Brawley — Overlay Districts

Last reviewed: July 1, 2026

Overview

Brawley’s zoning ordinance (Chapter 27) does not present a long catalog of named “overlay districts.” Instead, the code uses a mix of special districts and supplemental, map‑tied or adjacency‑triggered layers that function like overlays on top of base zoning. The most overlay‑like tools you will actually encounter in Brawley are: the city’s Planned Development special district, a “parking lots as a supplemental use” provision that layers onto eligible parcels, and airport land use plan height constraints that apply across multiple zones. All three interact with your base zoning and the city’s zoning, land use, and development standards framework in Chapter 27.

Below is a district-by-district breakdown of what Brawley’s ordinance actually governs as “overlay-type” layers, with plain-English guidance and code cites.

Planned Development (PD) District

Purpose and how it functions

• The PD district is established for “special study areas” where conventional zoning can’t deliver the desired plan; it is created by its own ordinance with customized uses and standards. While mapped as a stand‑alone district, it effectively overlays a site with a specific plan and custom rules that supersede standard zoning for that area (you’ll see it labeled as PD-# on the official map). Securing PD is a rezoning action with a companion specific plan. See §27.120–27.123.

Typical permitted uses

• Uses are not pre-listed in Chapter 27; each PD’s adopting ordinance sets the mix (e.g., residential, commercial, industrial) consistent with the General Plan. The code requires the PD ordinance to specify goals, uses, and development standards for that district. See §27.121.

Key dimensional/process standards

• Minimum property size: 50 acres to establish the PD district. §27.122(1).
• Specific plan required: prepared per Government Code §65451 and submitted with the zone change; the PD’s ordinance and specific plan control densities, unit counts, FARs, and infrastructure. §27.122(2).
• Mapping: approved PDs are shown with a base PD designation and sequential number (example: PD‑8). §27.122(4).
• Design review/site plan: all development within a PD goes through site plan review under §§27.261–27.268. §27.123. For the process framework, see Brawley Design Review.

Where it applies

• Only where the City Council rezones property to PD, typically in General Plan “special study areas.” Check the official zoning map for “PD-#.” §27.122(4).

Parking lots as a supplemental use

Purpose and how it functions

• This provision allows parcels to function as a parking lot as a “supplemental use” when they meet adjacency criteria. It is not displayed as a separate mapped overlay, but it acts like one because the permission is layered on top of the underlying zone when the trigger is met. See §27.150.

Typical permitted uses

• The only principal use is a “motor vehicle parking lot” limited to vehicles up to two tons rated capacity. §27.150(2).
• Note: “Parking lots” are also explicitly permitted in the Public Facilities (PF) use table, which helps illustrate where parking is recognized as a principal use in Chapter 27. See PF use table (Parking lots = P).

Key dimensional/operational standards

• Adjacency trigger: The lot must adjoin—or be separated only by an alley from—any commercial or manufacturing zone. §27.150(1).
• Vehicle type: Excludes vehicles over two tons rated capacity. §27.150(2).
• Access: Direct vehicular access to a public street, highway, alley, or to the qualifying commercial/industrial zone is required. §27.150(3).
• Design, landscaping, lighting: When you develop a parking lot, you must also meet the citywide parking layout, lighting, and landscaping rules (e.g., interior shade tree ratios and planters) and submit a site plan. See §§27.148–27.149 and related landscaping criteria in §27.180.

Where it applies

• On parcels in zones where a parking lot is allowed as a principal use and that also meet the adjacency rule above. Verify permissibility in the applicable use table for your base zone and confirm adjacency. §27.150.

Airport land use plan height constraints (overlay-like control)

Purpose and how it functions

• While Brawley does not codify a mapped “Airport Overlay” in Chapter 27, multiple sections condition height allowances on the Imperial County Airport Land Use Plan. Practically, this behaves like an overlay constraint: standard height permissions yield to the airport plan where applicable. See references in §27.93 notes, §27.132 notes, and §27.175.

Typical permitted uses

• No change in use allowances; the constraint affects the maximum permitted height of otherwise allowed structures.

Key dimensional standards

• Manufacturing/industrial zones: specialized buildings otherwise allowed up to 150 ft are capped where restricted by the airport plan. See Table 27.93 note (10).
• Light Agricultural (A‑1): specialized agricultural processing buildings up to 150 ft likewise must defer to the airport land use plan. Table 27.132 note (13).
• Citywide height exceptions: extra height for certain appurtenances is prohibited if it conflicts with the airport land use plan. §27.175.

Where it applies

• Wherever a site falls within airport influence areas that trigger the plan’s limits. Parcel‑specific applicability is not mapped in Chapter 27. Verify with the jurisdiction.

Quick Standards Summary

Note: For sign allowances in affected areas, see signage; for any existing nonconforming situations that overlays might touch, see nonconforming uses.

Checklist

• Confirm your base zoning and whether the site is mapped as a PD-# district on the official zoning map. §27.122(4).
• If pursuing a PD, verify the site meets the 50‑acre minimum and prepare a specific plan per Gov. Code §65451. §27.122(1)–(2).
• For a parking‑lot conversion, confirm: (a) the underlying zone allows “parking lot” as a principal use; and (b) the lot adjoins or is only alley‑separated from a commercial or manufacturing zone; and (c) vehicles are ≤ two tons. §27.150(1)–(2).
• Prepare a site plan showing parking dimensions, lighting, and landscaping and screening per §§27.148–27.149 and §27.180.
• Check whether airport land use plan height limits affect your proposal; design to the more restrictive height where applicable. Table 27.93 note (10), Table 27.132 note (13), §27.175. Verify with the jurisdiction.
• If your project needs relief, consider variances and exceptions and identify findings early.
• Confirm any status under nonconforming uses if the overlay-like rules would interact with existing development.

Risks & Ambiguities

Plain-English Summary

Brawley doesn’t use lots of named overlays, but it does have overlay‑style rules. Big planned sites may be zoned to a PD district with a specific plan that sets custom standards. Smaller infill situations sometimes use the parking‑as‑supplemental‑use rule to turn a qualifying lot next to commercial/industrial zoning into a parking lot. And if you’re near the airport influence area, the airport land use plan can cap building heights even when base zoning allows more. Plan to meet your base zone rules plus whichever of these overlay‑type limits apply to your site.

Source References

• Brawley Zoning Ordinance, Chapter 27: PD district purpose, specific plan and mapping; minimum area; site plan review for PD: §§27.120–27.123.
• Parking lots as a supplemental use (triggers, vehicle type, access): §27.150; related parking site plan/landscaping/lighting standards: §§27.148–27.149; landscaping: §27.180.
• Airport land use plan constraints referenced in height standards: Table 27.93 note (10) (M‑zones); Table 27.132 note (13) (A‑1); and §27.175 (structures above height limit).
• PF use table illustrating “Parking lots” permitted: Article VIII, PF uses.
• Cross-references: Brawley zoning & planning overview, Brawley Zoning, Brawley Land Use, Brawley Development Standards, Brawley Parking, Brawley Design Review, Brawley Signage, Brawley Nonconforming Uses, Brawley Variances and Exceptions, Brawley Landscaping and Screening, Brawley ADUs

Information Gaps

• A comprehensive list of named “overlay districts” is not found in the retrieved materials.
• Parcel‑level airport influence mapping and any formally adopted “Airport Overlay Zone” boundaries are not contained in Chapter 27 excerpts; Verify with the jurisdiction.
• Which non‑PF zones explicitly list “parking lot” as a principal use beyond the general PF example is not fully shown in the retrieved snippets; Verify with the applicable use table for the site.

Retrieved passages

• Brawley Zoning Code (article XII) High relevance show source text
• Brawley Zoning Code (article establishes) Medium relevance show source text
• Brawley Zoning Code (CHAPTER 27.) Medium relevance show source text
• Brawley Zoning Code (Section 27.143) Medium relevance show source text
• Brawley Zoning Code (article XII) Medium relevance show source text
• Brawley Zoning Code (article XI) Medium relevance show source text
• Brawley Zoning Code (§ 1.) Medium relevance show source text
• Brawley Zoning Code (§ 1.) Medium relevance show source text
• Brawley Zoning Code (§ 1.) Medium relevance show source text
• Brawley Zoning Code (article XIV) Medium relevance show source text
• Brawley Zoning Code (section 27.165) Medium relevance show source text
• Brawley Zoning Code (article XI) Medium relevance show source text
• Brawley Zoning Code (section 27.165) Medium relevance show source text
• Brawley Zoning Code (§ 1.) Medium relevance show source text
• Brawley Zoning Code (article XI) Medium relevance show source text
• Brawley Zoning Code (§ 1.) Medium relevance show source text
• CBC § G107 (SECTION G107) Medium relevance show source text
• CRC § G108 (SECTION G108) Medium relevance show source text
• Brawley Zoning Code (article XII) Medium relevance show source text
• Brawley Zoning Code (§ 1) Medium relevance show source text
• Brawley Zoning Code (article XII) Medium relevance show source text

Cited sections

• Brawley Zoning Ordinance, Chapter 27: PD district purpose, specific plan and mapping; minimum area; site plan review for PD: §§27.120–27.123. (Chapter 27)
• Parking lots as a supplemental use (triggers, vehicle type, access): §27.150; related parking site plan/landscaping/lighting standards: §§27.148–27.149; landscaping: §27.180. (§27.150)
• Airport land use plan constraints referenced in height standards: Table 27.93 note (10) (M‑zones); Table 27.132 note (13) (A‑1); and §27.175 (structures above height limit). (§27.175)
• PF use table illustrating “Parking lots” permitted: Article VIII, PF uses. (Article VIII)
• Cross-references: Brawley zoning & planning overview, Brawley Zoning, Brawley Land Use, Brawley Development Standards, Brawley Parking, Brawley Design Review, Brawley Signage, Brawley Nonconforming Uses, Brawley Variances and Exceptions, Brawley Landscaping and Screening, Brawley ADUs
• Brawley_ZoningCode.md

• Official Brawley code library