Local zoning · Del Mar

Del Mar — Overlay Districts

Q: What overlays could affect a single Del Mar parcel?

A single parcel can be in multiple overlays: for example Bluff, Slope & Canyon (BSC) , Floodplain (FPO) and Lagoon Overlay may overlap. Each overlay’s mapped boundaries appear in the City Zone Map and the overlay chapters (e.g., § 30.52.020 , § 30.56.020 , § 30.53.020 ) — verify with City staff.

Q: If my lot is in the Bluff, Slope & Canyon overlay, what permits will I likely need?

Expect at minimum a Conditional Use Permit and a Coastal Development Permit before any grading, structure, or subdivision activity — the overlay requires these permits and restricts encroachment on slopes >25% ( § 30.52.060 ).

Q: Are overlays part of the City’s Local Coastal Program (LCP) and what does that mean?

Yes — chapters such as Beach , Bluff/Slope/Canyon , and Lagoon form part of the City’s Local Coastal Program implementing ordinances and include notes that they are not subject to variance relief under the local variance process; that reduces the availability of local variance “relief.” See the footnotes in these chapters and the chapter text (e.g., Beach and BSC footnotes and provisions).

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

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Last reviewed: July 2, 2026

Overview

Overlay districts in Del Mar are special zoning “layers” that modify or add rules on top of the city's base zones (R-1, NC, RM, etc.) to protect shoreline, bluff, lagoon, floodplain, historic, open-space, and housing-rezone objectives. For how overlays interact with base zones and the citywide zoning map, see Del Mar zoning & planning overview. Key overlay chapters live in Title 30 (Zoning); each overlay spells out its purpose, boundaries, allowable uses (frequently “the underlying zone, subject to the overlay”), and any overlay‑specific permit or design requirements. See the controlling ordinance text at the cited code sections below for exact triggers and procedures.

How to read this page

This page summarizes the Del Mar overlay districts found in Title 30. Every requirement or quoted standard below is grounded in the local ordinance and cites the controlling code section (for example § 30.50.010). For other related technical topics mentioned below see the city's pages on development standards, parking, design review, and ADUs. When a chapter is part of the City’s certified Local Coastal Program, the code notes that its rules are not subject to the usual Del Mar variance relief; those limits are emphasized below.

District-by-district breakdown

Note: most overlays state that permitted uses are those of the underlying zone, unless the overlay text specifically narrows or expands uses — the phrase “those allowed in the underlying zone” appears repeatedly in Title 30. Where a chapter imposes special permit or development review rules, those are listed under “Key rules/permits.” If the ordinance gives numeric design standards, that number is shown and cited.

Beach Overlay Zone (Beach Overlay Zone) — § 30.50

Purpose: protect public access, shoreline resources and regulate development in the beach/shoreline area. § 30.50.010.
Typical permitted uses: Uses from the underlying zone, but the Beach Overlay prevails where it conflicts. § 30.50.030.
Key rules / permits:
- Development within the defined Shoreline Protection Area is tightly restricted; generally no development within the shoreline protection area except authorized protective structures or publicly authorized development (see § 30.50.050 and Shoreline Protection Permit rules in § 30.50.060).
- Shoreline protective structures require a Shoreline Protection Permit with findings including consistency with the Local Coastal Program and minimization of impacts to sand supply and public access (§ 30.50.060; approval criteria in § 30.51.040).
Where it applies: as mapped on the City zone map and in Exhibits to Chapter 30.50. § 30.50.020.

First mention of shoreline design/review links to the City’s design review page.

Bluff, Slope and Canyon Overlay Zone (BSC Overlay Zone) — § 30.52

Purpose: preserve scenic sandstone bluffs, steep slopes, canyons and prevent erosion/sedimentation. § 30.52.010.
Typical permitted uses: Uses allowed by the underlying zone, subject to this chapter’s restrictions. § 30.52.030.
Key rules / permits:
- Almost all development, grading, subdivision, or vegetation clearing within the BSC requires a Conditional Use Permit and a Coastal Development Permit; no grading or new structures until those permits are obtained (see § 30.52.060).
- Prohibits construction on steep slopes (>25%), and restricts encroachments within defined buffers (e.g., within 20 ft of top or 10 ft of bottom of steep slopes) except when the Planning Commission finds no feasible alternative (§ 30.52.060, subsections).
- Retained open space and tree/vegetation protection frequently require conservation easements or recorded restrictions (§ 30.52.130).
Where it applies: designated on the City Zone Map. § 30.52.020.

Lagoon Overlay Zone — § 30.53

Purpose: protect wetland resources of Los Peñasquitos and San Dieguito lagoons and adjacent uplands. § 30.53.010.
Typical permitted uses: Uses allowed by the underlying zone, but all development must be designed to protect wetlands and buffers — the chapter has definitions (Wetlands, Wetland Buffer) and protective rules. § 30.53.040.
Key rules / permits:
- Boundaries are mapped and may be updated to include newly identified wetlands; all development in the zone is subject to lagoon-specific development review (§ 30.53.020 and § 30.53.070).
Where it applies: properties mapped on the City Zone Map and any added wetlands subsequently identified. § 30.53.020.

First mention of wetland/buffer implications links to the City’s landscaping and screening page when discussing habitat buffers.

Floodplain Overlay Zone (FPO) — § 30.56

Purpose: reduce flood hazards and ensure development does not obstruct flood flow or increase flood damage. § 30.56.010.
Typical permitted uses: The overlay restricts or prohibits uses that would be incompatible with flood-prone areas; Chapter includes storage restrictions and construction siting/construction standards for areas in Special Flood Hazard Areas. § 30.56.090 and related subsections.
Key rules / permits:
- FPO boundaries adopt FEMA FIRM/FIS mapping by reference and additional City studies may supplement the map (§ 30.56.020).
- Storage of buoyant, flammable, or injurious materials is prohibited in Special Flood Hazard Areas (§ 30.56.090.A).
Where it applies: mapped floodplains; the ordinance adopts FEMA maps as the minimum area of applicability. § 30.56.020.

Historic Preservation Overlay Zone (HP Overlay Zone) — § 30.58

Purpose: preserve architecturally or historically significant properties and provide architectural control and flexible permitted uses to support economic viability of historic structures. § 30.58.010.
Typical permitted uses: By default the underlying zone controls; however the City Council may, after public hearing, allow other uses on designated historic landmark properties subject to conditions (§ 30.58.030).
Key rules / permits:
- All development, demolition, relocation, conversion or alterations on designated historic landmarks must be approved by the Design Review Board consistent with the code and the chapter’s design standards (§ 30.58.060).
- Demolition or significant diminution of designated landmarks is allowed only when no viable alternative exists and environmental review (EIR) addresses alternatives (§ 30.58.060.C / § 30.58.080).
Where it applies: properties designated by ordinance and mapped on the City zone map. § 30.58.020.

First mention of design review above links to the City’s design review page; first mention of historic preservation links to Del Mar Historic Preservation.

Open Space Overlay Zone (OS-OZ) — § 30.60

Purpose: (Chapter title exists in the code — the chapter establishes open-space overlay rules and boundaries; specific standards and conservation easement/recordation requirements are found in the chapter). § 30.60.010. Not all numeric standards are repeated in the excerpt.
Typical permitted uses: Generally limited to uses consistent with open-space protection; consult the chapter for exact allowable uses for each mapped area. Not found in retrieved materials: detailed list of allowed uses in the OS-OZ.
Key rules / permits: Open space retention often requires recorded deed restrictions or conservation easements and placement of protective fencing before grading (§ 30.52.130 is an example within BSC; similar requirements appear in open-space-related chapters).
Where it applies: mapped on the City zone map. Verify with the City zone map and the chapter text for parcel‑specific application. Verify with the jurisdiction.

Housing Element Implementation Overlay Zone (HEIOZ / Housing Element Implementation Overlay) — § 30.92

Purpose: carry out the City’s Housing Element rezone programs and facilitate housing opportunities per State law. § 30.92.010.
Areas of applicability: The code lists specific APNs/locations included in the overlay (e.g., the two parcels at Jimmy Durante & San Dieguito Drive described in § 30.92.020).
Key rules / permits:
- Where a development is consistent with the listed Housing Element program and the overlay development standards, permit approvals for multiple dwelling unit housing are processed via an administrative ministerial process (including an administrative Coastal Development Permit) — no public hearing when the ministerial criteria are met (§ 30.92.030.A–C).
- The overlay sets density for such rezone parcels at 20–25 dwelling units per net acre and ties setbacks/other standards to the base zone unless the overlay says otherwise (§ 30.92.040.A).
Where it applies: explicitly listed parcels in § 30.92.020 and as amended by ordinance.

First mention of ADU incentives in related sections links to the City’s ADU page.

Quick reference table — important overlay standards and permit triggers

Overlay District	Most decision‑relevant rule (short)	Code reference
Beach Overlay Zone	No development in Shoreline Protection Area except authorized protective/public works; Shoreline Protection Permits required for private protective structures	§ 30.50.050; § 30.50.060
Bluff, Slope & Canyon (BSC)	Grading/structures on steep slopes (>25%) prohibited except with CUP + Coastal Development Permit; steep‑slope buffers (20 ft top / 10 ft bottom)	§ 30.52.060; § 30.52.010
Lagoon Overlay Zone	Wetland and wetland buffer protection; development must protect habitat; boundaries updated as wetlands are identified	§ 30.53.010–.020
Floodplain Overlay Zone	Adopts FEMA FIRM/FIS; prohibits storage of buoyant/flammable materials; special construction/siting rules	§ 30.56.020; § 30.56.090
Historic Preservation (HP)	Design Review Board approval required for alterations/demolition on designated landmarks; Council may allow alternate uses after hearing	§ 30.58.060; § 30.58.030
Housing Element Implementation	Admin ministerial CDP for eligible multi‑family projects; density 20–25 du/net acre where specified	§ 30.92.030–.040

Checklist (what an applicant must satisfy — high level)

Confirm whether the parcel is within any mapped overlay on the City Zone Map (verify boundaries for Beach, BSC, Lagoon, Floodplain, HP, OS-OZ, HEI-OZ) — see the applicable overlay boundary § (e.g., § 30.50.020, § 30.52.020, § 30.53.020, § 30.56.020, § 30.58.020).
Determine the required entitlements (e.g., Conditional Use Permit, Coastal Development Permit, Shoreline Protection Permit, design review) as required by the overlay (see each chapter’s permit rules such as § 30.52.060, § 30.50.060, § 30.58.060).
Prepare site plans showing compliance with overlay development criteria (steep‑slope setbacks, wetland buffers, FEMA base flood elevation mapping, etc.) and any required technical studies (geotechnical for bluffs, biological for lagoons, flood studies for FPO). See § 30.52.060 and § 30.56.020.
If the property is a designated historic landmark or in HP‑OZ, prepare materials consistent with the Historic Overlay design criteria and expect Design Review Board review; see § 30.58.060 and consult the City’s historic preservation guidance.
If the project relies on Housing Element Implementation overlay ministerial rules (e.g., a “by‑right” rezone parcel), confirm qualifying program criteria and apply for an administrative CDP per § 30.92.030.
For coastal projects or projects in mapped LCP areas, expect Coastal Commission notice/possible appeal if in the appealable coastal zone; follow Chapter 30.75 procedures for CDPs.

Risks & Ambiguities

Issue	Why it matters	What to verify
Overlay boundary uncertainty	Overlays (Beach, BSC, Lagoon, Floodplain, HP) are mapped and can be amended — a small mapping difference changes permit triggers	Verify parcel overlay status on the official City Zone Map and exhibit maps referenced in the chapter (e.g., Exhibits in § 30.50.020, § 30.52.020).
Variance relief limited for LCP chapters	Several overlay chapters are part of the Local Coastal Program implementing ordinances and are explicitly not subject to Del Mar's variance relief — this limits options for “relief” from overlay standards	Confirm whether the overlay chapter includes the LCP‑implementing note/non‑variance language (see footnotes for Beach, BSC, Lagoon chapters).
Coastal appealability	Administrative approvals in certain coastal areas may be appealable to the Coastal Commission (e.g., administrative CDP decisions in the appealable area)	Check Chapter 30.75 appeal rules and § 30.92.030 appeal provisions for HEIOZ projects.
Overlapping overlays	Parcels can be in multiple overlays (e.g., BSC + Floodplain + Lagoon); overlapping rules can impose multiple, sometimes conflicting, standards	Identify all overlays that apply and use the most restrictive applicable requirement; where the code specifies precedence, follow it. If uncertain, “Verify with the jurisdiction.”
Numeric standards not stated in overlay chapter	Many overlay chapters defer numeric setbacks/coverage to the base zone or to specific plan elements	Confirm numeric setbacks, FAR, and coverage in the applicable base zone chapter and the City’s development standards.

Plain‑English summary

Del Mar’s overlays are location‑specific zoning add-ons (Beach, Bluff/Slope/Canyon, Lagoon, Floodplain, Historic, Open Space, and a Housing Element Implementation overlay) that impose extra protections and special permit requirements on top of whatever the base zone allows — often meaning stricter review, special permits (CUP, CDP, Shoreline Protection Permit), and sometimes no variance relief because the chapter is part of the Local Coastal Program. Always check the parcel on the City zone map and read the overlay chapter that applies (exact citation numbers are listed below).

Source References

Del Mar Municipal Code, Chapter 30.50 — Beach Overlay Zone (purpose, boundaries, permits), § 30.50.010, § 30.50.020, § 30.50.030, § 30.50.050, § 30.50.060.
Del Mar Municipal Code, Chapter 30.51 — Shoreline Protection Area / Seawalls (criteria and Exhibit descriptions), § 30.51.040–.060.
Del Mar Municipal Code, Chapter 30.52 — Bluff, Slope & Canyon Overlay Zone (BSC), § 30.52.010–.060, and § 30.52.130 (retained open space).
Del Mar Municipal Code, Chapter 30.53 — Lagoon Overlay Zone, § 30.53.010–.070.
Del Mar Municipal Code, Chapter 30.56 — Floodplain Overlay Zone, § 30.56.010–.020, § 30.56.090.
Del Mar Municipal Code, Chapter 30.58 — Historic Preservation Overlay Zone (HP), § 30.58.010–.080 (design review and landmark designation rules).
Del Mar Municipal Code, Chapter 30.60 — Open Space Overlay Zone (OS-OZ) (chapter title and general application). Not all numeric standards were available in the retrieved excerpts.
Del Mar Municipal Code, Chapter 30.92 — Housing Element Implementation Overlay Zone, § 30.92.010–.040 (areas of applicability, administrative CDP process, density standards).
Del Mar Municipal Code, Chapter 30.75 — Coastal Development Permits, applicability and appeal provisions.

If you need the exact parcel‑level overlay designation, the City Zone Map and chapter Exhibits (referenced in the chapters above) are the controlling resources — verify parcel overlay assignment with City planning staff.

Sources

Retrieved passages

CBC § 020 (Title 24) High relevance
Del Mar Zoning Code (Chapter 30.55.) High relevance
Del Mar Zoning Code (Section 65915.) High relevance
Del Mar Zoning Code (Section 30.91.050) High relevance
Del Mar Zoning Code (§ 2) High relevance
Del Mar Zoning Code (Chapter 30.50) High relevance
Del Mar Zoning Code (Section 30.90.040) High relevance
Del Mar Zoning Code (Chapter 30.80.) High relevance

Cited sections

Official Del Mar code library

Frequently asked questions

What overlays could affect a single Del Mar parcel?

A single parcel can be in multiple overlays: for example Bluff, Slope & Canyon (BSC), Floodplain (FPO) and Lagoon Overlay may overlap. Each overlay’s mapped boundaries appear in the City Zone Map and the overlay chapters (e.g., § 30.52.020, § 30.56.020, § 30.53.020) — verify with City staff.

Do overlay zones change what I can use my property for?

Usually overlays state that permitted uses are those of the underlying zone, but overlays can add special restrictions or allow the City Council to permit alternative uses in specific cases (for example, HP‑OZ allows Council to permit alternate uses for designated landmarks per § 30.58.030). Always check the overlay chapter for exceptions.

If my lot is in the Bluff, Slope & Canyon overlay, what permits will I likely need?

Expect at minimum a Conditional Use Permit and a Coastal Development Permit before any grading, structure, or subdivision activity — the overlay requires these permits and restricts encroachment on slopes >25% (§ 30.52.060).

Are overlays part of the City’s Local Coastal Program (LCP) and what does that mean?

Yes — chapters such as Beach, Bluff/Slope/Canyon, and Lagoon form part of the City’s Local Coastal Program implementing ordinances and include notes that they are not subject to variance relief under the local variance process; that reduces the availability of local variance “relief.” See the footnotes in these chapters and the chapter text (e.g., Beach and BSC footnotes and provisions).

What numeric standards do overlays change (setbacks, FAR, height)?

Most overlays defer numeric development standards (setbacks, FAR, height) to the base zone or to overlay‑specific sections. The Housing Element Implementation Overlay spells out density ( 20–25 du/net acre in § 30.92.040.A ) for the listed parcels; other overlays impose performance or siting restrictions (e.g., slope buffers) rather than globally changing FAR or lot coverage. Verify base zone standards in the applicable zone chapter and overlay chapter language.

Will an ADU be treated differently if the lot is in an overlay?

ADU provisions in Title 30 reference overlay standards where applicable — ADUs must comply with the overlay’s protective setbacks or specific standards (see cross‑references in ADU chapter and overlay chapters). If an overlay contains stricter setbacks or prohibits development in a mapped area (for example, within the Shoreline Protection Area), ADU development will be limited by those overlay rules. Check § 30.91.060 in Title 30 for ADU overlay cross‑references and consult the overlay chapter (verify with the jurisdiction). Not found in retrieved materials: a parcel‑specific ADU overlay exception list.

Are there cases where the City Council can change uses in an overlay area?

Yes — for example the Historic Preservation Overlay allows the City Council, after public hearing, to permit uses for designated historic landmark properties other than those of the underlying zone, subject to conditions (§ 30.58.030). Similarly, Housing Element Implementation Overlay parcels are governed by adopted rezone programs and ordinance direction (see § 30.92.020–.030).

Do overlay chapters require any recorded restrictions on property?

Some overlay chapters (notably BSC and Open Space related provisions) require open space deed restrictions, conservation easements, or recordation to bind successors where areas must be retained in natural state (§ 30.52.130). Verify which overlays require recordation for your parcel.

Who decides shoreline protection permits or appeals for coastal overlay decisions?

Shoreline Protection Permits and protective‑structure approvals are decided by the Planning Commission or City Council on appeal per § 30.50.060 and § 30.51.040, and many coastal decisions are processed under Chapter 30.75 (CDP rules); administrative approvals in the appealable coastal area may be appealable to the California Coastal Commission. Confirm appealability under Chapter 30.75.

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