits beyond city approvals.
For larger retail, confirm whether the store size triggers a CUP.

Questions people ask

Does Suisun City have industrial zoning?

Not as a separate chapter. The CSF district allows light manufacturing, warehousing, distribution and self-storage, with a FAR of up to 0.5.

What governs downtown and the waterfront?

The Waterfront District Specific Plan, through Chapter 18.26, which sets uses, permits and minimum standards.

Can I pay a fee instead of building parking downtown?

Yes, in commercial areas of the Waterfront District, under an in-lieu agreement. Fees go to a downtown parking fund.

Can I build apartments over shops?

Yes, in CMU at 10 to 40 units per acre, with housing above or behind ground-floor commercial, and in RMU, where housing comes first.

How does Travis Air Force Base affect commercial property?

All development must be consistent with the Travis compatibility plan, which was amended in 2024.

Does Suisun City add a transfer tax?

Yes, 27.5 cents per $500, credited against the county’s $0.55.

Does Diamond handle commercial property in Suisun City?

Contact Matthew Martinez to discuss buying, selling or leasing commercial property in Suisun City.

Sources & notes

Note: Height limits are in Chapter 18.32 and the specific plan, which we did not review.

This page is general information, not legal or tax advice. Last reviewed October 2026 by Matthew Martinez.

Inquire about a listing or to schedule a meeting

Matthew Martinez

Your inquiry is processed through our iHomefinder service. Review the form’s contact choices before submitting. Privacy Policy · Terms of Use.