Overlay district
An overlay district adds rules on top of the base zoning in a mapped area, such as design standards downtown.
Also called overlay zone.
What it tells you
A new overlay shows where a city wants a certain kind of growth, such as denser housing near transit. A request to join an overlay can unlock uses or incentives the base zoning does not allow.
How it moves through a city or county
- The city or county proposes the overlay, often after a plan or study.
- The planning commission holds a hearing and recommends.
- The council or county commission adopts the map and rules by ordinance.
- Projects inside it then meet the extra rules at site plan or design review.
Some overlays add limits; others offer incentives like extra height. In some places owners can ask to join one, much like a rezoning.
Recent overlay requests
From public filings in Colorado, New Jersey, and New Mexico.
| Project | Location | Developer | Type | Size | Stage | Latest meeting |
|---|---|---|---|---|---|---|
| 40-Unit Inclusionary Multifamily Development | Glen Rock, NJ | 66 Glen Avenue L.L.C. | Affordable (LIHTC) housing | 40 units1 acres | Seeking approval | |
| 28-Unit Residential and Commercial Development | Granby, CO | Habitat for Humanity | Duplexes to fourplexes | 28 units2.65 acres | Seeking approval | |
| 15-Acre Solar Field Overlay Zone | Belen, NM | US Solar Development LLC | Utilities | 15 acres | Seeking approval |
As of How we count
Common questions
- How do I know if a property is in an overlay district?
- The city or county zoning map shows overlay districts, usually as a separate layer. Planning staff can confirm which overlay rules apply to a property.
- Does an overlay change the base zoning?
- No, an overlay sits on top of the base zoning, which still applies. Where the two conflict, the code says which rule wins, and it is often the overlay.
Related terms
Rules vary by state, county, and city. These pages describe common practice, not legal advice.
See overlay requests near you.
Search Boardwalk for "overlay" with a place name.