Local zoning · McFarland

McFarland — Overlay Districts

Overlay Districts under the McFarland local zoning and planning code, with the controlling citations.

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Last reviewed: July 6, 2026

Overview

McFarland’s zoning ordinance recognizes “combining (overlay) districts” that can be applied to or removed from property through a zoning map amendment. In practice, the city’s actionable overlay tool is the Precise Development (P‑D) district, which attaches to a base zone (e.g., “C‑2 P‑D”) and requires a custom, approved plan before permits issue. The P‑D district uses the underlying district’s use list while tailoring site‑specific standards through the adopted plan. See the city’s amendment and overlay framework in § 17.162.020(C) and the P‑D provisions in § 17.132.020–.060 .

The most important rule: No grading, construction, or use may proceed on a P‑D site until a precise development plan is approved by the Planning Commission (§ 17.132.030) .

The first step is confirming your base zoning on the official map (start with the city’s zoning overview and Zoning pages), then determining whether a combining (overlay) district such as a P‑D applies.

How McFarland uses overlays (combining districts)

  • The Council may “apply a combining district to, or remove a combining (overlay) district from, property” via a zoning map amendment (§ 17.162.020(C)) .
  • The code’s active overlay mechanism is the Precise Development (P‑D) district, which is mapped by appending “P‑D” to a base zone (e.g., “C‑2 P‑D”), and whose uses are taken “by reference” from the underlying zone (§ 17.132.020) .
  • Citywide development standards apply to P‑D projects as stated in § 17.134.010 (P‑D is expressly included) .

District-by-District Breakdown

Precise Development (P‑D) combining district

  • Purpose and function
    • To allow a site‑specific development plan layered on top of a base zone; permitted uses mirror the “zone of reference” while the P‑D plan controls project layout, circulation, landscaping, and related features (§ 17.132.020; § 17.132.040(A)(1)–(2)) .
    • The district is shown on the official zoning map as the base zone plus “P‑D,” e.g., C‑2 P‑D (§ 17.132.020) .
  • Typical permitted uses
    • Same as the underlying “zone of reference” (e.g., if the site is “R‑3 P‑D,” multifamily uses allowed in R‑3 remain the baseline). The P‑D plan does not expand the use list by itself—it adopts the underlying district’s uses (§ 17.132.020) .
  • Key dimensional/operational standards
    • Project‑specific: Before any permits, a P‑D plan must be approved by the Planning Commission and must include a scaled plot plan, building and site layouts, circulation, parking counts, sign locations and heights, fence/wall details, and statistical data (unit counts, coverage, open space ratios) (§ 17.132.030; § 17.132.040(A)–(B)) .
    • Citywide standards: All P‑D development must also comply with McFarland’s general development standards in § 17.134.010 (e.g., screening, lighting, masonry walls at residential edges), unless otherwise provided (§ 17.134.010) .
    • Revisions: A P‑D plan may be revised; approved revisions supersede prior plans (§ 17.132.040(B)(3)) .
  • Where it applies
    • Wherever the official zoning map shows a base zone plus the P‑D suffix (e.g., “C‑2 P‑D”) (§ 17.132.020) .
  • How it is established
    • Uniquely, McFarland requires a written request from all property owners within the proposed P‑D area to establish the district (§ 17.132.020) .
    • It can be established and its plan adopted in one proceeding, or the plan can follow later (§ 17.132.040(A)) .

Other combining (overlay) districts (names and standards)

  • Not found in retrieved materials
    • The amendment chapter acknowledges combining (overlay) districts generally (§ 17.162.020(C)) , but the specific overlay types, designations, and standards beyond P‑D were not in the retrieved code excerpts. Verify with the jurisdiction.

Cross-cutting standards that often apply to P‑D overlays

  • Citywide development standards (screening, lighting, interface with residential) apply to P‑D and should be integrated into the P‑D plan (§ 17.134.010) . See McFarland Development Standards.
  • Parking and signage are regulated by citywide chapters; a P‑D plan typically shows compliance. The code references Chapter 17.144 for parking and Chapter 17.142 for signs (e.g., § 17.82.110; “Signs for each use shall comply with Chapter 17.142”) . See McFarland Parking and McFarland Signage.
  • Landscaping and screening standards (e.g., plan submittal, irrigation efficiency) appear in Chapter 17.146 and are implemented through permit/design review; incorporate them into the P‑D plan (§ 17.146.070) . See McFarland Landscaping and Screening.
  • If a pre‑existing condition conflicts with new overlay controls, see McFarland Nonconforming Uses; Title 17.137 establishes how nonconformities are treated (§ 17.137.010) .
  • Relief mechanisms (setback/yard/lot area modifications, variances, zone changes) are in Chapter 17.148 (e.g., § 17.148.120) and can be relevant if a P‑D plan or overlay condition creates hardship (§ 17.148.120) . See McFarland Variances and Exceptions.
  • Process/design layers: Depending on your project, the city may conduct design review alongside the P‑D plan action. Base zoning and land use consistency still govern.

Key overlay mechanics and submittals (P‑D)

Topic What McFarland requires Code Reference
Mapping Overlay appears as base zone code plus “P‑D” (e.g., C‑2 P‑D) on the official zoning map § 17.132.020
Uses Uses are “by reference” to the underlying zone’s permitted uses § 17.132.020
Owner consent All owners inside the P‑D boundary must request establishment in writing § 17.132.020
Timing The P‑D district and its plan may be adopted together or in sequence § 17.132.040(A)
Plan content Plot plan; building footprints; circulation; parking counts; signs (location/size/height); walls/fences; open space/landscaping; project statistics § 17.132.040(A)(1)–(2)
Permit gate No grading/building/use permits until a P‑D plan is approved by the Planning Commission § 17.132.030
Revisions Approved P‑D plan revisions supersede the prior plan § 17.132.040(B)(3)
Citywide standards Development standards chapter applies to P‑D § 17.134.010
Signs and parking Projects must meet city sign and parking codes; show compliance in P‑D plan § 17.82.110 (parking to Ch. 17.144); sign compliance to Ch. 17.142
Applying/removing an overlay Overlays are applied/removed via zoning map amendments § 17.162.020(C)

Checklist

  • Confirm base zoning and whether a combining (overlay) district such as P‑D is mapped on your parcel (see McFarland Zoning).
  • If pursuing a P‑D, secure written consent of all property owners within the proposed P‑D boundary (§ 17.132.020) .
  • Prepare a complete P‑D plan with all required sheets and statistics (§ 17.132.040(A)(1)–(2)) .
  • Integrate citywide development standards, including screening, lighting, and residential buffers (§ 17.134.010) ).
  • Demonstrate compliance with parking and signage requirements (citywide chapters; e.g., § 17.82.110 references Ch. 17.144; signs to Ch. 17.142) .
  • Include landscaping and screening plans per Chapter 17.146 (e.g., plan submittal in § 17.146.070) .
  • Obtain Planning Commission approval of the P‑D plan before applying for grading/building/use permits (§ 17.132.030) .
  • If constraints arise, consider variances/modifications per Chapter 17.148 (§ 17.148.120) .
  • If existing improvements don’t conform, review nonconforming rules (§ 17.137.010) .

Risks & Ambiguities

Issue Why it matters What to verify
Overlay universe beyond P‑D is unclear The amendment chapter mentions overlays, but specific overlay types aren’t listed in retrieved sections (§ 17.162.020(C)) Ask Planning for any active combining overlays (e.g., corridor, resource, hazard overlays) and their maps/standards.
Owner-consent requirement for P‑D P‑D establishment hinges on unanimous owner request (§ 17.132.020) Confirm all affected owners and signatures; adjust boundaries if consent can’t be obtained.
P‑D plan scope Missing submittal elements can delay approval (§ 17.132.040(A)) Use the § 17.132.040(A)(1)–(2) checklist; coordinate early on signs, fencing, and parking counts.
Interaction with citywide standards P‑D must still meet development standards (§ 17.134.010) Reconcile P‑D plan with lighting, screening, and residential interface requirements.
Parking/sign chapters not embedded in P‑D Parking and signs are regulated by separate chapters (e.g., Ch. 17.144; Ch. 17.142) Ensure the P‑D plan explicitly documents code compliance or seeks allowed relief.
Future plan changes Projects evolve; plan changes must be approved and supersede prior plans (§ 17.132.040(B)(3)) Set a process for minor vs. major amendments with Planning.

Information Gaps

  • Specific names, boundaries, and standards for any combining/overlay districts other than P‑D: Not found in retrieved materials. Verify with the jurisdiction.
  • Any corridor-, hazard-, or design‑theme overlays (if any are mapped locally): Not found in retrieved materials.

Plain-English Summary

In McFarland, overlays are “add‑ons” to base zoning. The one you’re most likely to encounter is the P‑D overlay, which lets the city approve a custom site plan on top of your base zone—but you can’t pull permits until that P‑D plan is approved. Expect to show how you meet the underlying zone’s uses, plus citywide development, parking, signage, and landscaping rules.

Source References

Sources

Retrieved passages

  • McFarland Zoning Code (§ 30.00) Medium relevance
  • McFarland Zoning Code (Title 17) Medium relevance
  • McFarland Zoning Code (Section 65901) Medium relevance
  • McFarland Zoning Code Medium relevance
  • McFarland Zoning Code (§ 32.17) Medium relevance
  • McFarland Zoning Code (§ 34.09) Medium relevance
  • McFarland Zoning Code (§ 1) Medium relevance
  • McFarland Zoning Code (Chapter 17.98) Medium relevance
  • CEC § 65852.2 (Section 65852.2) Medium relevance
  • McFarland Zoning Code (§ 1) Medium relevance
  • McFarland Zoning Code (§ 1) Medium relevance
  • McFarland Zoning Code (§ 5) Medium relevance

Cited sections

Frequently asked questions

How do I put a P‑D overlay on my McFarland property?

File a zoning map amendment and provide written consent from all owners within the proposed P‑D boundary; then submit a complete P‑D plan. The Council applies overlays via map amendments (§ 17.162.020(C)) and P‑D requires owner consent and a plan (§ 17.132.020; § 17.132.040) .

What can I build in a P‑D district?

Uses are the same as the underlying “zone of reference” (e.g., residential, commercial, industrial) adopted by the P‑D. The P‑D plan customizes the layout and site standards but doesn’t expand the use list by itself (§ 17.132.020; § 17.132.040) .

Do I need Planning Commission approval before building in a P‑D?

Yes. No grading, construction, or use is authorized on a P‑D site until the Planning Commission approves the P‑D plan (§ 17.132.030) .

Can a P‑D plan be amended if my project changes?

Yes. Submit a revised plan; once approved, it automatically replaces the prior plan (§ 17.132.040(B)(3)) .

Do P‑D projects still have to meet citywide development standards?

Yes. Citywide development standards expressly apply to P‑D districts (§ 17.134.010), including screening, lighting, and residential edge treatments .

How are parking and signs handled under overlays?

They remain subject to the city’s parking and sign chapters. Your P‑D plan should show compliance with Chapter 17.144 (parking) and Chapter 17.142 (signs), as referenced elsewhere in the code (e.g., § 17.82.110; signs to Ch. 17.142) .

Are there historic or floodplain overlays in McFarland?

Not found in retrieved materials. The amendment code recognizes combining overlays, but no additional overlay types appeared in the provided excerpts (§ 17.162.020(C)). Verify with the jurisdiction .

What if my existing building conflicts with new overlay standards?

Review the city’s nonconforming provisions to understand rights and limits on changes or expansions (§ 17.137.010). You may also explore modifications or variances if warranted (§ 17.148.120) .

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