Perris — Overlay Districts

Last reviewed: July 2, 2026

Overview

Overlay districts in Perris are special zoning layers that are combined with the city's base zones to add location‑specific rules or incentives; they appear on the official zoning map as combined labels (for example R-6,000‑PD) and can supersede the underlying standards where the overlay so provides. See the city's zoning map for how overlays appear on parcels. The primary overlay chapters in Perris are the Planned Development (PD) Overlay, the Downtown Design Overlay Zone, the March ARB/IP Airport Overlay Zone (AOZ), and the Housing Opportunity Areas Overlay Zone (HOAO); each has its own eligibility, uses, and review procedures set out in Title 19 of the Perris Municipal Code. For how the overlays interact with base development rules, consult Perris development standards.

How to read this page

• Bolded terms are district names and key numeric controls (setbacks, minimum acreage, percentages).
• The § citations point to the controlling ordinance paragraphs in the Perris zoning code and are followed by the file citation for the retrieved ordinance text.
• When the ordinance does not specify something, you will see "Not found in retrieved materials" or "Verify with the jurisdiction."

District-by-district breakdown

Planned Development (PD) / Planned Unit Overlay (PDO)

• Purpose: Provide flexibility to produce coordinated, mixed‑use or innovative residential and nonresidential projects that may not fit conventional zoning, and to implement General Plan objectives. § 19.59.020
• Where it applies: Combined with any conventional zone and shown on the official zoning map as e.g., R-6,000‑PD; PD rules control where they conflict with underlying zone standards. § 19.59.010
• Eligibility: Minimum site area 2 acres and maximum 75 acres (sites over 75 acres require a specific plan). The land must be contiguous and under the applicant’s development control. § 19.59.030
• Typical permitted uses: Uses listed as permitted, accessory, or conditional in the underlying base zone; the City Council may also allow additional uses if specific findings are made (compatibility, public benefit, General Plan consistency). § 19.59.040
• Key dimensional / process standards:
  • Yard, height, coverage, signage, and parking from the underlying zone apply except where the PD expressly modifies them; the City Council may increase or decrease underlying standards to accomplish PD goals. § 19.59.050
  • The PD allows a limited density increase (up to 10% above "base density") subject to findings and conditions. § 19.59.050(2)(a)
  • Building permits for construction within a PD are not issued until a final subdivision map is recorded for the project (no building-permit start before the map). § 19.59.060(h)
  • PD approvals are processed with combined hearings (Planning Commission recommendation and City Council ordinance to apply the overlay); approvals have expiration/implementation windows and can be amended or repealed by ordinance. § 19.59.070 and related subsections
• Practical guidance: Use PD when a project needs site‑specific tradeoffs (reduced setbacks in exchange for open space, shared parking, or architectural amenities). Expect Council-level findings and recorded maintenance / HOA obligations for common areas. § 19.59.050

Relevant ordinance excerpts: § 19.59.010 – § 19.59.070.

Downtown Design Overlay Zone (central Perris / redevelopment area)

• Purpose: Preserve and rehabilitate particular nonresidential downtown areas, encourage compatible, higher‑quality nonresidential and mixed‑use development, and allow diversification of setbacks, parking, yard areas, and architectural design to produce a cohesive downtown. § 19.40.010
• Where it applies: Projects falling within the Central Perris Redevelopment project area shown on the downtown exhibit on file in the city clerk's office. § 19.40.020
• Typical permitted uses: Nonresidential and mixed‑use development consistent with downtown rehabilitation goals; the overlay encourages flexible relationships among uses and site elements (setbacks, parking, open space). § 19.40.010
• Key design expectations and standards: Emphasis on preservation of historic features where applicable, compatible architecture, and project‑level design controls; projects in this overlay are processed under the city’s design review framework. See Perris design review. § 19.40.010
• Practical guidance: Expect tailored design guidelines and likely a required sign program or coordinated streetscape treatment for multi‑parcel downtown projects. Verify whether your parcel lies within the Downtown Exhibit on file. § 19.40.020

March ARB / Inland Port — Airport Overlay Zone (AOZ / MAOZ)

• Purpose: Implement ALUCP compatibility, protect flight operations and the public by prohibiting or restricting incompatible uses (noise/accident risk, height limits, hazardous materials, assemblies of people), and impose additional review criteria in airport influence areas. § 19.51.010
• Where it applies: The AOZ boundary follows the adopted March ARB/IP ALUCP compatibility map; a map and compatibility zones (Zones A, B1, B2, C1, C2, D, E, plus a High Terrain Zone) are part of Chapter 19.51 and are on file. § 19.51.050 – § 19.51.060
• Typical permitted / prohibited rules:
  • In the most restrictive areas (e.g., Zone A — Clear Zone, Zone B1 — Inner Approach/Departure), new dwellings and certain people‑intensive uses (schools, hospitals, childcare, hotels, large assembly areas) are prohibited or strictly limited per the Compatibility Criteria Table. § 19.51.060 (Compatibility Criteria Table)
  • Infill exceptions exist but are limited and do not apply in Zone A or B1; density increases are restricted by the compatibility criteria. § 19.51.120
• Interaction with housing programs: Certain city density bonus or housing programs explicitly exclude sites in Zone A, B1, or B2 of the MAOZ (no density bonus allowed there under the SB‑330 compliance chapter). § 19.92.040(d)(4)
• Practical guidance: If your parcel sits in or near the AOZ, expect mandatory ALUC consistency review, possible prohibition of new residential units in parts of the AOZ, and extra airspace/height review. Verify exact zone and constraints with the city and the ALUCP map on file. § 19.51.030 – § 19.51.060

Housing Opportunity Areas Overlay Zone (HOAO)

• Purpose / intent: Streamline high‑density mixed‑use or residential development to meet RHNA targets, provide a by‑right, non‑discretionary approval track in eligible Housing Opportunity Areas, and ensure sites suitable for a mix of income levels are available. § 19.89.020
• Where it applies: Applied only to parcels listed in the adopted Housing Element for the current RHNA cycle; shown on the zoning map as e.g., R‑10,000‑HOAO. § 19.89.010 – § 19.89.030
• Typical permitted uses: Any use permitted in the underlying base zone (the HOAO supersedes or supplements the base zone only where specified). § 19.89.040(a)(1)
• Key standards / process:
  • The overlay is expressly intended to provide a by‑right, non‑discretionary process to streamline housing projects that meet the overlay’s standards (check eligibility in the Housing Element). § 19.89.020(b)
  • NOTE: Under the City’s No Net Loss/Density Bonus Program and related rules, sites in the HOAO are specifically listed among areas where certain density bonus programs will not grant additional density under that program. § 19.92.040(d)(3)
• Practical guidance: If a parcel is within the HOAO and you propose housing consistent with the overlay rules, expect a streamlining advantage—but confirm precise eligibility and any local standards in the current Housing Element and Title 19. § 19.89.030

Other overlay mentions in the ordinance

• Senior Housing Overlay (SHO) appears in the district list as a named district, but substantive SHO chapter text was Not found in retrieved materials; verify existence and text with the City Clerk or the official code/map. § 19.82.010 (district list)

Quick reference table — decision‑relevant standards and uses

Checklist (what an applicant must satisfy for an overlay application)

• Confirm overlay presence and exact overlay label on the parcel via the official zoning map (office of the City Clerk). § 19.82.020
• For PD: assemble a development plan showing proposed mix of uses, density calculations, site plan, staging, and HOA/maintenance arrangements; demonstrate site area ≥ 2 acres and contiguous control. § 19.59.030 – § 19.59.050
• For AOZ: obtain ALUCP compatibility check (identify which AOZ zone applies) and show compliance with the Compatibility Criteria Table (or demonstrate allowable infill criteria). § 19.51.050 – § 19.51.120
• For HOAO: verify parcel is listed in the current Housing Element; prepare materials needed for a by‑right housing application per the overlay. § 19.89.030
• Show how parking will be provided or shared (if PD/shared parking is proposed reference Chapter 19.69 for parking standards). See Perris parking. § 19.59.050; ch. 19.69
• If the project triggers design controls (Downtown overlay or PD design standards), prepare materials for design review. § 19.40.010; § 19.59.050(c)
• For PDs and housing projects seeking density bonuses: prepare any required Density Bonus Agreements and affordable housing agreements; note HOAO and certain AOZ zones may be excluded from some density bonus programs. § 19.92.040; ch. 19.57
• Understand that building permits may be withheld until final map recording for PDs; check how the overlay interacts with the California Building Standards Code for construction standards (building/fire). § 19.59.060(h)

Risks & Ambiguities

Plain-English Summary

If your Perris parcel sits inside an overlay (PD, Downtown, AOZ, or HOAO), the overlay adds a layer of rules on top of the base zoning: some overlays allow flexibility to change setbacks, heights, or uses (PD, Downtown), some streamline housing (HOAO), and the Airport Overlay (AOZ / MAOZ) can prohibit new homes or people‑intensive uses in the highest‑risk zones; always check the specific overlay chapter before assuming you can build. § 19.59.010; § 19.40.010; § 19.51.010; § 19.89.010

Source References

• Perris Municipal Code, CHAPTER 19.59 — Planned Development (PD) Overlay Zone: § 19.59.010 – § 19.59.070.
• Perris Municipal Code, CHAPTER 19.40 — Downtown Design Overlay Zone: § 19.40.010 – § 19.40.030.
• Perris Municipal Code, CHAPTER 19.51 — March ARB/IP Airport Overlay Zone: § 19.51.010 – § 19.51.130 (Compatibility Table & map).
• Perris Municipal Code, CHAPTER 19.89 — Housing Opportunity Areas Overlay Zone (HOAO): § 19.89.010 – § 19.89.040.
• Perris Municipal Code, CHAPTER 19.82 — Districts and Map (lists PDO / AOZ / HOAO / SHO): § 19.82.010 – § 19.82.040.
• Perris Municipal Code, CHAPTER 19.69 — Off‑Street Parking standards (referenced by overlays for parking rules). Chapter 19.69 (see code for detail).
• Perris Municipal Code, CHAPTER 19.92 — No Net Loss/Density Bonus Program (interaction with HOAO and AOZ): § 19.92.040.

Retrieved passages

• Perris Zoning Code (§ 19.59.020) High relevance show source text
• CFC § 4 (chapter and) High relevance show source text
• Perris Zoning Code (§ 4) Medium relevance show source text
• Perris Zoning Code (chapter shall) Medium relevance show source text
• Perris Zoning Code (Chapter and) Medium relevance show source text
• Perris Zoning Code (§ 19.58.050) Medium relevance show source text
• Perris Zoning Code (chapter shall) Medium relevance show source text
• Perris Zoning Code (§ 19.59.050) Medium relevance show source text
• Perris Zoning Code (§ 19.59.060) Medium relevance show source text
• Perris Zoning Code (Chapter 5.38) Medium relevance show source text
• Perris Zoning Code (§ 19.59.040) Medium relevance show source text

Cited sections

• Perris Municipal Code, CHAPTER 19.59 — Planned Development (PD) Overlay Zone: **§ 19.59.010 – § 19.59.070**. (CHAPTER 19.59)
• Perris Municipal Code, CHAPTER 19.40 — Downtown Design Overlay Zone: **§ 19.40.010 – § 19.40.030**. (CHAPTER 19.40)
• Perris Municipal Code, CHAPTER 19.51 — March ARB/IP Airport Overlay Zone: **§ 19.51.010 – § 19.51.130** (Compatibility Table & map). (CHAPTER 19.51)
• Perris Municipal Code, CHAPTER 19.89 — Housing Opportunity Areas Overlay Zone (HOAO): **§ 19.89.010 – § 19.89.040**. (CHAPTER 19.89)
• Perris Municipal Code, CHAPTER 19.82 — Districts and Map (lists **PDO / AOZ / HOAO / SHO**): **§ 19.82.010 – § 19.82.040**. (CHAPTER 19.82)
• Perris Municipal Code, CHAPTER 19.69 — Off‑Street Parking standards (referenced by overlays for parking rules). **Chapter 19.69** (see code for detail). (CHAPTER 19.69)
• Perris Municipal Code, CHAPTER 19.92 — No Net Loss/Density Bonus Program (interaction with HOAO and AOZ): **§ 19.92.040**. (CHAPTER 19.92)
• Perris_ZoningCode.md

• Official Perris code library