Duarte — Land Use

Last reviewed: July 2, 2026

Overview

This page summarizes what the City of Duarte Development Code (the local zoning ordinance) says about allowable land uses, the city’s land-use tables, and how to read permit symbols (P, A, MUP, CUP). It highlights the rules by district, key dimensional standards you’ll see in the code, and the procedural hooks (Conditional Use Permits, Minor Use Permits, Planned Development, Variances). For quick navigation, note this page links to Duarte topics such as parking, development standards, design review, overlay districts, ADUs, California Building Standards Code, signage, and nonconforming uses at their Duarte menu pages for related steps and forms. (See Article references below for definitions and permit chapters.)

Notes on reading the code: allowed uses are listed zone-by-zone in article tables; uses not listed are not allowed unless the Director issues an interpretation under the code’s rules of interpretation. See § 19.04.020 and § 19.04.040.

District-by-district breakdown

Below are the principal base zones used in Duarte. Each district subsection gives the stated purpose, the typical permitted/conditional use pattern (summary), key dimensional standards called out in the code, and where the zone is applied or how to verify (zoning map / specific plans).

Note: The code uses the shorthand P = Permitted by Right, A = Accessory, MUP = Minor Use Permit, CUP = Conditional Use Permit; if a use is absent from the table it is not allowed (see § 19.04.040).

Residential: R-1, R-1A, R-1B, R-1D, R-1E, R-1F (Single-Family Zones)

• Purpose: Preserve low-density single-family neighborhoods and set lot/yard standards appropriate to each R-1 variant. See the Development Code’s residential chapter and the Single-Family table.
• Typical permitted uses: Single-family dwellings are P in all R-1 variants; Two-family (duplex) units are allowed in many R-1 variants as shown in the Single-Family use table. Accessory Dwelling Units (ADUs) are allowed as A (see § 19.60.160). See § 19.10.035 and related entries in the Single-Family tables for special R-1D rules.
• Key dimensional standards (examples referenced in the tables): minimum lot area varies by subzone (e.g., 6,500 sf for R-1 base lot), front-yard and side-yard rules and lot coverage limits are set in the Single‑Family development tables; see Table references in the Single-Family chapter and § 19.10.* notes. Verify parcel-specific numbers in the applicable Table (Single-Family chart).
• Where it applies / verify: Consult the official Zoning Map and the Single-Family chapter for the precise R-1 variant mapped to a parcel (see § 19.06.020).

Residential: R-2 (Two-Family / Medium Density)

• Purpose: Allow duplexes and limited accessory residential types appropriate for medium-density lots. See the two-family zone entries and related site plan review references.
• Typical permitted uses: Duplexes and other two-family uses are generally P; multi-family above duplex scale is restricted or handled in R-3/R-4. ADUs are A in many residential zones as noted in § 19.60.160.
• Dimensional standards: Refer to the same Single-Family/Two-Family permit tables for lot width, setbacks, and lot coverage; special site-plan review triggers are referenced at § 19.10.035 and Table 7‑2.

Residential: R-3, R-4 (Multi-Family — Medium / High Density)

• Purpose: Provide for multi-family residential development at increasing intensities. Development standards, densities and required reviews are in the multi‑family zone chapters and tables.
• Typical permitted uses: Multi-family dwellings are permitted according to the R‑3 and R‑4 use tables; larger residential care or institutional uses may require CUP depending on scale. See the multi-family entries in Article 2.
• Dimensional standards: Height, FAR, setbacks and parking requirements are set in the zone tables and general development standards (see Chapter 19.32 for site planning and § 19.38 for parking).

C-G, C-F, C-P (Commercial — General / Freeway / Professional)

• Purpose: Accommodate retail, service, and office uses in neighborhood to auto-oriented commercial settings; subzones adjust intensity and allowed uses. See the Commercial chapter tables.
• Typical permitted uses: Retail and personal services may be P or MUP depending on size; eating-and-drinking establishments, fueling stations, and vehicle services show mixed allowances: for example, fueling stations are CUP and vehicle repair of a limited nature may be P or MUP depending on category. Refer to the Commercial use table for line-by-line status.
• Dimensional standards: Lot coverage, height (typical max heights vary by zone), setbacks and parking are given in the Commercial development tables and cross‑referenced to Chapter 19.32 and Chapter 19.38 for parking design and counts.

M (Light Manufacturing / Industrial)

• Purpose: Provide for light manufacturing, warehousing, research-and-development and compatible industrial operations. See § 19.16.* and Table 2‑10 for development standards.
• Typical permitted uses: Many industrial uses are subject to MUP or CUP; limited outdoor uses are allowed under restrictions and outdoor storage must be screened (see § 19.16.050). Specific uses such as vehicle uses, recycling facilities and large utilities have distinct MUP/CUP status in the M‑zone use table.
• Key standards: Minimum lot area 20,000 sf, lot width 100 ft, lot depth 150 ft, max FAR 0.50, height 50 ft (higher only with MUP/CUP). See § 19.16.030 and Table 2‑10.

I (Institutional)

• Purpose: Areas reserved for hospitals, colleges, large cultural or institutional campuses; accessory, complementary and supportive uses are treated tightly to preserve institutional character. See the Institutional use table (Table 2‑16) and related rules.
• Typical permitted uses: Institutional core uses are generally allowed; many support uses (retail over 1,000 sf, alcohol on‑sale accessory, certain cultural institutions) require CUP or are A as accessory uses. The Director may accept a master plan in lieu of a CUP in some Institutional contexts (see the Institutional chapter language).
• Key standards: Master plan option and CUP processing are explicitly allowed; accessory use limits and size thresholds are noted in Table 2‑16 and the institutional chapter. Verify special master plan procedures with Community Development staff.

PF (Public Facilities)

• Purpose: Sites for government, community centers, public schools, utilities and similar public-facing facilities. See § 19.18.010–.020.
• Typical permitted uses: City-owned public uses are P by right; other public/quasi‑public uses (libraries, private cultural institutions, certain utilities) are identified as P, MUP or CUP in Table 2‑11. Emergency shelters are listed as P where allowed.
• Key standards: Table 2‑12 sets minimum lot area (10,000 sf), lot width (60 ft), and a 75 ft height maximum (see § 19.18.030 and § 19.32.040 for height measurement exceptions). Setbacks include 10 ft front and 15 ft side street side in many cases.

O (Open Space)

• Purpose: Protect recreation, natural resources, water‑management facilities and trails. See § 19.20.010–.020.
• Typical permitted uses: Public parks and trails are typically P; limited accessory structures and caretaker residences may be A or CUP; commercial horticulture or larger structures require permits as shown in Table 2‑13.
• Key standards: Open Space allows very limited development; Table 2‑14 establishes setbacks (front 20 ft, rear up to 45 ft in some conditions) and allows heights up to 75 ft measured by the code’s height rules. For many structures a CUP or MUP is required and the permit will define site‑specific standards.

SP (Specific Plans / Planned Development Areas)

• Purpose: Specific Plans (listed in Table 2‑15) define bespoke land use regulations and supersede some base-zone provisions for the plan area (e.g., Duarte Station Specific Plan, Town Center Specific Plan). See § 19.22.040–.050 and Table 2‑15.
• Typical permitted uses and standards: The adopted Specific Plan sets allowed uses and development standards for the plan boundaries. Always read the applicable Specific Plan document for the parcel; the city maintains a list of adopted specific plans and their adoption ordinances.

Quick reference table — common decision‑relevant entries

Checklist (what an applicant must satisfy before proposing a use)

• Confirm the parcel’s base zone and overlay(s) on the official Zoning Map (§ 19.06.020) — Verify with the City.
• Check the applicable zone’s Allowed Uses table: confirm the proposed use is P, A, MUP, or CUP in that zone; if the use is not listed, it is not allowed except by interpretation (§ 19.04.040, § 19.04.020).
• If the use requires a CUP or MUP, prepare a permit application per the CUP/MUP chapter (§ 19.114 references in Article 7) — see processing rules.
• Confirm development standards to apply (lot area, width, setbacks, height, FAR) from the zone’s development table and Chapter 19.32; check accessory structure rules in § 19.34.
• Calculate required off‑street parking per Chapter 19.38 and prepare circulation/access plans; if the project is near transit, some parking rules allow exceptions. Link to the city’s parking page for forms.
• If in an overlay or Specific Plan, read overlay / Specific Plan rules — those may supersede base zone rules (§ 19.22.040–.050).
• Check design review triggers and submit to the design review authority if required (see Chapter 19.44) — link to design review guidance.
• For ADUs, confirm code compliance with § 19.60.160 and relevant state ADU law; use the city ADU page for local checklists.
• Review use‑specific standards in Article 4 (e.g., outdoor dining § 19.60.120, massage § 19.60.112, fueling § 19.60.060).

Risks & Ambiguities

Plain-English Summary

Duarte’s Development Code lists allowed uses zone‑by‑zone: if your activity is shown as P in the zone’s table you can pursue it (subject to site standards), if it’s CUP or MUP you need discretionary approval, and if it’s not listed it’s not allowed unless the Director says otherwise. Check the parcel’s base zone and any Specific Plan or overlay, confirm numeric limits (setbacks, height, lot area, parking), and then follow the CUP/MUP/planned‑development or administrative process the code requires. Key controlling provisions include the zone use tables, the accessory and use‑specific chapters, and procedural chapters for permits and appeals.

Source References

• City of Duarte Development Code — Title: "City of Duarte Development Code" (adopted Nov. 23, 2010) — Article structure and indexing (preface and Table of Contents).
• Allowed uses & permit rules: Article 2 zone tables and rules; Uses Not Classified and Rules of Interpretation — § 19.04.020, § 19.04.040.
• Single-Family and Two-Family residential tables and duplex rules — see Single-Family tables and § 19.10.035, ADU standards § 19.60.160.
• Public Facilities zone: § 19.18.010–.040 and Table 2‑11/2‑12 for uses and development standards.
• Open Space zone: § 19.20.010–.040 and Table 2‑13/2‑14 for uses and setbacks/heights.
• Industrial zone standards and outdoor storage limits: § 19.16.030–.060, Table 2‑10.
• Specific Plans: § 19.22.040–.060, Table 2‑15 (adopted specific plans list).
• Permit processing and discretion: Conditional Use Permits / Minor Use Permits and related process chapters referenced throughout Article 7 and Article 8 (see CUP/MUP procedure references in Article 7).
• Use‑specific standards: Examples include late‑night uses § 19.60.110, massage establishments § 19.60.112, outdoor dining § 19.60.120, fueling stations § 19.60.060.

(Internal Duarte menu pages used for related navigation: Duarte zoning & planning overview; Duarte Zoning; Duarte Development Standards; Duarte Parking; Duarte Design Review; Duarte Overlay Districts; Duarte Historic Preservation; Duarte Signage; Duarte Nonconforming Uses; Duarte Variances and Exceptions; Duarte Landscaping and Screening; Duarte ADUs; California Building Standards Code; California ADU law. Links to those menus are embedded at the first natural mention of each topic above.)

Retrieved passages

• Duarte Zoning Code (Article 9) High relevance show source text
• Duarte Zoning Code (Chapter 19.124) High relevance show source text
• Duarte Zoning Code (Chapter 19.114) Medium relevance show source text
• Duarte Zoning Code (section of) Medium relevance show source text
• Duarte Zoning Code (Chapter 19.124) Medium relevance show source text
• Duarte Zoning Code (Chapter 19.34) Medium relevance show source text
• Duarte Zoning Code (Section 65450) Medium relevance show source text
• Duarte Zoning Code (Chapter 19.18) Medium relevance show source text

Cited sections

• City of Duarte Development Code — Title: "City of Duarte Development Code" (adopted Nov. 23, 2010) — Article structure and indexing (preface and Table of Contents). (Article structure)
• Allowed uses & permit rules: Article 2 zone tables and rules; Uses Not Classified and Rules of Interpretation — § **19.04.020**, § **19.04.040**. (Article 2)
• Single-Family and Two-Family residential tables and duplex rules — see Single-Family tables and § **19.10.035**, ADU standards § **19.60.160**.
• Public Facilities zone: § **19.18.010–.040** and Table 2‑11/2‑12 for uses and development standards.
• Open Space zone: § **19.20.010–.040** and Table 2‑13/2‑14 for uses and setbacks/heights.
• Industrial zone standards and outdoor storage limits: § **19.16.030–.060**, Table 2‑10.
• Specific Plans: § **19.22.040–.060**, Table 2‑15 (adopted specific plans list).
• Permit processing and discretion: Conditional Use Permits / Minor Use Permits and related process chapters referenced throughout Article 7 and Article 8 (see CUP/MUP procedure references in Article 7). (Article 7)
• Use‑specific standards: Examples include late‑night uses § **19.60.110**, massage establishments § **19.60.112**, outdoor dining § **19.60.120**, fueling stations § **19.60.060**.
• Duarte_ZoningCode.md

• Official Duarte code library