Kerman — Overlay Districts

Last reviewed: July 3, 2026

Overview

Kerman uses "combining zones" (commonly called overlay districts) to apply special standards on top of a base zoning district. The city’s combining zones are the PD (Planned Development), SD (Smart Residential Development), and IBA (Industrial Boulevard Area) combining zones; each modifies or adds development rules while leaving base-zone uses and permits intact. The combining-zone processing framework and the requirement for a development plan review permit are controlled by § 17.18.010–040 and § 17.96.020 in Title 17 of Kerman’s zoning code.

Note: this page sticks strictly to what the Kerman zoning code (Title 17) says about combining/overlay districts. For how overlays interact with site-level issues such as parking, landscaping, signage, or ADUs, see the linked topic pages below where first mentioned.

How to read this page

• Bolded labels (for example SD-R-2.5 or 20 ft) are the exact district names and numeric standards from the code.
• The short district-by-district subsections list the ordinance purpose, typical permitted uses (relative to the base zone), summary of the controlling dimensional rules, and where the district is mapped or intended to apply.

District-by-district breakdown

PD — Planned Development Combining Zone (§ 17.18.020)

Purpose

• The PD is intended to promote cluster development and provide flexibility in design and open-space amenities beyond base-zone rules. It implements residential, quasi‑public, and school general plan designations. § 17.18.020.

Typical permitted uses

• Uses follow the underlying base district: all uses allowed by right and those requiring CUP in the base R‑1/R‑2/R‑3 residential zones are handled as set out in § 17.18.020(B); PD projects must demonstrate superior design compared with the base zone.

Key dimensional and process standards

• Minimum parcel area: 2 acres for a PD parcel. Density generally may not exceed the base zone unless extra usable common open space is provided (density bonuses are defined in the PD rules). Height remains that of the base zone. The commission may approve PD only if required findings (consistency with the general plan, average density standards, HOA/maintenance arrangements, traffic and utilities sufficiency, etc.) are met. § 17.18.020(C).

Where it applies / mapping

• PD combines with the base zone as a suffix (for example PD‑R‑1). Existing PDs remain in effect but the code states that no additional PD combining zones shall be established without following the PD process (see § 17.18.020(A)). Verify mapped parcels with the planning division.

Practical guidance

• Expect a mandatory development plan review permit, design-level submittals and findings showing the PD results in demonstrably superior development relative to the base zone. See the development plan review chapter for required application submittals. § 17.96.020.

SD — Smart Residential Development Combining Zone (SD‑R‑2.5, SD‑R‑3.5, SD‑R‑4.5, SD‑R‑5) (§ 17.18.030; Table 17.18‑1)

Purpose

• The SD combining zone implements “smart growth” approaches (walkability, connectivity, mix of housing types, and preservation of open space) and applies to residential designations in the general plan. § 17.18.010–030.

Typical permitted uses

• If a use is permitted in the base zone, it is permitted in the SD; if it requires a CUP or AUP in the base zone, it requires the same in the SD. The SD does not create new land‑use categories beyond the base zone—see § 17.18.030(B).

Key dimensional standards (summary from Table 17.18‑1)

• Average parcel size (minimum): SD‑R‑5 = 5,000 sq ft, SD‑R‑4.5 = 4,500 sq ft, SD‑R‑3.5 = 3,500 sq ft, SD‑R‑2.5 = 2,500 sq ft.
• Height (max): 35 ft for SD‑R‑5/4.5/3.5; 45 ft for SD‑R‑2.5.
• Structure coverage (max): 50% (SD‑R‑5/4.5), 60% (SD‑R‑3.5), 70% (SD‑R‑2.5).
• Density (avg): SD‑R‑2.5 up to 24 du/ac (max) with minimum 20 du/ac; SD‑R‑3.5/4.5/5 generally up to 12 du/ac (see Table 17.18‑1).
• Yards (front/rear/side) vary by SD subtype; e.g., front setbacks are 20 ft for SD‑R‑5/4.5 and 10 ft for SD‑R‑3.5/2.5; rear 10 ft (SD‑R‑5/4.5) or 7 ft (SD‑R‑3.5/2.5). See Table 17.18‑1 and § 17.18.030(C) for full matrix.

Where it applies / mapping

• SD districts are suffixed with base-zone minimum parcel size: SD‑R‑5, SD‑R‑4.5, SD‑R‑3.5, SD‑R‑2.5. The zoning map identifies which parcels carry SD suffixes; confirm for an address with the planning division. § 17.18.030(A).

Other standards and process notes

• SD requires submission of elevations, landscaping plans, and design details; the planning commission approves yard standards unless specified in the table. A development plan review permit is mandatory for all projects in SD combining zones. See § 17.96.020 and the SD-specific landscaping/garaging/trash/parking standards. For landscaping and irrigation specifics, see the city’s landscaping chapter and MWELO requirements.

Practical guidance

• For multifamily developers, the SD can allow higher net density but the design detail obligations (landscaping, open-space layout, garage and street-orientation rules) are strict; the commission can also tailor yard standards by permit. When planning parking or reduced parking, consult the city’s Kerman Parking rules and Section 17.18.030.

IBA — Industrial Boulevard Area Combining Zone (§ 17.18.040)

Purpose

• The IBA provides special development standards for industrial parcels fronting Madera Avenue (portion south of California Street) to protect corridor health, safety, and welfare. § 17.18.010, § 17.18.040.

Typical permitted uses

• Uses and permit thresholds in the IBA are determined by the underlying M‑2 base zone. The IBA does not create independent use lists; allowed, AUP, and CUP uses are those in the M‑2 base zone. § 17.18.040(A).

Key dimensional and site standards

• Minimum parcel size (abutting Madera Ave): 2 acres.
• Front yard setback: 50 ft. Rear and side yards are determined by the base zone unless otherwise stated. Parcel frontage on Madera Ave: minimum width 265 ft. Landscaping: first 10 ft from Madera Ave to the front-yard line must be irrigated and maintained; 65% of that landscaped area must be turf or groundcover acceptable under state standards. Fencing visible from Madera Ave must be decorative wrought iron or block wall; fences in front setback are not allowed. § 17.18.040(B–D).

Where it applies / mapping

• The IBA is mapped specifically along the industrial corridor of Madera Avenue south of California Street. Confirm whether a parcel is in IBA with the planning division or zoning map. § 17.18.010(C).

Practical guidance

• IBA has corridor-specific landscaping and frontage width requirements that frequently affect site layout, access, and signage (sign rules still follow Chapter 17.30). For development in IBA, the development plan review permit is mandatory and building or grading permits will not be issued until that permit is approved. § 17.96.020.

How combining (overlay) zones interact with other rules

• Combining zones do not change the base-zone allowed uses unless explicitly stated; they layer additional development and design standards and often require a development plan review permit. See § 17.18.020–040 and § 17.96.020.
• Where the combining zone refers to other chapters (for example, parking, fences, or signs), those chapters apply as written: parking references go to Chapter 17.28 (Kerman Parking), signs to Chapter 17.30 (Kerman Signage), and landscaping to Chapter 17.26 (Kerman Landscaping and Screening).

Quick reference table — overlay decision‑relevant items

Checklist

An applicant proposing development in a combining (overlay) zone must (at minimum):

• Prepare and file a complete development plan review permit application (required for any combining‑zone project) per § 17.96.020; include site plan, elevations, landscape plan, and utility/dedication info.
• Demonstrate the proposed uses are allowed under the underlying base zone (combining zones do not authorize uses prohibited in the base zone) per § 17.96.020(B)(3).
• Meet the combining‑zone specific numeric standards (minimum parcel area, setbacks, height, coverage) shown in § 17.18.020–040 and Table 17.18‑1 for SD districts.
• Provide irrigation and landscape plans that satisfy the SD or IBA landscaping rules and the city’s water-efficient landscape chapter/MWELO where noted. See Kerman Landscaping and Screening.
• Show compliance with parking and access standards in Chapter 17.28 (Kerman Parking) and provide parking layout consistent with SD/PD rules if applicable.
• Prepare any findings required for PD (demonstrate superior development, HOA/maintenance, infrastructure sufficiency, etc.) per § 17.18.020(I).

Verify with the planning division whether a site-specific precise plan, development agreement, or additional public improvements are required. Verify with the building division for all Title 24 / California Building Standards Code–related submittals (not covered here).

Risks & Ambiguities

Plain-English Summary

Kerman’s overlay districts are called combining zones. The three in the code—PD, SD, and IBA—do not change what uses are allowed by the base zone but add design and dimensional rules (and a required development plan review permit) to achieve higher-quality, corridor‑sensitive, or “smart” residential development. Key numeric standards (parcel sizes, setbacks, coverage, and height) are spelled out in § 17.18.020–040 and Table 17.18‑1; always confirm the parcel’s mapped overlay status with the planning division before assuming standards.

Source References

• Kerman Zoning Code, Title 17 — Combining zones (PD, SD, IBA): § 17.18.010–040.
• Table 17.18‑1 (Development Standards — Smart Residential Development combining zones) and SD numeric matrix: § 17.18.030(C) and Table 17.18‑1.
• PD combining zone rules and required findings: § 17.18.020.
• IBA combining zone standards (Madera Ave corridor): § 17.18.040.
• Development plan review permit rules and applicability for all combining zones: § 17.96.010–020.
• Zoning map / zone classifications (how SD and PD suffixes appear): Table 17.06‑1 and related mapping tables in Title 17. Table 17.06‑1.

Retrieved passages

• Kerman Zoning Code (Chapter 17.30) Medium relevance show source text
• Kerman Zoning Code (§2) Medium relevance show source text
• Kerman Zoning Code (Chapter 17.46) Medium relevance show source text
• Kerman Zoning Code (Chapter 17.02) Medium relevance show source text
• Kerman Zoning Code (§2) Medium relevance show source text
• Kerman Zoning Code (§2) Medium relevance show source text
• Kerman Zoning Code (§2) Medium relevance show source text
• Kerman Zoning Code (Section 17.42.070) Medium relevance show source text
• Kerman Zoning Code (§2) High relevance show source text
• CBC § 17.20.030 (Chapter 17.96) High relevance show source text
• CBC § 2 (Chapter 17.28) Medium relevance show source text
• Kerman Zoning Code Medium relevance show source text
• Kerman Zoning Code Medium relevance show source text
• Kerman Zoning Code (Chapter 17.96) Medium relevance show source text
• Kerman Zoning Code (Chapter 17.96) Medium relevance show source text
• Kerman Zoning Code Medium relevance show source text

Cited sections

• Kerman Zoning Code, Title 17 — Combining zones (PD, SD, IBA): **§ 17.18.010–040**. (Title 17)
• Table 17.18‑1 (Development Standards — Smart Residential Development combining zones) and SD numeric matrix: **§ 17.18.030(C)** and Table 17.18‑1. (§ 17.18.030)
• PD combining zone rules and required findings: **§ 17.18.020**. (§ 17.18.020)
• IBA combining zone standards (Madera Ave corridor): **§ 17.18.040**. (§ 17.18.040)
• Development plan review permit rules and applicability for all combining zones: **§ 17.96.010–020**. (§ 17.96.010)
• Zoning map / zone classifications (how SD and PD suffixes appear): Table 17.06‑1 and related mapping tables in Title 17. **Table 17.06‑1**. (Title 17.)
• Kerman_ZoningCode.md