Citrus Heights — Overlay Districts

Last reviewed: July 1, 2026

Overview

Overlay districts in Citrus Heights are zoning "layers" that sit on top of the city's base zoning and apply additional or different rules where special site, design, environmental, or policy goals exist. The overlay rules are adopted and shown on the City Zoning Map and apply in addition to the underlying zoning standards; conflicts are resolved per the Zoning Code interpretation rules. See the City's Adopted Zoning Map for parcel-level application and the baseline zoning & planning overview for context. Key Citrus Heights overlay provisions are codified in Chapter 106.28 of the Zoning Code (Title 106). See § 106.28.010 and § 106.28.020 for purpose and applicability.

Below is a Citrus Heights–specific, ordinance-grounded summary and district-by-district breakdown of the overlay/combing districts the Code currently uses or describes.

How overlays work in Citrus Heights (short mechanics)

• Overlays are appended as a suffix to the primary zoning symbol on the City Zoning Map; they are applied by rezoning (map amendment). See § 106.20.020 and § 106.28.020.
• Unless an overlay explicitly changes a standard, development must comply with the underlying district standards and the City's development standards. See § 106.28.020(B).

Overlay districts — district-by-district breakdown

Note: every district name and the controlling numeric standards below are taken from the Citrus Heights Zoning Code; wherever the Code assigns a district- or SPA-specific rule I cite that enabling § and the file source.

Corridor Overlay — COR

Purpose: The COR overlay is applied to residential parcels that front major transportation corridors to create a low-impact transition between single-family neighborhoods and busy streets — enabling compatible conversions and limited office/business uses while protecting residential character. See § 106.28.040.

Typical permitted uses:

• All uses permitted in the underlying residential zone (e.g., the applicable RD- district) remain allowed. § 106.28.040(B)(1)(a).
• Nonresidential uses legally in existence on or before November 13, 2005 are permitted to continue. § 106.28.040(B)(1)(b).

Typical conditional/limited uses and prohibitions:

• New nonresidential uses require a Use Permit and must meet the overlay’s operating and design standards. § 106.28.040(B)(2).
• The Code lists explicit prohibitions for COR, including automotive uses, check-cashing, eating/drinking (except B&B), entertainment, food/drug/liquor sales, kennels, manufacturing/processing, repair services (except small appliance/minor household), tattoo parlors, transportation facilities (except transit shelters), and retail sales over 1,000 sq ft. See § 106.28.040(C)(4).

Key dimensional and operating standards:

• Height: same as the underlying residential zone. § 106.28.040(C)(1).
• Setbacks / lot area: same as underlying zone; however, for any new construction/additions intended to house a conditional use, rear and side setbacks must be twice the underlying residential requirement (front yard remains the same). § 106.28.040(C)(2).
• Hours: traffic-generating hours generally limited to 8:00 AM – 8:00 PM (or shorter as the Commission requires) to protect neighboring residences. § 106.28.040(C)(6).
• Signs: one freestanding monument sign per parcel; maximum area 24 sq ft, maximum height 6 ft, 3 ft landscaping around sign, minimum 50 ft spacing between freestanding signs; wall-mounted tenant ID up to 24" x 36"; front-yard setback for signage 10 ft. § 106.28.040(C)(7).

Where it applies: Applied only where the Zoning Map shows the COR suffix appended to the underlying RD- zoning symbol — parcels fronting major corridors. See § 106.20.020 and § 106.28.020(A).

Practical guidance: If you own a single‑family parcel with COR, small professional offices that fit within the existing house footprint and operate during daytime hours are the intended outcome; larger retail, automotive, and high-trip generators are explicitly prohibited or require strict Use Permit findings.

Sunrise MarketPlace Overlay — SMP

Purpose: The SMP overlay is applied to portions of the Sunrise MarketPlace area (major shopping/entertainment nodes) to steer redevelopment toward walkable, transit-supportive, and place‑forming uses rather than uses that encourage cut‑through traffic. See § 106.28.050.

Typical permitted / prohibited uses:

• The SMP generally allows the uses of the underlying commercial zones but expressly prohibits certain high-impact uses; for example service stations are prohibited in the SMP overlay. § 106.28.050(B)(1)(a).

Key standards (policy-level; project-level standards may be added locally):

• SMP is intended to support redevelopment consistent with City goals for walkability, reduced cut‑through traffic, transit use, and controlled vehicular access. The overlay therefore works in tandem with the underlying commercial zone standards and the City's design guidelines and development standards. § 106.28.050(A)–(2).

Where it applies: Parcels identified on the Zoning Map with the SMP overlay suffix. Verify parcel status on the official map. See § 106.20.020 and § 106.28.020(A).

Practical guidance: Expect overlay-driven restrictions on driveways, parking layout and access, and stronger design-review expectations in the Sunrise MarketPlace. Consult the City's parking and design review rules early in planning.

Special Planning Area — SPA (general rules) and named SPAs

The Code establishes SPA as a flexible tool used where unique site constraints or higher-quality design are required. SPAs are created by ordinance (rezoning) and each SPA's allowable uses and detailed development standards are set by its adopting ordinance. See § 106.28.030 (SPA purpose, findings, and process).

Common SPA features:

• SPAs may modify or replace ordinary Code standards when the City makes the SPA adoption findings (§ 106.28.030(D)).
• Each SPA identifies its geographical extent on the Zoning Map and includes SPA‑specific development standards and required findings for project approvals. § 106.28.030(B–C).

Below are the SPAs documented in the Code with their principal rules.

Citrus Heights Community SPA (Sec. 106.50.090)

Purpose: Preserve creeks/floodplains and protect rolling topography while limiting nonresidential expansion. § 106.50.090(A).

Permitted uses and permits:

• Land uses limited to those allowed in RD-15 per § 106.24.030, except where the SPA explicitly allows or prohibits certain uses (e.g., limits on retail, services). Design Review is required for most development (§ 106.50.090(D)(1)).

Standards:

• Density may be approved up to 15 du/acre in exchange for preserved open space; development must comply with RD‑15 standards and Articles 3 and 4 unless SPA modifies them. § 106.50.090(E–F).

Where it applies: As shown on Figure 5-7 and the Zoning Map; consult the City map for parcel-level locations. § 106.50.090(B).

Greenback Woods SPA (Sec. 106.50.100)

Purpose: Preserve creeks/floodplains, buffer freeway impacts, use greenbelts and innovative design, and manage circulation. § 106.50.100(A).

Permitted uses and permits:

• Land uses generally limited to RD-20 uses (and certain GC/BP within a mapped area); Design Review is required for most projects. § 106.50.100(C–D).

Standards:

• Residential density not to exceed 20 du/acre (with sub-areas limited to different densities in mapped figure); design standards emphasize minimization of grading and tree preservation; SPA may limit grading under Municipal Code § 16A.52. § 106.50.100(E–F).

Where it applies: See Figure 5-8 on the Zoning Map; parcel application determined by that map. § 106.50.100(B).

Sylvan Road – Woodside Drive SPA

Purpose and rules: This SPA is written to preserve creek/floodplain resources, buffer residents from Auburn Blvd/Sylvan noise, require a trail system, and preserve residential character; allowed uses are generally those of RD-5 except some restrictions and Design Review is required. See Sec. 106.50.xx (Sylvan Road – Woodside Drive SPA text) for full list of standards.

Where it applies: Shown on Figure 5-12 and the Zoning Map. § 106.50.xx.

Civic Center SPA (Sec. 106.50.080)

Purpose: Concentrate government/public uses in a Civic Center complex; restrict non-public uses and require Design Review. § 106.50.080(A–C).

Standards:

• SPA identifies public uses and requires Design Review for all proposed development; also establishes setbacks (e.g., wetlands buffers), and other site-specific standards. § 106.50.080(D–E).

Where it applies: See Figure 5-15 and the Zoning Map. § 106.50.080(B).

Practical guidance on SPAs: Because each SPA is authorized by a separate ordinance and map figure, check the specific SPA section (for example § 106.50.090 for Citrus Heights Community SPA) to learn whether your proposal must meet additional density caps, special setbacks, tree-preservation rules, unique parking rules, or required trail/greenbelt dedications.

Quick reference table — most decision‑relevant overlay rules

Checklist — what an applicant must satisfy for an overlay‑area project

• Confirm whether the subject parcel is mapped with an overlay (check the official Zoning Map; interpretation rules in § 106.20.020).
• Confirm the underlying base zoning district and its numeric standards (setbacks, height, density) and whether the overlay expressly changes any of those standards (overlays supplement or supersede only where they say so). See § 106.28.020(B).
• Determine required discretionary approvals (e.g., Use Permit, Design Review). Many overlays (COR, SPAs) require Use Permits or require Design Review — check the overlay's permit subsections (e.g., § 106.28.040(B–C) for COR; § 106.50.090(D) for Citrus Heights Community SPA).
• For commercial conversions in COR, prepare a traffic/operational narrative demonstrating low trip generation and hours consistent with 8 AM–8 PM limits. § 106.28.040(C)(6).
• Design site and signage to meet overlay sign rules (e.g., 24 sq ft monument sign max in COR) and the City's Chapter 106.38 sign standards as applicable. § 106.28.040(C)(7).
• If applicable, propose driveway consolidation or reciprocal access easement to meet overlay driveway requirements (COR). § 106.28.040(C)(5).
• Where the overlay is an SPA, include required site features the SPA calls for (e.g., preserved open space, wetland setback, trail contributions). See the SPA's specific section (e.g., §§ 106.50.080, 106.50.090, 106.50.100).

Risks & Ambiguities

Plain‑English Summary

If your property shows an overlay on the Citrus Heights Zoning Map, the overlay adds rules on top of the usual zoning rules: some overlays (like COR) allow small, low‑impact office or business uses in residential buildings but bar high‑traffic or automotive uses and impose special sign, setback, and hour limits; others (like SMP or SPAs) guide design, density, or environmental protections in identified areas. Always check the overlay's specific § in the Code, the official map, and the required discretionary approvals before planning construction or a change of use.

Source References

• Citrus Heights Zoning Code — CHAPTER 106.28 - SPECIAL PURPOSE AND OVERLAY ZONING DISTRICTS, including §§ 106.28.010, 106.28.020, 106.28.030 (SPA), 106.28.040 (COR), 106.28.050 (SMP).
• Citrus Heights Zoning Map and district list — § 106.20.020 (Zoning Map and Zoning Districts, shows overlay symbols such as COR).
• SPA text and named SPAs: § 106.50.080 (Civic Center SPA), § 106.50.090 (Citrus Heights Community SPA), § 106.50.100 (Greenback Woods SPA), and Sylvan Road – Woodside Drive SPA language.

(These excerpts and section citations come from the City's Zoning Code text as retrieved and saved in the provided ordinance extract.)

Retrieved passages

• Citrus Heights Zoning Code (Article 2) High relevance show source text
• Citrus Heights Zoning Code (§ 1) Medium relevance show source text
• Citrus Heights Zoning Code Medium relevance show source text
• Citrus Heights Zoning Code (Section 16A.52) Medium relevance show source text
• Citrus Heights Zoning Code (Section are) Medium relevance show source text
• Citrus Heights Zoning Code Medium relevance show source text
• Citrus Heights Zoning Code (§ 1) Medium relevance show source text
• Citrus Heights Zoning Code Medium relevance show source text

Cited sections

• Citrus Heights Zoning Code — **CHAPTER 106.28 - SPECIAL PURPOSE AND OVERLAY ZONING DISTRICTS**, including §§ **106.28.010**, **106.28.020**, **106.28.030** (SPA), **106.28.040** (COR), **106.28.050** (SMP). (CHAPTER 106.28)
• Citrus Heights Zoning Map and district list — **§ 106.20.020** (Zoning Map and Zoning Districts, shows overlay symbols such as **COR**). (§ 106.20.020)
• SPA text and named SPAs: **§ 106.50.080** (Civic Center SPA), **§ 106.50.090** (Citrus Heights Community SPA), **§ 106.50.100** (Greenback Woods SPA), and Sylvan Road – Woodside Drive SPA language. (§ 106.50.080)
• CitrusHeights_ZoningCode.md

• Official Citrus Heights code library