Local zoning · Calistoga
Calistoga — Overlay Districts
Overlay Districts under the Calistoga local zoning and planning code, with the controlling citations.
Last reviewed: July 1, 2026
Overview
Calistoga's zoning code treats overlay-style rules primarily as combining districts (e.g., PD, A, VA) rather than a separate “overlay” chapter. The combining districts modify or supplement the underlying base district rules and are listed on the zoning map and in the code; the list is found in § 17.03.050 . This page covers only what the Calistoga Municipal Code (Title 17) actually says about those overlay/combining districts and the site-specific PD districts codified into Title 17.
Note: where Calistoga once used a “Design District” chapter it has been repealed; see the Code reference below. For procedural items mentioned below (design guidance, parking, setbacks) see the linked topic pages for practical how-to details: Calistoga Zoning, Calistoga Design Review, Calistoga Parking, Calistoga Development Standards, and Calistoga ADUs. Also see the California Building Standards Code for state building rules.
How Calistoga defines overlays (combining districts)
- The code establishes combining districts (what most cities call overlays) in § 17.03.050; the combining districts listed there are PD (Planned Development), DD (Design District), A (Airport) and VA (Visitor Accommodations). See § 17.03.050 .
- Each combining district has its own chapter that controls how it modifies the base zone. If a combining district is applied to a parcel, the regulations for that combining district and the base district both apply as described in the combining district chapter (and the zoning map and map rules govern boundaries) — see § 17.03.020 and § 17.03.030 .
The principal combining districts used in Calistoga (and what the code actually contains) are described below in a district-by-district breakdown.
PD — Planned Development District (Chapter 17.24)
- Purpose: The PD provides locations for “well‑planned developments” and allows departures from strict application of base-district development standards when appropriate to meet General Plan objectives and produce a superior design outcome. See § 17.24.010 .
- Base vs. combining: A PD may be a base PD (a standalone PD district with its own rules) or a PD combining district (the PD letters following any base district designation). See § 17.24.020 .
- Typical permitted uses:
- For a PD combining district, uses are normally the same as the underlying base district. See § 17.24.030(A) .
- For PD base districts, allowed uses are tied to the General Plan land use designation and the PD’s adopted development plan. See § 17.24.030(B) .
- Key dimensional and process rules:
- The Planning Commission and City Council may allow or require variations from base-district standards for height, lot coverage, parking, landscaping, lot sizes, etc. See § 17.24.040(A) .
- An application for a PD must include a development plan and a range of supporting materials (site features map, proposed uses, lot and development standards for PD base districts, setbacks, heights, coverage, access, parking, design guidelines, etc.). See § 17.24.050 .
- The Planning Commission holds a public hearing and recommends action; City Council must make findings and adopts the PD ordinance (approval includes the development plan by reference). See § 17.24.060 .
- If construction specified in an approved PD development plan does not commence within two years (subject to extensions) the City Council may reclassify the land. See § 17.24.080–.090 .
- Where PDs apply: Title 17 contains site-specific PD base district articles (for example PD 2002‑2 Maxfield at § 17.24.120 et seq. and PD 2012‑01 Berry Cottages at § 17.24.800 et seq.). Those articles contain parcel‑specific permitted uses, setbacks, heights and development rules that override or supplement the base standards for those parcels. See § 17.24.120–.140 (Maxfield) and § 17.24.800–.840 (Berry Cottages) .
Practical takeaway: If your property is labeled PD or has a PD suffix on the zoning map, you must read the PD chapter/article that applies to your parcel (the PD can be bespoke) and supply a full development plan package as required by § 17.24.050 .
DD — Design District (Chapter 17.28) — REPEALED
- Status: The former Chapter 17.28 (Design District) has been repealed (the Code shows Chapter 17.28 is marked “REPEALED BY ORD. 714”). See the Title 17 table of contents where Chapter 17.28 is noted as repealed .
- What this means: There is no active “Design District” combining district text in Title 17 to apply; design controls now live in the general Design Review chapter and the PD chapters where applicable. For design procedures and triggers see the Design Review provisions in Chapter 17.41. See § 17.41.010 et seq. .
- If you see an older zoning map notation that references a DD overlay, verify with the City — the repeal creates an ambiguity that must be confirmed with the jurisdiction. See "Risks & Ambiguities" below.
A — Airport (Chapter 17.30)
- Purpose and where it applies: The A (Airport) combining district limits use and development of the glider airport property to airport-related activities to protect airport viability and compatibility. See § 17.30.010 .
- Typical permitted uses and constraints: Airport operations and related uses (taxi service, glider operations, airplane repair/maintenance), accessory uses, and subordinate eating establishments; each requires a use permit. See § 17.30.020 .
- Dimensional standards and studies: Height limit is generally 30 feet, but safety/noise studies are required for new development and for larger expansions to determine appropriate structure height and location. See § 17.30.030 . Lot area rules and adjacencies are in § 17.30.040 .
- Design review: New construction and remodels are subject to design review per Chapter 17.06. See § 17.30.050 .
VA — Visitor Accommodations (Chapter 17.31)
- Purpose: The VA combining district allows transient occupancy (hotels, motels, inns, bed & breakfast) on certain properties (often applied within R‑3/mixed districts) subject to special standards. See § 17.31.010 .
- Uses and approvals: Visitor accommodations and related accessory uses are allowed but generally require a use permit in the VA combining district. See § 17.31.020 .
- Dimensional standards: VA adopts the lot area and dimensional requirements of the combining zone and sets its own height limit (25 ft) and building‑bulk rules (e.g., max units per structure, minimum landscaped open space). See § 17.31.030, § 17.31.035–.040 .
- Design review: New construction and substantial remodels in VA districts require design review per Chapter 17.06. See § 17.31.050 .
Quick reference table — combining districts (decision‑relevant highlights)
| Combining district | Purpose / typical uses | Decision‑relevant standards | Code reference |
|---|---|---|---|
| PD (Planned Development) | Flexible, site‑specific mixed uses; can be base PD or PD combining district | Development plan required; may vary height, coverage, parking, setbacks; PC + Council hearings; time limits on PD approvals | § 17.24.010–.050, .060, .080–.090 |
| A (Airport) | Airport operations and support uses on airport parcel(s) | Uses by use permit; 30 ft default height; safety/noise study required for larger projects | § 17.30.010–.050 |
| VA (Visitor Accommodations) | Motels, hotels, B&Bs on designated parcels (often in R‑3 areas) | Use permit required; height limit 25 ft; min open space and unit limits; setbacks same as combining zone | § 17.31.010–.050 |
| DD (Design District) | (former design overlay) — REPEALED | No active chapter; design rules now live in general design review chapters and PD articles | Chapter 17.28 — repealed |
Practical guidance — how to approach an overlay/combining district project in Calistoga
- Confirm zoning and combining district on the official zoning map (zoning map rules are in § 17.03.010–.020). See § 17.03.010 and § 17.03.020 .
- If the parcel carries a PD designation, pull the specific PD article (if base PD) or read the combining‑district language for PD; the PD chapter spells out application content and the exact development standards to be used or varied. See § 17.24.050 for required application materials and plan content .
- Expect design review to be triggered for most new construction and significant exterior changes — the design review triggers and process are in Chapter 17.41. See § 17.41.020–.030 .
- Check parking standards and how the PD (or use permit) addresses parking; off‑street parking rules are in Chapter 17.36. See Chapter 17.36 .
- For accessory dwelling units within a PD or combining district, consult the ADU chapter (Chapter 17.37) and the PD article (PDs can include ADU permissions as specific allowed uses, e.g., Maxfield PD allowed one ADU). See § 17.24.130 (Maxfield PD: one ADU) and Chapter 17.37 .
(Links: Calistoga Zoning, Calistoga Development Standards, Calistoga Design Review, Calistoga Parking, Calistoga ADUs, California Building Standards Code)
- The City’s design triggers and review thresholds are codified in § 17.41.020 and application completeness timeline is in § 17.41.030 .
- Parking and access rules that often get folded into PD approval or use permit conditions are in Chapter 17.36 .
Checklist (what an applicant must satisfy for a PD or combining‑district project)
- Verify the parcel’s base zone and combining district on the official zoning map (§ 17.03.010–.020) .
- For PD projects, prepare a development plan with: uses, acreage/density, circulation, grading/drainage, elevations, and proposed district regulations (setbacks, heights, lot coverage, parking, design guidelines) per § 17.24.050 .
- Determine whether a use permit, design review, or both are required (see Chapter 17.41 and Chapter 17.40) .
- Prepare any technical studies required by the combining district (e.g., safety/noise study for A district per § 17.30.030) .
- Demonstrate compliance with off‑street parking requirements in Chapter 17.36 or propose PD/Use Permit modifications with justification .
- If property is in a site‑specific PD (for example PD 2002‑2 or PD 2012‑01), follow that PD’s specific permitted uses, setbacks and design rules (see the PD article) .
- Anticipate public hearings (Planning Commission, City Council) and required findings per § 17.24.060 for PDs .
Risks & Ambiguities
| Issue | Why it matters | What to verify |
|---|---|---|
| Design District (Chapter 17.28) repealed | Old maps or permits referring to a DD overlay may be outdated; relying on a repealed chapter risks incorrect assumptions | Confirm with City whether any rezoning or historic file retains DD-era conditions; the Code shows Chapter 17.28 is repealed |
| PD base vs PD combining | A base PD contains its own, parcel‑specific rules; a PD combining district normally inherits base zone uses but may authorize deviations | If you see “PD” on the map, determine whether it’s a base PD article (site-specific) or a suffix (combining); read the relevant § 17.24 article(s) |
| Parcel‑specific PD conditions | Many PDs (Maxfield, Berry Cottages, Palisades, etc.) carry bespoke limits (uses, unit counts, setbacks) that override general standards | Pull the PD article for the APN in Title 17 (e.g., § 17.24.120 for Maxfield; § 17.24.800 for Berry Cottages) |
| Zoning map boundary uncertainty | Map scale/notation rules affect which lots are inside a combining district | Use the rules in § 17.03.020 and confirm with the City Clerk/planning staff if boundaries are unclear |
| Design review triggers vs exemptions | Projects may think they are exempt but meet triggers in § 17.41.020 (e.g., >10% addition, parking lots >3 spaces) | Check § 17.41.020 triggers and consult Planning staff early |
Plain‑English summary
Calistoga does not use a separate “overlay” title; instead it applies combining districts — most importantly PD (Planned Development), A (Airport) and VA (Visitor Accommodations) — that modify the base zoning rules. PDs are the flexible, site‑specific tool: if your parcel has a PD label you must follow the PD article or submit a PD development plan with the items required in § 17.24.050 and go through the public hearing process in § 17.24.060. Always confirm whether a PD is a base PD (site‑specific rules) or a PD combining district (adds/varies the base district) and check the zoning map boundaries before you design a project. See the cited code sections for the precise requirements.
Source References
- Calistoga Municipal Code, Title 17 — Zoning: Combining districts list § 17.03.050
- Calistoga Municipal Code, Title 17 — PD Planned Development: § 17.24.010–.050, § 17.24.060, § 17.24.080–.090
- PD 2002‑2 (Maxfield Planned Development): § 17.24.120–.140
- PD 2012‑01 (Berry Cottages Planned Development): § 17.24.800–.840
- Chapter 17.28 (Design District) — noted as repealed in the Title 17 table of contents (Chapter 17.28 REPEALED)
- Airport combining district (A): § 17.30.010–.050
- Visitor Accommodations combining district (VA): § 17.31.010–.050
- Design review triggers and application procedures: § 17.41.020–.030
- Off‑street parking chapter: Chapter 17.36 (see table of contents / chapter headings)
- Zoning map rules and applicability: § 17.03.010–.020
(These materials were retrieved from the Calistoga Title 17 Zoning text as provided in the supplied ordinance file; for parcel‑specific verification contact the City of Calistoga Planning Department. Not found in retrieved materials: any currently active “Design District” text — Chapter 17.28 shows as repealed.)
Sources
Retrieved passages
- Calistoga Zoning Code (§ 17.24.050) High relevance
- Calistoga Zoning Code (§ 2) High relevance
- Calistoga Zoning Code (§ 17.24.010) Medium relevance
- Calistoga Zoning Code (§ 1) Medium relevance
- CMC § 17.19.020 (§ 17.30.050.) Medium relevance
- CMC § 2 (§ 2) Medium relevance
- Calistoga Zoning Code (title shall) Medium relevance
- Calistoga Zoning Code (title only) Medium relevance
- CMC § 17.03.040 (Chapter 17.14) High relevance
- CMC § 2 (§ 2) Medium relevance
- Calistoga Zoning Code (chapter set) Medium relevance
- CMC § 17.03.040 (§ 4) Medium relevance
- Calistoga Zoning Code (§ 2) Medium relevance
- CMC § 17.38.050 (§ 17.38.050.) Medium relevance
- CMC § 4 (Chapter 17.40) Medium relevance
- CMC § 16 (Chapter 17.03) Medium relevance
- Calistoga Zoning Code (§ 17.34.010.) Medium relevance
- CMC § 17.19.040 (§ 17.19.040) Medium relevance
- CMC § 17.38.030 (§ 17.22.060) Medium relevance
- CMC § 17.38.050 (§ 17.16.030) Medium relevance
Cited sections
- Calistoga Municipal Code, Title 17 — Zoning: Combining districts list **§ 17.03.050** (Title 17)
- Calistoga Municipal Code, Title 17 — PD Planned Development: **§ 17.24.010–.050**, **§ 17.24.060**, **§ 17.24.080–.090** (Title 17)
- PD 2002‑2 (Maxfield Planned Development): **§ 17.24.120–.140** (§ 17.24.120)
- PD 2012‑01 (Berry Cottages Planned Development): **§ 17.24.800–.840** (§ 17.24.800)
- Chapter 17.28 (Design District) — noted as repealed in the Title 17 table of contents (Chapter 17.28 REPEALED) (Chapter 17.28)
- Airport combining district (A): **§ 17.30.010–.050** (§ 17.30.010)
- Visitor Accommodations combining district (VA): **§ 17.31.010–.050** (§ 17.31.010)
- Design review triggers and application procedures: **§ 17.41.020–.030** (§ 17.41.020)
- Off‑street parking chapter: Chapter **17.36** (see table of contents / chapter headings) (chapter headings)
- Zoning map rules and applicability: **§ 17.03.010–.020** (§ 17.03.010)
- Calistoga_ZoningCode.md
Frequently asked questions
What combining/overlay districts does Calistoga use?
Calistoga’s code lists combining districts (the term the code uses for overlays) in § 17.03.050; the active combining districts in the code are PD (Planned Development), A (Airport) and VA (Visitor Accommodations); the former DD (Design District) chapter is repealed. See § 17.03.050 and the Title 17 table where Chapter 17.28 is marked as repealed .
If my lot has “PD” on the map, what does that mean?
“PD” can mean a base PD (a site‑specific PD article with its own rules) or a PD combining district (a PD suffix combined with a base zone). For either, you must follow the PD chapter’s procedures: submit the development plan with required materials and go through Planning Commission/City Council review per § 17.24.050–.060 .
What development materials are required for a PD application?
A PD application requires a development plan and supporting exhibits: proposed uses, site features map, grading and drainage plans, elevations, proposed development regulations (setbacks, heights, lot coverage, parking, design guidelines), and other items the Director deems necessary — see § 17.24.050 .
Are there parcel‑specific PDs in Calistoga and where are their rules?
Yes. Title 17 includes site‑specific PD articles (examples: PD 2002‑2 Maxfield at § 17.24.120–.140 and PD 2012‑01 Berry Cottages at § 17.24.800–.840). Those PD articles list permitted uses, heights, setbacks and development standards specific to the parcel(s) identified in the article. See § 17.24.120–.140 and § 17.24.800–.840 .
Does Calistoga still have a “Design District” overlay?
No — the code shows Chapter 17.28 (Design District) as repealed. Design control now lives in the general Design Review chapter and in PD articles where applicable; verify any older map notation with planning staff. See the Title 17 table (Chapter 17.28 — repealed) and Chapter 17.41 for design review rules .
Will a PD allow me to deviate from base setbacks or parking requirements?
Yes — the PD process explicitly allows the Planning Commission and City Council to require or allow variations from the base district’s development standards (height, lot coverage, parking, landscaping, lot sizes, yards, etc.) when approving a PD development plan; those possibilities are described in § 17.24.040 and the PD application package must identify proposed variations in a combining PD (§ 17.24.040–.050) .
Do visitor‑accommodation uses need a use permit in Calistoga?
Yes. In the VA combining district visitor accommodations (motels, inns, bed & breakfasts) are allowed but generally require a use permit; VA also sets a 25‑foot height limit and open space/unit rules. See § 17.31.010–.050 .
If an airport project wants to build taller than 30 ft what must it submit?
The A (Airport) district has a 30‑foot baseline height limit but requires a safety and noise study for new development or expansions to determine appropriate height and location for structures; see § 17.30.030 .
Where are the design review triggers that will affect my overlay project?
Design review triggers (examples: new buildings, additions >10% of gross floor area, substantial exterior modifications, construction of parking lots of 3+ spaces, work on historic or potentially historic structures) are listed in § 17.41.020; the application completeness and timing rules are in § 17.41.030 .
If the zoning map boundary is unclear, how does the code instruct I determine the boundary?
Title 17 instructs that where boundaries appear to follow property lines those lines shall be construed as boundaries; where boundaries divide lots use the map scale; and where uncertainty exists consult the City (see § 17.03.020). Always verify ambiguous map lines with planning staff. See § 17.03.020 .
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