Sausalito — Overlay Districts

Last reviewed: July 2, 2026

Overview

Sausalito’s overlay districts are an add‑on layer to the base zoning map that modifies or supplements standard zoning rules where special local conditions require it. The rules live in Chapter 10.28 SMC (Overlay Districts) and are applied on top of the base zoning chapters; where an overlay and base conflict, the overlay controls (§ 10.28.010–030) . Read this page alongside the city's base zoning summary at Sausalito Zoning.

How to use this page

District‑by‑district breakdowns below summarize the purpose, the typical permitted or limited uses, key dimensional or operational limits called out in the ordinance, where the overlay is used/placed on the zoning map, and the controlling code citation for that district. Always verify parcel‑level overlay designations on the official zoning map and confirm findings with the Community Development Department. Verify with the jurisdiction.

Historic overlay — -H

Purpose

• The -H overlay is intended to identify and protect areas with special historic, architectural, or cultural value and to require compatibility of exterior changes. The City Council designates -H districts and the overlay works together with Chapter 10.46 SMC (Historic Preservation) to provide review, incentives and protections (§ 10.28.040) .

Typical permitted/regulated uses

• The overlay does not change the base zoning’s allowed uses by itself; the land uses and development standards of the base district continue to apply unless the overlay or preservation agreement provides otherwise (§ 10.28.040.D) .
• The overlay adds procedural and substantive review requirements for exterior work: properties within a designated historic overlay require a certificate of appropriateness before demolition or exterior alteration can occur (see § 10.46.060) .

Key dimensional/administrative standards and where it applies

• The -H designation is shown by adding -H (followed by the adoption number) to the base zoning on the zoning map; it may be applied to any base district (§ 10.28.040.B, E) .
• Interim protection: after initiation of designation, exterior alteration permits are generally held for up to 180 days to allow designation review (§ 10.28.040.F.5) .
• Properties may be listed as contributing or noncontributing; contributing properties are prioritized for preservation tools and subject to review (§ 10.28.040.E–F) .

Practical guidance

• If your lot has -H on the zoning map, expect design review by the Historic Preservation Commission and to need a certificate of appropriateness for exterior changes; consult the city’s Sausalito Historic Preservation page and Chapter 10.46 SMC for the review steps (§ 10.28.040, § 10.46.060) .

Marinship overlay — -M

Purpose

• The -M overlay implements the Marinship Specific Plan area to preserve the area’s maritime/industrial character and to limit tourist‑serving commercial uses that would displace marine/industrial activities (§ 10.28.050.A) .

Typical permitted/limited uses

• The overlay keeps the base district’s uses unless modified, but it specifically:
  • Limits commercial uses to accessory offices, supporting commercial services, and size‑restricted restaurants; full commercial office use is largely prohibited as a new use (§ 10.28.050.D.1–4) .
  • Strongly encourages arts and applied arts uses (with a cap on applied arts relative to other art uses) (§ 10.28.050.D.3) .
  • Prohibits new recreational marinas and ferry terminals in the -M area; enlargement of existing marinas is tightly limited and typically needs conditional use and design review (§ 10.28.050.D.5–6) .

Key standards and where it applies

• The -M indicator is added to the base district on the zoning map within the Marinship Specific Plan boundaries; all lands inside that specific plan area are subject to -M rules (§ 10.28.050.B–C) .
• The Industrial Marinship base district (IM) is entirely within the -M overlay; Chapter 10.26 reminds users that IM development is also subject to the -M overlay (§ 10.26.010) .

Practical guidance

• Proposals that would convert industrial/maritime uses to general office or large restaurants will face prohibitions or strict limits; confirm allowable tenant types and seat counts with Community Development and the Specific Plan language before leasing or building (§ 10.28.050.D) .

Planned Development overlay — -Pd

Purpose

• The -Pd overlay is the tool for site‑specific, negotiated development standards — it permits alternative development standards, densities or intensities through a formal planned development permit and rezoning process (findings required; Council decision) (§ 10.28.060) .

Typical permitted outcomes

• A -Pd designation is implemented via a City Council ordinance that simultaneously rezones the property to a planned development district and adopts a Pd permit that contains the approved standards, uses and conditions (§ 10.28.060.H–I) .

Key standards and where it applies

• The overlay is shown on the zoning map with an -Pd designator. When a Pd permit exists, the approved Pd permit controls where it conflicts with the base district; the underlying base district applies where the Pd is silent (§ 10.28.060.J) .
• Pd permits require Planning Commission recommendation and City Council public hearing/ordinance adoption; findings must be made that the Pd is consistent with the General Plan and that conditions offset any impacts (§ 10.28.060.E–H) .

Practical guidance

• Expect a lengthy discretionary process (public hearings, possible environmental review) and that the Pd document becomes the controlling ruleset for that parcel. For small deviations consider the variance or minor use/conditional use paths instead (§ 10.28.060.J) .

Senior housing overlay — -Sh

Purpose

• The -Sh overlay is intended to promote housing for seniors and people with disabilities in appropriate high‑density locations (§ 10.28.070.A–B) .

Typical permitted/regulated uses and standards

• Where applied, the overlay follows Chapter 10.22 SMC (Residential Zoning Districts) as modified by the senior housing standards in § 10.44.120; the overlay may be applied to R‑3 or areas designated for high‑density housing close to services (§ 10.28.070.C) .

Key points

• The -Sh indicator appears on the zoning map by adding -Sh to the base district; projects must meet the senior housing criteria in § 10.44.120 as well as the base residential rules (§ 10.28.070) .

Practical guidance

• If you are proposing senior housing, read Chapter 10.22 for base development standards and § 10.44.120 for project‑specific program requirements; confirm eligibility and required findings with planning staff before applying (§ 10.28.070) .

Emergency shelter overlay — -Es

Purpose

• The -Es overlay allows emergency shelters (temporary stays, typically ≤ six months) on parcels shown PI (public institutional) and requires operational standards to ensure neighborhood compatibility; it also implements Government Code § 65583 obligations (§ 10.28.080.A–B) .

Permitted uses and development standards (decision‑relevant items)

• Emergency shelters are a permitted use in parcels designated -Es (§ 10.28.080.C) .
• Key operational/development standards include:
  • Maximum capacity: 23 beds / 23 persons nightly (§ 10.28.080.D.2) .
  • Shelters must meet property development standards of the base zoning district except as modified by the shelter performance standards (§ 10.28.080.D.1) .
  • On‑site parking must accommodate staff as required but not exceed parking required for comparable residential/commercial uses in zone (§ 10.28.080.D.3) .
  • Minimum waiting/intake area: 200 sq ft (interior) (§ 10.28.080.D.5) .
  • Lighting, common facilities and ancillary uses are regulated to avoid neighborhood impacts (§ 10.28.080.D.4–E) .

Where it applies

• The -Es overlay is added to PI lands on the zoning map with the -Es suffix; confirm parcel designation on the official zoning map (§ 10.28.080.B) .

Practical guidance

• For a shelter proposal, the most important ordinance checkpoints are the 23‑bed cap, minimum intake area, and meeting base district development standards while following the shelter performance rules (§ 10.28.080) .

Key overlay designations at a glance

Checklist — What an applicant must satisfy (parcel check)

• Confirm whether your parcel carries an overlay suffix (-H, -M, -Pd, -Sh, -Es) on the official zoning map (§ 10.12.040.C, Table 10.12‑2) .
• Determine applicable base district standards (Chapters 10.20–10.26) and overlay standards; where the overlay conflicts, the overlay controls (§ 10.28.020–030) .
• For exterior changes in -H, prepare materials required for designation/Certificate of Appropriateness and expect Historic Preservation Commission review (§ 10.28.040, § 10.46.060) .
• For -M, review the Marinship use limits (no new commercial offices, restrictions on marinas/ferry terminals) and Specific Plan requirements (§ 10.28.050) .
• For -Pd, confirm Pd permit conditions, Council ordinance language, and required findings before proposing deviations from the base code (§ 10.28.060) .
• For -Sh, assemble evidence of proximity to services and compliance with § 10.44.120 and residential development standards (Chapter 10.22) (§ 10.28.070) .
• For -Es, design to the shelter performance standards: ≤23 beds, 200 sq ft intake, staff parking and lighting controls (§ 10.28.080) .
• Prepare for design review where required (new construction/exterior alterations) — see Sausalito Design Review and Chapter 10.54 (§ 10.12.060) .
• Confirm parking obligations with the overlay and base district rules — check Sausalito Parking and Chapter 10.40 as overlays may modify parking requirements (§ 10.28.080.D.3) .
• If proposing density or dimensional deviations, evaluate variance or Pd pathways — see Sausalito Variances and Exceptions and Chapter 10.68 (§ 10.28.060, § 10.68) .
• Where setbacks or site development standards may change because of an overlay, consult Sausalito Development Standards and Chapters 10.22 / 10.40 (§ 10.22.040, Chapter 10.40) .
• Verify any parcel‑specific historic or overlay records the City keeps (local register, district documentation) before submitting (Chapter 10.46) .

Risks & Ambiguities

Information Gaps

• Parcel‑level overlay boundaries and the current list of adopted -H district numeration and mapping are not contained in the retrieved text; confirm on the official zoning map. Not found in retrieved materials.
• Full text of § 10.44.120 (Senior housing standards) and the detailed Marinship Specific Plan (maps, seat limits for restaurants, exact applied arts rule percentages) are only summarized here; review the actual § 10.44.120 and the Marinship Specific Plan for implementation details. Not found in retrieved materials.
• Any recent overlay map changes or ordinances adopted after the source snapshot should be verified with the City; the file contains revision dates but parcel records may have changed. Verify with the jurisdiction.

Plain‑English Summary

Sausalito’s overlay districts (the -H, -M, -Pd, -Sh, and -Es suffixes) add local rules on top of the base zoning: -H protects historic areas and requires certificate review for exterior work; -M preserves the Marinship’s maritime/industrial uses and limits new offices/marinas; -Pd is a parcel‑specific negotiated zoning; -Sh encourages senior housing where appropriate; and -Es permits emergency shelters on certain PI parcels but caps them at 23 beds and prescribes intake, parking and security standards (§ 10.28.040–080) .

Source References

• Sausalito Municipal Code, Chapter 10.28 (Overlay Districts) — § 10.28.010–10.28.080 (Purpose, Applicability, Conflicts; -H, -M, -Pd, -Sh, -Es) — https://ecode360.com/SA4880 (downloaded copy in project files)
• Sausalito Municipal Code, Table 10.12‑2 (Overlay District Designations) and Chapter 10.12 (Organization/Applicability) — indicates overlay suffixes -H, -M, -Pd, -Sh, -Es (§ 10.12.040.C, Table 10.12‑2) — https://ecode360.com/SA4880
• Sausalito Municipal Code, Chapter 10.46 (Historic Overlay District and Local Register) — cross‑references and certificate of appropriateness rules referenced by -H (§ 10.46.020–060) — https://ecode360.com/SA4880
• Sausalito Municipal Code, Chapter 10.26 (Industrial Marinship district) — states IM is subject to the -M overlay (§ 10.26.010–020) — https://ecode360.com/SA4880
• Sausalito Municipal Code, Chapter 10.22 and 10.40 (Residential site development & general development regs) — referenced where overlays change setbacks, height, density and site rules (§ 10.22.040, Chapter 10.40) — https://ecode360.com/SA4880

Retrieved passages

• Sausalito Zoning Code (§ 2) High relevance show source text
• Sausalito Zoning Code (§ 10.28.040) High relevance show source text
• Sausalito Zoning Code (§ 10.28.050) High relevance show source text
• Sausalito Zoning Code (§ 10.28.040) High relevance show source text
• Sausalito Zoning Code (Chapter 10.46) High relevance show source text
• Sausalito Zoning Code (§ 2) High relevance show source text
• Sausalito Zoning Code (§ 10.22.040) High relevance show source text
• Sausalito Zoning Code (§ 2) High relevance show source text

Cited sections

• Sausalito Municipal Code, Chapter **10.28** (Overlay Districts) — § **10.28.010–10.28.080** (Purpose, Applicability, Conflicts; **-H**, **-M**, **-Pd**, **-Sh**, **-Es**) — (downloaded copy in project files)
• Sausalito_ZoningCode.md

• Official Sausalito code library