Livermore — Overlay Districts

Last reviewed: July 2, 2026

Overview

Livermore’s overlay tools appear in the Livermore Planning and Zoning Code as combining districts and related special districts that modify base zoning rules for targeted areas. Common combining/overlay districts in the code include H – Highway, P – Parking, HP – Historic Preservation (HP‑L / HP‑H), DR – Design Review, and the TDC – Transferable Development Credits combining district; the Planned Development (PD) chapter provides a separate flexible district used like an overlay for project‑level standards. The combining district rules and purpose statements appear in Chapter 2‑73 and the PD rules in Chapter 2‑76 of the LPZC; see § 2‑73‑010 and § 2‑76‑020 for purpose language.

(Throughout this page: check the official zoning map and confirm any parcel‑level overlays with city staff; verify ambiguous or repealed entries — see Information Gaps below.)

How to navigate the rest of this page

• If your property is in any overlay, the overlay’s rules either add to or further restrict the underlying zone. When a combining district applies, the more restrictive standard controls unless the combining district explicitly allows different standards (verify with the code). See § 2‑73‑010.
• Useful internal resources to cross‑check while you read: Livermore Zoning, Livermore Development Standards, Livermore Design Review, Livermore Parking, Livermore Historic Preservation, Livermore ADUs, and the California Building Standards Code (building code topics are outside the scope of this page).

District‑by‑district (what the code actually says)

H — Highway combining district (Purpose & uses)

• Purpose: allow limited commercial uses along major streets where full commercial zoning is not appropriate. § 2‑73‑020.
• Typical permitted uses: hotels, inns, motels, restaurants, cafes, and other similar uses in addition to the base zoning uses; signs are governed by Chapter 3‑45. § 2‑73‑020(B).
• Site/dimensional controls: uses must meet either the H district site requirements or those of the underlying zone — whichever are greater (the code references LPZC § 2‑31‑060 through § 2‑31‑110 for site requirements). § 2‑73‑020(C).
• Where it applies: major streets/highway frontages as mapped; confirm on official zoning map. § 2‑73‑020(A).

Practical note: if your lot is combined as H + (R‑zone) you still follow the R‑zone setbacks and coverage unless the H standards are more restrictive; always check the referenced site requirement sections. See Livermore Development Standards.

P — Parking combining district (Purpose & effect)

• Purpose: to designate areas on a site where off‑street parking must be located; used for municipal lots or to implement site plans. § 2‑73‑030.
• Effect: permitted uses and site requirements are those of the underlying zoning district; parking location is regulated by the P designation. § 2‑73‑030(B–C).
• Where it applies: mapped on a site or lot‑by‑lot basis; consult the official zoning map for parcels that carry the P combining district.

Practical note: parking requirements still reference Chapter 3‑20; cross‑check Livermore Parking for off‑street parking tables when planning a use.

HP — Historic Preservation combining districts (HP‑L and HP‑H)

• Code location and purpose: § 2‑73‑040 establishes historic preservation combining districts to protect local historic resources and integrate preservation into planning.
• Uses permitted: uses are limited to those allowed in the base zoning district with which the HP district is combined; special uses may be allowed by conditional use if the Historic Preservation Commission supports them. § 2‑73‑040(B).
• Two subtypes:
  • HP‑L (Landmark) — properties treated as local historic landmarks; demolitions/alterations/moves require a certificate of appropriateness; FAR for R‑combined sites is capped at 25%. § 2‑73‑040(C).
  • HP‑H (Heritage) — sites designated as historic resources; exterior changes visible from public rights‑of‑way require a certificate of appropriateness; FAR for R‑combined sites is capped at 25%. § 2‑73‑040(D).
• Certificate of appropriateness: the Historic Preservation Commission reviews and approves/conditionally approves/denies such certificates based on findings (no adverse effect to historic features, compatibility with district standards, CEQA consistency, etc.). § 2‑73‑040(E–F).

Practical guidance: if your property is in HP‑L or HP‑H, expect discretionary review and the need to secure a certificate of appropriateness before demolition or visible alterations; also check Livermore Historic Preservation and factor the 25% FAR cap if your underlying zone is residential.

DR — Design Review combining district (discretionary design standards)

• Code location: § 2‑73‑060 sets the DR combining district.
• Purpose: to allow the city to evaluate site, building and landscaping design and to apply discretionary standards to protect area appearance. § 2‑73‑060(A).
• What can be modified or reviewed: minimum lot size and width; yards and setbacks; maximum floor area; building height; accessory structure location/height; landscaping and materials; colors and architectural treatments — these standards may be adjusted only in a manner not less restrictive than the code unless allowed by specific findings. § 2‑73‑060(C).
• Findings required: design must be consistent with General Plan visual resource policies and Livermore design guidelines; must avoid adverse impacts on neighboring properties; conditions must protect health, safety and welfare. § 2‑73‑060(D).

Practical note: projects in DR typically require site plan approval and design review (see also Livermore Design Review). The DR district is discretionary — expect required findings and possible conditions.

TDC — Transferable Development Credits combining district

• Location & purpose: § 2‑73‑070 establishes the TDC combining district to identify receiver sites where owners can elect to use transferred density credits instead of baseline density.
• Density mapping: the code maps TDC density ranges to zoning districts — for example, TDC single‑family up to 6 du/ac maps to RS; multifamily up to 14 du/ac maps to RM; 14.1+ du/ac maps to RH. § 2‑73‑070(B) (table).
• How to exceed baseline density: to exceed baseline density on a TDC receiving site you must submit required TDCs or pay the in‑lieu fee — e.g., two TDCs per single‑family dwelling in excess of baseline, 0.5 TDC per multifamily attached unit, or payment of the TDC in‑lieu fee. § 2‑73‑070(D).
• Where it applies: TDC receiving areas are mapped (North Livermore is the TDC sending area); application of the TDC option may also require a PD (planned development) overlay. § 2‑73‑070(A–B).

Practical guidance: TDCs are a programmatic overlay with procedural and fee consequences — if you plan to use increased density, the TDC counts/fees are a precondition to map or permit approval. See the TDC findings and satisfaction rules in § 2‑73‑070(D–F).

PD — Planned Development (Chapter treated like special/project overlay)

• Code location and intent: PD rules are in Chapter 2‑76; PD is a district (PD‑R, PD‑C, PD‑I, PD‑OS) that allows flexible, project‑level standards and often functions as an overlay that replaces base standards for a property when a PD ordinance is adopted. § 2‑76‑020 – § 2‑76‑040.
• What a PD ordinance must specify: permitted uses, conditional uses, accessory uses, site and development standards (lot size, yards, coverage, height, parking, open space), and any other district regulations. § 2‑76‑080(B) and § 2‑76‑100(2).
• Design review and site plan: PD projects require site plan approval and design review (LPZC Chapter 4‑10 and LPZC § 5‑05‑110 cited by the PD chapter). § 2‑76‑080(C) and § 2‑76‑100(3).

Practical guidance: when a PD applies, its ordinance is the controlling zoning for that parcel; PD ordinances are adopted by City Council and can be amended with the same procedure — always read the specific PD ordinance for the parcel. Cross‑check design requirements at Livermore Design Review.

CAC — Central Area Combining District (status ambiguous in retrieved code)

• The file excerpts show conflicting items: some listings identify 2‑73‑050 as CAC – Central area combining district, while other retrieved listings mark 2‑73‑050 as Repealed. Compare the chapter index (shows “2‑73‑050 Repealed”) with other excerpts that list CAC. The code excerpts therefore conflict in the materials retrieved; see the Information Gaps section.

Practical guidance: do not assume a CAC combining district applies without checking the city’s current electronic code and zoning map and confirming with planning staff. Verify whether § 2‑73‑050 is active or repealed.

Quick reference table — decision‑relevant overlay items

Checklist

• Confirm whether your parcel is subject to any combining district on the official zoning map (verify § 2‑01‑060 official map) and identify each combining district on the parcel.
• If HP‑L/HP‑H applies: prepare for a certificate of appropriateness application to the Historic Preservation Commission and plan changes to keep FAR ≤ 25% if combined with an R zone. § 2‑73‑040.
• If DR applies: expect discretionary design review, required findings, and possible alterations to yards/height/landscaping. § 2‑73‑060.
• If proposing densities above baseline in a TDC area: calculate required TDCs or in‑lieu fee (see § 2‑73‑070(D)), and plan PD or map revisions if necessary.
• If PD is required or proposed: prepare a PD ordinance package with uses, conditional uses, site standards, and design materials; plan for hearings (Planning Commission + City Council). § 2‑76‑040 – § 2‑76‑100.
• Cross‑check off‑street parking needs with Chapter 3‑20 and the P district requirements. Livermore Parking.
• Verify whether any combining district language has been amended or repealed (example: § 2‑73‑050 status is ambiguous in retrieved excerpts). Verify with planning staff.

Risks & Ambiguities

Plain‑English summary

Livermore’s overlays (called combining districts in the code) layer extra rules on top of the base zone — for example, historic overlays require a certificate of appropriateness and cap residential FAR at 25% in many cases (§ 2‑73‑040), design‑review overlays let the city require stricter setbacks, materials and landscaping (§ 2‑73‑060), and the TDC program lets developers buy or transfer extra density subject to credit or fee requirements (§ 2‑73‑070). Check the parcel on the official zoning map and expect discretionary review where a combining district applies; verify any ambiguous or repealed sections with planning staff.

Source References

• Livermore Planning & Zoning Code — Chapter 2‑73, "COMBINING DISTRICTS" (Purpose; § 2‑73‑010, § 2‑73‑020 H, § 2‑73‑030 P, § 2‑73‑040 HP, § 2‑73‑060 DR, § 2‑73‑070 TDC)
• Livermore Planning & Zoning Code — Chapter 2‑76, "PD – Planned Development District" (PD purpose, uses, required PD ordinance content, site plan and design review references) § 2‑76‑020, § 2‑76‑040, § 2‑76‑080, § 2‑76‑100.
• TDC program detailed rules and TDC satisfaction (credits / in‑lieu fee) § 2‑73‑070(D–G) and related TDC background material.
• Certificate of appropriateness standards and findings for historic districts § 2‑73‑040(E–F).

Information Gaps

• The current effective status and language of a Central Area Combining (CAC) district at § 2‑73‑050 is inconsistent in the retrieved excerpts (one excerpt lists CAC; another lists 2‑73‑050 Repealed). Verify the live code and zoning map with the City of Livermore.
• Parcel‑level overlay boundaries and any site‑specific PD ordinance text are not in these excerpts; parcel‑specific standards must be read on the official zoning map and specific PD ordinances (Verify with the jurisdiction). (Not found in retrieved materials.)

Retrieved passages

• Livermore Zoning Code (section authorizes) High relevance show source text
• Livermore Zoning Code (§ 3) High relevance show source text
• Livermore Zoning Code (§ 3) High relevance show source text
• Livermore Zoning Code (Chapter 3-60) High relevance show source text
• Livermore Zoning Code High relevance show source text
• Livermore Zoning Code (§ 21.59) Medium relevance show source text
• Livermore Zoning Code (Chapter 2-07) Medium relevance show source text
• Livermore Zoning Code (§ 22.80) Medium relevance show source text
• Livermore Zoning Code (section authorizes) Medium relevance show source text
• Livermore Zoning Code (Chapter 2-82) Medium relevance show source text
• Livermore Zoning Code (§ 17.60) Medium relevance show source text
• Livermore Zoning Code (§ 2) Medium relevance show source text
• Livermore Zoning Code (§ 5) Medium relevance show source text
• Livermore Zoning Code Medium relevance show source text

Cited sections

• Livermore Planning & Zoning Code — Chapter 2‑73, "COMBINING DISTRICTS" (Purpose; **§ 2‑73‑010**, **§ 2‑73‑020 H**, **§ 2‑73‑030 P**, **§ 2‑73‑040 HP**, **§ 2‑73‑060 DR**, **§ 2‑73‑070 TDC**) (Chapter 2)
• Livermore Planning & Zoning Code — Chapter 2‑76, "PD – Planned Development District" (PD purpose, uses, required PD ordinance content, site plan and design review references) **§ 2‑76‑020**, **§ 2‑76‑040**, **§ 2‑76‑080**, **§ 2‑76‑100**. (Chapter 2)
• TDC program detailed rules and TDC satisfaction (credits / in‑lieu fee) **§ 2‑73‑070(D–G)** and related TDC background material. (§ 2)
• Certificate of appropriateness standards and findings for historic districts **§ 2‑73‑040(E–F)**. (§ 2)
• Livermore_ZoningCode.md

• Official Livermore code library