California City — Overlay Districts

Last reviewed: July 1, 2026

Overview

California City's Zoning Code (Title 9) creates a set of overlay zones that sit on top of the base zoning map to allow special uses or modified standards for defined tracts or groups of lots. Overlays are applied by permit and do not replace the underlying zone except where the overlay explicitly controls; the code spells out both general procedures for overlay permits and a set of specific overlay types (airport, manufactured-home development, planned unit development, flood, farm animal, equestrian, and the Residential Tiny and Small Homes Overlay (R‑THO)). See the City zoning summary for context on how overlays interact with base districts and procedures.

Before you read the details: when the code directs projects to comply with the base-zone site and structure requirements it is also pointing you toward the City's Development Standards and Parking rules; small-home design guidance in the R‑THO also triggers design review. Where the code requires compliance with State rules, verify those standards under the California Building Standards Code.

How overlays work (general rules)

• Overlay permits are authorized by Article 24 of Title 9. An overlay permit may be granted for a tract or group of lots, and the overlay applies in addition to other Title 9 requirements except where the overlay specifically controls. See § 9-2.2400 – § 9-2.2402 for purpose and procedures. The Planning Director accepts applications, prepares a report, and the Planning Commission holds the public hearing; Council appeals are allowed. § 9-2.2401 – § 9-2.2402.

• Mapping: where an overlay applies to particular parcels that mapping is shown on the City Zoning Map; the R‑THO overlay explicitly requires map identification. § 9-2.2451.

• Conflicts: in the R‑THO the code states that its provisions take precedence where there is a conflict with other provisions of the Zoning Code; other overlays describe their controlling limits in their individual subsections—always confirm which text is controlling for a given overlay and parcel. § 9-2.2452.

District-by-district breakdown

Below are the overlay districts that appear in Article 24 (and Article 24.5 for R‑THO). Each subsection summarizes purpose, typical permitted uses, key dimensional/operational standards, and where it applies (as stated in the local code). For parcel-specific determinations, verify with the Planning Department.

Overlay — General (Article 24)

• Purpose / Where found: Article 24 sets the process and scope for all overlays. § 9-2.2400 – § 9-2.2402.
• Permitted forms: Overlays may authorize uses in addition to the underlying residential or commercial uses; the permit can apply to an entire tract or group of lots. § 9-2.2400 – § 9-2.2402.
• Key procedural standards: Application to the Planning Director with site plan and statement of objectives; Planning Director report to the Planning Commission; public hearing and appeal rights specified (Planning Commission → Council). § 9-2.2402.

Airport‑Related Overlay (Airport uses) — § 9-2.2403

• Purpose: Permit airport‑related uses on property within a commercial district and ensure compatibility with airport operations. § 9-2.2403.
• Typical permitted uses: Anything allowed in the commercial, open space, or residential‑agricultural zones may be authorized within the airport overlay; the Commission must find compatibility with airport operations. § 9-2.2403(a)(1)–(3).
• Key dimensional limits: Height restriction to prevent hazards to aircraft — the Commission will restrict building heights (example ceiling noted at thirty‑five (35) ft. where necessary) and may require FAA coordination. § 9-2.2403(b).
• Where it applies: Properties in a commercial district as designated on the zoning map and subject to Commission findings. § 9-2.2403.

Manufactured Home Development Overlay — § 9-2.2404

• Purpose: Allow a coordinated manufactured‑home development within a residential district (multiple manufactured homes in a single plan). § 9-2.2404(a).
• Permitted uses: Manufactured homes for single‑family residential use as part of a subdivision or park. § 9-2.2404.
• Key standards / conditions (excerpted):
  • Minimum site area and unit standards: the code requires minimum contiguous area and dwelling size standards within the manufactured‑home tract (examples and tract‑specific exceptions exist elsewhere in Title 9). Specific design, utility, slab/pad, separation, and access rules are stated in the section and in tract-focused subsections (verify tract rules for Tract 3151). § 9-2.2404 and related tract rules.
• Where it applies: Residential districts where an overlay permit is approved by the Commission; some tracts have additional special provisions recorded elsewhere in Title 9. § 9-2.2404.

Planned Unit Development (PUD) Overlay — § 9-2.2405

• Purpose: Allow a PUD on at least ten (10) contiguous acres to mix public, quasi‑public, or commercial uses under a single development plan. § 9-2.2405(a).
• Permitted uses: Public/quasi‑public/commercial as allowed by permit; must not exceed dwelling/unit counts allowed by the underlying zoning. § 9-2.2405(b)(1)–(2).
• Key standards: Uses cannot be more intensive than the underlying zone; no greater burden on public facilities than the underlying zone. § 9-2.2405(b)(2)–(3).

Flood Hazard Overlay — § 9-2.2406

• Purpose: Ensure developments in flood‑prone areas meet City flood‑damage rules. § 9-2.2406.
• Permits & standards: A development permit per the City's Flood Damage Prevention chapter (Chapter 11) is required; projects must comply with that Chapter and Section 8‑11.05. § 9-2.2406(a)–(b).
• Where it applies: Any property identified as flood hazard on the zoning / hazard maps or as required by Chapter 11. § 9-2.2406.

Farm Animal Overlay — § 9-2.2407

• Purpose: Allow the keeping of farm animals as an accessory use on specified tracts where authorized by overlay. § 9-2.2407(a).
• Permitted animals & limits: In single‑family residential districts an occupant may keep up to one (1) large farm animal per one‑half (½) acre of unimproved land; no numeric limit on poultry/birds/rabbits if properly housed. The ordinance defines "large farm animal" and allows limited special permits for minors to breed/raise animals under program conditions. § 9-2.2407(a)(2) & (c).
• Accessory structure siting: accessory structures shall be less than 100 ft. from the front lot line, 25 ft. from side lot lines, and 10 ft. from the rear lot line; corral/shelter construction and fencing standards are spelled out. § 9-2.2407(b)(i)–(ii).
• Where it applies: Tracts or groups of lots identified in an overlay permit; the overlay permit will include required conditions. § 9-2.2407.

Equestrian Overlay — § 9-2.2408

• Purpose: Authorize equestrian uses on property in a residential district where the overlay is established. § 9-2.2408(a).
• Key standards: One (1) horse permitted per one‑quarter (¼) acre of lot area; minimum lot size within an equestrian overlay is one (1) acre; building/permit conditions may require a sixty‑foot vehicular/equestrian/utility easement for access for building permits and land‑use entitlements. § 9-2.2408(a)(i)–(ii).
• Where it applies: Residential parcels specifically covered by an equestrian overlay permit. § 9-2.2408.

Residential Tiny and Small Homes Overlay (R‑THO) — § 9-2.2450 – § 9-2.2455

• Purpose: The R‑THO overlay allows smaller permanent homes than the City's base minimum living area (less than the 1,200 sq.ft. baseline) to increase housing options within specifically designated tracts. § 9-2.2450.
• Where it applies: The overlay is applied to specific City Tract Numbers: 2898, 2812 (only if vacant), 3151, 3198, 2223, 2630, and 2404 as listed in the code. § 9-2.2451.
• Permitted sizes / uses:
  • Tiny Home: 200–500 sq. ft. § 9-2.2453(a).
  • Smaller Home: 500–1,200 sq. ft. § 9-2.2453(b).
  • All uses permitted in the underlying zone remain allowed unless the overlay states otherwise. § 9-2.2453(c).
• Dimensional / site standards:
  • Minimum lot area in the R‑THO is 6,000 sq. ft. § 9-2.2455(a).
  • Setbacks are the same as the underlying residential zone (the overlay does not replace base setbacks). § 9-2.2455(b).
  • Garages/accessory buildings max 400 sq. ft. where primary building is Tiny or Small Home. § 9-2.2455(c).
  • Tiny/Small homes must be connected to water/sewer/electrical (or solar + battery) and must have sprinklers and sufficient water for fire protection. § 9-2.2455(d),(f).
  • Small/Tiny homes must substantially conform to the City's Small and Tiny Homes Design Guidelines; development must obtain the same zoning approvals required by the primary district and comply with the underlying development standards. § 9-2.2452(2)–(4).
• Permits: Overlay procedures in Article 24 and the R‑THO supplemental provisions together control application and approval. § 9-2.2401 – § 9-2.2452.

Quick reference table — decision‑relevant items

Checklist — what an applicant must satisfy (typical)

• Prepare a complete overlay application and submit to the Planning Director with a site plan and a statement of objectives, per § 9-2.2402(a).
• Confirm the parcel is within the mapped overlay (check the City Zoning Map and tract list for R‑THO — § 9-2.2451) and verify any tract‑specific rules.
• Demonstrate compliance with the underlying zone's development standards (setbacks, lot coverage, height) and any overlay‑specific modifications (R‑THO: min lot 6,000 sf, garage ≤ 400 sf, sprinklers) — see § 9-2.2452 – § 9-2.2455 and the underlying district sections (e.g., R3, R4 site standards).
• Where design guidance is required (R‑THO), prepare materials showing conformance with the City's Small & Tiny Homes Design Guidelines; expect design review to be involved. § 9-2.2452(4).
• Confirm off‑street parking and circulation meet Title 9 parking standards and include parking layout on site plan. § 9-2.2402 (site plan requirements) and district parking rules.
• If in a flood overlay, obtain the development permit under Chapter 11 (Flood Damage Prevention) before proceeding. § 9-2.2406.
• For projects requiring building permits, ensure the design complies with State building standards (see California Building Standards Code); note R‑THO requires sprinklers and adequate water for fire protection § 9-2.2455(f).
• Expect a Planning Commission public hearing and possible Council appeal; prepare community outreach materials and responses to potential conditions of approval. § 9-2.2402(b)–(c).

If a checklist item requires numerical thresholds not explicitly spelled out in the overlay subsection (for example, precise parking stall dimensions for a non‑standard unit type), Verify with the jurisdiction.

Risks & Ambiguities

Plain‑English Summary

California City’s overlays are special, map‑based add‑ons to the regular zoning rules that allow things like tiny homes, farm animals, equestrian uses, airport‑related activity, manufactured‑home developments, PUDs, and flood‑regulated development under a defined permit process. Each overlay lists what’s allowed and any special limits (for example, R‑THO allows tiny homes 200–500 sq.ft. and requires a 6,000 sq.ft. lot and sprinklers); check the zoning map and the specific overlay section that applies to your parcel before you design or apply. § 9-2.2400 – § 9-2.2455.

Source References

• California City Zoning Code, Title 9 — Land Use and Development, Article 24 (Overlay Zones), § 9-2.2400 – § 9-2.2406 (general overlays; procedures; airport, manufactured home, PUD, flood).
• California City Zoning Code, Article 24 — specific overlays § 9-2.2407 (Farm Animal Overlay) and § 9-2.2408 (Equestrian Overlay).
• California City Zoning Code, Article 24.5 — Residential Tiny and Small Homes Overlay (R‑THO), § 9-2.2450 – § 9-2.2455 (purpose, locations, applicability, permitted sizes, site standards).
• Various base district standards referenced for setbacks and site rules (e.g., R3, R4 district site and structure requirements) — see § 9-2.700 – § 9-2.803 for residential district standards used by overlays.
• Procedural and site‑plan requirements referenced throughout Title 9 (site plan content, parking layout, etc.) — see site plan standards and accessory uses in Title 9 (various sections including § 9-2.2402, § 9-2.213, and site plan list).

(If you want the direct municipal code web page(s) for printing or citation, the Title 9 export used above is the California City municipal code print export.)

Retrieved passages

• California City Zoning Code (§ 2) High relevance show source text
• California City Zoning Code (Title 9) High relevance show source text
• California City Zoning Code (ARTICLE 24.) High relevance show source text
• California City Zoning Code (Section 8-11.05) Medium relevance show source text
• California City Zoning Code (ARTICLE 7.) Medium relevance show source text
• California City Zoning Code (ARTICLE 24.5.) Medium relevance show source text
• CMC § R1 (chapter are) Medium relevance show source text
• CMC § 1201 (ARTICLE 13.) Medium relevance show source text

Cited sections

• California City Zoning Code, **Title 9 — Land Use and Development**, Article 24 (Overlay Zones), **§ 9-2.2400 – § 9-2.2406** (general overlays; procedures; airport, manufactured home, PUD, flood). (Title 9)
• California City Zoning Code, **Article 24** — specific overlays **§ 9-2.2407** (Farm Animal Overlay) and **§ 9-2.2408** (Equestrian Overlay). (Article 24)
• California City Zoning Code, **Article 24.5 — Residential Tiny and Small Homes Overlay (R‑THO)**, **§ 9-2.2450 – § 9-2.2455** (purpose, locations, applicability, permitted sizes, site standards). (Article 24.5)
• Various base district standards referenced for setbacks and site rules (e.g., **R3, R4** district site and structure requirements) — see **§ 9-2.700 – § 9-2.803** for residential district standards used by overlays. (§ 9-2.700)
• Procedural and site‑plan requirements referenced throughout Title 9 (site plan content, parking layout, etc.) — see site plan standards and accessory uses in Title 9 (various sections including **§ 9-2.2402**, **§ 9-2.213**, and site plan list). (Title 9)
• CaliforniaCity_ZoningCode.md

• Official California City code library