Sand City — Overlay Districts

Last reviewed: July 2, 2026

Overview

Sand City uses overlay (combining) districts to layer special standards and permit triggers on top of the underlying base zoning. Overlays in Sand City are heavily focused on the coastal zone (the CZ overlays) plus citywide combining districts such as DC (Design Control) and PUD (Planned Community). Read this page for a district-by-district summary of what each overlay does, the key permits and standards it imposes, and where applicants must look first in the code. For map locations and parcel-specific questions, verify with the City because the zoning map (Appendix A) locates overlay boundaries. § 18.06.060 .

Note: where the page mentions project triggers like parking, setbacks, or design review, click the relevant Sand City topic pages linked in-line for procedural detail: the city's Zoning overview and the Land Use pages are good starting points.

How to read this page

• Bold = district names and numeric thresholds you'll be checking on plans (e.g., CZ RM, 20%).
• Every code requirement below is grounded in the Sand City Zoning Ordinance and cites the exact controlling section(s) and the ordinance file reference. Where the ordinance text does not provide an answer, the page says so.

Overlay districts — district-by-district

Note: the ordinance establishes combining/overlay districts in § 18.06.020; the coastal overlays are named with the CZ prefix and are intended to be read together with the underlying zone. § 18.06.020 .

CZ (Coastal Zone) overlay — general

• Purpose: The CZ overlay exists to ensure projects within the City's coastal zone comply with the Local Coastal Program (LCP) and to implement coastal permit procedures. See § 18.50.010. § 18.50.010 .
• Typical effect: Projects within any CZ overlay are subject to both the underlying zone's allowed uses and the CZ-specific criteria; many CZ subdistricts require coastal development permits and extra environmental/locational review. See § 18.50.020 and § 18.50.030. § 18.50.020 ; § 18.50.030 .
• Where it applies: Only to properties inside the City's coastal zone as shown on the zoning map (these areas are typically labeled on the map as CZ-… zones). § 18.50.010 .

CZ RM — Coastal Zone Resource Management overlay (Chapter 18.52)

• Purpose: Protect environmentally sensitive habitats within the coastal zone. § 18.52.010 .
• Typical permitted uses: Underlying uses may be permitted only after submission and approval of a biological field survey and a habitat protection plan demonstrating habitat preservation or mitigation (so uses are conditional on habitat findings). § 18.52.020 .
• Key standards / requirements:
  • Biological field survey and habitat protection plan required prior to approval. § 18.52.030(A) .
  • Landscaping within sensitive areas must use native coastal plants and permanent protection (easement/dedication) may be required. § 18.52.030(C–D) .
• Where it applies: As identified on the zoning map as CZ RM. § 18.06.060 .

CZ HR — Coastal Zone Habitat Restoration overlay (Chapter 18.54)

• Purpose: Areas set aside for dune/habitat restoration or stabilization. § 18.54.010 .
• Typical permitted uses: Limited and specific—restoration or enhancement of native dune habitats, grading for restoration, and native plant relocation. The overlay explicitly states only those permitted uses are allowed; no other permitted uses of the underlying district are allowed within this overlay. § 18.54.020 .
• Key standards: Biological field survey and habitat protection plan required, and permanent protection via easement or dedication is typically required for designated preserves. § 18.54.030(A–B) .

CZ ST — Coastal Zone Special Treatment Areas overlay (Chapter 18.56)

• Purpose: For coastal-zone areas that require special siting/design considerations (e.g., where density standards vary, or small-lot patterns exist). § 18.56.010 .
• Typical effect: May alter density or lot rules in defined ways (for example, coastal high-density areas can allow one dwelling per certain recorded lots or two per consolidated 2,250 sq ft — see the ordinance for the exact conditionalities). § 18.56.020 .
• Key requirements: Coastal development permits are required and developments must be consistent with an area-wide specific plan; special rules on density and siting apply. § 18.56.030 .

CZ HP — Coastal Zone Habitat Preserve overlay (Chapter 18.48)

• Purpose: Protect identified environmentally sensitive habitat areas. § 18.48.010 .
• Typical permitted uses: Limited; for example, research and education, selective removal of invasive ice plant, fencing/public access control, and native habitat enhancement — all typically require a coastal development permit. § 18.48.020 .
• Key standards:
  • Biological field surveys and a management plan are required before development/specific plans and must meet LCP standards. § 18.48.030(A) .
  • Coastal development permit required. § 18.48.030(B) .

DC — Design Control combining district (Chapter 18.58)

• Purpose: Set design and appearance standards for housing, commercial and industrial development—often used in tandem with coastal review in the CZ. § 18.58.010 .
• Typical effect / process: Design permits require submittal of elevations, color schemes, site layout and landscaping information; the City uses these to enforce aesthetic and compatibility goals. § 18.58.020 .
• Where it applies: Shown on the zoning map as DC or combined with CZ designations; check the map. § 18.06.060 .
• Practical link: Projects subject to the DC process should expect design review; see Sand City’s Design Review page for procedural detail.

PUD — Planned Unit Development combining district

• Purpose and process: The code lists a PUD combining district in § 18.06.020 and contains specific plan and PUD rules elsewhere (specific plans and PUDs are subject to their own procedures, hearings and LCP compliance when in the coastal zone). § 18.06.020 ; see the Specific Plan chapter for related procedures. § 18.84.080 .

RHNA Overlay — Regional Housing Needs Assessment overlay (Chapter 18.85)

• Purpose: Support affordable housing production by allowing by-right development on identified sites when the project dedicates at least 20% of units to deed-restricted very-low and low-income households. § 18.85.010 .
• Applicability: Applies only to the site(s) listed in § 18.85.020 (table of specific APNs and zoning designations). § 18.85.020 .
• Key standard: By-right development is available when the affordability requirement is met; the code describes that the development will not require a conditional use permit when conditions are met. § 18.85.030 .

CZ combinations with base zones — example: CZ-MU-P

• Effect: Where the MU-P (Planned Mixed-Use) district falls within the coastal zone it is shown as CZ-MU-P on the map; the overlay imposes additional coastal permit and design controls (e.g., site plan approval by City Council, coastal development permit where in the coastal zone, design review, and height limits). § 18.26.060 .
• Example standards (MU-P in CZ):
  • Site plan approval by City Council required for construction and site alterations. § 18.26.060(B) .
  • Height limit: maximum 60 feet for CZ-MU-P where applied. § 18.26.060(D) .
  • On-site parking and loading required per Chapter 18.64 (see parking link). § 18.26.060(C) .

Quick standards & uses table

Practical guidance / interpretation

• Read the overlay first, then the underlying base district. Sand City overlays are almost always written as a layer on top of the base zone; the overlay will either add requirements (most CZ overlays) or in rare cases replace permitted uses (for example, CZ HR where only restoration uses are allowed). See § 18.54.020 for the "only restoration uses" rule. § 18.54.020 .
• Expect multiple concurrent reviews: in coastal overlays the City may consolidate reviews so the coastal development permit (CDP) can serve as the single entitlement that also covers conditional use, site plan, design permits or variances — see the combining-permits rule for CZ projects. § 18.72.030(A) .
• Environmental and habitat documentation is a common gating item: for CZ RM, CZ HP and CZ HR, projects will generally need a biological field survey and habitat management plan prepared to LCP standards before the City will allow underlying uses. § 18.52.030; § 18.48.030; § 18.54.030 .
• Design review and site plan approval are common in both DC and many CZ combinations (e.g., CZ-MU-P). If your parcel is in a DC or a CZ-combined MU-P, anticipate Council-level site plan review or design permit filings. § 18.58.020; § 18.26.060(B) .
• Parking: overlay rules do not usually change the parking chapter directly, but overlays (and the net unit density achieved through overlays or RHNA) affect required on-site parking, which is governed in Chapter 18.64; refer to Sand City’s Parking page and the code. § 18.26.060(C) .
• ADUs: accessory dwelling unit permissibility is governed elsewhere in the municipal code and by state ADU law; overlays that restrict uses (e.g., CZ HR) may affect whether an ADU is allowable—see the ADU page and verify with the City. Check Sand City’s ADUs guidance and consult the local code for overlay conflicts. Not found as a full ADU rule in the retrieved overlay sections. Verify with the jurisdiction. Verify with the jurisdiction.

Checklist (what an applicant must satisfy for a CZ-overlay parcel)

• Confirm overlay and base zone on the official zoning map (Appendix A) — § 18.06.060 .
• If in a CZ area, prepare to submit for a coastal development permit when required — § 18.50.030 .
• If the overlay is CZ RM, CZ HP, or CZ HR, commission a biological field survey and habitat protection/management plan meeting LCP standards — § 18.52.030, § 18.48.030, § 18.54.030 .
• Provide required design materials where DC or design review applies (elevations, color, landscaping) — § 18.58.020 .
• Demonstrate conformance with any specific plan if the site is in a CZ ST or PUD area — § 18.56.030; § 18.84.090 .
• Address parking and loading per Chapter 18.64 if the overlay does not exempt your project — see § 18.26.060(C) and the City's Parking guidance. § 18.26.060(C) .
• If proposing a multi-permit project, request consolidation so the City can treat the CDP as the single entitlement where authorized — § 18.72.030(A) .
• For RHNA-overlay sites: confirm the specific APN is listed in § 18.85.020 and that the project commits at least 20% deed-restricted lower/very-low income units to qualify for by-right status — § 18.85.020–030 .
• Obtain a zoning compliance statement or discretionary approvals as required (see § 18.72.010). § 18.72.010 .

Risks & Ambiguities

Plain-English Summary

If your Sand City property is inside an overlay (most commonly a coastal overlay like CZ RM, CZ HP, CZ HR or CZ ST) you must follow the overlay's special rules on top of the normal zoning rules: expect habitat studies, coastal development permits, and design or site-plan review. In some overlays (notably CZ HR) only restoration-type work is allowed; in the RHNA overlay, housing that meets the 20% affordability test can be built by right. Always verify overlay presence and boundaries on the City zoning map before you design. See § 18.50.010, § 18.52.030, and § 18.85.030 for the core requirements. § 18.50.010 .

Information Gaps

• Official overlay boundary map (Appendix A) is referenced but not included in the retrieved materials; confirm parcel overlay designation with City Clerk or planning staff. § 18.06.060 .
• Specific application submittal checklists (exact technical content/format of biological surveys, GIS layers, or CDP exhibits) are not reproduced in the retrieved ordinance excerpts — obtain the City's application packet. Not found in retrieved materials.
• The ordinance references appeals and certain appeal grounds in the CZ chapter text; the exact code subsection for appeals was not reliably reproduced in the retrieved excerpts — verify appeal procedures with planning staff. Partial text present in the ordinance excerpts; verify with City. .

Source References

• Sand City Zoning Ordinance, Title 18 (Zoning), Chapter 18.50 (CZ Coastal Zone Overlay District), § 18.50.010–030, § 18.50.130. § 18.50.010 .
• Sand City Zoning Ordinance, Chapter 18.52 (CZ RM Resource Management overlay), § 18.52.010–030. § 18.52.010 .
• Sand City Zoning Ordinance, Chapter 18.54 (CZ HR Habitat Restoration overlay), § 18.54.010–030. § 18.54.010 .
• Sand City Zoning Ordinance, Chapter 18.56 (CZ ST Special Treatment Areas overlay), § 18.56.010–030. § 18.56.010 .
• Sand City Zoning Ordinance, Chapter 18.48 (CZ HP Habitat Preserve overlay), § 18.48.010–030. § 18.48.010 .
• Sand City Zoning Ordinance, Chapter 18.58 (DC Design Control district), § 18.58.010–020. § 18.58.010 .
• Sand City Zoning Ordinance, Chapter 18.06 (District designations and combining districts), § 18.06.010–020, § 18.06.040–060. § 18.06.020 .
• Sand City Zoning Ordinance, Chapter 18.85 (Regional Housing Needs Assessment overlay), § 18.85.010–030. § 18.85.010 .
• Sand City Zoning Ordinance, Chapter 18.26 (CZ-MU-P examples and CZ-MU-P conditions), § 18.26.060. § 18.26.060 .
• Sand City Zoning Ordinance, Chapter 18.72 (Permits; combining multiple permits), § 18.72.030. § 18.72.030(A) .
• Sand City Zoning Ordinance, Chapter 18.72 (Zoning compliance statements), § 18.72.010. § 18.72.010 .
• For City procedural items referenced above, consult Sand City's Zoning overview and related topic pages: Development Standards, Parking, Design Review, ADUs, Land Use, and the California Building Standards Code (for building code cross-checks). See the first citations for the controlling local code sections above.

Retrieved passages

• Sand City Zoning Code (§ 18.48.020.) High relevance show source text
• Sand City Zoning Code (§3-1) High relevance show source text
• Sand City Zoning Code (§24-3) High relevance show source text
• Sand City Zoning Code (§7) High relevance show source text
• Sand City Zoning Code (Chapter 18.13.) High relevance show source text
• Sand City Zoning Code (§ 18.59.040.) High relevance show source text
• Sand City Zoning Code (§27-3) High relevance show source text
• Sand City Zoning Code (section are) Medium relevance show source text

Cited sections

• Sand City Zoning Ordinance, Title 18 (Zoning), Chapter 18.50 (CZ Coastal Zone Overlay District), **§ 18.50.010–030**, **§ 18.50.130**. **§ 18.50.010** . (Title 18)
• Sand City Zoning Ordinance, Chapter 18.52 (CZ RM Resource Management overlay), **§ 18.52.010–030**. **§ 18.52.010** . (Chapter 18.52)
• Sand City Zoning Ordinance, Chapter 18.54 (CZ HR Habitat Restoration overlay), **§ 18.54.010–030**. **§ 18.54.010** . (Chapter 18.54)
• Sand City Zoning Ordinance, Chapter 18.56 (CZ ST Special Treatment Areas overlay), **§ 18.56.010–030**. **§ 18.56.010** . (Chapter 18.56)
• Sand City Zoning Ordinance, Chapter 18.48 (CZ HP Habitat Preserve overlay), **§ 18.48.010–030**. **§ 18.48.010** . (Chapter 18.48)
• Sand City Zoning Ordinance, Chapter 18.58 (DC Design Control district), **§ 18.58.010–020**. **§ 18.58.010** . (Chapter 18.58)
• Sand City Zoning Ordinance, Chapter 18.06 (District designations and combining districts), **§ 18.06.010–020**, **§ 18.06.040–060**. **§ 18.06.020** . (Chapter 18.06)
• Sand City Zoning Ordinance, Chapter 18.85 (Regional Housing Needs Assessment overlay), **§ 18.85.010–030**. **§ 18.85.010** . (Chapter 18.85)
• Sand City Zoning Ordinance, Chapter 18.26 (CZ-MU-P examples and CZ-MU-P conditions), **§ 18.26.060**. **§ 18.26.060** . (Chapter 18.26)
• Sand City Zoning Ordinance, Chapter 18.72 (Permits; combining multiple permits), **§ 18.72.030**. **§ 18.72.030(A)** . (Chapter 18.72)
• Sand City Zoning Ordinance, Chapter 18.72 (Zoning compliance statements), **§ 18.72.010**. **§ 18.72.010** . (Chapter 18.72)
• For City procedural items referenced above, consult Sand City's Zoning overview and related topic pages: Development Standards, Parking, Design Review, ADUs, Land Use, and the California Building Standards Code (for building code cross-checks). See the first citations for the controlling local code sections above.
• SandCity_ZoningCode.md

• Official Sand City code library