Local zoning · Seaside

Seaside — Overlay Districts

Q: What are the setback requirements next to Highway 1 under the H1 overlay?

Under the H1 overlay, development must provide a 100‑foot minimum setback from the eastern edge of Highway 1; the larger H1 footprint is applied to Fort Ord lands within 500 feet of the Highway 1 right‑of‑way or edge of the viewshed. See § 17.22.040.C.1–B .

Q: If my parcel is in Census Tract 137, can I build an emergency shelter without a discretionary permit?

Where the Emergency Shelter Overlay applies (Census Tract 137 ) the overlay provides zoning where an emergency shelter can be permitted without a discretionary permit, but the shelter must still meet the development standards referenced at § 17.52.100.D . Confirm siting and compliance with those standards. See § 17.22.050 .

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

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Last reviewed: July 3, 2026

Overview

Seaside’s overlay zones are special modifiers to the base zoning that add location-specific rules where site, environmental, safety, compatibility, or design issues require extra controls. The overlay rules are contained in Title 17, Chapter 17.22 of the Seaside Zoning Ordinance and are applied as suffixes on the official Zoning Map (the overlay symbol is appended to the primary zone symbol) — see § 17.22.010 and § 17.22.020 for purpose and mapping.

Note: overlay standards are additive to the primary zone’s standards and applicable Articles (for example, development standards and site planning rules) — applicants must comply with both sets of rules. See § 17.22.020.B.

How overlays are shown and applied

Overlays are mapped by symbol appended to the primary zone on the Zoning Map; they are applied to property through the rezoning process. See § 17.06.020 and § 17.22.020.A.
Unless an overlay says otherwise, any use normally allowed in the primary zone remains allowed; overlays add permit or development limits, not wholesale new uses. See § 17.22.020.B.1–3.

(First natural internal links — used once each)

When you check site requirements, compare the overlay rules to the primary zone under Seaside Zoning. [/us/california/seaside/zoning]
Confirm numeric standards and setbacks in Seaside Development Standards. [/us/california/seaside/development-standards]
Parking requirements still follow the city’s parking rules. [/us/california/seaside/parking]
Many projects will need architectural review; consult Seaside Design Review. [/us/california/seaside/design-review]
Accessory Dwelling Units (ADUs) remain subject to both state ADU law and Seaside ADU rules. [/us/california/seaside/adu]
Building permits must also meet the California Building Standards Code (Title 24). [/us/california/building-codes]

Overlay districts — district-by-district

Ordnance Remediation District (ORD)

Purpose: The ORD overlay identifies lands within the former Fort Ord that are identified for possible ordnance removal and additional hazardous materials cleanup. See § 17.22.030.A.
Where it applies: Applies to Fort Ord lands shown on the map in Exhibit “A” of Ordinance No. 924 and as further referenced in § 15.34.010 (the Fort Ord map reference). See § 17.22.030.B.
Typical permitted uses: Uses continue to be governed by the parcel’s primary zone; the ORD does not itself list new permitted uses but adds remediation and site-specific constraints that may affect development feasibility. See § 17.22.020.B and § 17.22.030.
Key decision-relevant standards: The overlay flags the need for ordnance/hazmat investigation and potential cleanup before or in connection with development approvals — check project-level conditions and referenced Exhibit A. Verify mapping and any required remediation conditions tied to the parcel. See § 17.22.030.

Highway 1 Design Overlay (H1)

Purpose: The H1 overlay provides enhanced design standards and development limitations to protect the Highway 1 viewshed adjacent to Fort Ord lands. See § 17.22.040.A.
Where it applies: Applied to Fort Ord lands identified in the General Plan that are within 500 feet of Highway 1 right-of-way or the edge of the Highway 1 viewshed (whichever is greater). See § 17.22.040.B.
Typical permitted uses: Base-zone uses remain allowed but projects must follow the additional H1 controls (setbacks, landscaping, design). See § 17.22.020.B and § 17.22.040.C.
Key dimensional and design standards (most decision-relevant):
- 100 feet minimum setback from the eastern edge of Highway 1; this setback area is reserved for landscaping, public infrastructure, and environmental enhancement (habitat restoration, water recharge, detention/retention) — § 17.22.040.C.1.
- Required substantial, regionally appropriate landscaping (Monterey cypress and local species) to minimize visual impacts — § 17.22.040.C.2.
- Structure siting and architecture must protect views; exterior materials/colors should blend with surrounding vegetation and emphasize Monterey Peninsula styles (Mission, Craftsman, Mediterranean) — § 17.22.040.C.4–5.
- Projects must comply with Fort Ord Reuse Authority Highway 1 Design Corridor Design Guidelines in addition to this code — § 17.22.040.D.

Emergency Shelter Overlay

Purpose: The Emergency Shelter Overlay creates zoning where an emergency shelter may be allowed without a discretionary permit; intended to streamline siting of emergency shelters in targeted areas. See § 17.22.050.A.
Where it applies: Applied to areas of Census Tract 137 (map-based application). See § 17.22.050.B.
Typical permitted uses and permit path: The overlay allows emergency shelters to be permitted where the overlay applies without a discretionary permit; development standards to be used for permitted shelters are referenced to § 17.52.100.D. See § 17.22.050.C.
Key standards to check: The specific dimensional/site standards for shelters are not listed in 17.22.050 itself but are set out in § 17.52.100.D (referenced by the overlay). Applicants must pull both sections when designing a proposal.

Quick reference table — overlays at a glance

Overlay District	Primary purpose	Most important limits / notes	Code Reference
ORD (Ordnance Remediation District)	Flags former Fort Ord parcels for ordnance/hazmat cleanup	Applies to lands shown on Exhibit A of Ord. No. 924; remediation requirements apply before/with development; primary-zone uses still govern	§ 17.22.030
H1 (Highway 1 Design Overlay)	Protect Highway 1 viewshed; enhanced design controls	100 ft Hwy‑1 setback; applies within 500 ft of Hwy‑1/viewshed; strict landscaping and design requirements; comply with FORA guidelines	§ 17.22.040
Emergency Shelter Overlay	Provide areas where shelters can be permitted without discretionary permit	Applies to Census Tract 137; development standards listed at § 17.52.100.D	§ 17.22.050 and § 17.52.100.D

Checklist

Confirm whether the parcel is affected by an overlay on the official Zoning Map (overlay suffix) — see § 17.06.020 and § 17.22.020.A.
For the identified overlay, list and comply with the overlay-specific development standards (e.g., 100 ft Highway 1 setback for H1, remediation conditions for ORD) — see § 17.22.040 and § 17.22.030.
Meet all base-zone permit requirements (Zoning Clearance, Minor Use Permit, Use Permit) per the primary zone’s tables and Article 2 — see § 17.10.030.
Incorporate required landscaping, view protection, and alternative transportation features (H1 specifics) into design submittals — see § 17.22.040.C–D.
For Emergency Shelter Overlay projects, follow standards in § 17.52.100.D as required by § 17.22.050.C.
Coordinate with City planning staff and include any required remediation/technical reports for ORD parcels; verify Exhibit A mapping and any ties to § 15.34.010.
Confirm parking, site layout, and other operational standards under Seaside Parking and other Articles. [/us/california/seaside/parking]
Confirm whether the project requires Design Review; if so, follow Seaside Design Review procedures. [/us/california/seaside/design-review]

Risks & Ambiguities

Issue	Why it matters	What to verify
Overlay mapping boundary ambiguity	Development rules depend on whether a parcel carries the overlay suffix	Confirm the official Zoning Map and Director’s boundary interpretation rules (§ 17.06.020) and verify with planning staff.
Ordnance/hazmat obligations on ORD parcels	Remediation can add time, cost, or conditions of approval	Verify whether your parcel is on Exhibit A of Ordinance No. 924 (referenced in § 17.22.030.B) and check any required investigation/clean-up conditions.
What “within 500 feet or edge of viewshed” means for H1	Setback and design obligations hinge on precise measurement	Ask Planning to confirm how the 500 ft measure and the “viewshed edge” are applied to your lot; see § 17.22.040.B.
Emergency Shelter overlay geographic limits	Only allows streamlined siting where overlay applies	Confirm whether your site is in Census Tract 137 and apply § 17.52.100.D standards.
Secondary standards (e.g., FORA guidelines)	H1 also requires compliance with an external design guideline document	Confirm which FORA Highway 1 Design Corridor Design Guidelines apply and how they interact with § 17.22.040.D.

Plain-English Summary

Seaside’s overlay districts are map-based add-ons to the base zone that require extra actions for certain areas — for example, the ORD overlay flags Fort Ord parcels for possible ordnance cleanup, H1 requires big setbacks and special landscaping to protect Highway 1 views, and the Emergency Shelter overlay creates areas where shelters can be sited under streamlined rules. Always check the Zoning Map and the specific overlay section in Title 17 because the overlay rules are in addition to the base-zone rules.

Source References

Title 17 (Zoning Ordinance), Chapter 17.22 — Overlay Zones: § 17.22.010, § 17.22.020, § 17.22.030, § 17.22.040, § 17.22.050.
Zoning Map and zones: § 17.06.020 (Zoning Map and Zones).
H1 design-detail citations and FORA guideline reference: § 17.22.040.C–D.
Emergency Shelter development standards reference: § 17.52.100.D (referenced by § 17.22.050.C).
General permit and development requirements (primary zone interaction, permit types): § 17.10.020 and § 17.10.030.

Sources

Retrieved passages

Seaside Zoning Code (chapter apply) High relevance
Seaside Zoning Code (section provides) High relevance
Seaside Zoning Code (Section 65000) Medium relevance
Seaside Zoning Code (§ 1) Medium relevance
Seaside Zoning Code (chapter lists) Medium relevance
Seaside Zoning Code (Chapter 17.55) Medium relevance
Seaside Zoning Code (Section 17.30.100) Medium relevance
Seaside Zoning Code (Section 17.10.020) Medium relevance

Cited sections

Title 17 (Zoning Ordinance), Chapter 17.22 — Overlay Zones: **§ 17.22.010**, **§ 17.22.020**, **§ 17.22.030**, **§ 17.22.040**, **§ 17.22.050**. (Title 17)
Zoning Map and zones: **§ 17.06.020** (Zoning Map and Zones). (§ 17.06.020)
H1 design-detail citations and FORA guideline reference: **§ 17.22.040.C–D**. (§ 17.22.040.C)
Emergency Shelter development standards reference: **§ 17.52.100.D** (referenced by § 17.22.050.C). (§ 17.52.100.D)
General permit and development requirements (primary zone interaction, permit types): **§ 17.10.020** and **§ 17.10.030**. (§ 17.10.020)
Seaside_ZoningCode.md

Frequently asked questions

What is an overlay zone in Seaside and how does it affect my property?

An overlay zone in Seaside is a mapped modifier appended to your base zone on the Zoning Map that adds location‑specific rules (design, safety, environmental) to a site. It does not usually change the base permitted uses but imposes additional permit requirements or development standards you must follow (see § 17.22.010 and § 17.22.020).

What can I build on an ORD (Ordnance Remediation District) parcel?

Permitted uses remain those of the parcel’s primary zone, but ORD parcels are flagged for ordnance/hazardous materials investigation and potential cleanup; those remediation requirements can affect timing, conditions, and feasibility of development — see § 17.22.030. Confirm whether your lot is on Exhibit A of Ord. No. 924.

What are the setback requirements next to Highway 1 under the H1 overlay?

Under the H1 overlay, development must provide a 100‑foot minimum setback from the eastern edge of Highway 1; the larger H1 footprint is applied to Fort Ord lands within 500 feet of the Highway 1 right‑of‑way or edge of the viewshed. See § 17.22.040.C.1–B.

Do overlay rules change parking or site‑layout requirements?

No—overlay rules are additive. Parking and site layout remain governed by the city’s parking rules and base‑zone development standards, but the overlay can add special landscaping, setbacks, or operational restrictions that affect site layout. See § 17.22.020.B and consult the City’s parking rules.

If my parcel is in Census Tract 137, can I build an emergency shelter without a discretionary permit?

Where the Emergency Shelter Overlay applies (Census Tract 137) the overlay provides zoning where an emergency shelter can be permitted without a discretionary permit, but the shelter must still meet the development standards referenced at § 17.52.100.D. Confirm siting and compliance with those standards. See § 17.22.050.

How are overlay boundaries determined if a map line is unclear?

The Director is authorized to interpret map boundaries; if a boundary follows a lot line/street centerline, that is used, or the Director will use the Zoning Map scale; see § 17.06.020. For overlays specifically, confirm application via the Zoning Map and rezoning records per § 17.22.020.A.

Will H1 force a particular architectural style on my building?

H1 requires that exteriors use natural‑looking materials and colors to blend with the landscape and encourages Monterey Peninsula architectural traditions (Mission, Craftsman, Mediterranean), but the overlay’s language guides design rather than prescribing a single form — see § 17.22.040.C.4–5. Compliance is typically demonstrated through design review.

If my project needs a building permit, do I still follow the overlay rules?

Yes. Zoning/overlay approvals and building permits are parallel requirements: you must satisfy overlay and zoning standards first (or concurrently as part of approvals) and then comply with the California Building Standards Code (Title 24) for building permits. See § 17.10.020 and the authority statements in § 17.02.020.

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