what is an overlay district?

​Where will the overlay district be applied?

An overlay district is a zoning tool used to establish land development standards that are placed ‘over’ the current base zoning district. It allows for standards that are stricter than the base zoning.  While an overlay district establishes limits, its purpose is to ensure that design decisions complement each other and contribute to creating the quality of place envisioned in the plan. 

​What are the benefits?

There are several benefits to overlay districts which include: 

• Promote a consistent use of design elements that contribute to image and identity. 
• Encourage high-quality development by providing clear and usable design direction to developers. designers, the Planning Commission and City Staff.  
• Minimize congestion by incorporating access management principles into site design.
• Provide guidelines and consistency for design review.  

What are the differences between design standards and guidelines?

Design standards are specific development controls that govern quantitative and measurable design objectives, such as the placement and height of buildings, or the dimensions and lighting of signs. They are expressed with terms like “shall” and “must,” and are described in tables and diagrams to show precise dimensions or fixed limits within which a proposed design must fall.

Design guidelines provide direction on more subjective or qualitative design objectives, such as the architectural character or buildings, material and colors.  Guidelines are open to interpretation and admit a variety of solutions that support the general design intent of the overlay district.  They are expressed with terms like “should” and “encouraged,” and are illustrated with examples from other communities.

​Project Background – Why does State Route 25 need an overlay district?

​The existing alignment of State Route 25 involves two 90-degree turns and a concurrent alignment with U.S. Highway 31 through downtown Calera, creating severe operational and safety problems. Because of this, the City is actively working with CSX and ALDOT to realign State Route 25 away from downtown. This proposed realignment  would extend State Route 25 east from its southern intersection with U.S. Highway 31 across a new crossing of the CSXT railroad, and then rejoins the existing alignment of State Route 25 west of Interstate 65. This realignment would open up vacant land between downtown Calera and the Interstate exit to new development.

​What is the intent of the Calera State Route 25 Corridor Overlay District ?

• To promote quality new development and redevelopment as it occurs along the corridor on properties made accessible by the realignment.
• To establish minimum standards for the development of property along the State Route 25 corridor.
• To minimize congestion by incorporating access management principles into site design.
• To promote high quality design and cohesive placemaking, while also preserving the historic character of downtown Calera.

​Figure 1 (above) illustrates the proposed State Route 25 Corridor Overlay District study area. Properties highlighted in below would be effected by the overlay district. 

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​What are the elements within the Calera State Route 25 Corridor Overlay District ? 

The following is a list of potential development standards that could be included and illustrated in the overlay district:
Building Design and Orientation Standards

• Architectural Treatment Standards
• Screening, Fence and Wall Standards
• Parking  and Access Standards
• Grading and  Drainage Standards
• Planting Standards

Note: The U.S. Secretary of the Interior’s Standards for Rehabilitation of Historic Properties shall be used as the criteria for renovating historic or architecturally significant structures

How does an overly district apply to properties?

​In general, the standards outlined in the overlay district would only apply to new development.  Existing properties are not impacted unless significant redevelopment of the property takes place, such as an increase in building square footage, or an increase in assessed value.