Local zoning · Temple City

Temple City — Overlay Districts

Q: Where do I find the specific permitted uses and setbacks for a PD?

Those are in the Planned Development Plan and the ordinance that adopts it. The general code requires the PD Plan to "specify all land use regulations" and development standards for the PD area; the code does not list a universal PD permit table. See § 9-1L-3.A–C .

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

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Last reviewed: July 2, 2026

Overview

Temple City's zoning code (TITLE 9 ZONING REGULATIONS) recognizes special use (overlay) zones as tools that modify or supplement the underlying base zone for specific areas; where overlay rules conflict with base-zone rules the overlay controls. The code lists the base zone map symbols (for example R-1, NC, MU-M) and explicitly identifies PD (Planned Development) as the primary special-use/overlay district type in the zoning tables. For governing language see § 9-1A-5 and § 9-1B-1 of Title 9.

Note on internal links: Temple City treats overlays as a zoning tool; this page stays limited to the Zoning Code. Where the code discusses standards or procedures that implicate other review topics, see the city pages on development standards, parking, design review, ADUs, and the California building code linked inline below.

How Temple City defines overlays (high level)

The zoning code calls overlay districts special use zones and states that an overlay "supplements the base zone" by establishing special uses or development regulations; the overlay's provisions govern if there is a conflict with the base zone. See § 9-1B-1.C.
The official Zoning Map (adopted by reference) identifies where an overlay applies and changes to overlay boundaries are made by ordinance; see § 9-1B-2.

(First mention links)

For how overlays interact with the city's map and base zone list, consult the Temple City Zoning overview.
Where overlays change dimensional rules or setbacks, consult the city's Development Standards page.
When overlays affect required parking, see the city's Parking guidance.
If a project under an overlay requires aesthetic or site-phase checks, check Design Review.
If your project includes an accessory dwelling unit while in an overlay, consult the local ADUs and the California Building Standards Code where building rules are enforced.

Overlay districts in Temple City (district-by-district)

The code only establishes a general overlay category and one named special-use overlay type in the zoning tables; the details below are Temple City–specific and cite the controlling sections.

Special Use / Overlay Zone (general)

Purpose: To "supplement the base zone" and establish area-specific uses or development regulations that sit in addition to the underlying base zone; overlay provisions control when inconsistent with base-zone rules. See § 9-1B-1.C.
Typical permitted uses: Not specified at the code-wide level — each overlay or special-use plan must list permitted/conditional uses; the code instructs that overlays "specify all land use regulations" for their area. See § 9-1L-3.B (how PD overlays must specify uses) for the rule-by-example.
Key dimensional standards: Not set centrally for all overlays. Overlays are permitted to specify their own development standards (setbacks, FAR, density, heights, lot coverage) that supersede base-zone standards where they conflict; verify in the adopted overlay ordinance or plan. See § 9-1A-5 and § 9-1L-3.C.
Where it applies: Shown on the official Zoning Map adopted by reference; overlay boundaries are changed only by ordinance. See § 9-1B-2.
Practical guidance: Treat the overlay as a separate mini-zoning code for the parcel; find the overlay ordinance or PD plan referenced on the City’s zoning map before assuming base-zone rules apply.

PD — Planned Development (the primary named overlay)

Purpose: The Planned Development (PD) zone is Temple City's formal overlay/special-use zone intended to allow coordinated, higher-quality, or otherwise atypical projects that cannot be achieved under strict base-zone standards. It encourages superior site planning, amenities, landscaping, and design that go beyond ordinary zoning. See § 9-1L-1.
Typical permitted uses: The PD Plan must expressly specify "all permitted and conditionally permitted uses" for the PD parcel; no use may be inconsistent with the General Plan designation unless a General Plan amendment accompanies the rezoning. See § 9-1L-3.B and § 9-1L-2.C.
Key dimensional standards and controls:
- A PD Plan must list all development standards including floor area ratio (FAR) and residential density (and may set other standards such as setbacks, height, lot coverage): § 9-1L-3.C.1.
- The PD's FAR and density generally may not exceed the maximum allowed by the underlying General Plan land use designation unless a density bonus is being sought: § 9-1L-3.C.2–3.
- A PD may only be requested for properties (or contiguous properties) with a gross land area of one (1) acre or greater unless the code is amended — § 9-1L-2.D.
- A Major Site Plan Review is required before issuance of grading/building permits for PD projects; the PD Plan may also set phasing and later site-plan triggers: § 9-1L-2.F and § 9-1L-3.D.
- The PD is shown on the zoning map with the designation "PD" plus an identifying number: § 9-1L-3.F.
Where it applies: Only where the City Council adopts a PD ordinance and PD Plan — PDs are discrete, parcel- or project-specific overlays shown on the zoning map. See § 9-1B-2 and § 9-1L-3.F.
Findings and approval standards: A PD requires council findings demonstrating superior design, adequate site conditions, public services, and consistency with the General Plan (or an accompanying GP amendment). See § 9-1L-4.
Practical guidance: A PD plan substitutes for many standard numeric development rules; read the PD ordinance and the PD Plan for the parcel to learn allowed uses, required amenities, and the development envelope.

Quick reference table — most decision-relevant overlay rules (Temple City)

Rule / topic	What the code says (short)	Code Reference
Overlay definition / precedence	Overlay = "special use zone" that supplements base zone; overlay provisions prevail on conflict	§ 9-1B-1.C, § 9-1A-5
PD minimum site area	PD may be requested only for property or contiguous properties with 1 acre gross land area or greater	§ 9-1L-2.D
PD plan requirement	Rezoning to PD requires simultaneous approval of a Planned Development Plan which becomes the zoning rules for the site	§ 9-1L-3.A–B
PD standards (FAR / density)	PD Plan must specify FAR and density; PD FAR/density may not exceed underlying GP max unless density bonus is sought	§ 9-1L-3.C.1–3
Site plan review	Major Site Plan Review required before permits for PD projects; PD Plan can specify phasing/triggers	§ 9-1L-2.F, § 9-1L-3.D
Zoning map notation	Approved PD zones are labeled "PD" + identifying number on the zoning map	§ 9-1L-3.F
Interim use before construction	Until permits and construction start, property may continue under prior zone rules — but no new discretionary entitlements may be initiated except as PD plan allows	§ 9-1L-3.H

Checklist — what an applicant seeking an overlay/PD must satisfy

Confirm whether the parcel is shown as an overlay or PD on the official Zoning Map (zoning map adopted by reference) — see § 9-1B-2.
For a PD rezoning: assemble a Planned Development Plan that lists permitted uses and all development standards (including FAR, density, setbacks, heights, lot coverage) — § 9-1L-3.A–C.
Demonstrate General Plan consistency or include a General Plan amendment if needed — § 9-1L-2.C.
Meet the minimum site area requirement for PD (if applicable): 1 acre — § 9-1L-2.D.
Prepare materials to satisfy the findings required for PD approval (quality of design, public services, site adequacy) — § 9-1L-4.
Be ready to undergo Major Site Plan Review and any required public hearings; PD approval is enacted by ordinance and shows on the zoning map as PD# — § 9-1L-2.F, § 9-1L-3.F.
Coordinate overlay standards with other required reviews (parking calculations per municipal rules; see the city's Parking page; design changes may require Design Review).
If the overlay affects accessory dwelling units, consult the city ADU rules and applicable State ADU law; see ADUs and California ADU law.

Note: for development standards, setbacks, and precise numeric controls consult the PD Plan or ordinance for the parcel; the code allows overlays to set their own standards instead of the general tables. Verify with the City for parcel-specific interpretations.

Risks & Ambiguities

Issue	Why it matters	What to verify
Overlay boundaries not obvious from the code text	The Zoning Code refers to overlays but the actual map/ordinance defines where an overlay applies	Verify the parcel's overlay status on the official Zoning Map and any PD ordinances (Zoning Map adopted by reference § 9-1B-2).
No universal numeric standards for overlays	Overlays (PDs) typically define their own setbacks, FAR, density and uses — the code does not publish a one-size‑fits‑all table	Obtain the specific PD Plan / ordinance for the parcel; § 9-1L-3.C requires PD Plans to list standards.
Conflicts between overlay and base zone	The code states overlays prevail, but that can create uncertainty about which numeric standard controls	Confirm which provision in the PD Plan or overlay ordinance expressly supersedes base-zone rules; see § 9-1A-5 and § 9-1B-1.C.
Parcel-specific exceptions and phasing	PDs can create phased triggers and unique phasing/entitlement sequences	Check the PD Plan for phasing triggers or Major Site Plan Review timing (PD Plan can specify triggers) — § 9-1L-3.D.
Interaction with other city programs (historic preservation, signage, landscaping)	Overlays may not waive other code requirements unless written; separate city chapters (e.g., historic preservation) may apply	Verify whether overlay ordinance explicitly modifies other municipal standards, and coordinate with Historic Preservation, Signage, and Landscaping and Screening staff. (If not in the PD ordinance, base rules still apply.)
ADUs and overlays	State ADU law may constrain local overlay restrictions; overlays can't conflict with controlling state ADU provisions	Verify ADU allowance in the PD Plan and cross‑check local ADU rules and California ADU law. If an overlay appears to prohibit ADUs, verify with the jurisdiction.

Plain-English Summary

Temple City treats overlays as special, parcel-specific zoning "add-ons" that replace or adjust base-zone rules for particular projects — the most concrete overlay in the code is the Planned Development (PD) zone, which requires a PD Plan, typically applies to properties of 1 acre or larger, and sets its own uses and development rules (FAR, density, setbacks, phasing) that are shown on the zoning map and enacted by ordinance; see § 9-1L-1 through § 9-1L-4.

Source References

Title and general purpose: TITLE 9 ZONING REGULATIONS, Temple City Zoning Code (Title 9) — (title and preamble text) § 9-1A-1 – 9-1A-5.
Overlay / special use definition and zoning map: § 9-1B-1 and § 9-1B-2 (Special Use Zone / Zoning Map) — explains overlay definition and map adoption.
Planned Development (PD) rules: Article L — § 9-1L-1 (purpose), § 9-1L-2 (applicability), § 9-1L-3 (adoption & PD Plan), § 9-1L-4 (findings) — full PD procedures and standards.
Conflict of provisions: § 9-1A-5 (specific plans and overlay districts prevail over other chapter provisions).
Zoning tables and zone list (base zones and PD shown as a special use zone): Table 9-1B-1 (zones implementing GP) — lists R-1, R-2, R-3, NC, DC, LTC, MU-L, MU-M, I, I/OS, and PD.

Sources

Retrieved passages

Temple City Zoning Code (chapter will) High relevance
Temple City Zoning Code High relevance
Temple City Zoning Code (ARTICLE B.) Medium relevance
Temple City Zoning Code (section also) Medium relevance
Temple City Zoning Code (Section 9-1T-11) Medium relevance
Temple City Zoning Code (TITLE 9) Medium relevance
Temple City Zoning Code (ARTICLE B.) Medium relevance
Temple City Zoning Code (Article C) Medium relevance
Temple City Zoning Code (ARTICLE K.) Medium relevance
Temple City Zoning Code (section 9-1L-3.) High relevance
Temple City Zoning Code High relevance
Temple City Zoning Code (ARTICLE L.) High relevance
Temple City Zoning Code High relevance

Cited sections

Official Temple City code library

Frequently asked questions

What is an overlay zone in Temple City and how does it affect my base zone?

An overlay (called a "special use zone" in Temple City's Title 9) supplements the underlying base zone by adding area‑specific permitted uses or development standards; where overlay provisions conflict with base-zone provisions the overlay controls. See § 9-1B-1.C and § 9-1A-5.

What is a Planned Development (PD) in Temple City and when is it used?

A PD is a formal special-use overlay used when a project needs customized design, density, or amenities that the base zoning does not allow. A PD requires a PD Plan that establishes all permitted uses and development standards and is adopted by ordinance; PDs usually require 1 acre minimum (unless modified) and Major Site Plan Review. See § 9-1L-1, § 9-1L-2.D, and § 9-1L-3.

How do I know if my property is in an overlay or PD?

Overlay/PD locations are shown on the official Zoning Map (the Zoning Code adopts the map by reference). Confirm on the City's zoning map or with the Community Development Department; see § 9-1B-2.

Do overlays change numeric standards like setbacks, FAR, or parking?

Yes — overlays (and PD Plans specifically) may specify their own development standards (setbacks, FAR, density, heights). PD Plans must state the standards that apply to the PD area; in some cases parking or other requirements may also be set in the PD. See § 9-1L-3.C. Verify specific standards in the PD Plan for the parcel.

Can a PD allow more units or higher FAR than the base zone?

A PD Plan must specify FAR and density; however the PD FAR and density generally may not exceed the maximum allowed by the underlying General Plan land use designation unless a density bonus is pursued under state law. See § 9-1L-3.C.2–3.

What approvals are required to create a PD overlay?

Rezoning to PD is processed as a zoning amendment and must be accompanied by the PD Plan for the site; the Planning Commission recommends and the City Council adopts the PD by ordinance. Major Site Plan Review is required prior to grading/building permits for PD projects. See § 9-1L-2, § 9-1L-3, and § 9-1L-3.F.

If my parcel is rezoned to PD, can existing uses continue until construction starts?

Yes — the code allows the property to continue to be used consistent with the prior zoning until project permits are issued and construction starts, but the owner may not initiate new discretionary entitlements that the PD would require, unless the PD Plan provides otherwise. See § 9-1L-3.H.

Where do I find the specific permitted uses and setbacks for a PD?

Those are in the Planned Development Plan and the ordinance that adopts it. The general code requires the PD Plan to "specify all land use regulations" and development standards for the PD area; the code does not list a universal PD permit table. See § 9-1L-3.A–C.

If the PD Plan conflicts with other city chapters (signage, landscaping, historic rules), which controls?

Overlays can modify many zoning standards, but they do not by default repeal other municipal chapters. Check the PD ordinance text for explicit modifications; otherwise, applicable chapters (historic preservation, signage, landscaping) may continue to apply and should be coordinated. Verify with the City. Not found in the Title 9 excerpts: an exhaustive crosswalk of PD text against every other chapter — verify with the jurisdiction.

Do overlay rules change ADU eligibility?

The Title 9 code gives PDs authority to set uses and standards; however State ADU law also limits what local rules can prohibit. Always check the PD Plan, the city's ADU rules, and State ADU law; if the PD appears to conflict with state ADU rights, verify with City planning staff. (Local ADU specifics are not comprehensively listed in the PD article.) Not found in the retrieved Title 9 materials: a parcel-level ADU determination inside a PD — Verify with the jurisdiction.

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