Local zoning · Reedley

Reedley — Overlay Districts

Overlay Districts under the Reedley local zoning and planning code, with the controlling citations.

Last reviewed: July 2, 2026

Overview

Overlay districts in Reedley supplement the underlying base zoning to address special site, neighborhood, or area characteristics — most notably flood risk and coordinated large-scale development. The Reedley Zoning Code establishes three overlay tools used in practice: the FW Floodway Overlay, the FF Flood Fringe Overlay, and the PUD Planned Unit Development Overlay. The city treats overlay rules as additive to base-zone regulations; where a conflict exists the more restrictive rule controls. See § 10.06.020 for the overlay concept and application rules.

Note on related topics: links you will see in this page point to other Reedley reference pages you will likely need while preparing an application — for example rules about parking (/us/california/reedley/parking), development standards (/us/california/reedley/development-standards), design review (/us/california/reedley/design-review), ADUs (/us/california/reedley/adu), historic preservation (/us/california/reedley/historic-preservation), the City's zoning overview (/us/california/reedley/zoning), and the California Building Standards Code (/us/california/building-codes). Use those pages for the permitting and technical requirements that sit alongside the overlay rules.

District-by-district breakdown

FW — Floodway Overlay Zone District

Purpose: The FW district is applied to areas the General Plan designates as within the floodway along the Kings River; it is intended to implement Open Space and Community Buffer General Plan land uses and to protect life and property from flood hazards. § 10.18.010.
Typical permitted uses: Any use allowed in the underlying base zone may be permitted provided it also meets applicable Airport Land Use Plan standards and the flood-control requirements. No separate list of prohibited everyday uses is provided in the overlay text — underlying zone controls continue to apply. § 10.18.010.C.2.
Key development standards and controls:
- All new development must be elevated or floodproofed to a plan approved by the Building Official; the plan must not divert floodwaters or increase flood hazards to adjacent property. § 10.18.010.C.3–4.
- The FW overlay is expressly allowed only in combination with the RCO (Reclamation/Conservation?) zone district and carries specific constraints about fences, fills, and utility siting to avoid obstructing flood flows. § 10.18.010.C.5.a–c.
- For some FW areas, state reclamation board approval is required before development; the code references California Administrative Code Title 23 and City Chapter 18 processes. § 10.18.010.C.5.d and § 10.18.010.C.6 (see also Title 12 Flood Control cross-reference).
Where it applies: Along the Kings River and other mapped floodways identified in the General Plan/Official Zoning Map; consult the Official Zoning Map on file with the Community Development Department to verify whether a parcel carries the FW overlay. § 10.06.040.

FF — Flood Fringe Overlay Zone District

Purpose: The FF district is applied to the flood fringe areas adjacent to the floodway and similarly implements Open Space and Community Buffer designations. § 10.18.010.
Typical permitted uses: The same baseline rule as the FW: underlying-zone uses are allowed as long as they comply with flood-related requirements and other applicable plans (e.g., airport). § 10.18.010.C.2.
Key development standards:
- New development in FF must also be elevated or floodproofed per an approved plan and must not worsen flood impacts to adjacent properties. § 10.18.010.C.3–4.
- Additional flood-control rules are implemented in Title 12 (Flood Control) of the Reedley Municipal Code; the overlay text is intentionally coordinated with those provisions. § 10.18.010.C.6.
Where it applies: Mapped flood fringe lands as shown on the Official Zoning Map and supporting flood maps. Verify with the Community Development Department and the Official Zoning Map. § 10.06.040.

PUD — Planned Unit Development Overlay Zone District

Purpose: The PUD overlay provides an optional way to apply Planned Unit Development standards on top of a base zone to achieve a “superior” project outcome than the strict base-zone rules would allow. § 10.18.020.
Typical permitted uses: A PUD may include uses allowed (by-right or conditional) in the underlying zone, but with several cross-zone exceptions that allow combinations of residential types and commercial uses in particular circumstances (for example, PUDs in UR, R-1, RM can include a wider set of residential uses). See § 10.20.040 for the detailed allowable-use rules tied to specific base zones.
Key dimensional and programmatic standards:
- Residential density in a PUD is governed by § 10.20.020 (the ordinance states an allowed residential density range of 1–29 dwelling units per acre when using the PUD approach) and by § 10.20.050.B which adds that the average residential density shall not exceed 25% of the maximum residential density prescribed by the underlying zone (note: these two provisions interact and must be read together during project design — see Risks & Ambiguities below).
- The PUD process allows flexibility from base-zone parcel area, parcel coverage, yard spaces, distance-between-structures, off-street parking, and landscaping standards if the applicant can demonstrate the PUD objectives are achieved. § 10.20.050.A.
- PUD approval is generally processed through a Conditional Use Permit route described in Chapter 10.100 or by rezoning/applying the PUD overlay under § 10.18.020. Applications must include a general development plan, tabulations of uses and densities, and other materials specified in § 10.20.070.
Where it applies: A PUD may be applied in any base zone after following the conditional use permit or rezoning/overlay process; it is an overlay mechanism not a stand‑alone base zone. § 10.20.030 and § 10.18.020.

Key standards table (most decision-relevant items)

Overlay District	Decision-relevant rule or limit (summary)	Typical permitting impact	Code Reference
FW (Floodway)	New development must be elevated or floodproofed; no obstructions that catch debris; limited to combination with RCO in some cases; may require state reclamation board approval.	Raises elevation/floodproof design, possible extra agency approvals, restricts fills/fences.	§ 10.18.010.C.3–6
FF (Flood Fringe)	New development must be elevated or floodproofed; subject to Title 12 flood-control standards.	Requires floodproofing plans and Building Official sign-off; may trigger Title 12 processes.	§ 10.18.010.C.3–4, C.6
PUD (Planned Unit Development)	Density range shown 1–29 du/ac when using PUD; applicant may request deviations from parcel/dimensional standards if overall objectives are met; average residential density also limited to 25% of underlying zone maximum in one provision — see text.	Can allow mixed uses and dimensional flexibility, but requires Conditional Use Permit or rezoning, a general development plan, and findings.	§ 10.18.020, § 10.20.020, § 10.20.050

Information Gaps (what the ordinance excerpts did not explicitly provide)

A named "Historic Overlay" chapter text: ADU parking exemptions reference a “Historic Overlay zone,” but the Reedley Zoning Code text for a formal Historic Overlay district (map, standards, triggers) was Not found in retrieved materials. Verify with the City. Not found in retrieved materials (see ADU exception § 10.52 and lack of a separate historic overlay chapter).
Specific numeric elevation/flood-plain elevations (e.g., base flood elevation) and exact mapping layers: the overlay requires elevation/floodproofing but the code cross-references Title 12 (Flood Control) and the Official Zoning Map for mapping; the precise numeric flood elevations are maintained in flood-control maps outside Title 10. Confirm with the Community Development Department and Title 12 documents. Not found in retrieved materials.
A consolidated list of all overlay districts beyond FW, FF, and PUD (e.g., design review overlay, historic overlay mapping) was not found in the retrieved Title 10 excerpts. Check the Official Zoning Map or other municipal code chapters. Not found in retrieved materials.

Checklist

An applicant proposing development on a parcel that carries an overlay (FW, FF, or a PUD overlay) should prepare to satisfy the following items before entitlement or building permit approval:

Confirm overlay designation and boundaries on the Official Zoning Map with the Community Development Department. § 10.06.040.
For FW/FF sites: submit a flood-elevation/floodproofing plan stamped/approved by the Building Official showing the required elevation, and demonstrate no diversion/increased hazard to adjacent properties. § 10.18.010.C.3–4.
If FW combined with RCO applies, confirm whether state reclamation board approvals or Chapter 18 approvals are required and obtain them before permitting. § 10.18.010.C.5.d.
If pursuing a PUD: prepare and file a Conditional Use Permit or rezoning/PUD overlay application with a general development plan, use/density tabulations, and required statements about utilities, drainage, parking, and landscaping per § 10.20.070.
Demonstrate how the PUD achieves the objectives of the Zoning Code (site design, open space, circulation, compatibility) and prepare the findings required for Planning Commission/City Council approval. § 10.20.010, § 10.20.080.
For any requested deviations (setbacks, coverage, parking), submit the justification and exhibit how project-wide outcomes meet code objectives; expect to rely on § 10.20.050.A and the variance / minor deviation procedures as applicable. § 10.20.050.A, § 10.94.010.
Coordinate with related technical standards: demonstrate compliance with the City's development standards, parking, landscaping, and, when applicable, state building requirements in the California Building Standards Code. § 10.30.010 (general site planning).

Risks & Ambiguities

Issue	Why it matters	What to verify
Overlay boundary uncertainty	Overlay applicability (FW/FF/PUD) is determined by the Official Zoning Map; a wrong assumption can lead to rejected permits or rework.	Verify parcel mapping with the Community Development Department and Official Zoning Map. § 10.06.040.
Conflicting density language for PUDs	The code includes a PUD density range (1–29 du/ac) and another provision limiting average residential density to 25% of the underlying zone maximum; inconsistent readings can change project yield dramatically.	Discuss the interpretation with planning staff early; request a pre-application meeting and cite § 10.20.020 and § 10.20.050.B when seeking guidance.
Flood-control technical standards are referenced but not enumerated in Title 10	Title 10 requires elevation/floodproofing but the detailed design criteria and numeric flood elevations are in Title 12 and external flood maps; missing numbers can stall engineering sign-off.	Obtain applicable Title 12 Flood Control standards and FEMA/base flood elevations; confirm Building Official criteria. § 10.18.010.C.6.
Historic-overlay and ADU parking exceptions	The ADU chapter references parking exceptions for an Historic Overlay zone, but the Historic Overlay text/map was not located in retrieved materials.	Confirm whether a formal Historic Overlay exists, its map, and its standards before assuming ADU parking relief. ADU parking exception reference (see ADU chapter).
Multi-agency approvals (e.g., state reclamation board)	Some FW development requires outside agency approvals that precede City-level approvals; timing and conditions can be showstoppers.	Early coordination with the state reclamation board and the City; confirm required agency permits listed in § 10.18.010.C.5.d.

Plain-English Summary

Reedley’s overlay districts modify the base zoning where special conditions exist: the FW and FF overlays impose flood-elevation and floodproofing requirements (and may trigger state reclamation approvals), while the PUD overlay is an optional path to allow more flexible, large‑scale or mixed developments when a strong project plan and supporting findings are provided. Always start by checking the Official Zoning Map and schedule a pre‑application meeting with Planning to confirm which overlays apply and what technical reports (floodproofing, grading, utilities) the City will require. § 10.06.040; § 10.18.010; § 10.18.020.

Source References

Reedley Zoning Code — Overlay Zoning and General Overlay rules: § 10.06.020 (Overlay Zoning)
Reedley Zoning Code — Flood Hazard Overlay Zone Districts: § 10.18.010 (FW, FF requirements)
Reedley Zoning Code — Planned Unit Development Overlay Zone: § 10.18.020 and Chapter 10.20 (PUD standards, density, applicant materials) § 10.20.020, § 10.20.050, § 10.20.070.
Official Zoning Map (adoption and reliance): § 10.06.040.
Cross-references to flood-control and other technical chapters: Title 12 (Flood Control) referenced inside the overlay text; see § 10.18.010.C.6.
ADU chapter parking exceptions referencing Historic Overlay (for parking waivers): ADU provisions (see ADU code text).
For general site planning and dimensional measurement cross-reference: Chapter 10.30 (Setbacks, Height Measurements) § 10.30.030–040.

If you need the exact ordinance print or the Official Zoning Map excerpt for a parcel, request: “Please pull the Official Zoning Map for parcel APN ____ and any Title 12 flood maps that apply,” and I’ll outline the next steps for agency coordination and submittal contents. Verify parcel-specific interpretations with the City — the code text and maps are the final authority. Verify with the jurisdiction where there is any uncertainty.

Sources

Retrieved passages

Reedley Zoning Code (Section shall) High relevance
Reedley Zoning Code (Title and) High relevance
Reedley Zoning Code (Chapter 10.20) High relevance
Reedley Zoning Code (Section 10.18.020) High relevance
Reedley Zoning Code (Chapter 10.100) High relevance
Reedley Zoning Code (Title 23) High relevance
Reedley Zoning Code (Chapter shall) Medium relevance
Reedley Zoning Code (Section 10.30.030) Medium relevance

Cited sections

Official Reedley code library

Frequently asked questions

What overlay districts exist in Reedley and where are they listed?

The Reedley Zoning Code explicitly establishes the FW (Floodway), FF (Flood Fringe) and PUD (Planned Unit Development) overlay districts in Chapter 10.18 and describes PUD procedures in Chapter 10.20; see § 10.18.010 and § 10.18.020.

What must I submit if my lot is in the FW or FF overlay and I want to build?

You must submit a flood-elevation/floodproofing plan approved by the Building Official showing elevated construction or floodproofing that won't divert flows or increase hazards to adjacent parcels; additional requirements may be in Title 12 (Flood Control). § 10.18.010.C.3–4, C.6.

Can I build any use that the underlying zone allows in a flood overlay?

Yes — the overlay allows land uses normally permitted in the underlying base zone provided they also comply with airport and flood-control standards and any other referenced regulations. § 10.18.010.C.2.

How does the PUD overlay change density and dimensional rules?

The PUD overlay is flexible: it cites an allowed residential density range of 1–29 du/ac for PUDs and allows deviations from parcel/dimensional standards when objectives are achieved; however, another provision limits average residential density to 25% of the underlying zone’s maximum in some contexts — you must reconcile these during design and with staff. § 10.20.020, § 10.20.050.B.

Do PUDs require a Conditional Use Permit or a rezone?

A PUD may be approved through the Conditional Use Permit process in Chapter 10.100 or by applying the PUD overlay via rezoning per § 10.18.020. The application must include a general development plan and required tabulations. § 10.20.070.

If my property is in a flood overlay, do I need state agency approvals?

Potentially — for FW areas combined with the RCO zone the code requires approval by the state reclamation board in some cases before City approval; verify early with staff. § 10.18.010.C.5.d.

Will a PUD let me reduce parking or setbacks?

A PUD can request flexibility from parcel/dimensional standards (including parking and setbacks) if the project demonstrates objectives of the Zoning Code are met; such changes are discretionary and require the PUD findings and applicable permit approvals. § 10.20.050.A.

Is there a Historic Overlay and does it affect ADU parking?

The ADU chapter references a parking exception if the ADU is located on a property with a Historic Overlay zone, but a formal Historic Overlay chapter/map was Not found in the retrieved Title 10 excerpts. Verify whether an official Historic Overlay exists and its rules with the City. ADU parking exception — see ADU provisions.

Where do I confirm which overlays apply to an APN?

Check the Official Zoning Map on file with the Community Development Department; the Zoning Code adopts that map by reference and it determines overlay boundaries. § 10.06.040.

If I need a variance from an overlay requirement, can I get one?

Variances are limited by code (e.g., use regulations are not subject to variance in some contexts) and the Planning Commission reviews variances to development standards; the PUD, conditional-use, or amendment processes are the primary ways the code provides flexibility. See Chapter 10.102 (Variances) and § 10.20 for PUD alternatives.

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