Local zoning · Temple City

Temple City — Land Use

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

Most conventional single‑family dwellings are permitted in the R-1 district (see Table 9-1G-2 and § 9-1G-11 ). Some accessory uses (ADUs, home occupations, family daycare) are allowed as accessory (A) ; other uses like day‑care centers or assembly uses typically require a conditional use permit . Check the R‑1 land‑use table and the R‑1 development standards table for numeric setbacks and height limits (§ 9-1G-11 , § 9-1G-12 ) .

Q: If my use is listed as “C” in the land‑use table, what standards apply?

A C in a land‑use table means the use requires a Conditional Use Permit ; the district article may also reference additional code sections or special requirements (look for the “Additional Use Requirement” column in the table and the cross‑reference) — see the headings for each table (e.g., Table 9-1G-1 , Table 9-1I-1 ) and the district text (§ 9-1G-11 , § 9-1I-1 ) .

Q: Can I open a non‑storefront, delivery‑only medical cannabis retail business in Temple City?

The code allows such uses only in the Industrial (I) zone and only with a conditional use permit , plus strict location buffers and findings (see § 9-1T-22 for the detailed list of prohibited locations, buffer distances, and required findings) .

Q: Do overlays ever change permitted uses in the base zone?

Yes. Overlay/special‑use zones supplement the base zone and their provisions prevail where they conflict with the base zone (§ 9-1B-1 ). Always check for overlays or PD zoning on the Zoning Map before relying on the base‑zone table (§ 9-1B-1 , § 9-1B-2 ) .

Land Use 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 how Temple City’s local zoning code (Title 9 — Zoning Regulations) controls land use: which uses are permitted, which require conditional use permits, and where to find the city’s land‑use tables and standards. For specifics consult the land‑use tables and development‑standards tables called out by the code; see the city’s base zones (for example R-1, R-2, R-3, NC, DC, LTC, MU-L, MU-M, I, I/OS) and any overlay or planned‑development zone that may supersede them (§ 9-1B-1, § 9-1B-2) . If you are preparing a project packet you will also want the city’s pages for parking, design review, ADUs, overlay districts, and development standards for related submittal requirements.

How Temple City organizes land‑use rules (short)

The zoning code is Title 9 (Temple City Zoning Code); it adopts a set of base zones and overlays and implements the General Plan (§ 9-1A-1, § 9-1B-1) .
Each zone has a land‑use table that shows whether a use is Permitted (Y), Accessory (A), Conditional (C), Temporary (T), Upper‑floor only (U), or Not permitted (N); the labels and where to find procedures are listed with each table (e.g., Table 9-1G-1, Table 9-1I-1, Table 9-1K-1) (§ 9-1G-11; § 9-1I-1; § 9-1K-2) .
Common conditional‑use triggers called out across multiple commercial/mixed/other districts are: any drive‑through use, hours outside 6:00 a.m.–10:00 p.m., or live entertainment (see the district rules in § 9-1I-2.B, § 9-1H-2.B, § 9-1K-2.B) .

District-by-district breakdown

Note: each district below cites the code section that defines the district and the land‑use/permit table that applies. Where the code locates numeric development standards in a table, I cite that table; where numeric values are not present in the retrieved excerpts I mark that data as Not found in retrieved materials and tell you where to look.

R-1 (Low‑Density Residential)

Purpose: The R-1 district provides for conventional single‑family residential neighborhoods up to roughly six dwelling units per acre; it corresponds to the General Plan low‑density designation (§ 9-1G-10) .
Typical permitted uses: single‑family dwellings (Y); public parks/playgrounds (Y); supportive and transitional housing (Y); junior ADUs (Y); many accessory uses are allowed as Accessory (A) — see the R‑1 land‑use table (Table 9-1G-2) (§ 9-1G-11, Table 9-1G-2) .
Common conditional or restricted items: assembly uses and day‑care centers typically require a conditional use permit (C) in R‑1 (§ 9-1G-11) .
Key dimensional standards: The code locates the R‑1 development standards in Table 9-1G-3 and explains them in § 9-1G-12; specific numeric setbacks, height limits, lot coverage and FAR are contained in those tables (Not found in retrieved materials here; consult Table 9-1G-3 and § 9-1G-12 for exact numbers) (§ 9-1G-12) .
Where it applies: most conventional single‑family neighborhoods; see the Zoning Map and § 9-1B-1 for correspondence to the General Plan .

R-2 (Medium‑Density Residential)

Purpose: The R-2 district allows medium density residential (mix of houses, duplexes, small multiunit) up to about twelve dwelling units per acre (§ 9-1G-20) .
Typical permitted uses: single‑family dwellings (Y), multi‑family housing (Y) where allowed, ADUs (A), family daycare homes (A); other uses such as schools and day care centers are typically conditional (C) (§ 9-1G-21, Table 9-1G-7) .
Key dimensional standards: See Table 9-1G-8 and § 9-1G-22 for development standards; numeric values not found in the retrieved excerpts (Not found in retrieved materials here) (§ 9-1G-22) .
Where it applies: medium‑density neighborhoods, as mapped on the Zoning Map (§ 9-1B-1) .

R-3 (High‑Density Residential)

Purpose: The R-3 district accommodates higher‑density multi‑family development up to approximately thirty‑six dwelling units per acre (§ 9-1G-30) .
Typical permitted uses: multi‑family housing (Y), condominiums (Y), public parks (Y); accessory uses, ADUs (A), and certain community care facilities may be allowed or accessory (§ 9-1G-31, Table 9-1G-11) .
Key dimensional standards: See Table 9-1G-12 and § 9-1G-32 for the R‑3 development standards; specific numeric figures are in those tables (Not found in retrieved materials here) (§ 9-1G-32) .
Where it applies: high‑density residential areas identified on the Zoning Map (§ 9-1B-1) .

NC / DC / LTC (Commercial — Neighborhood, Downtown Core, Las Tunas)

Purpose: The NC district is for small‑scale, neighborhood‑serving retail; DC is the pedestrian‑oriented Downtown Core; LTC (Las Tunas Commercial) supports a mix of retail, professional, and medical services (§ 9-1I-1) .
Typical permitted uses: Some commercial uses are outright Y, many require C, and some are N. Examples from the commercial land‑use table include: banks (Y), bars (C), adult day health centers (C in NC and LTC) — see Table 9-1I-2 (§ 9-1I-2, Table 9-1I-2) .
Conditional‑use triggers: any commercial use with a drive‑through, hours outside 6:00 a.m.–10:00 p.m., or live entertainment generally requires a conditional use permit per § 9-1I-2.B .
Key dimensional standards: commercial design standards are in the commercial design sections and design tables (Not found in retrieved materials here; see § 9-1I-5 and Table 9-1I‑?) .
Where it applies: areas mapped as NC, DC, LTC on the Zoning Map (§ 9-1B-1) .

MU-L / MU-M (Mixed‑Use Low / Mixed‑Use Medium)

Purpose: MU-L encourages small‑scale mixed uses and neighborhood compatibility; MU-M supports compact vertical/horizontal mixed‑use up to higher densities (§ 9-1H-1) .
Typical permitted uses: Mixed commercial and residential uses; the land‑use table shows which uses are Y, U, A, C, or N (see Table 9-1H-2) (§ 9-1H-2) .
Conditional‑use triggers: same drive‑through/hours/entertainment rule applies; see § 9-1H-2.B .
Key dimensional standards: MU development standards are described in the MU articles and respective tables (Not found in retrieved materials here; see § 9-1H-1 and Table 9-1H‑2) .

I (Industrial)

Purpose: The I zone accommodates industrial/manufacturing uses consistent with the General Plan industrial designation (§ 9-1B-1 and industrial tables) .
Typical permitted/conditional uses: many industrial uses are listed in the Industrial land‑use tables (Table 9-1J‑2); some specialized uses (for example the city’s rules for non‑storefront, delivery‑only medical cannabis retail) are specifically allowed only in the I zone and require a conditional use permit plus additional locational buffers and findings (§ 9-1T-22, Table 9-1J-2) .
Key dimensional standards: Industrial development standards appear in Table 9-1J-? and in § 9-1K-3 for institutional/open space; numeric specifics not in retrieved excerpts (Not found in retrieved materials here) .

I/OS (Institutional and Open Space)

Purpose: The I/OS district is for government, parks, schools, institutional uses; Table 9-1K-2 shows permitted and conditional institutional uses (§ 9-1K-2, Table 9-1K-2) .
Typical permitted uses: government facilities (Y), parks (Y), public assembly (Y) for some items; commercial uses are N in many cases (§ 9-1K-2) .
Standards: Development standards for I/OS are in Table 9-1K-3-1 and § 9-1K-3; for conditional uses standards are specified by the conditional use permit or site plan review (§ 9-1K-3) .

Planned Development (PD) and Overlays

Purpose and effect: PD and overlay zones supplement the base zone and can impose unique uses and development standards; where overlay and base conflict, the overlay prevails (§ 9-1B-1, § 9-1B-2) .
Where to check: consult the Zoning Map and the overlay article (see the city’s overlay districts page and § 9-1B-1) .

Quick reference table — selected decision‑relevant uses

District / Topic	Typical Permit (Label) or Rule	Code Reference
R-1 — single‑family dwelling	Y (permitted) — see R‑1 land‑use table	§ 9-1G-11, Table 9-1G-2
R-1 — accessory dwelling unit (ADU)	A (accessory) and subject to ADU rules	§ 9-1G-11; § 9-1T-13
R-2/R-3 — multi‑family housing	Y in R‑2/R‑3 where listed	§ 9-1G-21; § 9-1G-31
NC / DC / LTC — banks, retail	Many retail uses Y or C depending on district	§ 9-1I-2, Table 9-1I-2
Drive‑through, late hours, or live entertainment (any commercial/mixed)	Triggers Conditional Use Permit per district rules	§ 9-1I-2.B; § 9-1H-2.B
Non‑storefront delivery‑only medical cannabis retail	Allowed only in I, requires CUP, location buffer rules apply	§ 9-1T-22; Table 9-1J-2
Institutional (I/OS) — government, parks	Many institutional uses Y; commercial uses often N	§ 9-1K-2, Table 9-1K-2

Checklist (what an applicant must satisfy)

Confirm the parcel’s base zone and any overlay/PD on the Zoning Map (§ 9-1B-1, § 9-1B-2) .
Look up the specific use in the zone’s land‑use table (e.g., Table 9-1G-2 for R‑1, Table 9-1I-2 for commercial) and note the permit label (Y, C, A, T, U, N) (§ 9-1G-11, § 9-1I-1) .
If the table shows C or your use triggers the district’s conditional triggers (drive‑through, late hours, entertainment), prepare a Conditional Use Permit application and supporting findings per the CUP rules cited in the district article (§ 9-1I-2.B, § 9-1H-2.B) .
Collect applicable design and site materials for Site Plan Review or Major Site Plan Review if new construction or > certain thresholds (§ 9-1C-5) .
Confirm ADU eligibility and standards if proposing an accessory unit (see ADU article § 9-1T-13) and related state law (California ADU law) .
Check required parking counts and loading rules on the city’s parking standards page and the code’s parking article (§ parking tables — Not found in retrieved excerpts; see city parking page) .
If in or adjacent to a historic resource, consult the historic preservation rules and limitations (historic overlays may prohibit certain conversions like urban dwellings) (§ 9-1T-21) .
If numeric development standards are needed (setbacks, height, lot coverage, FAR), pull the correct development table (e.g., Table 9-1G-3, Table 9-1G-8, Table 9-1G-12, Table 9-1K-3-1) and verify exact numbers (§ 9-1G-12, § 9-1G-22, § 9-1G-32, § 9-1K-3) .
Verify any required findings, indemnities, or buffer distances for specialized uses (e.g., cannabis retail locational buffers in § 9-1T-22) .

Risks & Ambiguities

Issue	Why it matters	What to verify
Numeric development standards (setbacks, heights, FAR)	Most land‑use outcomes (allowed building envelope, unit counts) depend on these numbers	Look up the district’s development standards table cited in the district article (e.g., Table 9-1G-3, Table 9-1G-8, Table 9-1G-12) — Not found in retrieved materials here (§ 9-1G-12, § 9-1G-22, § 9-1G-32)
Overlay / PD requirements superseding base zone	An overlay or PD can override base‑zone permissibility or standards	Confirm whether the parcel has overlays or PD zoning on the Zoning Map and read the overlay/PD language (§ 9-1B-1)
Conditional triggers (drive‑through, hours, entertainment)	A use that otherwise appears permitted may require a CUP if it meets these triggers	Check the district rule that imposes the CUP trigger (e.g., § 9-1I-2.B, § 9-1H-2.B, § 9-1K-2.B)
Special/regulated uses with additional locational buffers (e.g., cannabis)	Even CUP‑eligible uses can be prohibited in certain locations or require extra findings	Follow the special article for that use (e.g., § 9-1T-22 for non‑storefront medical cannabis retail) and verify buffer distances and findings
Variations between table shorthand and full code text	Tables use shorthand labels (Y/C/A/N) but some uses have additional code text or cross‑references	Read the “Additional Use Requirement” column in the land‑use table and the referenced sections (Table header notes and cross references such as § 9-1T‑13, § 9-1T‑21)

Plain‑English summary

Temple City’s Title 9 uses zone‑specific land‑use tables to say what you can do on a parcel: look up the parcel’s base zone, open the zone’s land‑use table (Y = permitted, C = conditional, A = accessory, N = not allowed), check whether overlays or special articles change the rules, and then pull the district’s development standards table for numeric setbacks/heights; conditional use triggers (drive‑throughs, late hours, live entertainment) appear in several district rules and will force you into a CUP (§ 9-1B-1, § 9-1G-11, § 9-1I-2, § 9-1H-2, § 9-1T-22) .

Source References

Temple City Zoning Code, Title 9 — Article A (Title, purpose, applicability): § 9-1A-1, § 9-1A-2, § 9-1A-3 .
R‑1 district and land‑use table: § 9-1G-10, § 9-1G-11, Table 9-1G-2, development standards § 9-1G-12 .
R‑2 and R‑3 districts and tables: § 9-1G-20, § 9-1G-21, Table 9-1G-7, § 9-1G-22; § 9-1G-30, § 9-1G-31, Table 9-1G-11, § 9-1G-32 .
Commercial district rules and commercial land‑use table: § 9-1I-1, § 9-1I-2, Table 9-1I-2 .
Mixed‑use districts MU‑L and MU‑M: § 9-1H-1, § 9-1H-2, Table 9-1H-2 .
Institutional/Open Space zone and tables: § 9-1K-2, Table 9-1K-2, development standards § 9-1K-3, Table 9-1K-3-1 .
Zoning map/base zone/overlays and effect: § 9-1B-1, § 9-1B-2 .
Special use article (non‑storefront, delivery‑only medical cannabis retail): § 9-1T-22 (use restrictions, CUP, buffers) .
Site Plan Review and procedural notes: § 9-1C-5 (major/minor site plan review; findings) .

Sources

Retrieved passages

Temple City Zoning Code (Article C) High relevance
Temple City Zoning Code (chapter will) High relevance
Temple City Zoning Code (Article C) Medium relevance
Temple City Zoning Code (section also) Medium relevance
Temple City Zoning Code (Article C) Medium relevance
Temple City Zoning Code (section also) Medium relevance
Temple City Zoning Code (section also) Medium relevance
Temple City Zoning Code (section also) Medium relevance

Cited sections

Official Temple City code library

Frequently asked questions

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

Most conventional single‑family dwellings are permitted in the R-1 district (see Table 9-1G-2 and § 9-1G-11). Some accessory uses (ADUs, home occupations, family daycare) are allowed as accessory (A); other uses like day‑care centers or assembly uses typically require a conditional use permit. Check the R‑1 land‑use table and the R‑1 development standards table for numeric setbacks and height limits (§ 9-1G-11, § 9-1G-12) .

What are Temple City setback requirements for R‑1?

The code places R‑1 numeric setbacks, height limits, lot coverage, and related standards in Table 9-1G-3 and describes them in § 9-1G-12. The specific numbers are not included in the retrieved excerpts here — verify the exact figures in Table 9-1G-3 or with the Planning Department (§ 9-1G-12) .

Do I need a conditional use permit for a restaurant with live music?

Yes — the zoning code explicitly marks that any use that includes live entertainment typically triggers a conditional use permit in commercial, mixed‑use, and some other districts (see § 9-1I-2.B and § 9-1H-2.B) — even if the base land‑use table would otherwise permit the restaurant, the live‑entertainment trigger requires CUP review .

Are accessory dwelling units (ADUs) allowed in Temple City zones?

ADUs are specifically addressed: ADUs are allowed as accessory in residential zones and cross‑referenced to the ADU article § 9-1T-13; consult that article for ADU-specific standards and eligibility (§ 9-1G-11, § 9-1T-13) .

If my use is listed as “C” in the land‑use table, what standards apply?

A C in a land‑use table means the use requires a Conditional Use Permit; the district article may also reference additional code sections or special requirements (look for the “Additional Use Requirement” column in the table and the cross‑reference) — see the headings for each table (e.g., Table 9-1G-1, Table 9-1I-1) and the district text (§ 9-1G-11, § 9-1I-1) .

Can I open a non‑storefront, delivery‑only medical cannabis retail business in Temple City?

The code allows such uses only in the Industrial (I) zone and only with a conditional use permit, plus strict location buffers and findings (see § 9-1T-22 for the detailed list of prohibited locations, buffer distances, and required findings) .

Are mixed‑use upper‑floor residential units treated differently from street‑level commercial?

Yes. The mixed‑use land‑use tables use labels like U (Permitted on Upper Floors Only) to indicate that some residential uses are allowed only above ground floor commercial; see Table 9-1H-2 and § 9-1H-2 for MU districts and the permitted upper‑floor rules (§ 9-1H-2) .

Who decides site plan reviews and when is a public hearing required?

Major site plan reviews are acted on by the Director except when tied to other applications requiring Planning Commission review (CUP, variance, etc.). Certain sizes (e.g., multi‑family with seven or more units, non‑residential >10,000 sq ft) require Planning Commission action and may require a public hearing; see § 9-1C-5 for authority, findings and public‑notice rules (§ 9-1C-5) .

Do overlays ever change permitted uses in the base zone?

Yes. Overlay/special‑use zones supplement the base zone and their provisions prevail where they conflict with the base zone (§ 9-1B-1). Always check for overlays or PD zoning on the Zoning Map before relying on the base‑zone table (§ 9-1B-1, § 9-1B-2) .

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