Local zoning · Davis

Davis — Overlay Districts

Q: What does the HDR overlay allow where it applies?

The HDR overlay permits high-density residential uses in addition to an underlying zone’s uses, specifically multiple dwellings, cooperative housing, supportive/transitional housing , and certain mixed residential/nonresidential combinations (with at least 50% residential floor area). It also prohibits single-family and duplex dwelling types in the overlay. See § 40.09A.040 and § 40.09A.070 for the full list.

Q: What are the minimum and maximum bulk standards in the HDR overlay?

The HDR overlay sets minimum lot area 7,500 sq ft , minimum lot width 70 ft , maximum building height 60 ft , maximum lot coverage 50% , and maximum FAR 2.0 . Setbacks are front 10 ft , interior side 5 ft (increased adjacent to single-family), street side 10 ft , rear 10 ft ; additional setback increases apply for heights over 40 ft . See § 40.09A.080 .

Q: How does the DTRN overlay affect demolition or rehabilitation in traditional neighborhoods?

The DTRN overlay aims to conserve traditional neighborhood character and discourages demolition of contributing structures by providing design guidelines and incentives for reuse; projects within the overlay are reviewed under the downtown design guidelines and may face more restrictive standards. See § 40.14A.010–.030 and the Downtown Code Articles 40.13/40.14 .

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

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Last reviewed: July 2, 2026

Overview

Overlay districts in the City of Davis are zoning overlays applied on top of the underlying base zone to add site-specific purpose, uses, and development standards (often to implement specific General Plan or Specific Plan objectives). The current Davis Zoning Code establishes multiple overlays including the High Density Residential (HDR) Overlay District, the Downtown and Traditional Residential Neighborhood (DTRN) Overlay District and conservation overlays such as the R-2-CD conservation overlay. The overlay rules supersede or supplement base-zone rules where stated and set required processes such as site plan and architectural review or ministerial approval where applicable.

How the Davis code treats overlays (quick legal points)

Overlays are adopted as Articles within Chapter 40 (Zoning) and are implemented by specific Article and § citations (for example, the HDR overlay is Article 40.09A; the DTRN overlay appears in Article 40.14A). § 40.09A.010 and § 40.14A.010 explain purpose and applicability.
Where overlay text explicitly conflicts with Chapter 40, the overlay controls (see § 40.09A.130 and downtown conflict rules). Verify which provision is controlling for a given parcel.
Overlays frequently require or exempt projects from other city processes (e.g., final planned development, design review); read the overlay’s procedural sections (site plan, design review, ministerial allowances) carefully.

High Density Residential (HDR) Overlay — Article 40.09A

Purpose: Encourage high-density residential development on designated infill sites to meet housing goals and to support reduced vehicle trips and resource conservation. § 40.09A.010.
Where it applies: The overlay is mapped and identified as HDR-OZ on the General Plan and the HDR Zone Map (Figure 40.09A.020A). § 40.09A.020. Confirm parcel-level mapping with the official zoning map.
Typical permitted uses: In addition to the underlying zone, principal permitted uses include multiple dwellings, group care homes (≤6 clients), cooperative housing, supportive housing, transitional housing, and mixed residential/nonresidential combinations where at least 50% of building floor area is residential. § 40.09A.040.
Conditional / prohibited uses: Single-room occupancy may be a conditional use; single-family dwellings and duplexes are expressly prohibited in the HDR overlay. § 40.09A.060; § 40.09A.070.
Key dimensional and development standards (decision-relevant): § 40.09A.080 contains the headline standards summarized in the table below. These are the standards that projects must meet unless modified through the overlay’s exceptions process.

Standard / Topic	Requirement (Davis HDR overlay)	Code Reference
Minimum residential density	20.00 units per net acre (or General Plan minimum, whichever is greater)	§ 40.09A.030
Minimum lot area	7,500 sq ft	§ 40.09A.080(a)
Minimum lot width	70 ft (existing lots of record exempt)	§ 40.09A.080(b)
Maximum building height	60 ft	§ 40.09A.080(c)
Yard setbacks (standard)	Front 10 ft; Street side 10 ft; Interior side 5 ft; Rear 10 ft (increased near single-family adjacencies)	§ 40.09A.080(d)
Lot coverage	50% max (accessory structures excluded)	§ 40.09A.080(e)
Floor Area Ratio (FAR)	2.0 max (garage area excluded)	§ 40.09A.080(f)
Usable open space	10% of site or unit-based minimums (studio/1BR 100 sf; 2BR 150 sf; +50 sf per additional bedroom)	§ 40.09A.080(g)
Bicycle parking	As required by Davis Municipal Code § 40.25A.060	§ 40.09A.080(h)

Process notes: HDR projects meeting qualifying affordability and unit-mix criteria may be processed ministerially under § 40.09A.110 (ministerial approval per Government Code §65583.2). Otherwise site plan and architectural (design) review applies per § 40.09A.100. Exceptions and minor modifications follow Article 40.27. § 40.09A.090–.120.
Special, site-specific conditions: The HDR overlay text for the example site at 4600 Fermi Place (APN 071-425-001) includes required freeway landscape buffers and interior noise mitigation requirements; those conditions are enforceable where mapped. § 40.09A.140.

Practical guidance: For any proposed HDR development you must confirm whether the parcel is shown on the HDR Overlay Zone Map and then design to the minimum density and the FAR/height/setback package in § 40.09A.080 before asking for any deviations. Verify ministerial pathway eligibility early — it can avoid discretionary review but requires specific affordability and mix thresholds per § 40.09A.110.

Downtown and Traditional Residential Neighborhood (DTRN) Overlay — Article 40.14A (and Downtown Code Articles 40.13 / 40.14)

Purpose: Conserve traditional neighborhood character and guide compatible infill, discourage demolition of contributing structures, and provide design guidance for downtown and adjacent traditional neighborhoods. § 40.14A.010.
Where it applies: Mapped by Figure 40.14A.020 (the DTRN map). Where the DTRN guidelines conflict with existing zoning standards, the more restrictive standard prevails. § 40.14A.020(b).
Typical permitted uses: The DTRN does not itself list a separate use table; downtown zones and the Downtown Code (Articles 40.13 and 40.14) set permitted and conditional uses by downtown zone (e.g., N-M, N-L, MS-M, MS-L). See Table 40.13.130 for downtown permitted/conditional uses. § 40.13.130.
Design & review: The overlay is implemented via adopted downtown design guidelines; all projects within the DTRN that require site plan and architectural approval are reviewed using those guidelines. § 40.14A.030; Downtown Code § 40.13.010–.020.
Key implementation principles: Downtown zones are form- and frontage-based (massing, façade, frontage types, civic spaces). The Downtown Code identifies required frontage types, pedestrian clearances, signage rules, and downtown-specific standards which may supersede or be combined with Chapter 40 standards. § 40.13.080; § 40.14.080–.110 (design elements and sign standards summarized in Article 40.14).

Practical guidance: If your parcel lies in the DTRN, the city will apply the Downtown Code standards and the DTRN guidelines in site plan and architectural review; design detail and frontage types matter as much as base-zone uses. Confirm whether the parcel is also inside the Downtown Specific Plan boundary — Downtown Code may supersede some Chapter 40 provisions. § 40.13.060.

Residential One- and Two-Family Conservation Overlay (R-2-CD) — Article 40.04A

Purpose and where it applies: The R-2-CD district is a conservation overlay intended to stabilize and protect historic residential characteristics in specified neighborhoods: notably Old North Davis and Old East Davis (identified by the overlay). § 40.04A.010.
Typical permitted uses: Standard residential uses for one- and two-family dwellings (single-family, duplexes where bedrooms per unit limits apply), accessory uses, day care homes, group care homes, supportive housing. § 40.04A.020.
Key rules to watch: The conservation overlay imposes historic/conservation design considerations and typically requires site plan/architectural approval for applicable projects; see Article 40.31 for review procedures. § 40.04A.010; review rules cited in Article 40.31.

Practical guidance: For older neighborhoods under R-2-CD, rehabilitation, additions, and new construction should reference the overlay’s conservation purpose and the city’s design-review rules; if a structure is a “contributing” historic resource there may be additional constraints under Article 40.23 (Historic Resources Management).

Checklist

Confirm the parcel is mapped in the overlay (HDR map Figure 40.09A.020A; DTRN Figure 40.14A.020) and note any site-specific special conditions (e.g., § 40.09A.020, § 40.09A.140, § 40.14A.020).
Design the project to the overlay build package (e.g., § 40.09A.080 for HDR: lot area, lot width, 60 ft height, setbacks, 2.0 FAR).
Check permitted/conditional/prohibited uses in the overlay (e.g., HDR permitted uses in § 40.09A.040; prohibited single-family/duplex in § 40.09A.070).
Verify parking and bicycle requirements as required by overlay references (bicycle parking reference in § 40.09A.080(h) and general requirements in the parking article). Consult Davis municipal parking standards when assembling the site plan.
Prepare materials for site plan and architectural (design) review per Article 40.31 when required (DTRN projects and most HDR projects that are not ministerial). See design guidelines for downtown overlay projects.
If seeking deviations, follow Article 40.27 exceptions/modifications or the overlay-specific exceptions clause (§ 40.09A.120).
For ADUs: confirm overlay-specific ADU rules vs. state ADU law; overlays may reference accessory dwelling units as permitted accessory uses (HDR accessory uses reference § 40.09A.050(e)). Verify consistency with local ADU rules and state law.

Inline resources to consult while preparing materials: Davis Development Standards, Davis Design Review, Davis Parking, Davis ADUs, and the California Building Standards Code. These links will be used by city staff reviewing your submission. (/us/california/davis/development-standards) (/us/california/davis/design-review) (/us/california/davis/parking) (/us/california/davis/adu) (/us/california/building-codes)

Risks & Ambiguities

Issue	Why it matters	What to verify
Overlay boundary uncertainty	Overlay rules only apply where mapped; misreading the map can cause incorrect submittals	Confirm parcel mapping on the official City of Davis Zoning Map and the overlay figure (e.g., Figure 40.09A.020A for HDR). Verify with Planning. § 40.09A.020.
Conflicts between overlay and base zone	Overlay may be more restrictive or prescriptive; which rule controls affects project scope	Read overlay conflict clauses: overlay controls where it expressly conflicts (§ 40.09A.130) and Downtown rules state the more restrictive standard prevails (§ 40.14A.020(b)). Confirm with planning staff.
Ministerial vs discretionary processing	Eligibility for ministerial review (fast-track) depends on specific affordability/unit mix criteria	Ministerial pathway for HDR projects requires meeting thresholds in § 40.09A.110 and state law (Gov. Code §65583.2). Verify affordability documentation and plan compliance early.
Historic/conservation overlay triggers	Projects in R-2-CD or DTRN may be subject to historic review or guidelines that affect design and permitability	Check Article 40.23 and DTRN guidelines; confirm whether structure is a designated or contributing resource. § 40.04A.010; Article 40.23.
Parking and bicycle standards interplay	Overlay may reference downtown parking standards or bicycle parking standards that differ from typical base-zone rates	Confirm parking standards and bicycle parking requirements referenced in the overlay (e.g., § 40.09A.080(h)) and review the Davis Parking article.
Parcel-level special conditions	Overlays often include site-specific conditions (e.g., noise buffers at 4600 Fermi Place) that are enforceable	Read special conditions in the overlay text (e.g., § 40.09A.140) and any mapping or figure tied to that parcel.

Plain-English Summary

If your property is inside a Davis overlay zone (for example the HDR or DTRN overlays), the overlay adds or replaces rules on top of the base zoning—telling you what uses are allowed, the density and size limits, and what design review or ministerial processes apply; always check the overlay map, the applicable Article’s § (for instance § 40.09A.080 for HDR standards) and confirm with city planning before preparing full plans.

Information Gaps

Complete overlay maps, parcel lookups, and the official City of Davis Zoning Map are not included in the retrieved text — confirm parcel-specific overlay mapping with the city. Not found in retrieved materials.
Fee schedules, submittal checklists, and timing for ministerial vs. discretionary review (calendar days and fees) are not present in the retrieved excerpts — Verify with the jurisdiction. Not found in retrieved materials.
Any recent amendments adopted after the versions included in the supplied file may not be reflected here — check the official online code or contact staff. Verify with the jurisdiction.

Source References

Davis Municipal Code — Article 40.09A, High Density Residential (HDR) Overlay District: § 40.09A.010 – § 40.09A.140 (purpose, applicability, uses, standards, ministerial provisions, exceptions, conflicts, special conditions).
Davis Municipal Code — Downtown Code and overlays: Article 40.13 (Downtown Davis Zones) and Article 40.14 / 40.14A (Supplemental to Downtown Zones and DTRN overlay), including § 40.13.010, § 40.13.020, § 40.13.060, § 40.13.130, § 40.14A.010–.030.
Davis Municipal Code — R-2-CD Residential Conservation District: § 40.04A.010–.020 (purpose and permitted uses).
Davis Municipal Code — Site Plan and Architectural Approval (Design Review): Article 40.31; principles and required materials (see § 40.31.050 and related provisions).
Davis Municipal Code — Nonconforming uses and other cross-cutting Articles referenced where applicable (e.g., Article 40.27 exceptions/modifications; Article 40.23 Historic Resources).

Sources

Retrieved passages

Davis Zoning Code (§ 40.09A.020.) High relevance
Davis Zoning Code (Article 18.05) High relevance
Davis Zoning Code (§ 40.09A.060.) High relevance
Davis Zoning Code (§ 40.09A.090.) High relevance
CBC § 11.6 (§ 11.6) Medium relevance
Davis Zoning Code (section that) Medium relevance
Davis Zoning Code (§ 40.13.060.) Medium relevance
Davis Zoning Code (§ 40.13.030.) Medium relevance

Cited sections

Official Davis code library

Frequently asked questions

What does the HDR overlay allow where it applies?

The HDR overlay permits high-density residential uses in addition to an underlying zone’s uses, specifically multiple dwellings, cooperative housing, supportive/transitional housing, and certain mixed residential/nonresidential combinations (with at least 50% residential floor area). It also prohibits single-family and duplex dwelling types in the overlay. See § 40.09A.040 and § 40.09A.070 for the full list.

What are the minimum and maximum bulk standards in the HDR overlay?

The HDR overlay sets minimum lot area 7,500 sq ft, minimum lot width 70 ft, maximum building height 60 ft, maximum lot coverage 50%, and maximum FAR 2.0. Setbacks are front 10 ft, interior side 5 ft (increased adjacent to single-family), street side 10 ft, rear 10 ft; additional setback increases apply for heights over 40 ft. See § 40.09A.080.

Do overlay rules override underlying zoning standards?

Yes — where an overlay expressly covers a topic and conflicts with Chapter 40, the overlay provisions control; downtown overlays specify the more restrictive standard prevails where conflicts exist. See § 40.09A.130 and § 40.14A.020(b) for conflict rules. Verify parcel-level application.

Do I need design review for a project in an overlay?

Most overlay projects that involve new development or substantial exterior changes will require site plan and architectural (design) review under Article 40.31; the HDR overlay requires site plan/architectural approval except for projects qualifying for ministerial processing under § 40.09A.110. See § 40.09A.100 and Article 40.31.

Can an HDR project be ministerial (no discretionary hearing)?

Yes — qualifying residential development projects that meet affordability and unit-mix criteria consistent with Government Code § 65583.2(c) & (h) may be processed ministerially under § 40.09A.110, provided they comply with the overlay’s development standards and adopted ministerial design standards. Confirm qualifying thresholds and documentation requirements early.

How does the DTRN overlay affect demolition or rehabilitation in traditional neighborhoods?

The DTRN overlay aims to conserve traditional neighborhood character and discourages demolition of contributing structures by providing design guidelines and incentives for reuse; projects within the overlay are reviewed under the downtown design guidelines and may face more restrictive standards. See § 40.14A.010–.030 and the Downtown Code Articles 40.13/40.14.

Are accessory dwelling units (ADUs) treated differently inside overlays?

The HDR overlay explicitly references accessory dwelling units as permitted accessory uses (ministerial ADUs per § 40.09A.050(e)), but ADU development must still comply with local ADU rules and state ADU laws; reconcile overlay language with Davis ADU rules and state law. See § 40.09A.050(e) and the local ADU article.

What if my proposed project needs an exception or modification to overlay standards?

Overlays typically allow exceptions or minor modifications through the city’s exceptions/modifications process (Article 40.27); the HDR overlay refers applicants to Article 40.27 for exceptions per § 40.09A.120. Prepare clear hardship or design-based justification when requesting deviations.

Where can I find the specific permitted/conditional uses for downtown overlay zones?

The Downtown Code tables list permitted and conditional uses by downtown zone (e.g., N-M, N-L, MS-M, MS-L) in Table 40.13.130 and related sections in Articles 40.13 and 40.14. See § 40.13.130 for the tabulated downtown uses.

Who determines overlay boundary disputes or ambiguity on the zoning map?

If overlay boundaries on the zoning map are uncertain, the Planning Commission may determine boundary locations upon written application or on its own motion; rules for boundary interpretations are found in Chapter 40 map interpretation rules. See § 40.01.100 and the specific overlay map figure for parcel confirmation.

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