Local zoning · Etna

Etna — Overlay Districts

Q: What does it mean if my Etna parcel is zoned F-1?

If a parcel is in F-1 , it is in the floodplain combining district and there are no permitted uses by right — virtually any use requires a conditional use permit and must meet the limited conditional-use list in § 17.28.070 ; check the zoning map and confirm with the city clerk ( § 17.28.050 , § 17.28.070 , § 17.08.020 ) .

Q: Do overlays change setback or parking rules for my project?

Overlays can override or add to base-zone standards. F-1 and F-2 generally defer to the underlying district except where they impose different rules — always cross-check the overlay language with Etna’s development standards and parking rules; if the overlay differs, the overlay controls ( § 17.28.040 , § 17.30.030 ) .

Q: If my planned use is allowed in the base zone, do I still need a conditional use permit in an overlay?

Yes. Both F-1 and F-2 state that “there are no permitted uses in this zone district” and require conditional use review for all uses; the city’s conditional use procedures are in Chapter 17.36 ( § 17.36.020 application requirements and timelines) .

Q: What are typical conditional uses allowed in the F-1 floodplain overlay?

The code explicitly lists a narrow set for F-1 : growing/harvesting certain field crops, grazing, parks/campgrounds/playgrounds/golf/athletic fields (no structures), excavation/removal of rock/sand/gravel, and public utilities — see § 17.28.070 for the full list and wording .

Q: Who determines the required flood elevation for an F-2 project?

The city engineer (or the city’s designate) determines the flood profile elevation; § 17.30.040 requires the bottom of the structural floor be above that elevation and that foundations be capable of withstanding flow — coordinate early with the city engineer and include that engineered information in your conditional use/site-plan application .

Q: What are the application steps and timelines for a conditional use permit in Etna?

File per § 17.36.020 ; the city has 30 days to review for completeness and must schedule a public hearing within 45 days after a complete application (subject to CEQA). The council must make the findings in § 17.36.040 before granting permits, and its decision is subject to the appeal rules in Chapter 17.32 — see § 17.36.020 and § 17.36.040 .

Overlay Districts under the Etna local zoning and planning code, with the controlling citations.

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Last reviewed: July 2, 2026

Overview

Overlay (combining) districts in Etna are special zoning layers that sit on top of a base zone to add flooding-related restrictions and review requirements. The Etna code implements two floodplain combining districts, F-1 and F-2, which modify permitted uses and development standards in any base zone they cover; see § 17.06.530 and the district chapters § 17.28.010 and § 17.30.010 for the controlling language . Before assuming what you can build, always confirm the overlay mapping on the official zoning map per § 17.08.020 .

Note: when this page mentions technical site-elevation or foundation strength requirements it points to the overlay rules; for building-code technical compliance consult the California Building Standards Code. For related procedural topics consult Etna pages on parking, development standards, design review, zoning, land use, and ADUs.

What the Etna ordinance actually says about overlays

The Etna code treats overlay districts as “combining districts” that modify whatever base zone they are applied to:

The defined term "Combining district" / "Combining zone" is in § 17.06.530 and makes clear a combining district “combines with a base zone to add additional planning opportunities to the use of land” .
The set of zone districts explicitly includes F-1 and F-2 as combining floodplain districts in § 17.08.010 (the zoning map and district list) and the map that determines whether a parcel is inside an overlay is kept on file with the city clerk per § 17.08.020 .
Where the combining district and the base district conflict, the combining district’s regulations control (this rule is repeated in the F-1 and F-2 chapters) — see § 17.28.030 and § 17.30.030 .

Below are district-by-district breakdowns tied to the ordinance text.

F-1 — Combining Floodplain District (F-1)

Purpose (short): The F-1 overlay is intended to allow activities needed for public health, safety and welfare while recognizing flood risks; see § 17.28.010 .
How it applies: F-1 is a combining district that sits on top of a base zone and adopts the base zone’s standards unless the F-1 chapter imposes different rules — § 17.28.030 and § 17.28.040 .
Permitted uses: There are no permitted uses by right in F-1; “Because of the potential for flooding, there are no permitted uses in this zone district. All uses must be reviewed and approved as a conditional use” — § 17.28.050 . That means routine-by-right development in the base zone is superseded by conditional review inside F-1.
Conditional uses (what the code explicitly allows, if approved): Limited, generally non-structural or low-risk uses only — growing/harvesting field crops (not tree crops), grazing, parks/campgrounds/playgrounds/golf/athletic fields (exclusive of structures); excavation/removal of rock, sand and gravel; and public utility facilities — § 17.28.070 .
Key dimensional/technical standards: F-1 tells applicants to follow the underlying district’s development standards except where F-1 imposes different regulations (no unique setback numbers are prescribed in F-1 itself) — § 17.28.040 . For site plan and permit application requirements, see the general site-plan rules § 17.34.070 .
Practical implication: If your parcel is within F-1, expect that essentially all uses need a conditional use permit (see Chapter 17.36 procedures) and that the council will limit uses to those compatible with flooding risk — see § 17.28.050, § 17.28.070, and § 17.36.010–.050 .

F-2 — Combining Floodplain District (F-2)

Purpose (short): The F-2 overlay also addresses flood risk and public safety with an emphasis on more stringent structuring where development is allowed — § 17.30.010 .
How it applies: Like F-1, F-2 combines with a base zone and generally defers to the underlying rules unless F-2 specifies otherwise — § 17.30.020–.030 .
Permitted uses: There are no permitted uses by right in F-2; “Because of the potential for flooding, there are no permitted uses in this zone district. All uses must be reviewed and approved as a conditional use” — § 17.30.050 .
Conditional uses: The code states that conditional uses are limited to uses allowed in the underlying district subject to the stricter controls in F-2 — § 17.30.070 .
Key dimensional/technical standards: F-2 imposes a specific flood-safety construction requirement: “The bottom of the structural floor of any building will be above the selected flood profile at an elevation determined by the city engineer” and foundations/footings must be capable of withstanding rise/flow — § 17.30.040 . That requirement is separate from, and in addition to, the base zone development standards.
Practical implication: In F-2, the city will review all proposed uses (conditional review) and will require engineered flood-elevation and foundation design information; expect to coordinate with the city engineer and follow the conditional use procedures in Chapter 17.36 — see § 17.30.040 and § 17.36.020 .

Decision-relevant table (quick reference)

Overlay	Purpose (plain)	Permitted vs. Conditional Uses	Key development standard to expect	Code Reference
F-1	Floodplain combining layer to protect public welfare in flood-prone locations	No permitted uses; all uses require conditional use permit	Uses default to the base zone except where F-1 imposes different rules; limited conditional uses allowed (ag, excavation, public utilities)	§ 17.28.010, § 17.28.050, § 17.28.070
F-2	Floodplain combining layer with engineering requirements for buildings	No permitted uses; all uses require conditional use permit	Bottom of structural floor must be above selected flood profile (elevation set by city engineer); foundations must resist flow	§ 17.30.010, § 17.30.040, § 17.30.050
Combining district (general)	Mechanism to add rules on top of base zones	Explains how overlays interact with base zones	When overlay conflicts with base zone, overlay controls	§ 17.06.530 and § 17.08.010–.020

How overlay review works (practical guidance)

Confirm overlay mapping: Check the official Etna zoning map (on file with the city clerk) to see whether your parcel is designated F-1 or F-2; the city treats the map as part of the ordinance § 17.08.020 .
If your parcel is in F-1 or F-2, plan on applying for a conditional use permit for any use or development that would otherwise be permitted by the base zone; the conditional use permit process and findings are in Chapter 17.36, e.g. § 17.36.020 (application completeness timeline) and § 17.36.040 (findings) .
Site plan: Submit a site plan per the general site-plan requirements § 17.34.070; for city council reviews you may need 10 prints and the site plan must show trees, drainage, access, parking, etc. .
For F-2, obtain flood-elevation and engineered footing/foundation specifications and coordinate with the city engineer — § 17.30.040 requires the floor elevation to be above “selected flood profile” as determined by the city engineer .
Expect conditions: Both overlays explicitly place more restrictive controls over base zones; where overlay language differs, the overlay controls (see § 17.28.030 and § 17.30.030) .
If you are proposing parking, setbacks or design elements, cross-check the overlay constraints with the base-zone development standards and parking rules; design treatments that might otherwise need design review may be conditioned or modified by the overlay findings.

Checklist

Verify whether parcel is mapped F-1 or F-2 on the official zoning map (§ 17.08.020)
Read Combining district definition § 17.06.530 to understand overlay control over base rules
Confirm that the proposed use is not barred and whether it is listed as an allowed conditional use (see § 17.28.070 for F-1)
If in F-2, obtain an engineered flood elevation determination and footing design per § 17.30.040 and coordinate with city engineer
Prepare site plan per § 17.34.070 (dimensioned plans, parking layout, drainage, landscaping)
File a conditional use permit application consistent with Chapter 17.36 (application completeness timelines and hearing rules)
If proposing an accessory dwelling unit consult the Etna ADU rules as overlay restrictions may affect placement or elevation Etna ADUs.
Be prepared for the city council or planning decision-maker to add conditions or require design changes if the use could be adversely affected by flooding or neighborhood impacts (see § 17.36.040)

Risks & Ambiguities

Issue	Why it matters	What to verify
Is my parcel actually inside F-1 or F-2?	Overlay rules only apply where mapped; a misread map changes whether your project is conditional vs. by-right	Verify the official zoning map on file with the city clerk and confirm with city staff; § 17.08.020
Which rules control when overlay and base zone conflict?	You must follow the controlling regulation; overlays are designed to override base rules where they differ	The code states overlay controls when it differs — check § 17.28.030 and § 17.30.030; confirm any specific numeric standard with the city planner
What is the required flood elevation for my building?	Building elevation is a decisive design constraint in F-2 and determines feasibility	§ 17.30.040 requires elevation “above the selected flood profile at an elevation determined by the city engineer” — Verify with the city engineer
Are certain accessory uses (e.g., ADUs, parking, signs) allowed?	Overlays can convert a previously allowed accessory use into a conditional use or add design constraints	Check the base-zone accessory-use rules together with overlay language; overlay often requires conditional review — verify with the city; see § 17.28.050–.070 and § 17.30.050
Will the conditional use permit trigger expensive conditions?	The council can impose conditions or require design/engineering that affects project cost	Conditional use findings and conditions are governed by Chapter 17.36 — review § 17.36.040 and expect project-specific conditions; Verify with the jurisdiction

Plain-English Summary

Etna’s overlay rules are flood-focused: if your property is in F-1 or F-2, almost nothing is allowed automatically — you’ll need a conditional use permit, and in F-2 you must build with the floor elevation and foundation protections specified by the city engineer; check the zoning map and coordinate early with city staff to avoid surprises (§ 17.08.020, § 17.28.050, § 17.30.040) .

Source References

§ 17.06.530 — Combining district / combining zone (definition)
§ 17.08.010 and § 17.08.020 — Districts designated; zoning map (F-1 and F-2 included)
Chapter 17.28 — COMBINING FLOODPLAIN DISTRICT – F-1 (see § 17.28.010, § 17.28.030–.050, § 17.28.070)
Chapter 17.30 — COMBINING FLOODPLAIN DISTRICT – F-2 (see § 17.30.010–.040, § 17.30.050, § 17.30.070)
Chapter 17.34 — Site plan and special provisions (site-plan requirements § 17.34.070)
Chapter 17.36 — Conditional use permits and procedures (application timing and findings, e.g. § 17.36.020, § 17.36.040)

Sources

Retrieved passages

CBC § 17.22.040 (§ 17.22.040.) High relevance
CBC § 17.24.010 (CHAPTER 17.24) High relevance
Etna Zoning Code (§ 17.08.010) High relevance
CBC § 17.26.040 (§ 17.26.040) Medium relevance
CBC § 17.22.070 (§ 17.22.070) Medium relevance
Etna Zoning Code (§ 17.34.070.) Medium relevance
CBC § 17.34.240 (§ 17.34.240.) Medium relevance
CBC § 17.26.010 (§ 17.26.010) Medium relevance
Etna Zoning Code (section impose) Medium relevance
Etna Zoning Code (§ 17.06.1650.) Medium relevance
Etna Zoning Code (§ 17.28.010) Medium relevance
Etna Zoning Code (§ 17.26.020.) Medium relevance
Etna Zoning Code (§ 17.06.440.) Medium relevance
Etna Zoning Code (§ 17.06.540.) Medium relevance

Cited sections

Official Etna code library

Frequently asked questions

What does it mean if my Etna parcel is zoned F-1?

If a parcel is in F-1, it is in the floodplain combining district and there are no permitted uses by right — virtually any use requires a conditional use permit and must meet the limited conditional-use list in § 17.28.070; check the zoning map and confirm with the city clerk (§ 17.28.050, § 17.28.070, § 17.08.020) .

Can I build a house in an F-2 overlay in Etna?

You may be able to build only after a conditional use permit; F-2 requires that the bottom of the structural floor be above the flood profile at an elevation determined by the city engineer and foundations must withstand flow — so feasibility depends on the site-specific flood elevation and engineered foundation design (§ 17.30.040, § 17.30.050) .

Do overlays change setback or parking rules for my project?

Overlays can override or add to base-zone standards. F-1 and F-2 generally defer to the underlying district except where they impose different rules — always cross-check the overlay language with Etna’s development standards and parking rules; if the overlay differs, the overlay controls (§ 17.28.040, § 17.30.030) .

If my planned use is allowed in the base zone, do I still need a conditional use permit in an overlay?

Yes. Both F-1 and F-2 state that “there are no permitted uses in this zone district” and require conditional use review for all uses; the city’s conditional use procedures are in Chapter 17.36 (§ 17.36.020 application requirements and timelines) .

What are typical conditional uses allowed in the F-1 floodplain overlay?

The code explicitly lists a narrow set for F-1: growing/harvesting certain field crops, grazing, parks/campgrounds/playgrounds/golf/athletic fields (no structures), excavation/removal of rock/sand/gravel, and public utilities — see § 17.28.070 for the full list and wording .

Who determines the required flood elevation for an F-2 project?

The city engineer (or the city’s designate) determines the flood profile elevation; § 17.30.040 requires the bottom of the structural floor be above that elevation and that foundations be capable of withstanding flow — coordinate early with the city engineer and include that engineered information in your conditional use/site-plan application .

Are accessory dwelling units (ADUs) treated differently in flood overlays?

The zoning code does not create an ADU exception to the overlay rules. ADU placement and approval may therefore be subject to conditional use review where the parcel lies in F-1/F-2; consult Etna ADU rules and confirm with the planner — see § 17.28.050–.070 and § 17.30.050 (overlay conditional-use requirement) .

What are the application steps and timelines for a conditional use permit in Etna?

File per § 17.36.020; the city has 30 days to review for completeness and must schedule a public hearing within 45 days after a complete application (subject to CEQA). The council must make the findings in § 17.36.040 before granting permits, and its decision is subject to the appeal rules in Chapter 17.32 — see § 17.36.020 and § 17.36.040 .

Where do I find the official zoning map that shows overlays?

The official map is on file with the city clerk and is adopted as part of the zoning ordinance; see § 17.08.020 for the citation and how the map is incorporated into the code .

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