Dinuba — Overlay Districts

Last reviewed: July 3, 2026

Overview

Dinuba’s zoning title establishes several overlay districts that layer additional rules on top of base zones to meet specific planning objectives. The city’s overlays include the PUD (Planned Unit Development), Downtown Residential Overlay, Precise Plan Overlay, BA (Boulevard) Overlay, and PA (Off‑street Parking) Overlay; each adds standards or procedures that apply in addition to the underlying zone regulations (see § 17.03.010).

This reference summarizes what each Dinuba overlay does, where it can apply, the most decision‑relevant numeric standards and procedural triggers, and what applicants must verify before filing. For related subtopics see the city pages on zoning, land use, development standards, parking, design review, and ADUs. The state building code is at California Building Standards Code.

How to read this page

• Bolded terms are the specific Dinuba district names and numeric standards.
• Each rule is grounded in the Dinuba Zoning Ordinance and cites the controlling code section (with the § glyph) plus the retrieved ordinance file citation.
• “Where it applies” cites the zoning map/land‑use limits spelled out in the ordinance; verify parcel status with the city.

Overlay districts — district-by-district

PUD (Planned Unit Development) Overlay — purpose & procedure

• Purpose: The PUD overlay is intended to allow property in residential, professional office, commercial and industrial base zones to be developed in a superior, more flexible way than strict base‑zone rules would permit (§ 17.60.010).
• Typical permitted uses: A PUD may include only uses that are permitted or conditional in the underlying base zone, with some allowed combinations across residential and commercial districts as described in Chapter 17.92 (Planned Unit Developments) — see § 17.92.030.
• Key dimensional/approval features:
  • The PUD process allows departures from standard site area, lot dimensions, coverage, yards, distances between structures and other numeric standards when the design demonstrates the objectives of the title will be met (§ 17.92.050(A)).
  • Density limits are capped by the General Plan; a density bonus may be available according to the city’s density bonus rules (Chapter 17.84) and § 17.92.020–050.
  • A PUD requires a use permit and planning commission findings; the commission may approve, modify or deny the PUD based on specific findings in § 17.92.070 and related criteria in § 17.92.060.
• Where it applies: A PUD may be applied in any district by conditional use permit or by applying the PUD overlay on the zoning map; development in a PUD must follow Chapter 17.92 procedures (§ 17.60.020, § 17.92.020).

Practical guidance: Use the PUD when you need coordinated design flexibility (mixed uses, shared circulation, open space tradeoffs, density bonus). The application must include the detailed site plan and the density/open‑space tabulations required in Chapter 17.92; expect discretionary hearings.

Downtown Residential Overlay — purpose & standards

• Purpose: The Downtown Residential Overlay encourages mixed residential/commercial development downtown to support businesses and housing (§ 17.61.010).
• Where it applies: The mixed‑use classification may be superimposed only on lands zoned C‑2 (Downtown Commercial) within the downtown area (§ 17.61.030).
• Typical permitted uses and process:
  • Mixed land use developments (commercial/office on lower floors with residential above) are allowed, generally subject to a conditional use permit and planning commission review (§ 17.61.020, § 17.61.040).
• Key dimensional standards (minimum / maximum):
  • Minimum lot area: 3,750 sq ft (§ 17.61.050.A).
  • Minimum lot width: 25 ft; minimum lot depth: 150 ft (§ 17.61.050.B).
  • Maximum building height: 40 ft / 3 stories (§ 17.61.050.C).
  • Maximum residential density in mixed projects: 24 units/acre (or 1,875 sq ft per unit) (§ 17.61.050.D).
  • Parking: commercial portion must meet Chapter 17.64 parking rules; residential portion requires 1 covered space for studio/1‑bed and 2 spaces for 2‑bed units (detailed in § 17.61.050.G), but the commission may allow flexibility such as off‑site parking, shared parking and in‑lieu payments per § 17.61.060.
• Practical guidance: If your project is in downtown C‑2, expect a conditional‑use process focused on unit sizes, parking plans (see the city parking rules) and façade/streetscape compatibility. See the parking and design review pages when preparing submissions.

Precise Plan Overlay (P) — purpose & effect

• Purpose: The Precise Plan Overlay is intended to ensure specified areas are developed to a higher, coordinated standard than base‑zone rules alone would produce (residential, PO, commercial, industrial) (§ 17.62.010).
• Content and scope: A precise plan may regulate uses, building location, height/bulk, open space, street/parking layout, screening, landscaping and other matters as determined necessary by the commission/council (§ 17.62.030).
• Adoption and map designation:
  • A precise plan overlay is adopted by city council resolution and is denoted on the zoning map by the underlying zone symbol followed by (P); each plan is assigned a serial identifier (§ 17.62.040).
• Effect on development:
  • Development within a (P) overlay must conform to the approved precise plan and remain subject to underlying zone regulations to the extent not inconsistent with the plan (§ 17.62.050).
• Practical guidance: If a parcel is mapped (P), the map and the precise plan document (not just the base zone) control allowable uses, setbacks, height and site layout. Verify whether an approved precise plan exists for your parcel before assuming base‑zone numeric standards apply.

BA (Boulevard) Overlay — purpose & standards

• Purpose: The BA (Boulevard) overlay imposes special land‑development standards along arterial and collector corridors to create and protect “boulevards of special quality” and protect adjacent properties and public welfare (§ 17.63.010).
• Key property development standards:
  • Lots keep the minimum area/dimensions of the underlying district plus any additional area needed to meet BA yard requirements (§ 17.63.020.A–B).
  • Yard rules: all yards abutting a street must be landscaped and maintained; the depth/width of front/side/rear yards abutting a street are shown by numerals on the official zone map after “(BA)”, but in no case shall such required yard exceed 30 ft from the ultimate property line unless a frontage road applies (§ 17.63.020.D.1–2).
  • No parking or storage is allowed within required landscaped yards, and certain architectural projections are allowed subject to clearance and projection limits (§ 17.63.020.D.3–5).
  • Walls default to underlying district rules but may be modified through site plan approval; access and ingress/egress are controlled at site plan review (§ 17.63.020.E–F).
• Where it applies: Parcels are designated (BA) on the official zoning map; required yard depths are shown as numerals following the “(BA)” notation (§ 17.63.020.D.2, § 17.63.040).
• Practical guidance: Check the zoning map for a (BA) tag and the accompanying numeral. If present, landscape buffers and yard depth on the map override assumptions about base‑zone setbacks; plan for a landscaped strip and coordinate curb/sidewalk dedications during site plan review.

PA (Off‑street Parking) Overlay — purpose & hard numeric rules

• Purpose: The PA overlay is intended to provide for permanent improved parking areas as a mapped special district (§ 17.56.010).
• Where it applies: The (PA) classification may only be superimposed on lands zoned C‑2, C‑3, C‑4, and M‑1 (§ 17.56.020).
• Key numeric standards (decision‑relevant):
  • Minimum lot area: 10,000 sq ft (§ 17.56.060).
  • Minimum lot dimensions: 50 ft (§ 17.56.070).
  • Maximum building height for parking structures: 6 stories / 75 ft (§ 17.56.080).
  • Yards: No front yard required; side/rear setbacks of 10 ft from a residential district for parking buildings (§ 17.56.090).
  • Screening: Minimum 6‑foot ornamental solid wall/fence along property lines abutting residential districts; street trees/landscaping may be required (§ 17.56.120).
  • Access: minimum driveway widths of 10 ft per travel direction at ingress/egress (§ 17.56.130).
• Practical guidance: The PA overlay contains strict numeric lot/height/landscaping and access standards. If contemplating a stand‑alone parking lot or garage on a parcel targeted as PA, design to meet the 10,000 sq ft threshold, separation from residences and provide the required screening; consult the city for in‑lieu parking fee options referenced elsewhere in title 17.

Quick reference: decision‑relevant standards table

Checklist

• Verify overlay status for the parcel on the official zoning map (look for (P), (BA), (PA) or “Downtown Residential” overlay designations). See § 17.03.020–030.
• Confirm which underlying base zone applies (R, RM, C‑2, M‑1, etc.) and compile the underlying permitted/conditional uses for that base zone. See base district chapters (e.g., 17.20, 17.24, 17.40–17.46).
• For Downtown Residential Overlay projects: prepare conditional use permit materials, unit mix, unit area tabulation and a parking plan meeting § 17.61.050–060.
• For a parcel with (P): obtain and review the approved precise plan document; design must “conform with the precise plan” as well as the underlying zone where not inconsistent (§ 17.62.050).
• For BA parcels: check numeric yard depth shown on map (the numeral after “(BA)”) and design the landscaped buffer; plan for possible sidewalk dedication. See § 17.63.020.D.
• For PA proposals: confirm minimum 10,000 sq ft lot area and 50 ft dimensions, screening, setbacks and access widths per § 17.56.060–130.
• If pursuing a PUD: assemble Chapter 17.92 submittal materials (site plan, open space tabulation, density calculations) and plan for discretionary hearings and required findings.
• Coordinate with preparation of parking calculations per Chapter 17.64 and consult the city’s parking page as part of the submission.

Risks & Ambiguities

Plain‑English Summary

Dinuba’s overlays are map‑based “extra rules” layered on top of the base zones: the PUD and Precise Plan overlays let the city require coordinated, higher‑quality development; the Downtown Residential Overlay lets housing be added above downtown shops (with size, height and parking rules); the BA overlay requires landscaped boulevard yards shown on the map; and the PA overlay is a mapped district for larger permanent parking sites with specific lot, height and screening rules. Always check the official zoning map and the precise plan/PUD documents for your parcel because the overlay can change numeric setbacks, allowed uses or processes (verify with the planning department).

Source References

• § 17.03.010–020 — Establishment and list of base and overlay districts (PUD, Downtown residential overlay, Precise Plan, Boulevard, Parking overlay).
• § 17.60.010–020 — PUD overlay purpose and applicability.
• Chapter 17.92 (esp. § 17.92.020–060) — Planned Unit Developments: allowed uses, standards, procedures and findings.
• § 17.61.010–080 — Downtown Residential Overlay: purpose, where it can be applied, development standards and flexibility.
• § 17.62.010–050 — Precise Plan Overlay: findings, content/scope, adoption, map designation, and effect.
• § 17.63.010–030 — BA Boulevard Overlay: purpose, yards, landscaping and site plan review.
• § 17.56.010–140 (esp. 17.56.060–130) — PA Off‑street Parking Overlay: purpose, where allowed, lot area/dimensions/height, yards, screening and access.
• Dinuba zoning & planning overview for context: Dinuba zoning & planning overview.
• City topical pages referenced above: Dinuba Zoning, Dinuba Land Use, Dinuba Development Standards, Dinuba Parking, Dinuba Design Review, Dinuba ADUs, California Building Standards Code.

Retrieved passages

• Dinuba Zoning Code (Chapter 17.63) High relevance show source text
• Dinuba Zoning Code (Chapter 17.63) High relevance show source text
• Dinuba Zoning Code (section or) High relevance show source text
• Dinuba Zoning Code (section relating) High relevance show source text
• Dinuba Zoning Code (Chapter 17.03) High relevance show source text
• Dinuba Zoning Code (Chapter 17.93) High relevance show source text
• Dinuba Zoning Code (Chapter 17.64) Medium relevance show source text
• Dinuba Zoning Code (Chapter 17.64) Medium relevance show source text
• Dinuba Zoning Code (Chapter 17.62) High relevance show source text
• Dinuba Zoning Code (Chapter 17.61) High relevance show source text
• Dinuba Zoning Code (title and) High relevance show source text
• CBC § 2008 (Chapter 17.80) High relevance show source text
• Dinuba Zoning Code (Chapter 17.64) High relevance show source text

Cited sections

• **§ 17.03.010–020** — Establishment and list of base and overlay districts (PUD, Downtown residential overlay, Precise Plan, Boulevard, Parking overlay). (§ 17.03.010)
• **§ 17.60.010–020** — PUD overlay purpose and applicability. (§ 17.60.010)
• **Chapter 17.92 (esp. § 17.92.020–060)** — Planned Unit Developments: allowed uses, standards, procedures and findings. (Chapter 17.92)
• **§ 17.61.010–080** — Downtown Residential Overlay: purpose, where it can be applied, development standards and flexibility. (§ 17.61.010)
• **§ 17.62.010–050** — Precise Plan Overlay: findings, content/scope, adoption, map designation, and effect. (§ 17.62.010)
• **§ 17.63.010–030** — BA Boulevard Overlay: purpose, yards, landscaping and site plan review. (§ 17.63.010)
• **§ 17.56.010–140 (esp. 17.56.060–130)** — PA Off‑street Parking Overlay: purpose, where allowed, lot area/dimensions/height, yards, screening and access. (§ 17.56.010)
• Dinuba zoning & planning overview for context: Dinuba zoning & planning overview.
• City topical pages referenced above: Dinuba Zoning, Dinuba Land Use, Dinuba Development Standards, Dinuba Parking, Dinuba Design Review, Dinuba ADUs, California Building Standards Code.
• Dinuba_ZoningCode.md