Selma — Overlay Districts

Last reviewed: July 2, 2026

Overview

Selma treats overlays as “combining zones” that layer extra rules on top of a property's base zone rather than replacing the base zone. The combining zones are established in § 11-2.6 and currently include the Pioneer Village Zone (PV Zone) and citywide Specific and Precise Plan combining zones; each overlay imposes additional permitted‑use rules, Master Plan/CUP requirements, and development conditions that work together with the base zone's standards (see § 11-2.6) . Confirm whether your parcel is in a combining zone on the official zoning map (see § 11-1.4) .

Before proceeding: this page stays strictly within the Selma zoning/Title XI ordinance. For related topics you will encounter during an overlay review, see the city's zoning overview at Selma Zoning, the city's development standards, parking, design review, historic preservation, ADUs, and the California Building Standards Code.

How Selma defines Overlay / Combining Zones

• The ordinance labels overlays as combining zoning districts and explains their purpose in § 11-2.6(A): to provide “more refined zoning and development regulation for specific areas in the City that have unique attributes, development history, or are historic in nature” and to “serve as an overlay to the base zoning district” by adding regulations that apply in addition to the base district rules .
• The Zoning Map and boundary rules govern where an overlay applies; see § 11-1.4 and boundary determination rules in § 11-1.5 (verify boundary location with the Community Development Director when ambiguous) .

District-by-district breakdown (Selma combining zones / overlays)

Note: the ordinance identifies two combining/overlay categories by name. Below are the specific provisions the code contains; where the code text does not provide numeric standards we flag that as not found in retrieved materials and recommend verification.

Pioneer Village Zone (PV Zone)

• Purpose: The PV Zone is intended for an area with historic character and unique development history; it is a combining (overlay) zone that adds special rules to the underlying base zone (§ 11-2.6.B) .
• Typical permitted uses: The ordinance states that uses in the PV Zone are limited and generally require additional approvals: the PV allows “all uses permitted in the residential, commercial, and industrial zones” but also restricts uses to those consistent with an adopted Master Plan and historic/display functions. Establishment/operation of certain PV uses “shall not be permitted unless a conditional use permit and a Master Plan have been approved” (§ 11-2.6.B) .
• Key procedural requirements:
  • Master Plan and Conditional Use Permit (CUP) required for operations that would implement the PV Zone’s historic/display mission (§ 11-2.6.B) .
  • Site plan review and a Master Plan narrative describing proposed uses, setbacks, heights, architectural theme, phasing, access, and parking must accompany applications for PV projects (Master Plan content requirements are listed under § 11-2.6.B) .
  • Parking requirements for PV projects may be set by the approving authority at the time of CUP/Master Plan; the PV text explicitly notes the number of parking spaces may be established by the Planning Commission when the CUP is issued (§ 11-2.6.B) . See the city's parking guidance for operational details.
• Development standards and site design: The PV text requires access, landscaping, yards adequate for fire protection and sight distance, and that parking be provided as determined through the CUP/Master Plan; the overlay therefore modifies how the general development standards (§ 11-3.1) apply on covered parcels (see § 11-2.6.B and § 11-3.1) .
• Where it applies: The PV Zone applies only to the mapped Pioneer Village area shown on Selma’s official zoning map and is administered as a combining district on top of the base zone; confirm parcel status on the official map per § 11-1.4 and boundary rules in § 11-1.5 .

Citywide Specific and Precise Plans Zones (combining)

• Purpose / role: The ordinance lists Citywide Specific and Precise Plans Zones as another combining zone type; these serve as overlays where a Specific Plan or Precise Plan applies and contain plan-level standards that augment the base zone (§ 11-2.6.A) .
• Typical permitted uses & standards: The text names the category but does not include detailed, uniform permitted‑use lists or numeric dimensional standards in the combining-zone description; specific rules are contained in the applicable Specific or Precise Plan documents (text: § 11-2.6) — those plan documents are the controlling text for parcels in that overlay. Not found in retrieved materials: a citywide numeric summary for “Specific and Precise Plans Zones” inside § 11-2.6 itself; verify with the applicable Specific/Precise Plan document and the Community Development Department (§ 11-2.6) .
• Where it applies: Only where a Specific Plan or Precise Plan has been adopted and mapped; check the official zoning map and the Specific/Precise Plan text (verify with the City) per § 11-1.4 and § 11-1.5 .

Quick Reference Table — most decision‑relevant overlay rules

Practical guidance / synthesis (plain-English, practice-oriented)

• Start by confirming overlay status: check the official map per § 11-1.4 and boundary rules in § 11-1.5; if the boundary is unclear, the Community Development Director will determine the boundary (appealable) .
• If the property is within the PV Zone, plan on preparing a Master Plan and obtaining a CUP: the PV text makes both central to approval and requires the Master Plan to include uses, setbacks, heights, architectural approach, access, phasing, and parking (see § 11-2.6.B) . Link your design and parking strategy to the city's development standards and parking policies early to avoid rework.
• Expect the overlay to change how certain standards apply (for example, landscaping and minimum yard needs for the PV are called out in the overlay); always cross-check the overlay rules against the general development standards at § 11-3.1 so you know which rule controls (§ 11-3.1 states that specific district standards override general rules) .
• If your work touches historical features or preservation objectives in PV, consult the city's historic preservation guidance and reference the PV Master Plan requirements in § 11-2.6.B .
• For structural or construction compliance (building code), separate from overlay zoning, reference the California Building Standards Code; the zoning ordinance does not replace Title 24 requirements (verify building-level items with the Building Division) — the Zoning Code repeatedly defers to building code where applicable (see, e.g., development standards referencing building code determinations) .

Checklist (what an applicant must satisfy for an overlay project in Selma)

• Confirm the parcel is within a combining/overlay district on the official zoning map (§ 11-1.4) .
• Determine the base zoning district and pull the base‑zone permitted uses and numeric standards (yards, heights, lot coverage) from the tables in Chapter 2 and Chapter 3 (§ 11-2.x and § 11-3.1) .
• If in PV Zone, prepare a Master Plan addressing proposed uses, setbacks, heights, architectural theme, phasing, access, and parking, and submit a CUP application as required by § 11-2.6.B .
• Submit site plan review materials (elevations, landscaping, access) as required; the PV text requires site plan elements and the general rules in § 11-3.1 apply .
• Coordinate parking strategy with the Planning Commission/CUP process (PV allows parking levels to be set at approval) — consult Selma Parking (§ 11-2.6.B) .
• Verify whether a Specific or Precise Plan applies to the site (if in a Specific/Precise Plan overlay) and follow that plan's standards (overlay category referenced in § 11-2.6) .
• Check for other reviews that may apply (Design Review, landscaping, signage, etc.) and begin coordination early; see design review, landscaping and screening and signage.

Risks & Ambiguities

Plain-English Summary

Selma's overlays are called combining zones and are mapped on top of your base zoning; the main named overlay is the Pioneer Village (PV) Zone, which requires a Master Plan and a Conditional Use Permit for PV-specific uses and lets the Planning Commission set parking and other details during approval — see § 11-2.6 and check the official zoning map before designing a project .

Source References

• Combining zones (purpose; named overlays including PV and Specific/Precise Plans): § 11-2.6
• PV Zone permitted uses, Master Plan & CUP requirement, site plan and Master Plan content: § 11-2.6.B
• General development standards and interplay with district standards: § 11-3.1
• Zoning map and boundary rules (where overlays apply; Director determinations): § 11-1.4 and § 11-1.5
• References to parking and off‑street parking as applied in district tables: § 11-3-4 (see district tables referencing 11-3-4)

Retrieved passages

• Selma Zoning Code (section have) High relevance show source text
• CBC § 11 (Section 11-3-1) High relevance show source text
• Selma Zoning Code (section 11-6.7) High relevance show source text
• Selma Zoning Code (Section 11-7.8) High relevance show source text
• Selma Zoning Code (Section 11-3.1) High relevance show source text
• Selma Zoning Code Medium relevance show source text
• Selma Zoning Code (Section 4100) Medium relevance show source text
• CBC § 11 (Section 11-3-1) Medium relevance show source text

Cited sections

• Combining zones (purpose; named overlays including PV and Specific/Precise Plans): **§ 11-2.6** (§ 11-2.6)
• PV Zone permitted uses, Master Plan & CUP requirement, site plan and Master Plan content: **§ 11-2.6.B** fileciteturn0file0 (§ 11-2.6.B)
• General development standards and interplay with district standards: **§ 11-3.1** (§ 11-3.1)
• Zoning map and boundary rules (where overlays apply; Director determinations): **§ 11-1.4** and **§ 11-1.5** (§ 11-1.4)
• References to parking and off‑street parking as applied in district tables: **§ 11-3-4** (see district tables referencing 11-3-4) fileciteturn0file1 (§ 11-3-4)
• Selma_ZoningCode.md

• Official Selma code library