Farmersville — Overlay Districts

Last reviewed: July 2, 2026

Overview

Farmersville’s zoning ordinance identifies two formal overlays: the P‑D Planned Development overlay and the FP Flood Plain overlay. The ordinance treats overlays as tools to modify or layer additional rules on top of underlying base zones; the P‑D is the only overlay with detailed procedural and standards language in the code, while the FP is listed as a mapped overlay but the Farmersville code excerpts retrieved do not include a detailed FP chapter in the materials provided. See § 17.36.010–.090 for P‑D rules and § 17.12.010 for the FP designation.

Note: this page stays strictly within the Farmersville Zoning Ordinance (Title 17) material retrieved; where the ordinance text is silent I mark that fact and recommend verification with the city.

How this page uses Farmersville resources (quick links)

• When the code says projects must follow local design guidance, that ties to Farmersville’s design review process and the Farmersville Design Guidelines; see Farmersville Design Review for how reviews are administered. /us/california/farmersville/design-review
• Where the overlay affects parking requirements the relevant standards live in the city’s parking chapter; see Farmersville Parking. /us/california/farmersville/parking
• References to development dimensional rules point back to Farmersville Development Standards. /us/california/farmersville/development-standards
• ADU rules are handled elsewhere in the code and by state law; see Farmersville ADUs and California ADU law for ministerial rules. /us/california/farmersville/adu /us/california/california-adu-laws
• When overlay projects trigger building compliance, the California Building Standards/Title 24 applies; see California Building Standards Code. /us/california/building-codes
• Sign standards, landscaping, and other cross-cutting chapters are invoked by overlay approvals; see Farmersville Signage and Farmersville Landscaping and Screening. /us/california/farmersville/signage /us/california/farmersville/landscaping-and-screening

Overlay districts — district-by-district breakdown

P‑D — Planned Development Overlay Zone

• Purpose (what it is for): The P‑D is intended “to encourage a creative and more efficient approach to the use of land” and to provide flexibility beyond strict application of base‑zone rules. § 17.36.010.
• Where it can be applied: The P‑D “may be applied to parcels of land of any size in any zone” found suitable for the proposed development. § 17.36.020.
• Typical permitted uses: The P‑D allows “any use or combination of uses and densities shown on the approved development plan” so long as the development conforms to the general plan and the article. In practice that means permitted uses are defined by the approved P‑D plan rather than by an automatic list — the underlying zone informs but the approved development plan controls. § 17.36.030.
• Key dimensional standards and limits:
  • Unless altered by an approved P‑D plan, uses must conform to area, height, lot width and yard rules of the underlying zone. § 17.36.040.
  • The code caps a permitted density increase to 25% above the standard density of the underlying zone, except where state law provides otherwise. § 17.36.040. (Bold: 25%)
• Application & process highlights:
  • A P‑D application must include a concurrent use permit for the proposed development; the use permit is considered with the zoning request and subject to P‑D approval. § 17.36.050(A).
  • Required development plan materials include a site plan (lot area, street layout, building locations, setbacks, driveways, off‑street parking and loading, landscaping, drainage), floor plans and elevations, and sign information. The zoning administrator may waive items if inappropriate. § 17.36.050(B)(1–4).
  • Typical deviations P‑D projects may request and the planning commission may approve include mixed uses, increased density, off‑street parking, setback and sign variations where overall design is improved. § 17.36.060.
  • Projects must comply with the Farmersville Design Guidelines where required. § 17.36.045. /us/california/farmersville/design-review § 17.36.045.
  • Minor modifications to an approved P‑D use permit can be approved by the zoning administrator; a full P‑D approval lapses if construction has not started within one year, unless extended. §§ 17.36.080–.090.
• Where it applies on the ground: the official zoning map records where P‑D overlays apply; the map is on file with the planning department as the legal map under § 17.12.020. Verify parcel‑specific overlay coverage with the city planning office. § 17.12.020.

Practical guidance: Expect the P‑D to act as a "contractual" overlay — the approved development plan is the operative document for uses and deviations. Because parking, setbacks, and sign variations are explicitly approvable (§ 17.36.060), coordinate early with planners on proposed reductions or mixed‑use proposals and prepare full site plans and elevations per § 17.36.050. /us/california/farmersville/parking /us/california/farmersville/signage

FP — Flood Plain Overlay

• What the code explicitly says: The FP Flood Plain Overlay is listed among the city’s zone designations. § 17.12.010.
• What the retrieved materials do NOT contain: I could not find detailed FP chapter text, development standards, permit triggers, floodplain administrator procedure, or local variance rules in the retrieved Title 17 files. The local ordinance references the overlay in the zone list and the zoning map but does not include a stand‑alone FP chapter excerpt in the materials provided. Not found in retrieved materials. § 17.12.010.
• Cross‑references: Floodplain approvals are typically coordinated with building code flood provisions; the California Building Standards Code (Title 24 / relevant 2025 code excerpts in the materials) contains model floodplain variance/administration guidance for building officials and planners. For project‑level flood engineering you will also need to consult the city’s floodplain map and the county/FEMA maps and confirm with the planning department. /us/california/building-codes

Practical guidance: Because the local FP text was not present in the retrieved files, any project in or near mapped floodplain areas should verify the overlay boundary on the official zoning map and ask the planning department for the FP implementing standards and the identity of the floodplain administrator. Verify required elevations, freeboard, or limitations on fill or habitable space with the city. Verify with the jurisdiction.

Quick decision table — most decision‑relevant overlay items

Checklist

An applicant proposing a development under a Farmersville overlay (P‑D) should prepare to deliver:

• A completed P‑D application and concurrent use permit application (processed together). § 17.36.050(A).
• Complete development plan: site plan showing lot area, street layout, building locations, setbacks, driveways, off‑street parking and loading, landscaping, on‑site drainage; plus floor plans and elevations and sign details. § 17.36.050(B)(1–3).
• Payment of the P‑D filing fee and any planning/building fees; expect additional fees if CEQA review is required. § 17.36.050(A).
• Statement of requested deviations from underlying zone (setbacks, parking, density, signage) with design justification per § 17.36.060.
• Proof of compliance with Farmersville Design Guidelines where required; anticipate design review and site plan review submittals. /us/california/farmersville/design-review § 17.36.045.
• For parcels inside FP (floodplain), obtain the city’s FP implementing standards and any local flood elevation/variance procedures (not found in retrieved materials). Verify with the planning department. § 17.12.010.

Risks & Ambiguities

Plain‑English Summary

The Farmersville P‑D overlay is a flexible zone tool that lets the city and a developer create a site‑specific development plan that can change density, parking, setbacks, or sign rules from those in the underlying zone — subject to planning review and explicit findings (the P‑D plan becomes the controlling document). The FP overlay is mapped but the retrieved ordinance excerpts did not include the FP implementing rules — verify FP standards with the planning department. §§ 17.36.010–.090; 17.12.010.

Information Gaps

• The Farmersville code excerpts show FP as a designated overlay in § 17.12.010, but the local code text implementing Flood Plain standards, permitting, and the floodplain administrator’s procedures are Not found in retrieved materials. Confirm with the city. § 17.12.010.
• Local FP variance/permit thresholds and required elevations (i.e., freeboard, floodproofing) are not present in the retrieved Title 17 files; cross‑check with the city and the California Building Standards guidance. /us/california/building-codes Not found in retrieved materials.
• Parcel‑level overlay mapping (exact parcels covered by P‑D or FP) is on the official zoning map on file with planning; the map image or GIS parcel overlay was not included in the materials retrieved. § 17.12.020.

Source References

• Farmersville Zoning Ordinance (Title 17) — P‑D Planned Development overlay: § 17.36.010–.090.
• Farmersville Zoning Ordinance — list of zones showing FP Flood Plain Overlay: § 17.12.010; zoning map rules: § 17.12.020.
• Farmersville: overlay zones not shown in tables: § 17.40.020(G).
• Farmersville site plan / design review procedures referenced: Chapters on site plan and design review (see § 17.72.050 and related); Design Guidelines compliance references in multiple zone sections including § 17.36.045.
• California Building Standards Code (relevant floodplain/variance guidance shown in uploaded extract). /us/california/building-codes

Retrieved passages

• Farmersville Zoning Code (§ 1) High relevance show source text
• Farmersville Zoning Code (chapter and) High relevance show source text
• Farmersville Zoning Code (Section 17.104.040) High relevance show source text
• Farmersville Zoning Code (title for) Medium relevance show source text
• Farmersville Zoning Code (§ 5) Medium relevance show source text
• Farmersville Zoning Code (§ 1) Medium relevance show source text
• Farmersville Zoning Code (Section 17.53.073.) Medium relevance show source text
• CBC § 1 (§ 1) Medium relevance show source text
• Farmersville Zoning Code (Chapter 17.12) Medium relevance show source text
• Farmersville Zoning Code (§ 1) Medium relevance show source text
• Farmersville Zoning Code (Section 17.104.030.) Medium relevance show source text
• Farmersville Zoning Code (title shall) Medium relevance show source text
• Farmersville Zoning Code (Chapter 17.04) Medium relevance show source text
• Farmersville Zoning Code (chapter if) Medium relevance show source text

Cited sections

• Farmersville Zoning Ordinance (Title 17) — P‑D Planned Development overlay: **§ 17.36.010–.090**. (Title 17)
• Farmersville Zoning Ordinance — list of zones showing **FP Flood Plain Overlay**: **§ 17.12.010**; zoning map rules: **§ 17.12.020**. (§ 17.12.010)
• Farmersville: overlay zones not shown in tables: **§ 17.40.020(G)**. (§ 17.40.020)
• Farmersville site plan / design review procedures referenced: Chapters on site plan and design review (see **§ 17.72.050** and related); Design Guidelines compliance references in multiple zone sections including **§ 17.36.045**. (§ 17.72.050)
• California Building Standards Code (relevant floodplain/variance guidance shown in uploaded extract). /us/california/building-codes
• Farmersville_ZoningCode.md
• 2025 California Building Code.md

• Official Farmersville code library