Merced — Overlay Districts

Last reviewed: July 2, 2026

Overview

Overlay districts in Merced are mapped zones that add area‑specific rules on top of the underlying base zoning. The overlay rules can change allowed building types, require discretionary review, or impose specialized standards for compatibility (for example with the airport or downtown). See the city's official Merced Zoning pages and the zoning map to confirm which overlays apply to a parcel. Overlay authority and conflict resolution are set out in § 20.22.010 .

How the code treats overlays (quick legal anchors)

• Overlay zones “establish additional standards and regulations” beyond the base district and, when in conflict, the overlay controls; the director resolves conflicts among overlays. § 20.22.010 .
• The ordinance lists the official overlay symbols on the zoning map: /HSR, /AE, /UR (Table 20.06‑2). § 20.06.020(B) .
• Verify overlay boundaries on the official zoning map maintained by Development Services; if boundaries are unclear the director makes a determination (appealable). § 20.06.030(C) and § 20.04.030(F) .

District-by-district breakdown

/AE — Airport Environ overlay

• Purpose: ensure development is compatible with Merced Regional Airport operations. § 20.22.020(A) .
• Where it applies: to land inside the airport influence area shown in the airport land use compatibility plan (ALUCP). § 20.22.020(B) .
• Key regulatory effect: all development and land use actions within /AE must comply with the ALUCP compatibility criteria (unless a specific city council override consistent with Public Resources Code § 21676). § 20.22.020(C) .
• Typical permit implications: projects in /AE will often require demonstration of ALUCP compatibility as part of entitlement materials (see checklist below). Verify any noise/height/approach‑path restrictions in the ALUCP; the zoning chapter defers to that plan rather than restating detailed numeric standards. § 20.22.020(C) .

Practical guidance: before design work confirm ALUCP maps and consult the Development Services Department because ALUCP criteria (noise contours, safety zones) can effectively prohibit or condition certain residential intensities inside /AE. Verify with the jurisdiction.

/HSR — High Speed Rail overlay

• Status: the code marks /HSR as RESERVED (no active standards in the ordinance text). § 20.22.030 .

Practical guidance: Because /HSR contains no active rules in the municipal code, treats it as a placeholder — but treat this as an unresolved item: verify with Development Services whether local implementing standards, project conditions, or map updates apply. Verify with the jurisdiction.

/UR — Urban Residential overlay

• Purpose: encourage higher‑quality urban‑scale residential building types downtown and in other urban neighborhoods; the overlay permits specific residential building types in addition to uses allowed in the base residential districts. § 20.22.040(A) .
• Where it applies: mapped onto parcels in downtown/urban neighborhoods (check the official zoning map). § 20.06.030(C) .
• What it changes (high level):
  • Expands allowed residential building types by base district (R‑1 through R‑4) per Table 20.22‑1; that table shows whether a building type is permitted, requires a minor use permit (M), or requires site plan review (SP). § 20.22.040(C) and Table 20.22‑1 .
  • Requires site plan review or a minor use permit for building types that do not conform to the base district standards—reference § 20.22.040(B) and Table 20.22‑1. .
  • Sets form‑and‑design oriented development standards that govern orientation, corner articulation, pathways, parking location rules (alley vs front‑loaded), and building‑type specific dimensional tables (e.g., carriage homes, side‑yard homes, townhomes, side‑court apartments). § 20.22.040(D) and Tables 20.22‑3 through 20.22‑11 .

Key decision standards (examples drawn from the code):

• Parking/setback for front‑loaded buildings: vehicle parking (garages/carports/surface parking) must be set back a minimum of 5 ft from the front façade where no alley exists; where an alley exists parking access must use the alley and parking must be set back at least 50% of lot depth and screened. § 20.22.040(D).2.d(1–2) .
• Carriage homes (see Table 20.22‑3): parcel width min 40 ft; exterior front setback min 10 ft / max 15 ft; height max 30 ft / 2 stories. (See Table 20.22‑3.) § 20.22.040(D) and Table 20.22‑3 .
• Townhomes (see Table 20.22‑8): exterior front setback min 0 ft / max 15 ft; height max 35 ft. § 20.22.040(D) and Table 20.22‑8 .
• Many building types specify reduced or zero front setbacks, narrower parcel widths, and maximum heights of 35 ft typical for multi‑unit urban types. See Tables 20.22‑4 through 20.22‑11 for each building type. § 20.22.040(D) and Tables 20.22‑4–20.22‑11 .

Practical guidance: The /UR overlay is form‑based. If you propose a non‑standard residential building type in a mapped /UR area expect to submit a site plan review or minor use permit (per Table 20.22‑1) and to document conformance with the specific Table(s) that govern that building type (setbacks, heights, parking, courtyards, etc.). § 20.22.040(B,D) .

Downtown, Old 99, and other signage overlays (sign standards)

• The signage chapter creates special rules for downtown and the Old 99/Freeway corridors that supersede general sign standards for parcels inside those overlay areas: see § 20.62.120 (Downtown Overlay District) and § 20.62.110 (Old 99 / Freeway Overlay). These overlay areas are used to tailor sign area, placement, and illumination rules to downtown and corridor character. § 20.62.120 and § 20.62.110 .
• Example: parcels in the Old 99 Overlay District may be allowed one permanent freestanding sign up to 200 sq ft and 25 ft high in addition to other sign allowances. § 20.62.110 .
• Example: the Downtown Overlay District replaces the § 20.62.100 commercial sign rules with Table 20.62‑120‑1, which sets different size/placement rules and allows one additional pedestrian‑oriented projecting sign up to 10 sq ft. § 20.62.120 and Table 20.62‑120‑1 .

Note on mapping: the code’s Table 20.06‑2 explicitly lists /HSR, /AE, /UR as overlay zones but the signage chapters implement additional named overlay districts (Downtown, Old 99, Freeway) for sign regulation and map those spatially in their figures; compare § 20.06.020(B) with §§ 20.62.110–120. § 20.06.020(B) .

Quick reference table — most decision‑relevant overlay rules

Checklist — what an applicant must satisfy for overlay issues

• Confirm whether the parcel is within any overlay on the official zoning map (Development Services). § 20.06.030(C) .
• For /AE parcels: prepare ALUCP compliance documentation and plan responses (noise, safety zones). § 20.22.020(C) .
• For /UR proposals: determine applicable building type in Table 20.22‑1 and whether site plan review (SP) or minor use permit (M) is required; assemble plans that demonstrate conformance with the specific building‑type table (setbacks, height, parking). § 20.22.040(B–D) .
• If the project relies on an overlay variance or exception, prepare findings and consult Merced Variances and Exceptions early. Verify with the jurisdiction and see the planning division. § 20.22.010(B) .
• For projects in Downtown / Old 99 areas: apply sign plans to the downtown/Old‑99 sign tables and secure design review where required. §§ 20.62.110–120 .
• Provide a parking plan demonstrating compliance with the overlay’s parking/access rules (alley vs front‑loaded) and the city Merced Parking standards. § 20.22.040(D).2 .
• Include landscaping/screening and privacy responses where the overlay references them; consult Merced Landscaping and Screening and the overlay tables. § 20.22.040(D) .
• Confirm if design review/site plan review is required and submit materials consistent with Merced Design Review. § 20.22.040(B) .

Risks & Ambiguities

Plain-English summary

In Merced the overlay rules are extra, mapped rules that sit on top of the base zoning. The main overlays are the /AE (airport compatibility), /UR (urban residential form‑based options downtown), and a placeholder /HSR (reserved). Overlays can add permitted building types, require site plan review or minor permits, and change dimensional rules (setbacks, parking configuration, sign rules); when in doubt check the zoning map and the specific overlay section cited in the code. §§ 20.06.020(B), 20.22.010–040, 20.62.110–120 .

Source References

• Merced Municipal Code — Overlay chapter: § 20.22.010–040 (purpose, /AE, /HSR reserved, /UR building types and standards) .
• Merced Municipal Code — Table of zoning districts and overlay list: § 20.06.020(B) (Table 20.06‑2 lists /HSR, /AE, /UR) .
• Merced Municipal Code — /UR building‑type tables and development standards (Tables 20.22‑1; 20.22‑3; 20.22‑4; 20.22‑8; 20.22‑9; 20.22‑11) and related text § 20.22.040(D) .
• Merced Municipal Code — Zoning map adoption and access: § 20.06.030(C) (official map maintained by Development Services) .
• Merced Municipal Code — Signage overlays and downtown sign rules: § 20.62.110 (Old 99/Freeway) and § 20.62.120 (Downtown Overlay, Table 20.62‑120‑1) .
• Merced Municipal Code — Interpretation rules and boundary determination: § 20.04.030(F) (director determines ambiguous boundaries) .

Retrieved passages

• Merced Zoning Code (Section 20.72.050) High relevance show source text
• Merced Zoning Code (Section 21676.) Medium relevance show source text
• Merced Zoning Code (§ 2) Medium relevance show source text
• Merced Zoning Code (Section 20.72.050) Medium relevance show source text
• Merced Zoning Code (Chapter 20.26) Medium relevance show source text
• Merced Zoning Code (Chapter 20.16) Medium relevance show source text
• Merced Zoning Code (Chapter 20.06) Medium relevance show source text
• Merced Zoning Code (Section 20.04.030) Medium relevance show source text
• Merced Zoning Code (chapter conflict) Medium relevance show source text
• Merced Zoning Code (Section 20.22.040) Medium relevance show source text
• Merced Zoning Code (§ 2) Medium relevance show source text

Cited sections

• Merced Municipal Code — Overlay chapter: **§ 20.22.010–040** (purpose, /AE, /HSR reserved, /UR building types and standards) . (§ 20.22.010)
• Merced Municipal Code — Table of zoning districts and overlay list: **§ 20.06.020(B)** (Table 20.06‑2 lists /HSR, /AE, /UR) . (§ 20.06.020)
• Merced Municipal Code — /UR building‑type tables and development standards (Tables 20.22‑1; 20.22‑3; 20.22‑4; 20.22‑8; 20.22‑9; 20.22‑11) and related text **§ 20.22.040(D)** . (§ 20.22.040)
• Merced Municipal Code — Zoning map adoption and access: **§ 20.06.030(C)** (official map maintained by Development Services) . (§ 20.06.030)
• Merced Municipal Code — Signage overlays and downtown sign rules: **§ 20.62.110** (Old 99/Freeway) and **§ 20.62.120** (Downtown Overlay, Table 20.62‑120‑1) . (§ 20.62.110)
• Merced Municipal Code — Interpretation rules and boundary determination: **§ 20.04.030(F)** (director determines ambiguous boundaries) . (§ 20.04.030)
• Merced_ZoningCode.md

• Official Merced code library