Local zoning · Del Rey Oaks

Del Rey Oaks — Overlay Districts

Q: What densities can be built in the AH‑OZ?

Projects in the AH‑OZ are allowed 20 to 25 dwelling units per acre (minimum/maximum) under the overlay's development standards table. § 17.90.030 (Development Standards table) .

Q: What are the maximum building height and lot coverage in AH‑OZ?

The overlay caps building height at 35 feet (up to three stories ) and sets maximum building coverage at 50% (with some project‑level adjustments allowed through incentives). § 17.90.030 .

Q: What uses are allowed in the Visitor Commercial Overlay?

Permitted principal uses include RV parks, park models, clubhouses, lodges , and generally the principal uses permitted in C‑1 ; some uses (e.g., inns/resorts) are conditional and subject to use permits. § 17.32.030–040 .

Q: Is there an occupancy limit for visitor uses?

Yes — the Visitor Commercial overlay limits occupancy to 30 consecutive days unless a longer stay is allowed via municipal code or a use permit. § 17.32.060(A) .

Q: Are card rooms and casinos allowed in the visitor overlay or on former Fort Ord lands?

No — the code expressly prohibits card rooms and casinos within the Visitor Commercial overlay and on former Fort Ord lands. § 17.32.080 .

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

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Last reviewed: July 2, 2026

Overview

Overlay districts in Del Rey Oaks are special, mapped zoning layers that sit on top of the base zoning and add or change rules for parcels in the mapped area. The city's Title 17 Zoning implements two primary overlay types in the municipal code: the Affordable Housing Overlay Zone (AH‑OZ) and the Visitor Commercial Overlay Zone; each is written to modify permitted uses, development standards, and review requirements where applied. See the city's base zoning for how overlays combine with base districts.

How Del Rey Oaks defines overlays

An overlay zone is explicitly defined as “an additional zoning district as shown on the zoning map that prescribes special regulations to a parcel in combination with the base zoning district.” This definition appears in the Affordable Housing chapter as the code's working definition of overlay zones. § 17.90.020.

District-by-district breakdown

Affordable Housing Overlay Zone — AH‑OZ

Purpose (what the overlay is for): The AH‑OZ is intended to implement the General Plan Housing Element and to provide sites and standards to help Del Rey Oaks meet its Regional Housing Needs Allocation (RHNA) by facilitating affordable residential development. § 17.90.010.
Where it applies (map/ parcels): The AH‑OZ is mapped to a specific area: parcels adjacent to South Boundary Road (City-owned Sites 1 and 1a, former Fort Ord lands) and as shown on the ordinance Exhibit A. The code requires an amendment to the zoning map to show the AH‑OZ designation. § 17.90.030(B), (L).
Typical permitted uses: The overlay is written to permit and encourage affordable residential development (including mixed-income projects compliant with the income and affordability rules in the chapter). Project-specific permitted uses are governed by the AH‑OZ requirements and applicable base residential district standards; affordable housing developments must meet affordability covenants and enter a development agreement. § 17.90.030(A), (D)(1–2), (I–K).
Key dimensional & project standards (decision-relevant summary):
- Density: 20 units/acre minimum to 25 units/acre maximum for projects governed by AH‑OZ. § 17.90.030 (Development Standards table).
- Building coverage: 50% maximum; project-specific determination possible via design permit (never less than 45% as phrased in the code). § 17.90.030.
- Lot area / site minimum: Table shows minimum 2 acres (43,560 sq ft per acre) for the overlay standard; the chapter also contemplates smaller minimums as incentives where the City approves. § 17.90.030 (table & incentives).
- Usable open space: 150 sq ft per unit minimum (or 10% of site, whichever is greater for common open space). § 17.90.030.
- Height: 35 feet maximum and up to three stories. § 17.90.030.
- Setbacks: Setbacks are required consistent with R‑2 standards (the AH‑OZ references R‑2 setbacks and restates common R‑2 dimensions: Front 20 ft, Side 7 ft (add 2 ft per story above first), Rear 15 ft; grouped multi‑dwellings may require additional side yards). § 17.90.030; see R‑2 rules § 17.12.080–17.12.090 for related distances between buildings.
Review, approvals & conditions:
- AH‑OZ projects require a development agreement with the City and design permit / design review per the city's design chapter; decision‑makers must make findings consistent with the Housing Accountability Act where applicable. § 17.90.030(D)(1–3), (M).
- Affordability period: the chapter requires long affordability periods (not less than 55 years or the natural life of the unit, whichever is greater) and requires legal instruments to secure affordability. § 17.90.030 (I–J).
- Development incentives (fee waivers, relaxed standards such as density averaging, small reductions in setbacks up to 10%, etc.) are explicitly available where the City makes the required findings. § 17.90.030 (K: Development Incentives).
Practical guidance: If a parcel is in AH‑OZ, expect required pre‑application consultation with City staff, a required design review application, a development agreement, and enforceable affordability covenants—projects are eligible for targeted incentives but must meet explicit affordability and finding requirements. § 17.90.030(I–M, K).

Visitor Commercial Overlay Zone — Visitor Commercial Overlay Zone (Ch. 17.32)

Purpose: The overlay provides for visitor accommodations and recreation‑oriented uses and sets specific development and operational standards for those uses. § 17.32.010.
Where it applies: The chapter governs parcels where the overlay is mapped (the zoning map and ordinance amendments show where 17.32 applies); consult the zoning map for precise parcel application. § 17.32.010 / 17.04.030–040.
Typical permitted uses:
- RV parks, park models, clubhouses/gathering places, lodge uses, and all principal uses permitted in C‑1 (general provisions subject to special conditions). § 17.32.030(A–D).
- Auxiliary uses and accessory uses associated with visitor accommodation are allowed per the overlay. § 17.32.030(E).
Key operational & dimensional standards:
- Occupancy limit: Occupancy in visitor uses is limited to 30 consecutive days unless extended by a use permit. § 17.32.060(A).
- C‑1 standards largely apply, but 17.32 identifies exceptions (e.g., parking reductions for auxiliary uses, alternative surfacing for RV/recreation areas subject to City Engineer approval, and required undergrounding of utilities in most C‑1 contexts). § 17.32.060(B–C); related C‑1 conditions are in § 17.24.050.
- Parking: The overlay directs use of C‑1 parking standards with a 50% reduction allowance for certain auxiliary uses that primarily serve hotel guests; other parking rules are subject to City Manager or City Engineer approval for recreation‑oriented uses. § 17.32.060(C); 17.32.060(D).
Prohibited uses and special controls:
- Card rooms and casinos are explicitly prohibited within this overlay and on former Fort Ord lands. § 17.32.080.
- If a use ceases for 6 consecutive months, the City Council may terminate the land use permit. § 17.32.070.
Practical guidance: For visitor‑oriented projects expect conditional use permits for some uses (inn/resort), stricter operational controls (occupancy limits), possible parking reductions for auxiliary guest services, and required coordination with City engineering on surfacing/utility requirements. § 17.32.030–060.

Decision‑relevant standards & permitted uses (quick table)

Overlay / Topic	Key decision item	Where in code
AH‑OZ — density	20–25 units/acre (min/max)	§ 17.90.030
AH‑OZ — lot/site & coverage	Min 2 acres site; 50% max building coverage	§ 17.90.030
AH‑OZ — height	35 ft / max 3 stories	§ 17.90.030
AH‑OZ — setbacks	Front 20 ft; Side 7 ft (+2 ft per story); Rear 15 ft (consistent with R‑2)	§ 17.90.030; R‑2 standards § 17.12.080–090
AH‑OZ — affordability term	Minimum 55 years or natural life of unit	§ 17.90.030 (I–J)
Visitor Commercial — permitted principal uses	RV parks, park models, clubhouses, all C‑1 uses	§ 17.32.030
Visitor Commercial — occupancy	30 consecutive days maximum (unless extended by use permit)	§ 17.32.060(A)
Visitor Commercial — prohibited	Card rooms and casinos prohibited on overlay lands	§ 17.32.080

Checklist (what an AH‑OZ or Visitor Commercial applicant must expect to supply)

Confirm parcel is mapped with the overlay on the City zoning map (verify Exhibit A / Sites 1 & 1a for AH‑OZ). § 17.90.030(B).
Pre‑application consultation with City staff (strongly recommended / required topics outlined). § 17.90.030(I).
Submit site plan, floor plans, elevations, and required materials per design review submittal requirements (see design chapter). § 17.90.030(J); Chapter 17.56.
For AH‑OZ: Draft development agreement and proposed affordability covenant / financing plan (affordability term ≥55 years). § 17.90.030(D)(1–3); (I–K).
Provide parking plan consistent with overlay rules and the city's parking chapter; Visitor Commercial projects may request specified parking reductions. § 17.32.060; § 17.24.040.
Prepare environmental review materials (CEQA) as required and site servicing details (utilities, stormwater, access). (Design and public works standards referenced in overlay chapters.) Verify with the City. Not all procedural details are listed in the overlay chapters.
Expect design review following Chapter 17.56 procedures; coordinate with the design review process early. design review § 17.90.030(G).

Risks & Ambiguities

Issue	Why it matters	What to verify
Overlay map boundaries and parcel IDs	Overlay standards only apply where the overlay is actually mapped (Exhibit A referenced for AH‑OZ). Misreading the map could trigger the wrong standards.	Confirm the zoning map and Exhibit A, and ask City staff to confirm parcel designation. § 17.90.030(B, L).
Interaction with base zoning	Overlays “apply in combination” with the base district; some AH‑OZ standards defer to R‑2. Conflicts or ambiguities change setbacks, coverage, permitted uses.	Verify which base district applies to the parcel (R‑1, R‑2, C‑1, etc.) and which underlying dimensional rules remain in force. § 17.90.020; § 17.90.030.
Applicability to ADUs or small lot developments	The AH‑OZ lists minimum site sizes and density ranges; whether ADUs are treated differently is not specified in the overlay.	Verify ADU applicability and limits with the City; the overlay text does not explicitly address ADUs. Not found in retrieved materials — Verify with jurisdiction.
Design Review vs. Housing Accountability Act (state law)	The code requires design review but also mandates consistency with the Housing Accountability Act; which standard controls if they conflict is important in approval timing and conditions.	Expect the City to apply state HAA rules where inconsistent; ask the planner how HAA will affect design review timing. § 17.90.030(G, M).
Infrastructure/utility standards	Visitor Commercial allows alternative surfacing and has utility undergrounding requirements referenced to C‑1—practical engineering constraints can be tricky.	Confirm City Engineer requirements early; overlay defers some details to the City Engineer or City Manager. § 17.32.060(B–C).
Affordability enforcement timeline	The code sets a minimum affordability term (≥55 years) and requires an agreement, but financing/funders may require different terms that affect feasibility.	Confirm funder requirements and the City’s minimum acceptable covenant language during pre‑application. § 17.90.030(I–K).

Plain‑English summary

Del Rey Oaks uses two mapped overlays in Title 17: the Affordable Housing Overlay (AH‑OZ) to encourage affordable housing on specified sites with higher density, required affordability covenants, and design review (§ 17.90.010–030) and the Visitor Commercial Overlay (Ch. 17.32) to allow controlled visitor and recreation uses (RV parks, lodge uses) with special operational rules like a 30‑day occupancy cap (§ 17.32.010–080). Confirm whether your parcel is mapped in the overlay, then expect design review, affordability agreements (for AH‑OZ), or operational permits (for visitor uses).

Source References

Del Rey Oaks Municipal Code, Title 17 (Zoning) — general adoption, district map rules, and R/R‑2 references: § 17.04.010–040; § 17.12.080–090.
CHAPTER 17.32 — Visitor Commercial Overlay Zone (purpose, permitted uses, performance standards, prohibited uses): § 17.32.010–080.
CHAPTER 17.90 — Affordable Housing Overlay Zone (definition, AH‑OZ standards, incentives, findings, application requirements): § 17.90.010–030.
Design review procedures referenced by overlays: Chapter 17.56 (Design Review) — see AH‑OZ cross‑references to design permit procedures. § 17.56 (as cited in § 17.90.030(G)).

(For more on the city’s overall zoning, land use, development standards, parking, design review, and ADUs, consult those pages and then verify parcel mapping and applicable overlay provisions with City planning staff.)

Sources

Retrieved passages

Del Rey Oaks Zoning Code (chapter contains) High relevance
Del Rey Oaks Zoning Code (§ 11-202.2) High relevance
Del Rey Oaks Zoning Code (§ 11-205.1) High relevance
Del Rey Oaks Zoning Code (§ I) High relevance
Del Rey Oaks Zoning Code (§ 11-207.2) High relevance
Del Rey Oaks Zoning Code (§ 11-207.4) High relevance
Del Rey Oaks Zoning Code (section shall) High relevance
Del Rey Oaks Zoning Code (Section 17.90.030) Medium relevance

Cited sections

Official Del Rey Oaks code library

Frequently asked questions

What is an overlay zone in Del Rey Oaks?

An overlay zone in Del Rey Oaks is “an additional zoning district as shown on the zoning map that prescribes special regulations to a parcel in combination with the base zoning district.” See § 17.90.020 for the code definition.

Where does the Affordable Housing Overlay (AH‑OZ) apply?

The AH‑OZ is mapped to specific parcels (not citywide) — specifically the City‑owned Sites 1 and 1a near South Boundary Road as shown on Exhibit A; the ordinance requires an amendment to the zoning map to apply AH‑OZ to those sites. See § 17.90.030(B) and (L).

What densities can be built in the AH‑OZ?

Projects in the AH‑OZ are allowed 20 to 25 dwelling units per acre (minimum/maximum) under the overlay's development standards table. § 17.90.030 (Development Standards table).

Do AH‑OZ projects need design review or a development agreement?

Yes — AH‑OZ developments require the execution of a development agreement with the City and require design permit/design review under Chapter 17.56, with decisions made consistent with the Housing Accountability Act. § 17.90.030(D)(1–3); (G, M).

What are the maximum building height and lot coverage in AH‑OZ?

The overlay caps building height at 35 feet (up to three stories) and sets maximum building coverage at 50% (with some project‑level adjustments allowed through incentives). § 17.90.030.

What uses are allowed in the Visitor Commercial Overlay?

Permitted principal uses include RV parks, park models, clubhouses, lodges, and generally the principal uses permitted in C‑1; some uses (e.g., inns/resorts) are conditional and subject to use permits. § 17.32.030–040.

Is there an occupancy limit for visitor uses?

Yes — the Visitor Commercial overlay limits occupancy to 30 consecutive days unless a longer stay is allowed via municipal code or a use permit. § 17.32.060(A).

Are card rooms and casinos allowed in the visitor overlay or on former Fort Ord lands?

No — the code expressly prohibits card rooms and casinos within the Visitor Commercial overlay and on former Fort Ord lands. § 17.32.080.

Does the AH‑OZ specify how long units must remain affordable?

Yes — the AH‑OZ requires affordability terms to run concurrently with any other financing agency requirements and sets a minimum of 55 years or the natural life of the unit, whichever is greater. § 17.90.030(I–J).

Will an AH‑OZ project get reduced setbacks or other relaxations automatically?

No — the code makes clear that incentives and relaxed standards (for example, up to 10% reductions in setbacks) may be applied only if the City makes specific findings and approves the project under the design permit process. § 17.90.030(K). ---

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