Planning for the Long Term: Overlay Districts

Mary Kaye Eason
Aug 28, 2025
4 min read

When considering my run for a seat on the Calcasieu Parish Police Jury, one of my primary motivations was the opportunity to positively impact quality of life in Southwest Louisiana. Plenty of parish services support that – from road maintenance to parks. But one that impacts every resident, often personally, is planning and zoning.

Calcasieu Parish police jurors are not members of the Planning & Zoning Board. But we do support their efforts, and their decisions greatly impact the ability to plan for smart growth and development in our region. I’ve written before about existing zoning laws covered in the parish code of ordinances – agricultural and residential, commercial, and industrial. But in Calcasieu Parish, some areas are beginning to use overlay districts, a special zoning designation meant to spur smart, well-planned development in specific areas.

What is an overlay district?

Overlay districts have customized zoning intended to encourage development in specific areas. Sometimes, they’re used to protect a resource, such as waterways, farmland or forests. And they usually work as the name implies – by laying over an existing area that may be made up of piecemeal zones, superseding or supplementing what’s there to create a new district with a particular goal in mind.

What sort of requirements may exist in an overlay district?

Traditional zoning laws tend to provide higher-level requirements (such as the lot size or density) but rarely get too specific (such as by requiring certain building materials). On the other hand, overlay district requirements are tailored to the needs of the area they cover.

The requirements ultimately depend on the area in question, but they may include a variety of methods aimed at a common goal, such as:

To reduce flood damage – This may be accomplished through the use of minimum elevations or drainage features, among others.
For historic preservation – This may occur either to protect existing infrastructure or to preserve the character of a historic area by requiring similar building materials on new development, for example.
To encourage or proactively manage certain types of development – A large city may want to encourage more clustered density in pursuit of more efficient public transit options, or a local government may want to make the best use of its resources by attracting public-private partnerships. This type of overlay zone is also beneficial in a rapidly growing area to ensure existing residents aren’t suddenly squeezed by unfettered development that makes their roads difficult to navigate or their properties suddenly less valuable.

What limitations exist for overlay districts?

Overlay districts are meant to enhance existing zoning, not completely replace or change it. No one area should be subject to multiple overlay districts.

Who makes decisions for an overlay district?

Overlay zones are managed by the Planning and Zoning Board for the local government. Within a municipality, like Lake Charles or Sulphur, the city would be responsible for any overlay districts within their boundaries. In unincorporated Calcasieu Parish, the Calcasieu Parish Police Jury’s Planning and Zoning Board oversees them, sometimes in partnership with municipalities.

Much like any other zoning decision, overlay districts are subject to public hearing laws. So you shouldn’t be surprised by one overnight!

What factors are considered for potential overlay zones?

Before implementing an overlay zone, the Planning and Zoning Board will consider things like:

Purpose statement – What’s the intent of an overlay zone? Why here, and why now? What other plans are in progress for this area?
Applicability – Where will the overlay zone apply? What existing zones will be affected? What types of development are subject to the new requirements?
Definitions – Are there any new requirements here that need to be defined? For example, it wouldn’t help to say “approved building materials” without saying which specific materials are approved.
Permits, procedures and approval requirements – Will there be additional permit requirements in this new overlay district? If so, what are they, and who will oversee them?
Use lists – What changes will the overlay make to the use lists applicable to the existing zone(s)?
Overlay criteria – What are the requirements? They should all be listed here, along with any incentives that exist to spur development, if applicable.

In addition to the zone itself, it’s the responsibility of the governing body (parish, city, etc.) to ensure it’s a good use of resources. For example, if an overlay district has been proposed for just one or two requirements in an area covered by a single existing zone, it might be easier to simply modify the current zoning law to meet the community’s needs.

Does Calcasieu Parish have any existing overlay districts?

Yes! Currently, there are two overlay districts overseen by Calcasieu Parish. A third is currently under consideration for the southern portion of Common Street/Gulf Highway. The existing overlay districts are:

Both the existing overlay districts are designed to support smart development in a way that also supports long-term infrastructure needs. For example, both districts have more strict drainage and setback requirements. Both require wood or brick fences between businesses alongside residential areas, along with other considerations meant to improve the aesthetics of the area and the quality of life for residents around them. As these areas experience further investment, these requirements will go a long way toward preventing some of the “growing pains” common in other rapidly developing corridors. As the cherry on top, overlay districts can be a great support for protecting and even enhancing property values around the area.