Los Gatos — Overlay Districts

Last reviewed: July 2, 2026

Overview

Overlay districts in Los Gatos are special zoning layers that sit on top of an underlying zone to add, limit, or modify allowable uses and standards for specific properties. The Town recognizes the Planned Development (PD), Landmark and Historic Preservation (LHP), Public School (PS), and Housing Element Overlay Zone (HEOZ) overlays — each has distinct purposes, triggers, and review rules in Chapter 29 of the Town Code. Key procedural and standards references are in § 29.80.010 and the divisional sections for each overlay.

How to read this page

• Under each overlay below I list the overlay purpose, the typical permitted uses or outcomes, the most decision-relevant standards, and where (broadly) it applies or how it is initiated. All requirements are grounded to the Town Code and cited by section number. For maps, parcel status, and site-specific application of an overlay, Verify with the jurisdiction.

District-by-district breakdown

Planned Development Overlay — PD

• Purpose: The PD overlay is intended to preserve and enhance natural and historic resources, promote affordable housing, maximize open space, or deliver a public benefit beyond what the base zone typically allows. See § 29.80.075.
• Typical permitted outcome: A PD permits a project to deviate from underlying dimensional standards or combine innovative uses when those deviations meet PD purpose and criteria (for example, to achieve affordable housing or protect a significant tree stand). See § 29.80.080 and § 29.80.120.
• Key standards/limits:
  • PD is expressly not intended to allow uses inconsistent with the General Plan or for projects that could reasonably be done under existing Code standards; the PD must meet at least one criterion listed in § 29.80.080(b) (e.g., site within Hillside Standards area, historic designation, creek/riparian corridor, geological hazard, affordable housing opportunity, or creative/unique site use).
  • Phasing, dedication of open space, vesting, and amendment rules: phasing must be self-sufficient (§ 29.80.100), open-space dedications must occur prior to first building permit (§ 29.80.105), and failure to obtain permits within 24 months voids the PD unless extended (§ 29.80.110).
• Where it applies / how initiated: A PD is an overlay applied when the Town finds the project meets the PD purposes and is typically initiated through the PD application and legislative/administrative proceedings described in Division 2. Verify whether a site is already PD‑zoned via Town records. See § 29.80.075—29.80.120.
• Practical guidance: Expect discretionary review and conditions; use the PD when you need flexibility from strict underlying standards but can demonstrate a public benefit or conservation/enhancement outcome.

(If your proposal involves design features, expect interaction with the Town’s Los Gatos Design Review process and objective Los Gatos Development Standards.)

Landmark and Historic Preservation Overlay — LHP

• Purpose: The LHP overlay is focused on protecting historic structures, sites, and districts and preventing demolition or alteration without appropriate review. See § 29.80.215.
• Typical permitted outcome: Properties in the LHP retain controls over construction, alteration, demolition, and removal; repair or work that requires a Town permit is prohibited unless approved under the LHP procedures or conforms to specified standards. See § 29.80.255—29.80.260.
• Key standards/limits:
  • Designation initiation is by resolution of the Council or Planning Commission (§ 29.80.235) and follows zoning proceedings (§ 29.80.240). Property owners are noticed on designation (§ 29.80.250).
  • Once designated, no work requiring a Town permit may be done without approval from the deciding body as specified in § 29.80.260—29.80.300, unless the work conforms to § 29.80.310 standards.
• Where it applies / how initiated: Only properties meeting the historic criteria and designated through the established process are in the LHP overlay. Use the Town’s historic inventory and the Los Gatos Historic Preservation resources to confirm status. Verify with the jurisdiction.
• Practical guidance: Owners or developers of a designated property should assume a required planning-level permit (and likely design review) before exterior work and should consult the LHP procedures and notice rules early.

Public School Overlay — PS

• Purpose: The PS overlay allows land owned by a public school district to be zoned to accommodate school and related public uses while recognizing the underlying zone. See § 29.80.405—29.80.410.
• Permitted uses (in addition to underlying zone): Public building, police, fire, community center, library, art gallery, museum, park/plaza/playground, schools and colleges, nursery school, vocational/trade schools, and similar educational or cultural uses (§ 29.80.415).
• Uses allowed by conditional use permit: All uses not listed in § 29.80.415 that are allowed by the underlying zone may be allowed by conditional use permit, plus multiple-family dwellings and several light industrial/office uses as specified in § 29.80.420.
• Other regulations: The underlying zone's regulations and general provisions remain applicable (§ 29.80.425). Playgrounds/fields reserved for public use are designated when PS zoning is adopted (§ 29.80.430).
• Practical guidance: If the parcel is owned by a school district and zoned PS, the property has broader civic and educational uses but remains subject to usual development standards (for parking, setbacks, and other technical rules) — consult the Town’s Los Gatos Parking and Los Gatos Development Standards pages as needed.

Housing Element Overlay Zone — HEOZ

• Intent and scope: The HEOZ is designed to increase housing supply and mix, and facilitate development of affordable housing on selected sites by applying targeted density ranges, concessions, and streamlined procedures to meet RHNA goals. See § 29.80.505.
• By-right rules and limits:
  • For sites with underlying zoning RM, CH, or NF-SP, residential developments with at least 20% of units for low-income households may qualify for by-right approval under Government Code § 65583.2; they must meet density ranges in Table 1A and cannot be developed below 30 units per acre. See § 29.80.510(a)(1) and (6).
  • These by-right projects are subject to non-discretionary design review using objective development standards and, where applicable, are exempt from CEQA review as specified in § 29.80.510(a)(2)-(3).
  • Mixed-use projects must have residential units occupy at least 50% of floor area; subdivisions remain subject to other laws and Chapter 24 requirements (§ 29.80.510(a)(4)-(6)).
• Development standards: Table 1A (referenced in § 29.80.510) establishes HEOZ density ranges and dimensional standards for by-right projects; where Table 1A or HEOZ standards do not specify, the underlying zone standards apply. See § 29.80.510(d)-(e).
• Practical guidance: If a parcel appears on the Town’s HEOZ list or Housing Element site inventory, developers can pursue a conforming by‑right project provided they meet the HEOZ thresholds (density minimums, affordability percent, objective standards). Confirm site designation and the specific Table 1A numbers with the Planning Department.

Quick reference table — overlays, uses, and code refs

Checklist

• Confirm whether the parcel is within any overlay (PD, LHP, PS, HEOZ) via Town zoning maps / Planning Department. Verify with the jurisdiction.
• If PD is proposed or in place: prepare findings showing the project meets one or more criteria of § 29.80.080(b) (resource protection, affordable housing, open space, public benefit).
• If property is in the LHP, plan for required historic review and avoid unpermitted demolition; follow permit rules in § 29.80.255—260.
• For PS parcels, document public‑ownership status and proposed use; check the permitted uses list in § 29.80.415 and CUP uses in § 29.80.420.
• For HEOZ sites, verify underlying zoning (RM, CH, or NF-SP), confirm site is listed for HEOZ treatment, and that proposed project meets at least 20% low-income and the minimum 30 units/acre density for by-right status per § 29.80.510; prepare objective-design materials for the non‑discretionary design review.
• Check and document applicable Los Gatos Parking and Los Gatos Development Standards requirements that continue to apply unless the overlay explicitly modifies them.
• If ADUs are part of a PD or two-unit proposal, ensure compliance with the Town ADU rules and State ADU law; consult Los Gatos ADUs and California ADU law.
• Cross-check building/fire code requirements (Title 24 / California Building Standards) where construction triggers those standards. See California Building Standards Code link.

Risks & Ambiguities

Plain-English Summary

Los Gatos uses a small set of overlay zones — PD, LHP, PS, and HEOZ — to add tailored rules for special sites: PD for special projects and public benefits, LHP to protect historic resources, PS to allow school/public uses on district‑owned land, and HEOZ to encourage housing (including by‑right, higher‑density affordable housing on selected sites). Which overlay applies to your parcel determines whether you need discretionary review, historic permits, by‑right treatment, or just ordinary compliance with the underlying zone. Verify parcel status and the specific overlay standards with the Planning Department.

Source References

• Code definition and scope of overlays: § 29.80.010.
• Planned Development overlay (purpose, limitations, phasing, vesting): § 29.80.075, § 29.80.080, § 29.80.100–120.
• Landmark and Historic Preservation overlay (purposes, initiation, notice, permit rules): § 29.80.215, § 29.80.235—260, § 29.80.255—310.
• Public School overlay (application, intent, permitted uses, CUP uses): § 29.80.405—430; permitted uses listed at § 29.80.415 and CUP uses at § 29.80.420.
• Housing Element Overlay Zone (intent, by‑right rules, Table 1A reference): § 29.80.505—510.
• Related Town code sections referenced for procedure and standards (design review, parking, ADUs, development standards): assorted provisions in Chapter 29 (see excerpts near § 29.10.325 for ADUs and Table 1‑2; various parking and setback provisions).

If you need the full text of Table 1A, a definitive overlay map, or parcel-specific overlay status, Verify with the Town of Los Gatos Planning Department (these details are not fully reproduced in the retrieved materials). Not found in retrieved materials: a complete numeric reproduction of Table 1A and the Town’s overlay map layers.

Retrieved passages

• Los Gatos Zoning Code (§ I) High relevance show source text
• Los Gatos Zoning Code (§ II) High relevance show source text
• Los Gatos Zoning Code (§ 4.74.070) Medium relevance show source text
• Los Gatos Zoning Code (§ 4.88.030) Medium relevance show source text
• Los Gatos Zoning Code (§ I) Medium relevance show source text
• Los Gatos Zoning Code (section 29.80.415) Medium relevance show source text
• Los Gatos Zoning Code (§ 4.86.050) Medium relevance show source text
• Los Gatos Zoning Code (title 24) Medium relevance show source text

Cited sections

• Code definition and scope of overlays: **§ 29.80.010**. (§ 29.80.010)
• Planned Development overlay (purpose, limitations, phasing, vesting): **§ 29.80.075**, **§ 29.80.080**, **§ 29.80.100–120**. (§ 29.80.075)
• Landmark and Historic Preservation overlay (purposes, initiation, notice, permit rules): **§ 29.80.215**, **§ 29.80.235—260**, **§ 29.80.255—310**. (§ 29.80.215)
• Public School overlay (application, intent, permitted uses, CUP uses): **§ 29.80.405—430**; permitted uses listed at **§ 29.80.415** and CUP uses at **§ 29.80.420**. (§ 29.80.405)
• Housing Element Overlay Zone (intent, by‑right rules, Table 1A reference): **§ 29.80.505—510**. (§ 29.80.505)
• Related Town code sections referenced for procedure and standards (design review, parking, ADUs, development standards): assorted provisions in Chapter 29 (see excerpts near **§ 29.10.325** for ADUs and Table 1‑2; various parking and setback provisions). (Chapter 29)
• LosGatos_ZoningCode.md

• Official Los Gatos code library