Blue Lake — Overlay Districts

Last reviewed: July 1, 2026

Overview

Blue Lake uses overlay districts—called “Combining Zones” in Title 17—to layer supplemental rules on top of the base zoning districts shown on the City’s Zoning Map. These overlays can change allowed density, tailor development form, and add historic-preservation controls while leaving the underlying zone in place. The core overlays in Blue Lake are the Planned Development or P‑D Combining Zone, the Special Density or D Combining Zone, and the Historical Overlay or H Combining Zone, all administered under Title 17 Zoning. The Zoning Map itself is adopted by ordinance and may be amended from time to time; always confirm a parcel’s base zone and any combining overlays before designing a project under Blue Lake Zoning .

How combining overlays work in Title 17

• Combining overlays modify the regulations of the principal zone only as expressly provided; otherwise, the base zone rules continue to apply. This is stated at the outset of Chapter 17.20, “Regulations for the Combining of Zones and for Open Space Lands” .
• The City formally establishes the P‑D and D combining overlays in § 17.12.020, while the Historical Overlay is implemented in § 17.20.060. Locations and boundaries appear on the Zoning Map, which is the controlling source for where an overlay applies (§ 17.12.050). When boundaries are unclear, § 17.12.060 provides rules to interpret them by centerlines, lot lines, or scale on the map .
• Where an overlay triggers additional review (e.g., the H Overlay requires design review), applicants must follow those procedures in addition to any base-zone or general provisions such as parking, signage, and landscaping and screening found in Chapter 17.24 .

District-by-district guide

Planned Development or P‑D Combining Zone

• Purpose and where it applies: The P‑D overlay enables “planned unit development” flexibility—coordinated site planning, varied building relationships, and tailored heights/setbacks—while keeping substantial compliance with the zoning framework. It can be combined with any R, C, M, or A principal zone, on a site‑specific basis via a discretionary approval .
• Typical permitted uses: Any use or combination of uses consistent with the Blue Lake General Plan may be allowed in a P‑D by use permit, subject to a comprehensive development plan submittal. This is not a blanket entitlement; it is case‑by‑case through the use permit for the P‑D .
• Key dimensional/plan standards: Applications must include a development plan covering topography, access, circulation, lot design, dedications, land‑use allocations, building locations/dimensions and setbacks, landscaping/screening, drainage and utility plans, and sewage disposal. The permit may also impose overlay‑specific conditions on parking, loading, and signs through cross‑reference to the General Provisions (Chapter 17.24). P‑D projects are “subject to all conditions imposed, and … excepted from other provisions … only to the extent specified in the permit” .
• Approval mechanics: P‑D requests follow the zoning amendment/use‑permit hearing procedures in Chapter 17.28; specific findings for combining with a P‑D are required by the Planning Commission and/or City Council, including consistency with Title 17 purposes and the General Plan (§ 17.28.010.N–O). Appeals and revocations follow Chapter 17.28 as well .

Special Density or D Combining Zone

• Purpose and where it applies: The D overlay modifies residential density where the base zone lacks a density standard or where the City determines a different density is appropriate. It can be combined with any principal zone but may not allow lots smaller than the base zone’s minimum lot size (§ 17.20.040.A) .
• Typical permitted uses: The D overlay does not change uses; it only alters the density/lot‑area per dwelling metric that applies on top of base‑zone use permissions (§ 17.20.010) .
• Key dimensional standards: Subzones include, for example, D‑3 (1 unit/3,000 sq ft), D‑4 (1/4,000), D‑5 (1/5,000), D‑6 (1/6,000), D‑8 (1/8,000), D‑10 (1/10,000), D‑20 (1/20,000), and acreage standards D‑1AC (1/acre), D‑2½AC (1/2.5 acres), D‑5AC (1/5 acres). When a principal zone or planned district references the D overlay, the D standard governs density (e.g., PD‑R maximum density is 1 unit/6,000 sq ft or as modified within the D overlay) .

Historical Overlay or H Combining Zone

• Purpose and where it applies: The H overlay preserves historic features and neighborhood character. The City Council may designate a historic area by ordinance, describing the area’s character, listing features to preserve, and establishing boundaries (§ 17.20.060.A). Hardship exclusions may be granted at designation (§ 17.20.060.D) .
• Typical permitted uses: Uses remain those of the base zone; the overlay adds historic‑resource review and may impose additional controls (e.g., façade, setback, height) identified in the designating ordinance (§ 17.20.060.A.4) .
• Key procedural standards: All real property in the H overlay requires design review under § 17.16.120, with applications evaluated against adopted standards and guidelines (§ 17.20.060.H; § 17.16.120.C–D). Commission and Council hearings for designation follow Chapter 17.28 procedures (§ 17.20.060.C–G) .
• Relationship to historic programs: The H overlay works in tandem with the City’s historic register and review procedures; see also Blue Lake Historic Preservation for programmatic context.

Open Space Lands (mapped designation in Chapter 17.20)

• What it is: “Open Space Lands” are mapped areas referenced by the “Open Space Element” map attached to Chapter 17.20. In these areas, no structures or vegetation modification may occur unless specifically permitted. Limited recreation facilities (e.g., trails, picnic areas) may be allowed by use permit; certain municipal buildings are allowed in a defined area; existing uses may continue (§ 17.20.050) .
• Note: This is not labeled a combining zone but is administered alongside overlays in Chapter 17.20; confirm mapped extents with the City.

Special Study Zones (tool used by Planning Commission)

• What it is: The Planning Commission may establish a Special Study Zone to address unusual conditions (e.g., hillside development, new housing concepts). This is a procedural overlay‑like tool to trigger further study, not a mapped combining zone (§ 17.24.160) .
• Practice tip: Treat Special Study direction as additive to any applicable base and overlay rules until the study concludes and the City provides specific conditions.

Quick reference: What each Blue Lake overlay does

The entries below summarize decision‑critical standards; use with the detailed text above and confirm mapped applicability on the Zoning Map. General provisions such as parking, signage, and landscaping and screening may also apply.

Note: Where overlay boundaries are unclear, apply the boundary rules in § 17.12.060 and verify with the City Clerk/Planner against the official Zoning Map (§ 17.12.050) .

Checklist

• Confirm base zone and any combining overlays for the parcel on the official Zoning Map (§ 17.12.050). If boundaries are uncertain, apply § 17.12.060 and Verify with the jurisdiction .
• If in the H overlay, prepare a design review package consistent with § 17.16.120 and the designation ordinance (§ 17.20.060.H) .
• If seeking a P‑D overlay or building under an existing P‑D, assemble the required development plan materials (topography, circulation, lotting, dedications, site/building layout, landscaping, drainage/utilities) and apply for the discretionary use permit; expect conditions to bind the project (§ 17.20.020; § 17.28.010) .
• If in a D overlay, calculate maximum units from the D subzone (e.g., D‑6 = one per 6,000 sq ft) and confirm the base zone’s minimum lot size is still met (§ 17.20.040.A–B) .
• If mapped as Open Space Lands, scope the project to permitted activities (e.g., trails/picnic areas) and apply for a use permit if eligible (§ 17.20.050) .
• Cross‑check applicable general provisions for parking, signage, and landscaping and screening, plus any site plan/notice procedures in Chapter 17.24 and Chapter 17.28; consider variances only if strict standards create hardship (§ 17.28.020) .

Risks & Ambiguities

Plain-English Summary

In Blue Lake, “overlay” districts are extra zoning layers that sit on top of your property’s base zone. A P‑D overlay lets the City approve a master plan with custom site standards; a D overlay sets how many homes per lot area you can build; and an H overlay adds historic‑preservation review that can control design details. Some mapped lands are also designated as Open Space with strict limits. Before drawing plans, check the Zoning Map for overlays, then follow any added procedures like design review and the Chapter 17.28 hearing steps when needed.

Source References

• § 17.12.020 (Combining Zones established: P‑D and D); § 17.12.050 (Zoning Map); § 17.12.060 (Determining Uncertain Boundaries)
• § 17.20.010 (How combining zones modify principal zones)
• § 17.20.020 (Planned Development or P‑D Combining Zone; submittals; conditions)
• § 17.20.040 (Special Density or D Combining Zone; D‑3 through D‑20; D‑1AC, D‑2½AC, D‑5AC)
• § 17.16.080(C)(2) (PD‑R density “or as modified within the D combining zone”)
• § 17.20.060 (Historical Overlay or H Combining Zone; designation; required design review)
• § 17.16.120 (Design Review Procedure for historic overlays and listed buildings)
• § 17.20.050 (Open Space Lands; permitted limitations and exceptions)
• § 17.24.160 (Special Study Zones)
• § 17.28.010, § 17.28.050 (Hearing procedures, appeals) and § 17.28.010.N–O (P‑D combining findings)
• § 17.28.020 (Variances)

Retrieved passages

• Blue Lake Zoning Code (§ 17.20.010) High relevance show source text
• Blue Lake Zoning Code (§ 17.16.071) High relevance show source text
• Blue Lake Zoning Code (Section 17.28.030.F) High relevance show source text
• Blue Lake Zoning Code (§ 17.20.040.) Medium relevance show source text
• Blue Lake Zoning Code (§ 17.12.010.) Medium relevance show source text
• Blue Lake Zoning Code (§ 17.20.060.) Medium relevance show source text
• CBC § 17.16.111 (Section 17.24.110.) Medium relevance show source text
• Blue Lake Zoning Code (§ 17.24.150.) Medium relevance show source text

Cited sections

• § 17.12.020 (Combining Zones established: P‑D and D); § 17.12.050 (Zoning Map); § 17.12.060 (Determining Uncertain Boundaries) (§ 17.12.020)
• § 17.20.010 (How combining zones modify principal zones) (§ 17.20.010)
• § 17.20.020 (Planned Development or P‑D Combining Zone; submittals; conditions) (§ 17.20.020)
• § 17.20.040 (Special Density or D Combining Zone; D‑3 through D‑20; D‑1AC, D‑2½AC, D‑5AC) (§ 17.20.040)
• § 17.16.080(C)(2) (PD‑R density “or as modified within the D combining zone”) (§ 17.16.080)
• § 17.20.060 (Historical Overlay or H Combining Zone; designation; required design review) (§ 17.20.060)
• § 17.16.120 (Design Review Procedure for historic overlays and listed buildings) (§ 17.16.120)
• § 17.20.050 (Open Space Lands; permitted limitations and exceptions) (§ 17.20.050)
• § 17.24.160 (Special Study Zones) (§ 17.24.160)
• § 17.28.010, § 17.28.050 (Hearing procedures, appeals) and § 17.28.010.N–O (P‑D combining findings) (§ 17.28.010)
• § 17.28.020 (Variances) (§ 17.28.020)
• BlueLake_ZoningCode.md

• Official Blue Lake code library