Susanville — Overlay Districts

Last reviewed: July 2, 2026

Overview

Susanville’s zoning code (Title 17) uses a set of combining or overlay districts that are applied on top of base zones to add, limit or modify standards and review requirements for specific places or project types. The primary combining districts in the ordinance are the Planned Development (PD) overlay, the Design Review (DR) combining district, the Historic Preservation (H) combining district, the Combining Lot Size (B) district and a Restrictive Flood (F-2) combining district; those combining districts are listed in the ordinance as established overlays. See the ordinance adoption and the list of combining districts in § 17.04.060 . For how overlay rules interact with base development controls consult the city’s zoning overview and the development standards pages.

How Susanville’s overlays work in plain code terms

• Overlays are implemented as combining/overlay districts that are applied together with a principal district; the combining district may supplement, impose stricter controls, or (where the code says so) prevail over the underlying district in the event of conflict (e.g., DR — § 17.84.010.B). See § 17.04.060 for the official list of combining districts.

District-by-district breakdown

PD — Planned Development (overlay / district)

• Purpose: The PD district provides flexibility for developments that "do not fit within the parameter of standard zone districts" — mixed building types, mixed uses, or unconventional lot sizes; it is explicitly described as usable as an overlay/combining district as well as a separate district. § 17.64.010 .
• Typical permitted uses: Uses in a PD are those enumerated in the ordinance or use permit that creates the PD; the PD may not allow uses that are not allowed in the underlying zone, but it can limit uses. § 17.64.010 and § 17.64.020 .
• Key dimensional / decision-relevant standards:
  • Minimum district size: 1 acre unless the planning commission and city council find a smaller site appropriate and make specific findings. § 17.64.040.B .
  • When the PD is an overlay the underlying zone’s standards are the default unless the PD ordinance or approved development plan states otherwise. § 17.64.040.A .
  • All uses in a PD require processing of a planned development use permit prior to or concurrent with site/architectural review; detailed plans must be submitted prior to construction. § 17.64.030 and § 17.64.060 .
• Where it applies: Individually established by ordinance or a zoning map amendment; the PD designation appears both as a general plan land use option and as an overlay on the zoning maps. § 17.64.010 .
• Practical note: PDs cannot increase density above the underlying zone but may reduce allowable density or alter dimensional standards when expressly established. § 17.64.010 . Use the city’s design review guidance when preparing PD plans.

DR — Design Review (combining)

• Purpose: The DR combining district is intended to be applied with any principal district to protect unique environmental, historical or scenic features, promote high-quality amenity-led development, encourage design creativity, ensure compatibility, and protect public health and safety. § 17.84.010 .
• Typical permitted uses: The uses allowed in the underlying principal district remain the permitted uses; however uses in the DR often require a use permit and design review. § 17.84.020 .
• Key dimensional / decision-relevant standards:
  • Site development standards in DR must, in aggregate, meet or exceed the standards of the principal district. § 17.84.030 .
  • The DR district’s regulations prevail over conflicting regulations of the underlying district. § 17.84.010.B .
• Where it applies: Applied where the city needs an extra level of aesthetic, compatibility or environmental control — e.g., uptown or other sensitive areas (map-based). Consult the city’s historic preservation and design-review pages for procedural detail.
• Practical note: Expect design submittals, elevations, material lists and planning-commission findings that specifically tie the project to the DR purposes. § 17.84.040 notes compatibility findings required for use permits in the DR.

H — Historic Preservation Combining District

• Purpose: The H combining district is to preserve historically significant structures and neighborhoods, promote restoration/rehabilitation in historic style and prevent premature loss of historic resources. § 17.88.010 .
• Typical permitted uses: Uses of the underlying district, but the historic combining standards apply in addition and may be used to limit or supersede some primary-district provisions when appropriate. § 17.88.020.D–E .
• Key dimensional / decision-relevant standards:
  • Applicability is mapped: the ordinance explicitly applies the H district to the uptown area and the railroad depot neighborhood and any other area the planning commission designates after findings. § 17.88.020.A–C .
  • The historic standards supplement underlying rules and may supersede them if the planning commission finds it necessary/appropriate. § 17.88.020.D–E .
• Where it applies: The ordinance names the uptown area and the railroad depot neighborhood on the zoning map; the planning commission may apply the standards elsewhere after consultation with the local historical society. § 17.88.020 .
• Practical note: Projects in H areas should plan for review by the historic building review committee and for the additional design standards found in the ordinance and the City of Susanville Design Guidelines. See the design review and historic preservation pages.

B — Combining Lot Size (Building Site) District

• Purpose: The B combining district establishes a required minimum lot size when combined with a principal zone (e.g., R-1-B-7,000 means R-1 with a 7,000 sq ft minimum lot area). § 17.80.010 .
• Typical permitted uses: The same uses as the underlying zone; the only change is the minimum lot area/width that is specified when the combining district is applied. § 17.80.020 .
• Key dimensional / decision-relevant standards:
  • Minimum building site area is determined when the B district is combined; otherwise the underlying zone’s site development standards apply. § 17.80.020 .
• Where it applies: Used on properties where consistent lot sizes must be preserved; appears as a suffix on typical zone labels on the map. § 17.80.010 .
• Practical note: If your parcel has a B combining suffix, verify the exact minimum lot size on the zoning map or the ordinance that rezoned the parcel; the ordinance text defers to the map/rezoning instrument. § 17.80.010–020 .

F-2 — Restrictive Flood (combining)

• What the code says: F-2 is listed among the combining districts in § 17.04.060 (the list of combining districts). § 17.04.060 .
• Standards & details: Specific chapter text or detail for the F-2 combining district (e.g., yard/placement rules, flood elevation standards, mapping) are Not found in retrieved materials. The ordinance lists F-2 as a combining district but the controlling § for F-2 standards was not present in the retrieved excerpts. Verify with the Community Development Department and the zoning map for parcel-specific flood overlay rules. Verify with the jurisdiction; see § 17.04.060 for the listing.

Quick reference table — overlay decision-relevant rules

Checklist

• Confirm the parcel’s base zone and any combining/overlay districts on the official zoning map (see § 17.04.060).
• If parcel is in PD, prepare a development plan and apply for a PD use permit; include site plan, elevations, parking and landscaping per § 17.64.030–060.
• If parcel is in DR, prepare full design-review submittal (elevations, materials, landscaping) and be ready for planning-commission compatibility findings § 17.84.010–040.
• If parcel is in H, consult the historic-building-review committee and the ordinance’s applicability rules for uptown/railroad depot; incorporate historic standards into plans § 17.88.020.
• If parcel shows a B suffix, confirm the minimum lot area required where the combining district was applied § 17.80.010–020.
• For any overlay, verify required parking levels per the ordinance’s parking chapters before final design; see the city parking guidance and Chapter 17.100 for calculations.
• If an ADU is proposed, confirm ADU rules apply and that ADU ministerial provisions are followed; see § 17.132.040 and the city ADU page. ADUs
• Confirm building permit compliance with the California Building Standards Code (Title 24) — building code requirements are enforced separately from zoning.

Risks & Ambiguities

Plain-English summary

Susanville applies a small set of named overlays (for design review, historic preservation, planned developments, lot-size control and flood restrictions). They don’t change the base zoning uses unless the overlay ordinance explicitly allows it; overlays typically add review steps and design or lot-configuration standards you must meet before building. Verify the exact overlays on your parcel and follow the cited ordinance sections when preparing permits. See § 17.04.060 for the list of combining districts.

Source References

• § 17.04.060 — Establishment and list of zone and combining (overlay) districts.
• § 17.64.010–060 — Planned Development (PD) purpose, uses, application, standards and review.
• § 17.84.010–040 — Design Review (DR) combining district purpose, uses and standards.
• § 17.88.010–030 — Historic Preservation (H) combining district purpose, applicability and standards.
• § 17.80.010–020 — Combining Lot Size (B) district (purpose and how minimum lot area is set).
• Chapter 17.96 — General development standards (yards, lot-size rules that apply across districts). § 17.96.020 and related provisions.
• Parking standards and rates (Chapter 17.100) — See parking table excerpts.
• ADU rules (Chapter 17.132) — ADU applicability and ministerial allowances under state law.
• City pages referenced for practical guidance: Susanville Zoning, Susanville Development Standards, Susanville Design Review, Susanville Historic Preservation, Susanville Parking, Susanville ADUs, California Building Standards Code.

Retrieved passages

• Susanville Zoning Code (title apply) High relevance show source text
• Susanville Zoning Code (Chapter 17.64.) High relevance show source text
• Susanville Zoning Code (§ 17.64.020.) High relevance show source text
• CFC § 14.2 (§ 14.2) High relevance show source text
• Susanville Zoning Code (Section 17.124.) Medium relevance show source text
• Susanville Zoning Code (Title 17.) Medium relevance show source text
• Susanville Zoning Code (§ 2) Medium relevance show source text
• Susanville Zoning Code (§ 2) Medium relevance show source text
• Susanville Zoning Code (§ 2) High relevance show source text
• Susanville Zoning Code (§ 15.7) High relevance show source text
• Susanville Zoning Code (§ 2) Medium relevance show source text

Cited sections

• **§ 17.04.060** — Establishment and list of zone and combining (overlay) districts. (§ 17.04.060)
• **§ 17.64.010–060** — Planned Development (PD) purpose, uses, application, standards and review. (§ 17.64.010)
• **§ 17.84.010–040** — Design Review (DR) combining district purpose, uses and standards. (§ 17.84.010)
• **§ 17.88.010–030** — Historic Preservation (H) combining district purpose, applicability and standards. (§ 17.88.010)
• **§ 17.80.010–020** — Combining Lot Size (B) district (purpose and how minimum lot area is set). (§ 17.80.010)
• **Chapter 17.96** — General development standards (yards, lot-size rules that apply across districts). **§ 17.96.020** and related provisions. (Chapter 17.96)
• Parking standards and rates (Chapter 17.100) — See parking table excerpts. (Chapter 17.100)
• ADU rules (Chapter 17.132) — ADU applicability and ministerial allowances under state law. (Chapter 17.132)
• City pages referenced for practical guidance: Susanville Zoning, Susanville Development Standards, Susanville Design Review, Susanville Historic Preservation, Susanville Parking, Susanville ADUs, California Building Standards Code.
• Susanville_ZoningCode.md

• Official Susanville code library