Local zoning · Scotts Valley

Scotts Valley — Overlay Districts

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

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Last reviewed: July 2, 2026

Overview

Scotts Valley uses several combining/overlay districts that layer additional rules on top of a base zone (e.g., R-1, C-S). These combining districts are not standalone zones — they modify the base zone’s permitted uses, design controls and development standards and in some cases require extra materials (specific plans, timber management plans, etc.). See the city’s combining-district list at § 17.06.020 for the full set of overlays . For practical project checks you will also want the city’s development standards and to confirm whether your project needs design review.

The rest of this page summarizes Scotts Valley’s combining/overlay districts that appear in Title 17 and are commonly applied: ST (Special Treatment), HR (Hillside Residential), HE (Housing Element Opportunity Site), TP (Timberland Production), and FW (Floodway). Each subsection gives the overlay’s purpose, typical uses or consequences for permitting, key dimensional/qualification standards, and where it applies — all grounded to the ordinance text.

How to read this: districts are shown in bold (e.g., ST) and the controlling code references are given as § citations (with the file-search citation after each cited §).

Combining districts (district-by-district)

ST — Special Treatment Combining District

  • Purpose: The ST combining district is intended to implement special design criteria in areas the General Plan designates as special treatment planning areas; it emphasizes community image, streetscape, and coordinated design and frequently expects a specific plan for development (see § 17.36.010).
  • Typical regulatory effects and required submissions: Most development proposals within an ST area must be accompanied by a specific plan prepared consistent with Government Code § 65451. Projects are also encouraged to be planned as planned developments when appropriate; additional site-planning and architectural criteria apply (harmony, landscaping, clustering, buffers, circulation, screening of parking and service areas) (see § 17.36.020). The code explicitly ties Scotts Valley Drive projects to the Scotts Valley Drive Master Plan (local design overlay) (see § 17.36.020.B.1).
  • Key dimensional / decision-relevant standards: The combining district standards are additive to the base zone; where they conflict, the combining district controls (i.e., ST standards override the base zone) (see § 17.06.020). Specific dimensional metrics are set in the applicable specific plan or the ST chapter design criteria rather than one single numeric table (see § 17.36.020).
  • Where it applies: Lands the General Plan designates as special treatment areas (and other areas the council designates by ordinance). Verify a parcel’s ST overlay via the official zoning map on file in the planning department (map + ordinance) (see § 17.08.010 and § 17.36.010).
  • Practical note: Expect required submittals that read like a specific plan (use/distribution diagram, public utilities/circulation, resource conservation, implementation measures) and mandatory site/architectural review; this is an overlay that raises design expectations more than it prescribes an exact height or setback in the code text itself (see § 17.36.020.A).

(If you expect to rely on the ST overlay to deviate from base-zone dimensional rules, confirm whether the applicable specific plan or the council’s ST ordinance provides express deviations — otherwise base-zone rules still apply with ST design additions.)

HR — Hillside Residential Combining District

  • Purpose: The HR overlay is intended to protect hillside character, limit grading and conserve topographic / natural features; it adds construction and design criteria (including compatibility in bulk/height, grading standards and protection of trees) to base residential zones (see § 17.40.060 and § 17.40.070 references).
  • Typical regulatory effects and required submissions: Projects in HR are subject to design review and must meet hillside-specific construction criteria (e.g., follow slope to reduce subfloor clearance, increased side setbacks as height increases, compliance with grading and erosion-control standards). Projects must demonstrate compatibility of bulk and height and minimize site disturbance; the planning director has review authority on certain building permits with appeal rights to the Planning Commission (see § 17.40.060 and § 17.40.070).
  • Key dimensional / decision-relevant standards: Examples of rules found in the HR chapter include: adding one foot to each side yard for each foot of building height over a 15-foot top plate; subfloor clearance limits (4 feet, with an allowance to 5 feet if screened landscaping is provided); adherence to the Residential Design Handbook; and variance criteria that emphasize minimizing grading and preserving trees (see § 17.40.060 and § 17.40.070).
  • Where it applies: Parcels mapped as having the hillside residential combining district; confirm on the official zoning map or with planning staff (boundary determination rules are in § 17.06.040) (see § 17.06.040).
  • Practical note: The HR overlay can impose subjective design requirements (hence the need to consult the Residential Design Handbook and expect design-review scrutiny). If a variance is needed, the planning commission must find the variance furthers the HR purpose (tree preservation, reduced grading, protecting views and topography) (see § 17.40.070). If you need a clear numeric standard (e.g., a precise side-yard), check the HR chapter and the base zone for the applicable numeric yard/height rules.

Link: This overlay frequently triggers variances and exceptions and design review.

HE — Housing Element Opportunity Site Combining District

  • Purpose: The HE combining district is a housing-focused overlay created to facilitate affordable and higher-density housing on identified opportunity sites from the General Plan housing element; it provides both by-right treatment for qualifying affordable projects and numeric standards that can override base-zone standards for sites in the HE overlay (see § 17.41.010 and § 17.41.030).
  • Typical regulatory effects and required submissions: For projects with ≥20% lower-income units on HE sites, the ordinance permits a by-right review (objective standards only) and ministerial design review rather than discretionary design review, plus incentives and potential deviations from limiting physical standards for affordable projects (see § 17.41.030 and § 17.41.050).
  • Key dimensional / decision-relevant standards: Table 17.41-1 (in the HE chapter) is the operative numeric summary: minimum density 20 du/ac, minimum units per site no less than 16, maximum density up to 40 du/ac on rezone sites, building coverage up to 60% (for rezone sites), stories: 3 (rezone sites), and top plate height residential-only 35 ft (vertical mixed-use 40 ft in limited circumstances) (see § 17.41.050 and Table 17.41-1). Where Table 17.41-1 applies, it controls over conflicting base-zone rules.
  • Where it applies: Only to parcels specifically listed in the General Plan 6th cycle Housing Element Table F-10 and shown in Figure F-1 (and limited to parcels outside the Town Center Specific Plan area per the HE chapter) — check § 17.41.020 and the General Plan table for parcel lists (see § 17.41.020).
  • Practical note: The HE overlay provides stronger entitlements (by-right approval and ministerial design review) for qualifying affordable projects, plus clear numeric standards in Table 17.41-1 — use that table early in feasibility work because it may allow greater height and density than the underlying base zone (subject to the HE limits) (see § 17.41.050).

Link: If you anticipate changes from base zoning standards, see the city’s development standards and the HE chapter Table 17.41-1 for the controlling numbers.

TP — Timberland Production Combining District

  • Purpose: The TP combining district (timberland production zone) protects timberland, encourages timber management and implements the Forest Taxation Reform Act requirements as applied locally; it functions as a combining district typically attached to an OS base zone when requirements are met (see § 17.34.010).
  • Typical regulatory effects and required submissions: Rezoning into TP requires a timber management plan prepared/approved by a registered professional forester and the owner must bind successors to the plan; timber stocking standards must be met or the owner must agree to meet them within a specified timeframe (see § 17.34.020—17.34.060). Permitted uses emphasize growing and harvesting timber, fish and wildlife habitat, grazing, and limited dwellings and accessory uses such as ADUs (the code specifically lists ADUs as permitted where appropriate) (see § 17.34.030).
  • Key dimensional / decision-relevant standards: Important constraints include minimum acreage/ownership requirements (timber production parcels generally must be substantial; timberland parcel rules and minimum parcels sizes for divisions are in § 17.34.080 — e.g., land divisions creating parcels <160 acres are tightly restricted and require special findings and agreements), and conditional-use findings for additional dwellings and conversions (see § 17.34.040—17.34.080) (see § 17.34.080).
  • Where it applies: Lands designated in the General Plan as timberland preserve and zoned by ordinance as TP; use the timber management plan and the zoning procedures in Chapter 17.34 to qualify a parcel for TP zoning (see § 17.34.010 and § 17.34.060).
  • Practical note: TP imposes long-term commitments (timber management plan and often bonding/agreements). If you are considering timber harvesting, parcel division, or residential uses on a TP parcel, the TP chapter’s acreage, management-plan and land-division rules are controlling and require city council action for many changes (see § 17.34.070—17.34.080).

Link: TP references intersect with landscaping and screening and with the city’s plan-review procedures.

FW — Floodway Combining District

  • Purpose: The FW combining district applies to lands shown on Federal Insurance Rate Maps as within the 100-year floodplain; its express purpose is to protect public health/safety and reduce flood losses by regulating development in the floodway/floodplain (see § 17.42.010).
  • Typical regulatory effects and required submissions: The FW chapter uses definitions from the city’s flood control chapter and establishes that development must comply with floodplain provisions (e.g., protect human life, minimize public expenses, ensure notification of flood hazard). Specific development restrictions, elevation requirements, and permit rules are implemented in Chapter 15.16 and the FW chapter refers to those standards for details (see § 17.42.010 and § 17.42.020).
  • Key dimensional / decision-relevant standards: The FW chapter text establishes the overlay purpose and references the City’s flood regulations — the numerical elevation/fill/structure rules are implemented via the flood control/floodplain code and FEMA maps (check the FW chapter and Chapter 15.16 for required elevations, encroachment limits and permit thresholds) (see § 17.42.010—17.42.020).
  • Where it applies: To parcels mapped on the FEMA FIRM as being within the 100-year flood zone; confirm parcel-specific flood status using the official maps and the city’s floodplain administrator.
  • Practical note: If a site is in FW, expect special permit conditions, mandatory floodproofing measures, and possible constraints on fill, basements, utility placement and finished-floor elevation. Verify FEMA FIRM panels and local flood elevation data early.

Link: Projects in FW will interact with Scotts Valley Parking only to the extent parking layouts must avoid floodways; more importantly, coordinate with the city’s floodplain staff and Chapter 15.16 referenced by § 17.42.020 .

Quick Decision Table (combining districts at-a-glance)

Combining district What it does / typical effect Where it applies Code reference
ST (Special Treatment) Requires specific plan / higher design standards; design review expectations; site planning and landscaping controls Areas the General Plan designates as Special Treatment; exceptions exist (e.g., BNSTA) § 17.36.010—§ 17.36.020
HR (Hillside Residential) Hillside construction criteria, increased side setbacks with height, grading/minimization rules; variance criteria tied to tree and slope protection Parcels mapped HR on official zoning map § 17.40.060—§ 17.40.070
HE (Housing Element) Provides by-right/ministerial paths for qualifying affordable projects; numeric density/height/coverage standards (Table 17.41‑1) Parcels listed in General Plan Housing Element Table F‑10 (outside Town Center SP) § 17.41.010—§ 17.41.050 (Table 17.41‑1)
TP (Timberland Production) Requires timber management plan, acreage/stocking requirements, restrictions on parcel division and conditional use for dwellings Parcels designated timberland preserve and rezoned to TP § 17.34.010—§ 17.34.080
FW (Floodway) Controls development in mapped 100‑year flood areas; purpose is to reduce flood losses and protect life/property Parcels mapped on FEMA FIRM as 100‑year flood zone § 17.42.010—§ 17.42.020

Checklist

  • Confirm the parcel’s base zone and all combining districts on the official zoning map (planning counter) and record the exact overlay symbols (verify per § 17.08.010 and § 17.06.020) .
  • If ST applies: prepare a specific plan consistent with § 17.36.020 requirements (distribution of uses, infrastructure, standards, implementation measures) .
  • If HR applies: follow the Residential Design Handbook guidance and apply the increased setback/height/grading criteria (see § 17.40.060—§ 17.40.070) .
  • If HE applies: use Table 17.41‑1 to test project density/coverage/height; if proposing affordable units (≥20% low-income) prepare for by-right/ministerial design review under § 17.41.030 .
  • If TP applies: obtain a timber management plan prepared/approved by a registered professional forester and confirm subdivision/parcel‑size constraints under § 17.34.020—§ 17.34.080 .
  • If FW applies: confirm FEMA FIRM panel, required elevations and floodproofing measures per § 17.42.010 and Chapter 15.16; plan for additional permitting and engineering. .
  • Confirm whether ADUs are impacted by the overlay (some overlays explicitly reference ADU allowances, e.g., TP lists ADUs as permitted) and check Chapter 17.57 for ADU standards .
  • Identify whether your proposal will need design review or can be processed ministerially (HE affordable projects are explicitly by-right/ministerial under § 17.41.030) .
  • Verify parking requirements early (overlays don’t generally waive parking unless expressly stated); see Scotts Valley Parking and applicable base-zone standards.

Risks & Ambiguities

Issue Why it matters What to verify
Zoning map boundaries (overlay lines) An overlay may only apply to part of your parcel; misreading boundaries changes required submittals and standards Confirm parcel overlays with planning staff and the official zoning map; ask for a written boundary determination per § 17.06.040
Level of detail required by an ST specific plan City expects a specific-plan‑level submittal in many ST areas; underpreparing can delay review Ask planning staff for the ST area’s specific plan checklist and reference § 17.36.020.A for required elements
Interpretation of HR “compatibility” and design criteria HR standards include qualitative tests (bulk/height compatibility) that trigger discretionary review Confirm which elements are objective vs. discretionary; consult the Residential Design Handbook and the planning director early; variance criteria are in § 17.40.070
HE deviations & by-right rules HE allows deviations and by-right processing for qualifying projects; misreading the conditions can cost approvals Verify whether the parcel is an HE site in Table F-10 and confirm applicability of Table 17.41‑1 and § 17.41.030—§ 17.41.050
TP division and timber-plan obligations TP imposes long-term timber-management obligations and strict subdivision controls that affect resale and financing Confirm minimum parcel sizes, required timber management plan content and council approval steps in § 17.34.020—§ 17.34.080
Floodway (FW) technical thresholds Floodway rules rely on FEMA maps and local elevation rules; small elevation errors can block permits Obtain FEMA FIRM panels, local base flood elevations; coordinate with floodplain administrator per § 17.42.010—§ 17.42.020

Plain-English Summary

Scotts Valley overlays (called combining districts in Title 17) add rules on top of whatever base zone your property already has — some overlays (like ST) require a specific plan and a higher level of design work, HR limits grading and protects hillside character, HE can increase allowed housing density if your site is on the approved list, TP imposes timber‑management and parcel‑size rules, and FW restricts development in mapped flood zones. Always check the official zoning map and the specific overlay chapter early (see the cited §s) because overlay rules often control over base‑zone rules.

Information Gaps

  • The file excerpts show chapter purposes and major requirements but do not always publish every numeric dimensional table within the snippet (e.g., the ST chapter references design criteria but numeric setback/coverage numbers are defined in base zones or the specific plan). Confirm numeric yard/height numbers on a per‑parcel basis (base zone + any specific plan). Not found in retrieved materials: a single consolidated numeric ST table.
  • The FW chapter in the retrieved snippets provides purpose and references but the precise elevation/floodproofing thresholds point to Chapter 15.16 and FEMA maps; the full local flood-elevation figures are not printed in the retrieved excerpt. Verify with the city’s floodplain administrator and Chapter 15.16.
  • Parcel-level application of the HE overlay requires cross-checking the General Plan Table F‑10 and Figure F‑1 to confirm whether a parcel is an HE rezone site (the ordinance describes applicability, but the actual parcel list is in the General Plan document). Confirm with planning staff.

Source References

  • Combining districts list: § 17.06.020
  • ST combining district (description and standards): § 17.36.010 and § 17.36.020
  • Hillside residential combining district (design criteria and variances): § 17.40.060 and § 17.40.070
  • HE combining district (purpose, Table 17.41‑1, permitting): § 17.41.010 — § 17.41.050 (Table 17.41‑1)
  • Timberland production (TP) chapter: § 17.34.010 — § 17.34.080
  • Floodway (FW) combining district: § 17.42.010 — § 17.42.020
  • Official zoning map / zoning map procedures: § 17.08.010 and § 17.06.040
  • ADUs (referenced where allowed): Chapter 17.57 and references in TP and other chapters (see § 17.34.030.E for TP listing ADUs)

Additional internal resources (first mentions used above in the page body):

Sources

Retrieved passages

  • Scotts Valley Zoning Code (chapter are) High relevance
  • Scotts Valley Zoning Code (§ 1) High relevance
  • Scotts Valley Zoning Code (Section 17.40.060.) High relevance
  • CBC § 1 (§ 1) High relevance
  • Scotts Valley Zoning Code (§ 11) Medium relevance
  • Scotts Valley Zoning Code (Title 17) Medium relevance
  • Scotts Valley Zoning Code (§ 1) Medium relevance
  • Scotts Valley Zoning Code (Section 17.44.030.J.2.) Medium relevance
  • Scotts Valley Zoning Code (§ 1) High relevance
  • Scotts Valley Zoning Code (Chapter 17.12) High relevance
  • Scotts Valley Zoning Code (Section 38106) High relevance
  • Scotts Valley Zoning Code (Section 51110.2) Medium relevance
  • Scotts Valley Zoning Code (Section 51110.2) Medium relevance
  • Scotts Valley Zoning Code (§ 11) Medium relevance
  • Scotts Valley Zoning Code (§ 1) Medium relevance
  • Scotts Valley Zoning Code (§ 1) Medium relevance
  • Scotts Valley Zoning Code (section and) Medium relevance

Cited sections

Frequently asked questions

What does the ST (Special Treatment) combining district require for a development application in Scotts Valley?

The ST overlay generally requires a specific plan (text and diagrams showing uses, circulation, utilities, standards and an implementation program) and adds design/site planning criteria on top of the base zone. See § 17.36.010—§ 17.36.020 for the ST description and required specific-plan elements .

If my lot is in the Hillside Residential (HR) overlay, do I get any relief on setbacks or heights?

No automatic “relief.” The HR overlay adds construction and slope-sensitive requirements (for example, increased side-yard add-ons per foot of extra height and subfloor clearance limits) and allows variances only when they further the HR purposes (tree preservation, minimizing grading, protecting views). See § 17.40.060 and § 17.40.070 for criteria and variance findings .

Can HE (Housing Element) overlay sites use a by-right approval process for affordable housing?

Yes — for multiple‑family residential projects that provide at least 20% of units affordable to lower‑income households, the HE overlay provides by‑right review and ministerial design review under § 17.41.030; the HE chapter’s Table 17.41‑1 sets the density, coverage and height standards that apply on HE sites .

What is allowed on land zoned TP (Timberland Production) in Scotts Valley?

The TP overlay emphasizes timber growing/harvesting, fish and wildlife habitat, grazing and compatible uses; a single-family dwelling on a separate legal parcel (minimum size conditions) and accessory dwelling units are listed in the TP permitted uses. TP rezoning and timber‑harvest uses require a timber management plan prepared/approved by a registered professional forester. See § 17.34.030 and § 17.34.020 .

My parcel is inside the FW (Floodway) overlay — what changes for my building permit?

The FW overlay applies to lands mapped in the 100‑year floodplain and imposes flood‑safety and floodproofing purposes and restrictions; the FW chapter references the local flood regulations and FEMA panels, so expect required elevation/floodproofing measures and additional permits (see § 17.42.010—§ 17.42.020). Confirm local base‑flood elevation with the city’s floodplain administrator .

Do combining districts change ADU rules in Scotts Valley?

Some overlays specifically mention ADUs (for example, TP lists ADUs as permitted uses); however, ADU development must still comply with Chapter 17.57 ADU standards and any applicable overlay requirements. Check § 17.34.030 (TP permitted uses) and the ADU chapter for the controlling standards .

How do I know whether an overlay or the base zone controls if they conflict?

Combining districts (overlays) are explicitly described as regulations “in addition to” the base zone and where a conflict exists, the combining district will control over the base zone. See § 17.06.020 for that rule governing combining districts .

Where do I find whether my parcel is in an HE rezone site or an ST area?

The HE chapter references specific parcel lists in the General Plan (Table F‑10 and Figure F‑1) and the ST overlay applies to General Plan‑designated special treatment areas and council-designated areas; verify parcel applicability at the planning department and by consulting § 17.41.020 (HE applicability) and § 17.36.010 (ST) and the city’s official zoning map . ---

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