Clearlake — Overlay Districts

Last reviewed: July 6, 2026

Overview

Clearlake uses “combining zoning districts” (overlays) that sit on top of a base zone to address special corridors, neighborhoods, and regulated uses. When an overlay applies, its rules control over the base zone where there is a conflict under § 18-2.020 . Overlays do not replace the base zone; they add location-specific standards that also interact with base-zone Clearlake Zoning, Clearlake Land Use, and citywide Clearlake Development Standards.

Plain-English rule of thumb: If your parcel has an overlay, start with the base zone, then apply the overlay on top—where there’s a conflict, the overlay wins per § 18-2.020 .

The City’s adopted overlays are: SP (Specific Plan), SC (Scenic Corridor), AV (Avenue), PD (Planned Development), AE (Adult Entertainment), and CB/CBR (Commercial Cannabis Business / Commercial Cannabis Dispensary) under § 18-2.020 and Table 2 (Combining Zoning Districts) .

How overlays are shown

• The official zoning map depicts all adopted base and combining districts; it is maintained by the Community Development Department under § 18-2.030 .
• The cannabis overlays reference an additional CB/CBR map layer (see § 18-17.010 and notes in § 18-18.040 n. a) .

District-by-District details

SP — Specific Plan (SP) Combining Zone

• Purpose and where it applies: Translates an adopted specific plan into binding zoning regulations. Applied to areas with an adopted specific plan or where the General Plan calls for one per § 18-12.010 .
• Allowed uses: Before a specific plan is adopted, uses follow the underlying base zone; after adoption, uses are as the specific plan provides per § 18-12.020 .
• Key dimensional standards: Density, height, yards, coverage, and parking are set by the specific plan; if not specified, the underlying zone controls per § 18-12.030 .
• Practical tip: Check the specific plan first; it can be more restrictive than the base zone per § 18-18.010(f) .

SC — Scenic Corridor (SC) Combining Zoning District

• Purpose and where it applies: Preserves views along State Route 53; applies to any parcel with land within 300 ft of the highway right-of-way. If any portion of a parcel is within SC, the entire parcel is subject to SC standards per § 18-13.010 .
• Allowed uses: Same as the underlying zone per § 18-13.020 .
• Key standards:
  • Utilities and infrastructure should be sited to minimize visual impacts; new ≥50 kV lines are restricted in the foreground of designated scenic routes unless no feasible alternative exists; undergrounding/mitigation may be required per § 18-13.030(a) .
  • Grading and cut/fill must be minimized; exposed slopes must be stabilized/vegetated per § 18-13.030(b)–(c) .
  • Viewshed analysis and mitigation may be required; guidelines include adjusting building envelopes, reducing bulk/height, using nonreflective, darker colors, adding screening vegetation (subject to design review), and using low-mounted, fully shielded lighting per § 18-13.040(c) .

AV — Avenue (AV) Combining Zoning District

• Purpose and where it applies: Addresses older “paper subdivisions” with limited services/steep slopes and provides flexible standards for a range of residential products (including manufactured homes) and certain nonresidential uses per § 18-14.010 .
• Allowed uses: As listed in the Article 18-18 use tables for the underlying zone per § 18-14.020 .
• Key standards:
  • Max density: 8 units/net acre; coverage: 60%; height: 45 ft; minimum lot area: 5,000 sf; yards per Article 18-20 per § 18-14.030(a)–(f) .
  • Minimum public services for development: demonstrate water/sewer by connection, agreements, or minimum lot sizes (15,000 sf with one utility; 40,000 sf without either) per § 18-14.030(g) .
  • Fire service sign-off and improved frontage: written fire agency certification; street surfacing must be at least double chip seal or as approved by the City Engineer per § 18-14.030(h)–(i) .

PD — Planned Development (PD) Combining Zone

• Purpose and where it applies: Enables a customized development plan of higher design quality on parcels ≥1 acre; PD rezoning occurs with project approval per § 18-15.010 and § 18-15.020(a)–(b) .
• Relationship to base zoning: Uses must be allowed in the underlying district; underlying permits still apply; PD can waive/modify development standards if justified; PD may amend the base zoning map if consistent with the General Plan per § 18-15.020(d)(1)–(4) .
• Key flexibilities: PD may adjust height, FAR, parcel size, parking, setbacks, and subdivision standards; density may be adjusted up to—but not above—the maximum associated with the 0–15% cross-slope category per § 18-15.020(e) .
• Approval criteria: The City may apply PD only if at least two of four features are included (e.g., affordable units, enhanced energy performance, significant natural feature preservation, or a substantial public amenity), and all required findings are made per § 18-15.060(a)–(b) .
• Process: Preliminary and final development plans are required; no construction may begin until a final plan is approved. There are timelines and amendment/revocation procedures per § 18-15.030, § 18-15.070–.110 .

AE — Adult Entertainment (AE) Combining Zoning District

• Purpose and where it applies: Regulates adult businesses to mitigate secondary effects; adult uses are allowed only in the AE Combining Zone per § 18-16.010 and § 18-16.030(a)–(b) .
• Locational standards:
  • Minimum separations: 700 ft from any residential zone and from any parcel with a religious institution or school; 700 ft between adult businesses. Measured straight-line between closest parcel lines per § 18-16.030(c) .
• Design/performance standards: Restricted exterior signage/content visibility; separate entrances; no interior views from public ways; posted age notices; no amplified sound audible outside; manager station(s) with full lines of sight; single-occupant viewing areas; parking per § 18-20.090; specific lighting levels inside and in parking areas per § 18-16.040(a)–(k) .

CB/CBR — Commercial Cannabis Business (CB) and Commercial Cannabis Dispensary (CBR) Combining Zone

• Purpose and where it applies: CB covers commercial cannabis activities (cultivation, manufacturing, distribution, testing, nursery, processing, microbusiness per Article 18-43); CBR covers dispensaries. Both are mapped as overlays per § 18-17.010 .
• Allowed uses and permitting: Cannabis uses may be allowed with a Planning Commission use permit per § 18-17.020 and § 18-43.020–.030 (limits/operating standards) .
• Key locational rules:
  • Cultivation: Only indoors citywide, or in a hybrid greenhouse east of SR 53 (CB zones) per § 18-43.020(b)(1) .
  • Nurseries: Hybrid greenhouses east of SR 53 only; fully indoor nurseries allowed in all CB zones except the RP base zone west of SR 53 per § 18-43.020(b)(5) .
  • Dispensaries/microbusiness: Must be in the CBR overlay and are capped citywide for dispensaries; microbusinesses share dispensary siting limits and need a development agreement and use permit per § 18-19.140(b) and § 18-43.020(b)(7) .
  • Sensitive uses: Min. 600 ft from youth-oriented facilities, licensed preschools, or post-secondary facilities per § 18-43.040(a) .
• Operating standards: Comprehensive standards require use permits, safety, security, and fire approvals; see § 18-43.060–.100 (e.g., closed-loop extraction approvals, security fencing for cultivation, distribution/testing permit requirements) .

Quick-reference: What each overlay changes most

Practical guidance and coordination points

• If you are in SC, expect to coordinate with Clearlake Design Review on landscape screening and building colors per § 18-13.040(c) .
• AV projects often hinge on proving water/sewer and street standards; plan utility letters and frontage improvements early per § 18-14.030(g)–(i) .
• PD can unlock tailored standards, but you must show superior design and meet findings; PD does not authorize uses the base zone prohibits per § 18-15.020(d)(1) and requires 2+ “features” per § 18-15.060(a) .
• AE and CB/CBR overlays add separation buffers and detailed operating/design rules; these interact with parking and Clearlake Signage standards as applicable (see § 18-16.040 and § 18-43.060–.100) .

Checklist

• Confirm your parcel’s base zone and any overlay(s) on the official map per § 18-2.030 .
• If in SC, scope a viewshed analysis and incorporate nonreflective materials, screening, and downward lighting per § 18-13.040(c) .
• If in AV, document utilities (connection or qualifying lot size/agreements), fire sign-off, and frontage surfacing per § 18-14.030(g)–(i) .
• If pursuing PD, prepare preliminary/final development plans; demonstrate at least two qualifying project features and address all PD findings per § 18-15.030 and § 18-15.060 .
• For AE, verify 700 ft buffers and design/operational standards; plan interior layout and lighting accordingly per § 18-16.030–.040 .
• For CB/CBR, confirm CB/CBR mapping, SR 53 “east/west” constraints, sensitive-use buffers, and obtain use permits/operating approvals per § 18-17.010–.030 and § 18-43.020–.040 .
• Check overlay impacts on parking, landscaping/screening, and potential variances; overlay standards control per § 18-2.020 .
• If your use/site is nonconforming within an overlay, review Clearlake Nonconforming Uses and verify with the City.

Risks & Ambiguities

Plain-English Summary

Overlays in Clearlake add special rules on top of your base zone. For example, the SC corridor requires viewshed-friendly design near SR 53, AV sets minimum service and frontage conditions in older subdivisions, PD lets the City tailor standards for a specific project, AE tightly regulates adult businesses with buffers and interior layout rules, and CB/CBR confines cannabis uses to mapped areas with strict siting and operating standards. Start by checking if an overlay applies to your property, then layer those rules over your base-zone standards.

Source References

• Overlay framework and list of combining districts: § 18-2.020; Official map: § 18-2.030
• SP — Specific Plan Combining Zone: § 18-12.010–.030; Specific plan precedence in use tables: § 18-18.010(f)
• SC — Scenic Corridor Combining District (purpose, uses, standards, viewshed): § 18-13.010–.040
• AV — Avenue Combining District (purpose/standards/utilities/fire/streets): § 18-14.010–.030
• PD — Planned Development Combining Zone (purpose/applicability/relationship/scope/features/findings/process): § 18-15.010–.110
• AE — Adult Entertainment Combining District (purpose/location/design/performance): § 18-16.010–.040
• CB/CBR — Cannabis Combining Zones (purpose/allowed uses/standards; commercial cannabis siting and buffers): § 18-17.010–.030; § 18-43.010–.040, .060–.100

Retrieved passages

• Clearlake Zoning Code (Section 18-18.010) High relevance show source text
• CFC § 18 (Section 18-18.010) High relevance show source text
• Clearlake Zoning Code (Section 18-28.030) High relevance show source text
• Clearlake Zoning Code (Section 18-28.030) High relevance show source text
• Clearlake Zoning Code High relevance show source text
• Clearlake Zoning Code High relevance show source text
• Clearlake Zoning Code (section is) High relevance show source text
• Clearlake Zoning Code High relevance show source text
• CFC § 18 (Section 18-18.010) High relevance show source text
• Clearlake Zoning Code (Section 18-18.010) High relevance show source text
• Clearlake Zoning Code Medium relevance show source text
• Clearlake Zoning Code Medium relevance show source text
• Clearlake Zoning Code High relevance show source text
• Clearlake Zoning Code High relevance show source text
• Clearlake Zoning Code (Section 18-28.030.) Medium relevance show source text
• CBC § 18 (Section 18-28.030.) Medium relevance show source text
• Clearlake Zoning Code (Article 18-18) Medium relevance show source text
• Clearlake Zoning Code Medium relevance show source text
• Clearlake Zoning Code (Section 65960) High relevance show source text
• Clearlake Zoning Code (article supplement) High relevance show source text
• Clearlake Zoning Code (Section 18-19.150) High relevance show source text
• Clearlake Zoning Code (Article 18-43.) High relevance show source text

Cited sections

• Overlay framework and list of combining districts: **§ 18-2.020**; Official map: **§ 18-2.030** (§ 18-2.020)
• SP — Specific Plan Combining Zone: **§ 18-12.010–.030**; Specific plan precedence in use tables: **§ 18-18.010(f)** (§ 18-12.010)
• SC — Scenic Corridor Combining District (purpose, uses, standards, viewshed): **§ 18-13.010–.040** (§ 18-13.010)
• AV — Avenue Combining District (purpose/standards/utilities/fire/streets): **§ 18-14.010–.030** (§ 18-14.010)
• PD — Planned Development Combining Zone (purpose/applicability/relationship/scope/features/findings/process): **§ 18-15.010–.110** (§ 18-15.010)
• AE — Adult Entertainment Combining District (purpose/location/design/performance): **§ 18-16.010–.040** (§ 18-16.010)
• CB/CBR — Cannabis Combining Zones (purpose/allowed uses/standards; commercial cannabis siting and buffers): **§ 18-17.010–.030**; **§ 18-43.010–.040**, **.060–.100** (§ 18-17.010)
• Clearlake_ZoningCode.md