Local zoning · Daly City

Daly City — Overlay Districts

Overlay Districts under the Daly City local zoning and planning code, with the controlling citations.

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Last reviewed: July 2, 2026

Overview

Daly City uses several overlay/“combining” districts and specific-plan districts inside Title 17 — ZONING to add rules on top of the underlying zone. Overlays in Daly City are additive or supplementary: they either require extra studies or approvals (for example, design review or geotechnical reports) or they implement a specific-plan framework that changes permitted uses, parking, or design. See the city's base zoning map and the zoning code to confirm whether a parcel is inside an overlay. Refer to Daly City Zoning for the base map and zoning categories.

S-1 (Design Review Combining District)

  • Purpose: The S-1 overlay is intended to “create, preserve and enhance areas of unusual civic significance” and to require special aesthetic/design review in addition to the underlying zone. See § 17.26.010.
  • Typical permitted uses: Uses permitted are those of the underlying zone; the S-1 does not replace base uses but controls exterior changes. See § 17.26.020.
  • Key procedures & standards:
    • Plans for new construction, exterior alteration, signs or painting must be approved under the S-1 procedure before work begins (§ 17.26.030).
    • Decision criteria focus on site layout, massing, materials, color and relationship with surrounding development (§ 17.26.040) and must satisfy the design-review findings in Chapter 17.45; consult Daly City Design Review for process details.
    • Administrative and appeal paths: city planner, planning commission, and city council roles/appeals are set out in § 17.26.060–070.
  • Where it applies: Applied as a combining district with any underlying zone; boundaries are shown on the zoning map and its application is additive to the base zone (§ 17.26.020 and § 17.06.020).

Practical note: If your property is inside S-1, expect required design submittals (elevations, materials, landscape plan), review under Chapter 17.45, and possible conditions of approval. See Daly City Design Review for the types of exhibits typically required.

-RP (Resource Protection Combining District)

  • Purpose: The -RP overlay protects open space and sensitive or geotechnically hazardous areas and establishes supplemental development regulations that override inconsistent underlying-zone rules (§ 17.27.010).
  • Typical permitted uses: Underlying permitted principal uses remain, but many new activities or enlargements are conditional; certain additions or new structures typically require a use permit (§ 17.27.030).
  • Key standards & application requirements:
    • Applications must include additional site-plan detail and a geotechnical report prepared by a licensed geologist addressing site topography, soils, stability and mitigation measures (§ 17.27.040(A)–(B)).
    • CEQA/environmental evaluation is listed as required where applicable (§ 17.27.040(C)).
    • Where -RP conflicts with the underlying zone, the -RP rules prevail (§ 17.27.010).
  • Where it applies: Mapped on the city’s zoning map to lands designated as open space or buffer areas in the general plan/open-space element (§ 17.27.020). Verify parcel applicability on the zoning map; the code directs boundary interpretation to the city council when uncertain (§ 17.06.020).

Practical note: For properties in -RP expect a mandatory geotechnical submission and stricter limits on increases to existing structures; verify early whether your parcel is mapped -RP and ask the planning division whether past geotechnical work can be reused.

-B (BART Station Area Combining District)

  • Purpose: The -B combining district implements the BART Station Area Specific Plan, aiming to encourage dense, mixed-use and pedestrian-oriented development near BART (§ 17.29.010).
  • Typical permitted uses: Uses are generally the same as the underlying zone except where the BART Specific Plan modifies them (§ 17.29.050).
  • Key dimensional and procedural standards:
    • Design review is required for all new construction and exterior remodeling in the district, per Chapter 17.45 (§ 17.29.060). See Daly City Design Review for process.
    • Signs must comply with the BART Specific Plan design guidelines (§ 17.29.070).
    • Parking: the code specifically allows for reduced parking where projects meet the Specific Plan standards because of transit availability; the Specific Plan documents the reductions (§ 17.29.080). See Daly City Parking for base rules and consult the BART Specific Plan for the precise reductions.
  • Where it applies: The boundaries of the -B district are mapped in the code (map omitted from the print export) and should be checked on the official zoning map (§ 17.29.040).

Practical note: Projects in -B commonly qualify for lower parking ratios if they comply with the Specific Plan; confirm required design submittals early because design review is mandatory.

-CC (Commercial Cannabis Combining District)

  • Purpose: The -CC overlay establishes where commercial cannabis activities may be sited and ties local permissions to the city’s Cannabis Regulations and state law (§ 17.56.010).
  • Typical permitted uses: The code lists specifically permitted uses in the -CC overlay: cannabis retailer and cannabis delivery subject to Chapter 5.104 and the procedures/eligibility in that chapter (§ 17.56.030).
  • Key standards & application requirements:
    • Applicability and exclusions are defined (e.g., coastal-zone parcels, county-line parcels, certain zones and state/county-owned lands are excluded) — see § 17.56.020.
    • Development regulations default to the underlying zoning and any additional conditions in Chapter 5.104—Commercial Cannabis Regulations (§ 17.56.060).
    • The ordinance limits public hearings and treats certain eligible cannabis uses as non-discretionary where the operations meet the chapter’s criteria (§ 17.56.070).
  • Where it applies: Mapped citywide but subject to the express exclusions in § 17.56.020. Confirm specific parcel eligibility in the planning division.

Practical note: Being in the -CC overlay does not replace state licensing — it only identifies where the city will locally allow retail/delivery cannabis uses and ties local approval to Chapter 5.104. See Daly City Parking and the Cannabis chapter for operational conditions.

SC (Sullivan Corridor Specific Plan District)

  • Purpose: The SC (Sullivan Corridor Specific Plan) district implements a specific plan tailored to the Sullivan Corridor/Civic Center area; it establishes special development and design standards to create a mixed-use neighborhood and to implement the general plan (§ 17.21.010–020).
  • Typical permitted uses & dimensional standards: The code includes a matrix of specific plan designations and rules (for example, C-R/O with permitted uses, floor-area ratios, heights and yard rules) in § 17.21.030; where the Specific Plan applies, its rules prevail over the base zoning.
  • Key processes: The Specific Plan is used together with this chapter to design and evaluate development proposals; consult the Specific Plan for precise parking, FAR, and height numbers and for design guidelines. Design review and compliance with the Sullivan Corridor Specific Plan are required.
  • Where it applies: The chapter applies to the land identified in the Sullivan Corridor Specific Plan; check the zoning map and Specific Plan maps for parcel-level applicability.

Practical note: Specific-plan districts frequently replace or modify dimensional rules (setbacks, FAR, parking). Always consult the Specific Plan tables in § 17.21.030 and the plan document itself for the exact standards and permitted uses.

Quick reference table (decision‑relevant highlights)

Overlay district Primary purpose Major reviewer/permit trigger Quick code refs
S-1 (Design Review) Protect civic/visual quality; require design approval Design review required before exterior changes; appeals to planning commission/city council § 17.26.010–050
-RP (Resource Protection) Protect open space / geotechnical hazards Use permit for many changes; requires geotechnical report & CEQA where applicable § 17.27.010–040
-B (BART Station Area) Implement BART Station Area Specific Plan; transit-oriented dev. Design review mandatory; parking reductions possible per Specific Plan § 17.29.010–080
-CC (Commercial Cannabis) Identify locations where retail/delivery allowed under local rules Local eligibility + Chapter 5.104 procedures; some uses non-discretionary § 17.56.010–070
SC (Sullivan Corridor Specific Plan) Specific-plan rules for Sullivan corridor (uses, heights, FAR) Projects must satisfy Specific Plan standards and design guidelines § 17.21.010–030

Checklist

  • Confirm overlay(s) mapped on the parcel using the Daly City zoning map (boundaries rules: § 17.06.020) and ask the planning division to verify.
  • Determine underlying base zone and the overlay(s) that “combine” with it; read both the base-zone chapter and the overlay chapter (e.g., § 17.26.020, § 17.27.010, § 17.29.020).
  • If in S-1 or -B, prepare design-review exhibits (elevations, materials, landscape) and file to Chapter 17.45 standards; consult Daly City Design Review.
  • If in -RP, obtain a professional geotechnical report and meet the site-plan disclosures listed in § 17.27.040.
  • If in -B, check the BART Specific Plan for parking reductions and sign/design guidelines; consult Daly City Parking.
  • If in -CC, confirm parcel eligibility per § 17.56.020, and prepare any Chapter 5.104-specified application materials.
  • Confirm CEQA/environmental-submission needs early for overlays that trigger environmental review (e.g., -RP) — the code references CEQA in multiple overlay chapters.
  • If a boundary is ambiguous, request a district-boundary interpretation per § 17.06.020(4) (city council).

Risks & Ambiguities

Issue Why it matters What to verify
Boundary uncertainty Whether an overlay applies determines required studies/permits (e.g., geotechnical reports or design review). Confirm parcel location on the official zoning map and request interpretation if ambiguous (§ 17.06.020(4)).
“Uses same as underlying” phrase Overlays often state uses remain the same except where the Specific Plan modifies them; determining which rules control can change permitted uses. Check both the overlay chapter and the applicable Specific Plan text/tables (e.g., § 17.29.050, § 17.21.030).
Parking reductions in -B The code notes parking may be reduced, but the Specific Plan contains the exact ratios. Obtain the BART Station Area Specific Plan and confirm the project's eligibility for reduced parking (§ 17.29.080).
Overlays vs. underlying numeric standards Overlays may require different lot-area, height or setback rules but often defer to the underlying zone or to a Specific Plan. For dimensional questions check both the overlay (§ chapter) and the underlying zone chapter; where inconsistent the overlay may prevail (see individual overlay chapters, e.g., § 17.27.010).
Parcel-specific exceptions/exclusions (e.g., -CC) Some overlays exclude specific properties (coastal zone, county line, certain base zones). Verify eligibility lists in the overlay chapter (for -CC see § 17.56.020).
Map / plan text not in print export The print-export excerpts omit maps and some Specific Plan tables. Obtain the official online zoning map and the full Specific Plan documents; verify all numbers with the planning division. Not found in retrieved materials.

Plain-English Summary

Daly City’s overlays (called “combining” districts or specific-plan districts) add extra rules and approvals on top of whatever zone your property already has — for example, requiring design-review approvals (S-1, -B) or geotechnical reports (-RP) or allowing regulated cannabis uses (-CC). Which overlays apply is shown on the zoning map; if an overlay applies its rules supplement (and where inconsistent, may override) the regular zone rules. Verify boundaries and required submittals with the planning division early.

Information Gaps

  • Official zoning-map graphics and parcel-level overlay boundaries are not included in the retrieved print-export; confirm the overlay boundary on the City’s official zoning map. Not found in retrieved materials.
  • Detailed numeric parking-reduction schedules or floor-area-ratio tables for the -B or SC specific plans are referenced but the full tables or Specific Plan documents are not contained in the retrieved excerpts. Verify with the BART Station Area Specific Plan or the Sullivan Corridor Specific Plan. Not found in retrieved materials.
  • Parcel-specific interpretations (e.g., precise applicability of -RP or exclusions under -CC) require a planning division determination. Verify with the jurisdiction.

Source References

  • Daly City Zoning — Title 17 (print export): Chapter 17.26, S-1 Design Review Combining District (see § 17.26.010–070)
  • Daly City Zoning — Title 17: Chapter 17.27, -RP Resource Protection Combining District (see § 17.27.010–040)
  • Daly City Zoning — Title 17: Chapter 17.29, -B BART Station Area Combining District (see § 17.29.010–080)
  • Daly City Zoning — Title 17: Chapter 17.56, -CC Commercial Cannabis Combining District (see § 17.56.010–070)
  • Daly City Zoning — Title 17: Chapter 17.21, SC Sullivan Corridor Specific Plan District (see § 17.21.010–030)
  • General district listings / map rules: § 17.06.010–020 (district designations and boundary interpretation)
  • Design review procedures and findings: Chapter 17.45 (applicability, submittals, findings) — see § 17.45.070–090; reference when S-1 or -B requires design review.

Also used for internal guidance links in the text:

  • Daly City Zoning & planning overview: /us/california/daly-city
  • Daly City Zoning: /us/california/daly-city/zoning
  • Daly City Development Standards: /us/california/daly-city/development-standards
  • Daly City Parking: /us/california/daly-city/parking
  • Daly City Design Review: /us/california/daly-city/design-review
  • Daly City Variances and Exceptions: /us/california/daly-city/variances-and-exceptions
  • Daly City ADUs: /us/california/daly-city/adu
  • Daly City Landscaping and Screening: /us/california/daly-city/landscaping-and-screening

Sources

Retrieved passages

  • Daly City Zoning Code (§ 4) High relevance
  • Daly City Zoning Code (section is) Medium relevance
  • Daly City Zoning Code (§ 7) Medium relevance
  • Daly City Zoning Code (Title 15) Medium relevance
  • Daly City Zoning Code (§ 1) Medium relevance
  • Daly City Zoning Code (§ 4) Medium relevance
  • Daly City Zoning Code (§ 27) Medium relevance
  • CFC § 6 (Section 17.49.070) Medium relevance
  • Daly City Zoning Code (§ 5) High relevance
  • Daly City Zoning Code (§ 3) High relevance
  • Daly City Zoning Code (§ 1) Medium relevance
  • Daly City Zoning Code (§ 4) Medium relevance
  • Daly City Zoning Code (Section 30603) Medium relevance

Cited sections

Frequently asked questions

What is an overlay (combining) district in Daly City?

An overlay (called a “combining” district in Daly City) is a zoning layer that is combined with an underlying base zone to add or modify rules — for example, the S-1 design review overlay requires design approvals on top of whatever the base zone allows; see § 17.26.020.

Do overlays change permitted uses on a parcel?

Often overlays supplement the underlying zone rather than replace it; several Daly City overlays state that permitted uses are “the same as the underlying land-use district, except as modified by the specific plan” (example: -B BART Station Area — § 17.29.050) or they add narrowly defined permitted uses (example: -CC for cannabis — § 17.56.030).

If my property is in the **-RP** overlay, what special studies will be required?

Properties in -RP must submit additional site-plan detail and a geotechnical report prepared by a licensed geologist addressing soils, stability and mitigation; CEQA review may also be required (§ 17.27.040).

Is design review always required inside an overlay?

Not always, but several overlays specifically require design review. For example, the S-1 overlay restricts exterior work until approved under its procedures (§ 17.26.030) and the -B BART overlay requires design review for all new construction and exterior remodeling (§ 17.29.060). See Daly City Design Review for what exhibits are typical.

Can overlay rules override the underlying zone’s setbacks or heights?

Yes — where an overlay’s rules are inconsistent with the underlying zone, the overlay’s regulations may prevail; this is explicitly stated in several overlay chapters (for example § 17.27.010 for -RP and § 17.29.020 for -B). Verify specific numeric changes in the overlay chapter or the applicable Specific Plan.

How do I know whether an overlay applies to my parcel?

Check the official zoning map (boundaries shown per § 17.06.020) and, if uncertain, request a boundary interpretation from the city council per § 17.06.020(4). If you need a quick administrative reading, contact the planning division.

Does being in the BART overlay automatically mean I get lower parking requirements?

Not automatically. The code allows parking reductions where projects comply with the BART Station Area Specific Plan standards; the Specific Plan spells out the exact reductions and eligibility (§ 17.29.080). Check the Specific Plan and consult Daly City Parking.

If my business wants to operate cannabis retail, does the **-CC** overlay guarantee approval?

No. The -CC overlay identifies parcels where cannabis retail/delivery may be allowed, but those uses remain subject to Chapter 5.104 (Commercial Cannabis Regulations), local application standards, and any exclusions listed in § 17.56.020. Local approval and state licensing are separate requirements.

Who do I appeal to if an overlay-based design-review decision is denied?

Design-review appeals follow the chain described in the S-1 chapter and Chapter 17.26: appeal to the planning commission, then to the city council per § 17.26.060–070.

Do overlay chapters tell me to follow the state building code?

Overlay chapters focus on land-use and do not replace building code requirements; for construction permits and Title 24 issues, consult the California Building Standards Code. The Daly City zoning overlays reference compliance with other city codes and standards where relevant. Not found in retrieved materials for overlay chapters specifically; verify with the jurisdiction.

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