Local zoning · Santa Maria

Santa Maria — Overlay Districts

Q: What is the PD overlay used for in Santa Maria?

The PD (Planned Development) overlay is used to enable flexible, site‑wide design that can mix uses (shopping centers, offices, multi‑family or single‑family projects, light industry) while allowing the City to require superior design and specific conditions; a Development Plan is required and the PD process is governed by the PD chapter § 12‑25.02; § 12‑25.05

Q: Are freeway tower signs allowed automatically where PD‑f appears on the map?

No — the PD‑f overlay authorizes a single freeway tower sign for the overlay district but only on non‑residential properties within a PD; towers are limited to 75 ft and signage 400 sq ft per face , and a City Council approval via Planned Development Permit plus a Sign Permit are required § 12‑25 (PD‑f)

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

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Last reviewed: July 2, 2026

Overview

Overlay districts in Santa Maria are combining (layered) zoning designations added to base zones to impose special regulations or allow alternative development approaches; they are codified in the City Municipal Code (Title 12) and listed on the official zoning map. The City’s overlay districts currently in the code are the AA (Airport Approach) combining regulations, PD (Planned Development), PD‑f (Planned Development / Freeway Tower), and H (Historic) overlays § 12‑3.01 . See the City's master zoning pages for context on local practice and maps: Santa Maria zoning & planning overview and Santa Maria Zoning.

How this page is scoped

This page summarizes what the Santa Maria zoning ordinance itself says about each overlay district (purpose, typical uses, key standards, and where it applies). It does not cover building-code technical requirements in the California Building Standards Code or permit processing outside the zoning text; those are referenced where the zoning ordinance points to them. For project-level items like parking or design review, consult the related municipal chapters (linked below) and Verify with the jurisdiction for parcel‑specific interpretations.

Overlay districts — district-by-district

AA — Airport Approach Combining Regulations

Purpose: The AA overlay controls land uses and development to protect safe air navigation and airport operations, limiting uses that create hazards (glare, smoke, bird‑attracting uses, interference) and requiring review of projects that penetrate imaginary approach surfaces. The ordinance includes public‑safety and compatibility prohibitions and special review requirements § 12‑24.07 .
Typical permitted uses: The code does not list a separate use table; rather it prohibits or restricts specific hazard‑creating uses and requires referral for affected projects (see the prohibitions and required reviews in § 12‑24.07). For exact allowable uses, consult the underlying base zone plus the AA restrictions § 12‑24.07 .
Key dimensional / procedural rules: Projects located in the AA district must be submitted to the Airport Land Use Commission for review prior to Planning Commission action (or prior to permits for uses that do not require Planning Commission action), and very tall structures that penetrate defined imaginary surfaces require FAA review per Federal Aviation Regulations Part 77 § 12‑24.07 .
Where it applies: The overlay is a combining designation on the official zoning map; boundaries are those on the City’s zoning map (see § 12‑3.02 for map adoption) § 12‑3.02 .

Related internal pages: Santa Maria Land Use

PD — Planned Development Overlay District

Purpose: The PD overlay is intended to allow flexible, unified site planning and design for projects that can produce a “total community environment” superior to piecemeal lot-by-lot development — e.g., centers, office complexes, multi‑family housing, single‑family subdivisions, light industrial parks, or combinations of uses — while retaining City control on layout and design § 12‑25.02 .
Typical permitted uses: The PD overlay may accommodate many uses guided by the underlying zoning and the approved planned development permit; the ordinance explicitly contemplates neighborhood/district shopping centers, office complexes, multiple and single‑family housing, commercial service centers, light industrial parks, or other compatible combinations § 12‑25.02 .
Key dimensional standards / flexibility:
- A Development Plan is required for any development using the PD overlay; the development plan process is designed to promote orderly and harmonious development § 12‑25.05 .
- The PD overlay allows a flexible approach to setbacks, heights and uses within the framework of the approved planned development permit; Planning Commission findings are required for modifications and the ordinance gives the Commission and Council authority to approve exceptions subject to specific findings and processes § 12‑25.01; § 12‑25.04; § 12‑25.05 .
- Where the PD is combined with other overlay variations (for example PD/CM or PD/M‑1), the Commission may modify side/rear yard setbacks for tracts adjacent to residential districts provided particular findings are made (privacy, shadow, aesthetics, no conflict with other codes, and superior site design with additional landscaping) § 12‑25 (PD modifications language) .
Where it applies: PD districts are applied by rezoning amendment per the ordinance; adoption is initiated by the Planning Commission, City Council, or property owner application and requires a preliminary development plan § 12‑25.04 .

PD‑f — Planned Development / Freeway Tower Overlay

Purpose: The PD‑f overlay is a PD variant that specifically provides regulatory and design controls for taller, architecturally‑designed freeway tower signs along U.S. Highway 101 and similar corridors § 12‑25.02 .
Typical permitted uses: The PD‑f overlay is not a general land‑use overlay — it only applies to non‑residential properties that are also in a PD overlay and specifically authorizes a single freeway tower sign for the overlay district (subject to the development and approval process) § 12‑25 PD‑f provisions .
Key standards (decision‑relevant):
- The –f overlay is only allowed on non‑residential properties that are within a PD overlay § 12‑25 (PD‑f) .
- Each PD‑f overlay is distinct and may allow one freeway tower sign; towers may be up to 75 feet in height (no exceptions) and signage may be up to 400 square feet per face; the design and landscaping standards are strict and require high quality architecture and substantial landscaping § 12‑25 PD‑f enumerated standards .
- A new freeway tower requires approval by the City Council through the Planned Development Permit process and any signage requires a Sign Permit per the Sign chapter § 12‑25 (PD‑f); Sign Permit reference § 12‑34 .
Where it applies: Only within PD overlays on non‑residentially zoned properties as established when the PD‑f overlay is adopted onto the zoning map § 12‑25 PD‑f .

Related internal pages: Santa Maria Signage

H — Historic Overlay District

Purpose: The H (Historic) overlay is intended to protect and encourage high‑quality, compatible development and preservation in areas with historic significance. The H designation is combined with base zones and focuses on preserving historic character while allowing appropriate uses § 12‑25A.01 .
Typical permitted uses: Uses allowed in an H district must be permitted by the underlying zoning and are subject to approval of a Planned Development permit or a Conditional Use Permit as specified in the H chapter; the H overlay lists examples such as single‑family residences, minor additions, accessory uses, and change of use of existing buildings where the underlying zone permits them § 12‑25A.02 .
Key procedural rules:
- A development plan is required for any change in use or to establish a new use within the historic overlay; proposals are subject to Planning Commission review to ensure orderly, attractive and harmonious development consistent with the historic standards § 12‑25A.04; § 12‑25A.05 .
- Initiation of H overlay rezoning can be by the Planning Commission or a property owner application; adoption/amendment processes follow the rezoning procedures in the title § 12‑25A.03 .
Where it applies: The H overlay is mapped by ordinance and combines with base designations (e.g., R‑1/H, C‑1/H) — see the H chapter for details and the requirement that development plans be approved prior to building permits § 12‑25A.02–.06 .

Quick decision‑relevant standards (table)

Overlay	Key decision limits / standards	Typical procedural trigger	Code Reference
PD	Flexible standards; Development Plan required; Planning Commission/City Council may authorize modifications to setbacks/heights with findings	Rezoning to PD or PD‑conditioned permit; development plan submittal	§ 12‑25.01 – § 12‑25.06
PD‑f	Freeway towers only on non‑residential PD properties; 75 ft max height; 400 sq ft per face max signage; City Council approval via PD permit; Sign Permit required	New freeway tower proposal	§ 12‑25 (PD‑f specific items)
H	Uses must be allowed in underlying zone; Development Plan required before change of use or new use in H	Any change of use or significant alteration in H overlay	§ 12‑25A.02 – § 12‑25A.06
AA	Prohibits uses affecting air navigation (glare, smoke, birds, steady flashing lights) and requires ALUC/FAA review for airspace penetrations	Projects that create airspace penetrations or hazard‑creating uses	§ 12‑24.07
Map / boundaries	Official Zoning Map (adopted map) controls where overlays apply	Check zoning map and rezoning ordinances	§ 12‑3.02

Checklist — what an applicant must satisfy (overlay applications)

Confirm the property’s overlays and base zoning on the official zoning map (adopted map per § 12‑3.02) .
For PD or PD‑f: prepare and file a rezoning / planned development application with a preliminary development plan and the required filing fee; follow initiation procedures in § 12‑25.04 and development plan application procedures § 12‑25.05 .
For PD‑f freeway tower proposals: provide architectural and sign area details demonstrating compliance with 75 ft height limit and 400 sq ft per face maximum, and plan for substantial adjacent landscaping; anticipate City Council approval via the Planned Development Permit and a Sign Permit § 12‑25 PD‑f .
For H overlay: submit a development plan to the Planning Commission (required before a change of use or significant exterior alteration) and show how the proposal meets the historic overlay objectives § 12‑25A.04 – § 12‑25A.06 .
If the site is within the AA overlay: prepare for Airport Land Use Commission review and FAA submittal if the project penetrates approach surfaces § 12‑24.07 .
Address related development standards (setbacks, heights, parking, landscaping) from other chapters when preparing plans — see Santa Maria Development Standards, Santa Maria Parking, and Santa Maria Landscaping and Screening. Verify whether design review is required for your proposal and plan for any necessary variances § 12‑35.203 (findings) .

Risks & Ambiguities

Issue	Why it matters	What to verify
Overlay boundaries on‑map vs. parcel expectation	Zoning map (not narrative) controls whether a parcel is within an overlay; a mistaken assumption can derail applications	Verify the parcel’s map designation at City records and the adopted map § 12‑3.02
Whether a use is allowed in H overlay	The H overlay defers to the underlying zone but adds the development plan requirement; some uses allowed in the base zone may still require CUP/PD in H § 12‑25A.02	Confirm both the underlying base zone allowances and need for PD/CUP under the H chapter
Setback/height modifications under PD	PD permits flexibility, but modifications require specific findings and can trigger additional conditions or mitigation § 12‑25.05; § 12‑35.203	Verify which decision body (Zoning Admin, Planning Commission, City Council) must approve requested exceptions and the required findings
Freeway tower design limits vs. sign code	PD‑f sets tower and face size limits but signage still requires Sign Permit and compliance with sign chapter standards § 12‑25 PD‑f; sign reference § 12‑34	Confirm both PD‑f overlay approval and separate sign permit procedures
Conflicts with other regulations (e.g., building code)	Zoning may permit a use/structure but Title 24 or Fire Code could impose additional restrictions Not found in retrieved materials	Verify compliance with California Building Standards Code and fire/building officials — "Verify with the jurisdiction"

Plain‑English summary

Overlay districts in Santa Maria (AA, PD, PD‑f, H) layer on top of the base zone to add special rules or allow a flexible packaged development approach; PD requires a development plan and gives the City latitude to adjust standards with findings, PD‑f specifically controls freeway tower signs (max 75 ft, 400 sq ft per face), H overlays require development‑plan review for changes in historic areas, and AA requires airport safety review for affected projects § 12‑25.02; § 12‑25 PD‑f; § 12‑25A.04; § 12‑24.07 .

Source References

City of Santa Maria Municipal Code (Zoning, Title 12): Districts and Map — § 12‑3.01 and § 12‑3.02
PD (Planned Development) — § 12‑25.01 – § 12‑25.13 (intent, initiation, development plan, findings, procedures)
PD‑f freeway tower provisions (height, sign area, approvals) — PD chapter language (PD‑f entries) § 12‑25
Historic Overlay (H) — CHAPTER 12‑25A; § 12‑25A.01 – § 12‑25A.13 (permitted uses, development plan requirement, initiation and findings)
Airport Approach (AA) combining regulations — § 12‑24.07 (prohibitions and referral/ALUC/FAA review)
Planned Development permit findings and related procedures — § 12‑35.203; § 12‑35.206‑.209 (findings and permit process)
Zoning dimensional notes and exceptions (height/setbacks, administrative exceptions) — zoning tables and notes (Figure/dimensional notes; § 12‑49.04(a) referenced in notes)

Sources

Retrieved passages

CFC § 12 (Section 12-34) High relevance
Santa Maria Zoning Code (chapter are) High relevance
CBC § 12 (Chapter 12-12.03) High relevance
Santa Maria Zoning Code (§ 10-87.5) Medium relevance
Santa Maria Zoning Code (Section 12-25.05.) Medium relevance
Santa Maria Zoning Code (§ 1) Medium relevance
Santa Maria Zoning Code (Section 12-34) Medium relevance
Santa Maria Zoning Code (§ 10-68) Medium relevance

Cited sections

Official Santa Maria code library

Frequently asked questions

What is the PD overlay used for in Santa Maria?

The PD (Planned Development) overlay is used to enable flexible, site‑wide design that can mix uses (shopping centers, offices, multi‑family or single‑family projects, light industry) while allowing the City to require superior design and specific conditions; a Development Plan is required and the PD process is governed by the PD chapter § 12‑25.02; § 12‑25.05

Can the City approve taller buildings or reduced setbacks within a PD overlay?

Yes — the PD process allows modifications from standard zoning dimensions where the decision body makes the required findings and follows the PD procedures; exceptions and findings are part of the PD/development‑plan review § 12‑25.05; § 12‑35.203

What does the H (historic) overlay require for changes to a building?

Any change of use or new use in an H overlay requires submission and approval of a Development Plan to the Planning Commission to ensure compatibility with historic objectives; permitted uses must also be allowed by the underlying base zone § 12‑25A.04; § 12‑25A.02

Are freeway tower signs allowed automatically where PD‑f appears on the map?

No — the PD‑f overlay authorizes a single freeway tower sign for the overlay district but only on non‑residential properties within a PD; towers are limited to 75 ft and signage 400 sq ft per face, and a City Council approval via Planned Development Permit plus a Sign Permit are required § 12‑25 (PD‑f)

If my lot is inside the AA overlay, do I need extra reviews?

Yes — projects in the AA (Airport Approach) combining district must be submitted to the Airport Land Use Commission for review prior to Planning Commission action (and FAA review is required for proposals that penetrate specified imaginary surfaces) § 12‑24.07

Where do I confirm whether my parcel is inside an overlay district?

Overlay boundaries are those shown on the adopted official zoning map; confirm the parcel’s designation with the City Clerk/Community Development Department and the map adopted per § 12‑3.02

Can a building be constructed in a PD without a Development Plan?

No — the ordinance requires a Development Plan approval for any development pursuant to the PD overlay and related base zoning before permits are issued § 12‑25.05

Does the H overlay change allowed uses in the base zone?

Not directly — the H overlay requires that uses be allowed in the underlying zone but adds that many actions (changes of use, alterations) are subject to PD or CUP approval and development‑plan review to protect historic character § 12‑25A.02 – § 12‑25A.05

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