Local zoning · Temple City

Temple City — Development Standards

Development Standards under the Temple City local zoning and planning code, with the controlling citations.

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Last reviewed: July 2, 2026

Overview

This page summarizes the Temple City development standards that control setbacks, height, lot coverage, density, and floor area ratio (FAR) in each residential and mixed‑use zone. It synthesizes the local Zoning Code (Title 9) requirements you must check when planning a project — for detailed permit steps consult the linked city resources below and verify parcel-specific issues with the Planning Department. Key citations to the local ordinance are shown inline by section (§) and file preview. For rules about on‑site vehicle counts see the city's parking rules; for design review gates consult the design review page.

District-by-district development standards

Notes: every district subsection below states the code section controlling that district and lists the most decision‑relevant numeric limits (setbacks, heights, lot size, FAR, lot coverage). All numbers come from the City’s Title 9 zoning code. Where the code offers different standards depending on adjacency (e.g., “Adjacent to R‑1”), that is noted. Always verify specific parcel application with the city (Verify with the jurisdiction).

R-1 (Single‑Family) — purpose & where it applies

The R-1 district implements low‑density single‑family neighborhoods; standards and tables are in § 9‑1G‑12 .

  • Typical permitted uses: single‑family dwellings, accessory buildings, ADUs (subject to ADU rules) — see § 9‑1G‑12 and ADU rules § 9‑1T‑13 .
  • Lot basics: minimum 7,200 sq ft for newly created lots; lot width minimums depend on lot length (generally 50 ft / 60 ft thresholds) — § 9‑1G‑12 .
  • Setbacks: front setback is the average of the two adjacent homes but never less than 20 ft (and not more than 30 ft) for the first and second floors; side first‑floor min 5 ft (or 10% of lot width, whichever greater) and combined second‑floor side setbacks must meet code minima; rear first floor 15 ft, second floor 20 ft — § 9‑1G‑12 .
  • Height: maximum building height generally 28 ft for lots under 75 ft width and 32 ft for wider lots; accessory buildings 15 ft; top plate limits for two‑story houses are noted in the code — § 9‑1G‑12 .
  • FAR & floor area: two‑story single‑family or single‑story over 18 ft is limited to 0.35 FAR (with a base maximum floor area of 3,300 sq ft plus garage allowances and incentive bonuses) — § 9‑1G‑12 .
  • Lot coverage / permeable surface: maximum lot coverage is specified by formula in the code ((.275 × lot area) + 1,125) and minimum permeable surface varies by parcel size — § 9‑1G‑12 .
  • Practical note: front setbacks are measured and set using the adjacent two lots' average; the Planning Manager can expand the averaging block face in irregular situations — § 9‑1G‑12 .

First mention links: zoning overview (/us/california/temple-city) | parking | ADUs

R-2 (Medium‑density) — purpose & where it applies

The R-2 district is for medium‑density housing (du/ac and duplexes); see § 9‑1G‑22 .

  • Typical permitted uses: single family, duplexes, small multi‑unit buildings, accessory uses — see Table 9‑1G‑8 in § 9‑1G‑22 .
  • Lot basics: new lot min 7,200 sq ft; minimum lot area per dwelling ~3,630 sq ft; maximum density 12 du/ac in most conditions — § 9‑1G‑22 .
  • Setbacks: front first floor 20 ft, second floor 20 ft; interior side first floor 5 ft; average second‑story side setbacks must meet the 10 ft average rule (but never less than 5 ft); corner side street side 10 ft; rear varies by adjacency (R‑1 rear = 15 ft) — § 9‑1G‑22 .
  • Height: typically 2 stories or 30 ft maximum (whichever is less); accessory building height 15 ft — § 9‑1G‑22 .
  • FAR / lot coverage: FAR for multi‑family commonly limited to 0.50 and lot coverage 50% (see code and SB 478 note) — § 9‑1G‑22 .
  • Practical note: where a single detached home is proposed on an R‑2 lot, R‑1 standards can apply (the code explicitly states this) — § 9‑1G‑22 .

First mention links: design review (if project triggers discretionary review)

R-3 (High‑density multi‑family) — purpose & where it applies

The R-3 district provides for higher‑density multi‑family up to 36 du/acre; see § 9‑1G‑30 (designation) and § 9‑1G‑32 (development standards) .

  • Typical permitted uses: apartments, condominiums, townhouses, accessory dwelling units, common open space — see Table 9‑1G‑11 and permit tables in § 9‑1G‑31 and § 9‑1G‑32 .
  • Lot basics: new lot min 10,000 sq ft; minimum lot area per dwelling ~1,210 sq ft; maximum density 36 du/ac — § 9‑1G‑32 .
  • Setbacks: multi‑story stepbacks are required — typical front setbacks 1st/2nd/3rd floors 20 / 30 / 40 ft (varies by adjacency); interior side and corner side standards escalate with upper floors — § 9‑1G‑32 .
  • Height & massing: generally 3 stories or 40 ft maximum (does not include fully subterranean parking); upper floors usually limited to 75% of ground floor area for dwelling floors — § 9‑1G‑32 .
  • FAR / lot coverage: typical multi‑family FAR 0.50 and lot coverage 50% though incentives and bonuses (lot consolidation, density bonus) exist — § 9‑1G‑32 / incentives § 9‑1G‑33 .
  • Practical note: R‑3 includes detailed design and site rules (landscaping, trash screening, mechanical screening) that will affect layout and open space calculations — § 9‑1G‑34 .

First mention link: overlay districts (overlays may alter R‑3 rules)

MU-L / MU-M (Mixed‑Use Low / Medium) — purpose & where it applies

Mixed‑use standards are in Table 9‑1H‑3 and related text § 9‑1H‑3; these districts set different FAR and lot coverage rules for commercial vs residential uses .

  • Density and intensity: residential and mixed‑use density ranges are expressed in du/ac (for example 10–20 du/ac for MU‑L and up to 40 du/ac for some MU‑M conditions); FAR for mixed‑use varies up to 1.5–2.0 in some MU‑M locations — § 9‑1H‑3 .
  • Lot coverage & placement: mixed‑use lot coverage ranges by subdistrict (e.g., 50–80% in MU‑L; 60–90% in MU‑M); front and side setbacks in MU zones are different and the code allows reduced setbacks for pedestrian activation and storefronts — § 9‑1H‑3 .
  • Practical note: downtown arterial corridors (e.g., Las Tunas Drive, Temple City Boulevard) have frontage-use requirements and different ground‑floor use rules — § 9‑1H‑3 .

First mention link: Temple City Zoning

Planned Development (PD) — site‑specific standards

A Planned Development zoning requires a Planned Development Plan to establish site‑specific standards (including FAR and density) — see § 9‑1L‑3. The PD may set development standards that supersede base zone standards when adopted with council ordinance (PD map designation "PD#") — § 9‑1L‑3 .

  • Practical note: PDs are the route to different FAR/density/height outcomes when a project needs site‑specific flexibility — § 9‑1L‑3 .

ADUs and Urban Dwellings

Accessory Dwelling Units (ADUs) are controlled in § 9‑1T‑13 (ADU rules) and the code also defines ministerially reviewed "urban dwellings" at § 9‑1T‑21; ADU-specific rules (parking exemptions, design standards, fire sprinkler rules, parking offsets) are provided in the ADU section — § 9‑1T‑13 and § 9‑1T‑21 .

  • Urban dwellings: ministerial review, often one‑story and 18 ft height limit for new urban dwelling units; setbacks for new construction are as low as 4 ft side/rear in some ministerial situations — § 9‑1T‑21 .
  • ADU parking: ADU parking may be exempt in many circumstances (transit proximity, historic districts, conversion of existing garage) — § 9‑1T‑13 .

First mention link: Temple City ADUs | California ADU law

Height measurement and exceptions

Height is measured from existing grade to the top of the allowed plane; rooftop appurtenances are generally excluded and the code lists specific residential exceptions — see § 9‑1N‑4 for measurement rules and residential height exceptions .

First mention link: California Building Standards Code

Quick comparison table (most decision‑relevant standards)

Standard R-1 R-2 R-3 Code Reference
Min lot area (new) 7,200 sq ft 7,200 sq ft 10,000 sq ft § 9‑1G‑12, § 9‑1G‑22, § 9‑1G‑32
Front setback (1st floor) 20 ft (avg of neighbors, ≥20 ≤30) 20 ft 20 ft § 9‑1G‑12, § 9‑1G‑22, § 9‑1G‑32
Side setback (1st floor) 5 ft or 10% lot width 5 ft 5 ft § 9‑1G‑12, § 9‑1G‑22, § 9‑1G‑32
Rear setback (1st floor) 15 ft 15 ft (if rear is R‑1) / 5 ft otherwise 15 ft (if rear is R‑1) § 9‑1G‑12, § 9‑1G‑22, § 9‑1G‑32
Max building height 28–32 ft (depends on lot width) 2 stories / 30 ft 3 stories / 40 ft § 9‑1G‑12, § 9‑1G‑22, § 9‑1G‑32
FAR (typical) 0.35 (above 18 ft) 0.50 0.50 (multi‑family) § 9‑1G‑12, § 9‑1G‑22, § 9‑1G‑32
Lot coverage Formula ((.275 × lot area)+1,125) or ~50% in MF 50% typical 50% typical § 9‑1G‑12, § 9‑1G‑22, § 9‑1G‑32

(See the cited tables in each section for corner lot rules, floor‑by‑floor stepbacks, permeable surface minima, accessory structure setbacks and ADU exceptions.)

Checklist

  • Confirm zone (R‑1 / R‑2 / R‑3 / MU‑L / MU‑M / PD) on parcel and applicable overlays — check the Zoning Map and Temple City Zoning. Verify with the Planning Department. § 9‑1B‑2
  • Calculate lot area, lot width, lot depth against minimums in the applicable district (see § 9‑1G‑12, § 9‑1G‑22, § 9‑1G‑32)
  • Check required setbacks (front/side/rear and second/third‑floor stepbacks) and prepare elevation diagrams showing compliance — see each district table and § 9‑1N‑4 for height measurement rules
  • Compute FAR and lot coverage (including any garage allowances or bonuses) and confirm whether density or FAR bonuses apply (see density bonus and incentive sections)
  • Verify required parking counts and design against City parking rules and any ADU parking exemptions § 9‑1T‑13
  • Confirm landscaping, permeable surface and trash/utility screening standards (see landscaping and screening and R‑3 design standards) — see landscaping and screening and § 9‑1G‑34
  • Determine whether project triggers design review or a Major Site Plan Review; if standards differ under an overlay, consult the overlay districts rules — verify permit path § 9‑1L‑3, § 9‑1C

Risks & Ambiguities

Issue Why it matters What to verify
Front setback averaging (R‑1) Code requires using the average of the two adjacent houses; irregular blocks can change required setback and affect envelope Confirm which adjacent lots the Planning Manager will use for averaging on your block (see § 9‑1G‑12); request a formal setback determination if uncertain
FAR vs incentive/bonus credits Base FARs (e.g., 0.35 R‑1, 0.50 MF) can be increased by incentives/density bonuses — calculations change program feasibility Identify which incentive tables/lot consolidation or density bonus rules apply and whether combined bonuses exceed code caps; see incentives and density bonus subsections § 9‑1G‑33, density bonus provisions
Applicability of overlay or PD standards Specific overlays or a PD plan may override base zone standards Check whether the parcel is in an overlay or already has a PD with its own standards; the code says overlays/PDs prevail (see § 9‑1A‑5 and § 9‑1L‑3) — Verify with the city zoning map
ADU vs urban dwelling parking and setbacks ADU rules and urban dwelling rules have unique ministerial allowances and exemptions that affect parking and setbacks For ADUs, confirm exemptions under § 9‑1T‑13; for urban dwellings check § 9‑1T‑21 for 4 ft setbacks and one‑story height limits
Lot coverage formula (R‑1) The formula ((.275 × lot area)+1,125) is not intuitive and may give different results than a flat percent cap Use the exact formula in § 9‑1G‑12 and confirm permeable/surface requirements; ask Planning staff for their lot coverage worksheet if needed
Height measurement edge cases Height measured from existing grade and exceptions for subterranean parking or rooftop appurtenances affect envelope Confirm grade used for measurement and whether proposed rooftop features are included per § 9‑1N‑4

Plain‑English Summary

Temple City’s Title 9 sets clear, district‑by‑district numeric limits: single‑family R‑1 lots (typically 7,200 sq ft) use an average‑of‑neighbors front setback (min 20 ft), 0.35 FAR, and height limits around 28–32 ft; R‑2 supports duplexes (~12 du/ac) with 30 ft/2‑story caps and 0.5 FAR; R‑3 allows up to 36 du/ac, 3 stories/40 ft, and ~0.5 FAR with stepbacks and design standards — check the exact tables in § 9‑1G‑12, § 9‑1G‑22, § 9‑1G‑32 and the ADU rules § 9‑1T‑13 for exceptions and incentives. Verify parcel‑specific application with Planning (Verify with the jurisdiction) .

Source References

  • Temple City Zoning Code, § 9‑1G‑12: R‑1 Zone District Residential Development Standards
  • Temple City Zoning Code, § 9‑1G‑22: R‑2 Zone District Residential Development Standards
  • Temple City Zoning Code, § 9‑1G‑30 – 9‑1G‑34: R‑3 Zone District (designation, uses, development standards, incentives)
  • Temple City Zoning Code, Table 9‑1H‑3 / § 9‑1H‑3: Mixed‑Use (MU‑L / MU‑M) development standards
  • Temple City Zoning Code, § 9‑1T‑13: Accessory Dwelling Units (ADUs)
  • Temple City Zoning Code, § 9‑1T‑21: Urban dwellings
  • Temple City Zoning Code, § 9‑1L‑3: Planned Development Plan requirements
  • Temple City Zoning Code, § 9‑1N‑4: Height measurements and exceptions
  • Zoning code tables and accessory structure rules (Tables 9‑1G‑3, 9‑1G‑8, 9‑1G‑12, 9‑1H‑3) — various entries in the uploaded Title 9 code previews

Sources

Retrieved passages

  • Temple City Zoning Code High relevance
  • Temple City Zoning Code High relevance
  • Temple City Zoning Code (Section 9-) High relevance
  • CBC § 500 High relevance
  • Temple City Zoning Code (§ 65913.11) High relevance
  • Temple City Zoning Code High relevance
  • Temple City Zoning Code High relevance
  • Temple City Zoning Code (§ 65913.11) High relevance
  • Temple City Zoning Code (Section 65913.4.) High relevance
  • Temple City Zoning Code (section also) High relevance
  • Temple City Zoning Code Medium relevance
  • Temple City Zoning Code Medium relevance
  • Temple City Zoning Code (Section 9-1T-13) Medium relevance
  • Temple City Zoning Code Medium relevance

Cited sections

Frequently asked questions

What can I build on an R-1 lot in Temple City?

On an R‑1 lot you can build a single‑family dwelling and accessory buildings subject to the dimensional rules in § 9‑1G‑12 (minimum 7,200 sq ft for newly created lots; front setback based on adjacent‑house average; side/rear setbacks and height limits apply) — see § 9‑1G‑12 .

What are Temple City's setback requirements for single‑family homes?

R‑1 setbacks: front is the average of the two adjacent houses but never less than 20 ft (and not more than 30 ft); side first floor 5 ft (or 10% of lot width), with greater combined second‑floor side setbacks required; rear first floor 15 ft (second floor 20 ft) — see § 9‑1G‑12 .

How is building height measured and what are the limits?

Height is measured from existing site grade to the top of the allowed plane; residential exceptions and measurement details are in § 9‑1N‑4. Typical maximums: R‑1 ~28–32 ft (depends on lot width), R‑2 2 stories/30 ft, R‑3 3 stories/40 ft — see § 9‑1N‑4, § 9‑1G‑12, § 9‑1G‑22, § 9‑1G‑32 .

What FAR and lot coverage limits apply to my project?

Typical FARs: R‑1 0.35 (two‑story or >18 ft), R‑2/R‑3 ~0.50 for multi‑family; lot coverage often ~50% on MF zones but R‑1 uses a specific formula ((.275 × lot area)+1,125) and permeable surface minima vary by parcel size — check the district tables in § 9‑1G‑12, § 9‑1G‑22, § 9‑1G‑32 .

Do ADU rules change setbacks, parking or FAR?

Yes. ADUs have their own rules in § 9‑1T‑13: some ADU projects qualify for parking exemptions, share utility allowances, and have design standards; ADU parking may be waived in transit proximity or where conversions occur — see § 9‑1T‑13 .

Can I get a density or FAR bonus?

Yes—Temple City’s code includes incentives and density bonuses (lot consolidation incentives, affordable housing density bonus rules) that can increase permitted units or area; check the incentive tables and density bonus rules in the R‑3 incentives and related sections (see § 9‑1G‑33 and density bonus provisions) .

Will a Planned Development (PD) change these standards?

A PD is adopted with its own Planned Development Plan that specifies development standards (including FAR and density); when properly adopted a PD’s standards govern the site — see § 9‑1L‑3 .

Do the zoning rules say anything about permeable surface or landscaping?

Yes. Permeable surface minimums and front yard landscaping/hardscape limits are in the residential development standards and R‑3 design standards; front yard hardscape is limited (for example, front hardscape not to exceed 45% in some provisions) — see § 9‑1G‑12, § 9‑1G‑32 and the landscaping rules .

Do I need design review for a new multi‑family building?

Many multi‑family projects trigger site plan review, major site plan review, or design review; check the permit requirement tables in the applicable zone and consult design review and the administration sections of Title 9 for review paths — see § 9‑1G‑31 and Article C procedures .

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