Biggs — Overlay Districts

Last reviewed: July 1, 2026

Overview

In Biggs, the only overlay-type zoning tool defined in the zoning ordinance is the PD Planned Development district, which is explicitly applied as a “combining zone” over a base zoning district to modify otherwise-applicable standards and enable integrated site planning. If you’re evaluating an overlay in Biggs, start by confirming the underlying base district on the city’s official zoning map and how a PD could be layered to tailor standards to your project; see the broader context on the Biggs Zoning and Biggs Land Use pages. The PD process often runs in parallel with Biggs Design Review and may include tailored Biggs Parking, Biggs Signage, and Biggs Landscaping and Screening provisions within the PD plan.

Where “overlays” live in the Biggs code

• The ordinance lists all zoning districts and makes clear that a PD may be applied “in conjunction” with an underlying zone to modify basic development requirements; the official zoning map “delineates the zoning and combining districts.” See BMC § 14.190.020 and § 14.190.030.
• The PD chapter states the district “may be applied as a combining zone to any city zoning designation,” establishes general standards (e.g., open space), and authorizes tailored regulations through the PD plan. See BMC § 14.390.020, § 14.390.040–.060.

Not found in retrieved materials: separate named overlays such as “Floodplain Overlay,” “Historic Overlay,” or “Airport Overlay.” If you see such labels on a parcel report or map, Verify with the jurisdiction.

District-by-District Breakdown

PD Planned Development (Combining District)

• Purpose and when it applies
  • The PD is intended “to provide flexibility in the approval of land uses,” enabling multiple land use designations within a single, master-planned project while staying consistent with the General Plan. The city may adopt project-specific regulations different from the base zoning when they provide a substantial public benefit and are not contrary to the General Plan. See BMC § 14.390.010.
  • It may be applied as a combining zone to any base district citywide where a rezoning to PD is approved. See BMC § 14.390.020 and Chapter 14.40 on rezoning procedures.
• Typical permitted uses
  • “Any use or combination of uses and densities” may be allowed if the development conforms to the General Plan, with the underlying zone determining the dominant use. Mixtures of uses can be permitted under the PD plan. See BMC § 14.390.030.
  • The city may authorize uses not otherwise permitted in the base district if they are desirable or convenient for project users and compatible with other planned uses; by default, these may not exceed 30% of the PD area or total planned floor area unless a specific exception is granted. See BMC § 14.390.050.
• Key dimensional/quantitative standards
  • Density must remain consistent with the underlying land use designation; total dwellings may not exceed the General Plan maximum unless allowed by state law. See BMC § 14.390.040(1).
  • Minimum open space: at least 20% of the project area as landscaped open space, with at least 10% of the total project area in consolidated areas supporting social or recreational activities. See BMC § 14.390.040(2).
  • The PD plan may set project-specific limits for setbacks, height, lot coverage, circulation, landscaping, fences/walls, signs, building spacing, parking/loading, architectural design, and lighting. See BMC § 14.390.060.
• How it’s approved and what else applies
  • All PDs require public hearings for rezoning/text actions per Chapter 14.40 and may include conditions of approval adopted by ordinance. See BMC § 14.390.050 and §§ 14.40.040–.050.
  • A pre-application consultation is recommended; PD projects also require design review. See BMC § 14.390.070 and § 14.390.090.
  • If the PD includes creating lots or condos, a tentative subdivision map is required under Title 13. See BMC § 14.390.080.
  • The PD can tailor parking location/size and signage criteria under its latitude provisions; however, the PD plan must still demonstrate internal consistency with applicable city standards and the General Plan. See BMC § 14.390.060.

What the PD overlay can modify (at a glance)

Checklist

• Confirm the parcel’s base zone on the official zoning map and whether a PD combining district currently applies. See BMC § 14.190.030.
• If adding PD, initiate a rezoning per Chapter 14.40 (application, hearings, council action).
• Prepare a PD site development plan showing uses, densities, and consistency with the General Plan; identify any uses not permitted in the base zone and keep them within the 30% default cap unless seeking a specific exception. See BMC § 14.390.030 and § 14.390.050.
• Demonstrate minimum 20% landscaped open space with 10% of the site in consolidated social/recreation areas. See BMC § 14.390.040(2).
• Propose project-specific standards (setbacks, height, lot coverage, circulation, parking, signage, landscaping, architecture, lighting) under PD latitude. See BMC § 14.390.060.
• File for design review and coordinate conditions across PD and design review approvals. See BMC § 14.390.090.
• If subdividing or creating condos, file a tentative map under Title 13. See BMC § 14.390.080.
• Confirm how PD conditions interact with existing nonconforming situations; PD does not legalize violations. See BMC § 14.10.040 and Biggs Nonconforming Uses.
• If a variance outside PD is contemplated, review Biggs Variances and Exceptions to understand when exceptions vs. PD tailoring is appropriate. Not found in retrieved materials for overlay-specific variances; general exception procedures are in Chapter 14.180. Verify with the jurisdiction.

Risks & Ambiguities

Plain-English Summary

Biggs uses a single, flexible overlay called the PD Planned Development combining district. Think of it as a custom layer on top of your base zoning that can fine-tune setbacks, height, coverage, use mix, parking, signage, and landscaping to fit a master plan—so long as you stay within the General Plan’s density and provide the required open space. It’s adopted by a rezoning ordinance with public hearings, and every PD project also goes through design review.

Source References

• BMC Chapter 14.190 Designation of Zoning Districts (PD as combining; zoning/combining districts shown on the map): §§ 14.190.020, 14.190.030.
• BMC Chapter 14.390 PD Planned Development District (intent; applicability; uses; general regulations; modification powers; latitude of regulations; preapplication; subdivision; design review; application contents): §§ 14.390.010–.100.
• BMC Chapter 14.40 Zoning and Text Amendments (rezoning procedures and hearings): §§ 14.40.020–.050.
• BMC § 14.10.040 (Applicability; relation to Biggs Nonconforming Uses Chapter 14.80).

Information Gaps

• No separate overlay districts (e.g., Floodplain, Historic, Airport) were identified in the retrieved materials. Not found in retrieved materials.
• PD application submittal checklists, templates, or fees. Not found in retrieved materials.
• Any city-adopted PD-specific design guidelines beyond general design review standards. Not found in retrieved materials.

Retrieved passages

• Biggs Zoning Code (§ 1) Medium relevance show source text
• Biggs Zoning Code (§ 14.380.080.) Medium relevance show source text
• Biggs Zoning Code (§ 1) Medium relevance show source text
• Biggs Zoning Code (§ 1) Medium relevance show source text
• Biggs Zoning Code (§ 14.360.040.) Medium relevance show source text
• Biggs Zoning Code (§ 14.40.020.) Medium relevance show source text
• Biggs Zoning Code (chapter shall) Medium relevance show source text
• Biggs Zoning Code (§ 14.330.050.) Medium relevance show source text
• Biggs Zoning Code (§ 1) Medium relevance show source text
• Biggs Zoning Code (title and) Medium relevance show source text
• Biggs Zoning Code (§ 3) Medium relevance show source text
• Biggs Zoning Code (§ 1) Medium relevance show source text
• Biggs Zoning Code (§ 3) Medium relevance show source text
• Biggs Zoning Code (§ 1) Medium relevance show source text

Cited sections

• BMC Chapter 14.190 Designation of Zoning Districts (PD as combining; zoning/combining districts shown on the map): §§ 14.190.020, 14.190.030. (Chapter 14.190)
• BMC Chapter 14.390 PD Planned Development District (intent; applicability; uses; general regulations; modification powers; latitude of regulations; preapplication; subdivision; design review; application contents): §§ 14.390.010–.100. (Chapter 14.390)
• BMC Chapter 14.40 Zoning and Text Amendments (rezoning procedures and hearings): §§ 14.40.020–.050. (Chapter 14.40)
• BMC § 14.10.040 (Applicability; relation to Biggs Nonconforming Uses Chapter 14.80). (§ 14.10.040)
• Biggs_ZoningCode.md

• Official Biggs code library