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Monrovia — Development Standards

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

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Last reviewed: July 2, 2026

Overview

This page summarizes what the Monrovia Municipal Code (Title 17) actually requires for development standards — setbacks, heights, lot coverage/FAR, densities and closely related rules — and explains how those rules differ by zone. Where the code assigns special corridors or overlays (for example the West Huntington and South Myrtle corridors or the Specific Plan Overlay), those rules can replace or supplement the base zone standards. See the city's zoning overview for context. Verify with the jurisdiction for parcel-specific interpretations. Monrovia Zoning

Note: First mentions of related topics are linked to the city's GoCodebook menu pages:

(All links placed at the first natural mention above and below.)

How to read this page

  • Every numeric requirement below is grounded in the Monrovia Municipal Code and cites the controlling code section § and the file-search citation for the ordinance text.
  • Interpretations are plain-English guidance; where the ordinance is silent, I note "Not found in retrieved materials" or "Verify with the jurisdiction."

District-by-district development standards

Below are the districts in the code with the decision-relevant standards (purpose, typical permitted uses from the code excerpts, and key dimensional rules). Where the code gives percentages or formulas, I call those out in bold. Each district subsection ends with the controlling code citation.

RF — Residential Foothill (chapter heading § 17.12.010)

  • Purpose & typical uses: Intended for low-density, hillside or foothill residential development; single-family dwellings and accessory structures are regulated tightly. Permitted/conditional use lists are in the code; the excerpt focuses on development limits. § 17.12.010
  • Lot and floor-area controls:
    • Minimum lot area: 15,000 sq ft (mean average area in excess of one acre; lots >2 acres counted as two acres for averaging) § 17.12.010
    • Minimum main building floor area: 1,250 sq ft § 17.12.010
    • Maximum main building floor area: formula: 35% of the net lot area for the first 20,000 sq ft, plus 10% of the remaining net lot area (attached garages count as main building floor area) § 17.12.010
    • Accessory buildings: accessory F.A.R. caps (e.g., 10% under one acre / 8% for one acre+) and detached accessory cap of 80% of main building floor area in some subrules; see code for full table § 17.12.010
  • Setbacks and height:
    • Front yard: 25 ft (with average-setback rule where neighborhood setbacks are larger) § 17.12.010
    • Side yards: total both sides = 24% of lot width (5' min) for first story; second story: 12' (see rounding rules) § 17.12.010
    • Rear: percentage of lot depth (RF and RE/RL tables) — see code table; accessory rear setbacks as low as 3 ft for certain structures § 17.12.010
    • Maximum height rules for many residential zones: no more than two stories; building height measured from exterior finished grade to roof; maximums depend on lot width (see cross-zone rule: <75' lot width = 27', ≥75' = 30') § 17.12.020
  • Hillside rules: additional Hillside Development Permit requirements and pad-edge setback formula (SH/3) apply on sloped lots § 17.12.010

Practical note: the RF zone explicitly ties allowable floor area to lot size by formula rather than a single FAR percentage — calculate early. § 17.12.010

RE — Residential Estate and RL — Residential Low Density (see § 17.12.020)

  • Purpose & typical uses: Low-density single-family neighborhoods, larger lots than RL in some areas; cottages/secondary units regulated as accessory uses. § 17.12.020
  • Lot size and setbacks (decision-critical highlights):
    • Side yard (first story): total both sides = 24% of lot width, 5' minimum; second story side setback: 12' or the required first-story setback, whichever is greater § 17.12.020
    • Rear yard (RE): main first story = 25% of lot depth, min 20'; RE second story = 25% of lot depth + 10'; RL first story = 20% of lot depth, min 20'; RL second story = 20% of lot depth + 10' § 17.12.020
    • Encroachments: porches, eaves, chimneys, unenclosed patios have limited projection allowances § 17.12.020
    • Corner-lot garage setbacks and accessory-building rules are specified (e.g., garages opening onto street must be set back 20 ft from side property line adjacent to the street) § 17.12.020
  • Height and bulk: same lot-width-based maximums (27' / 30') and two-story limit apply broadly across these zones § 17.12.020

Practical note: use the average-setback rule when the block has deeper front yards; the DRC (Development Review Committee) has latitude to interpret flag-lot or irregular-lot setbacks. § 17.12.020

RM / RM-PUD / RM/RH / RH — Residential Medium / High Density (multi-family) (§ 17.12.030)

  • Purpose & typical uses: multi-family apartments, planned unit developments, higher-density housing where allowed. § 17.12.030
  • Lot/density:
    • Minimum lot widths/depths and minimum lot areas differ by RM subtype (tables in the code). For example, many RM zones show minimum lot width 75–100 ft, minimum lot area 10,000–15,000 sq ft, and density expressed as either units-per-lot-area (one unit per X sq ft) or FAR percentages (e.g., RM/RH: lots >15,000 sq ft — 75% FAR). § 17.12.030
    • Dwelling F.A.R. caps: All RM and RM/PUD — 40% F.A.R.; RM/RH — 40%/75% (contextual); RH — 75% (tables) § 17.12.030
    • Accessory F.A.R. limits also specified by zone § 17.12.030
  • Setbacks and separation:
    • Front setbacks: typically 25 ft for main or accessory buildings in RM/RH (code tables) § 17.12.030
    • Separation between buildings on the same lot: first-story separation often 6–10 ft depending on single- vs multi-family, second story 12–15 ft; for buildings with ridge heights >27 ft additional separation is required § 17.12.030
  • Additional design rules: recreation space minimums (e.g., RM — 40% of gross dwelling floor area, RH — 20%) and neighborhood-impact design review requirements apply § 17.12.030

Practical note: for multi-family projects the code uses a mix of unit/acre, minimum lot widths and FAR percentages; early FAR/unit-per-acre calculations are essential. § 17.12.030

RCC / RCM — Retail Corridor Commercial and Retail Corridor Mixed Use (West Huntington) (§ 17.16.050)

  • Purpose & typical uses: street‑oriented retail and mixed-use along West Huntington Drive; emphasis on ground-floor retail, pedestrian orientation, and compact urban form. § 17.16.050
  • Density / FAR:
    • Surface parking: maximum FAR = 2.0; Subterranean/structured parking bonus: up to FAR = 3.0 (RCC) § 17.16.050
    • RCM: maximum FAR with surface parking = 2.0; residential density up to 54 dwelling units/acre (residential uses are restricted on some Huntington frontages) § 17.16.050
  • Setbacks & orientation:
    • Typical front setback along Huntington: 10 ft (can be reduced by the Development Review Committee for design reasons) § 17.16.050
    • Ground-floor retail along Huntington is strongly required; residential uses generally not allowed on parcels that front Huntington Drive § 17.16.050
  • Parking guidance: city "encourages" parking away from street frontage (structured or subterranean) to earn FAR bonuses; see the city's parking rules for calculations. parking § 17.16.050

Practical note: structured/subterranean parking is rewarded with FAR increases — if your project trades surface parking for a structured solution you can materially increase buildable square footage. § 17.16.050

Specific Plan Overlay / South Myrtle Corridor (Specific Plan / SP) — (see South Myrtle & Specific Plan language § 17.16.040 / § 17.16.050)

  • Purpose & typical uses: allows a mix of residential and commercial uses under a Specific Plan; used for Old Town Extension and other focused redevelopment areas. § 17.16.040 / § 17.16.050
  • Key standards:
    • Maximum residential density: 54 units/acre; non-residential FAR typically capped at 2.0 (excluding parking structures) § 17.16.040
    • Building heights and setbacks are provided in a table for various frontages (e.g., Myrtle Ave: 3 stories with 0–5 ft setback; certain streets allow up to 4 stories but with larger setbacks or distance limitations) — consult the code table in the Specific Plan language § 17.16.040
    • A Specific Plan (plus zone change to SP) is required to use the overlay; minimum plan area 2 acres § 17.16.040

Practical note: Specific Plan/Overlay provisions can materially change height and setback limits — always check whether a parcel is in an overlay before sizing a project. § 17.16.040

ANF — Angeles National Forest Zone (§ 17.18.010)

  • Purpose & typical uses: privately owned parcels inside the city's corporate boundary that also lie within the Angeles National Forest. Uses are extremely limited. § 17.18.010
  • Controls (decision-critical):
    • Minimum lot area: 80 acres; maximum density: 1 dwelling unit per 80 acres § 17.18.010
    • Max structure area on a lot: 800 sq ft; maximum ridge height: 12 ft (utility distribution facilities excepted) § 17.18.010
    • Setbacks: minimum 10 ft from all property lines; no structures/ grading within 100 ft of a prominent ridge § 17.18.010
    • Hillside Development Permit and other special requirements apply (including strict tree-preservation language) § 17.18.010

Practical note: ANF parcels are effectively undevelopable except for limited structures and utilities unless you can meet the stringent requirements. § 17.18.010

Key cross-cutting rules and exceptions

  • Heights and two-story limits: most residential zones limit buildings to two stories and apply the lot-width-based height cap (<75' = 27', ≥75' = 30'). Building height measured from exterior finished grade to roof. § 17.12.020
  • Minor exceptions: the Development Review Committee can grant limited deviations under § 17.52.110 (for example, up to 10% increase in FAR, 15% front setback reduction, 2 ft side setback reduction, 20% rear setback reduction, and particular provisions for RF graded pads) § 17.52.110
  • Variances and major exceptions: major variances follow the variance rules in § 17.52.100 (higher standard and findings required) § 17.52.100
  • Landscaping: required within front setbacks and street-facing yards in RL/RE/RF; commercial/multi-family have landscape requirements in setbacks and around parking lots per § 17.20.010 / § 17.20.020
  • Neighborhood design and compatibility review: many projects must pass neighborhood compatibility design review with findings about meeting zoning standards, compatibility with scale/privacy/solar access and neighborhood character § 17.52.120
  • ADUs: accessory dwelling units have a local “building-permit-only” path if they meet the standards: detached ADUs max height 16 ft, minimum side/rear setbacks 4 ft, size min 220 sq ft / max 800 sq ft for certain detached ADUs; the ADU chapter provides the specific tests and exceptions. See the ADU rules and also the state's ADU law for preemptive rules. ADUs § 17.44.005 ; California ADU law

Quick reference table — decision‑relevant standards

Zone / Standard Key numeric limits (high‑priority) Code Reference
RF Min lot 15,000 sq ft; min dwelling 1,250 sq ft; main bldg max = 35% of net lot for first 20,000 + 10% remainder; front 25 ft; accessory FAR tables apply § 17.12.010
RE / RL Side yards total = 24% lot width (5' min); RL rear = 20% lot depth (min 20'); RE rear = 25% lot depth (min 20'); garage street side setback 20 ft § 17.12.020
RM / RH Dwelling F.A.R.: RM ≈ 40%, RH ≈ 75% (tables vary by RM subtype); front setback often 25 ft; recreation space reqs (RM 40% / RH 20%) § 17.12.030
RCC / RCM (West Huntington) FAR 2.0 (surface parking); FAR up to 3.0 with structured/subterranean parking bonus; RCM residential up to 54 units/acre; front setback 10 ft (can be reduced) § 17.16.050
Specific Plan (SP) / South Myrtle Max residential density 54 units/acre; non‑residential FAR 2:1 (parking excluded); building height/setback table per frontage (e.g., Myrtle — 3 stories, 0–5 ft) § 17.16.040
ANF Min lot 80 acres; max structures 800 sq ft; ridge height 12 ft; setbacks 10 ft; strict hillside/tree rules § 17.18.010
Cross-cutting: height Residential two‑story cap; lot-width-based height: <75' = 27', ≥75' = 30'; height measured to roof from exterior finished grade § 17.12.020
Exceptions Minor exceptions: up to 10% FAR increase; setback reductions (front 15%, side 2 ft, rear 20%) per DRC; variances require findings § 17.52.110

Checklist (what an applicant must demonstrate / provide)

  • Confirm base zone and any overlay status for the parcel and apply the overlay rules first. § 17.16.040
  • Demonstrate compliance with numeric setbacks, height, lot coverage / FAR and minimum lot area for the applicable zone (calculate FAR and/or the RF lot-based floor-area formula). § 17.12.010, § 17.12.020, § 17.12.030
  • If proposing parking trade-offs (structured vs surface), show parking scheme and FAR bonus eligibility. § 17.16.050
  • Provide landscape plan consistent with § 17.20.010 / § 17.20.020 (front setbacks, parking-area landscaping).
  • If in a neighborhood compatibility area, prepare materials to satisfy design review findings (mass, scale, privacy, solar access). design review § 17.52.120
  • If proposing an ADU, confirm the ADU chapter standards (height, setbacks, size, parking waivers) and whether the project qualifies for the "building permit only" path. ADUs § 17.44.005
  • If grading or slope work meets thresholds (cut/fill >5 ft or retaining walls ≥6 ft), prepare a Hillside Development permit submittal. § 17.52.095
  • If seeking deviations, apply for Minor Exception (§ 17.52.110) or Variance (§ 17.52.100), and include all required noticing information.

Risks & Ambiguities

Issue Why it matters What to verify
Parcel-level overlay applicability Overlays (South Myrtle, West Huntington, Specific Plan) can change FAR, height and setbacks dramatically Confirm overlay boundaries and which (if any) Specific Plan applies to your parcel with Planning; check § 17.16.040 / § 17.16.050
Height measured from “exterior finished grade” Grade changes can alter allowed building height (and grading cannot be used to circumvent height) Verify grade baseline, any required line-of-sight analysis for hillsides, and the rule that grading cannot be used to increase allowable height § 17.12.020 / Hillside standards
Which floor‑area rule applies (RF formula vs FAR) RF uses a lot-area formula, RM/RH uses percent FAR — using the wrong metric mis-sizes the project Confirm zone and apply the correct table: § 17.12.010 (RF) vs § 17.12.030 (multi-family FAR)
ADU local rules vs state law State ADU law can preempt certain local limits (setbacks, parking); local ADU chapter still contains many process rules Check both the local ADU chapter § 17.44.005 and current state ADU law; when ambiguous, verify with Planning. California ADU law
Minor Exception vs Variance thresholds Different findings, noticing, and review body; using the wrong path risks delay or denial If you need > the minor-exception caps (e.g., >10% FAR increase, >15% front setback reduction) prepare a Variance application per § 17.52.100 / § 17.52.110
Hillside grading triggers and pad-edge formula Hillside pad setbacks (SH/3) and additional second-story offsets can materially reduce buildable area If slope/grading involved, provide topography and line-of-sight analysis; Hillside Permit rules apply. § 17.12.010 and Hillside standards

Plain-English Summary

Monrovia's zoning (Title 17) sets different dimensional rules for each zone: single‑family foothill areas (RF) use a lot‑area based floor‑area formula, low‑density zones (RL/RE) use percentage-of-lot-depth setbacks and percent-based side‑yard rules, multi‑family (RM/RH) use FAR and unit-density tables, and commercial corridors (RCC/RCM, Specific Plan areas) set FAR caps and special frontage/setback rules — structured parking can buy extra FAR. Hillside lots, overlays and ADU rules add separate requirements or relaxations; minor exceptions and variances are possible but limited. Always start by confirming the exact zone and overlay for your parcel. § 17.12.010, § 17.12.020, § 17.12.030, § 17.16.050

Source References

  • Monrovia Municipal Code — General provisions and districts: § 17.04.010 / § 17.04.020 / § 17.04.030.
  • Residential Foothill (RF) development standards: § 17.12.010.
  • Residential Estate (RE) & Residential Low (RL) development standards: § 17.12.020.
  • Multiple-family (RM / RH) development standards (lot sizes, density, FAR, setbacks): § 17.12.030.
  • West Huntington — RCC / RCM corridor: FAR, setbacks and orientation: § 17.16.050.
  • South Myrtle / Specific Plan Overlay development standards and heights/setbacks table: § 17.16.040 / § 17.16.050.
  • ANF (Angeles National Forest) zone: § 17.18.010.
  • Setbacks table for commercial/industrial zones and related fence rules: § 17.16.020 / § 17.16.030.
  • Minor Exceptions (Deviations) & Variances: § 17.52.110 and § 17.52.100.
  • Landscaping and screening requirements: § 17.20.010 / § 17.20.020.
  • ADU rules (local ADU chapter excerpts, including building-permit-only path): § 17.44.005 (ADU development standards).
  • Source (code library): Monrovia Zoning Ordinance (Title 17) — text supplied from the city's code library.

Information Gaps

  • A complete, consolidated list of permitted uses by zoning district (full use tables) was not included in the retrieved excerpts. Not found in retrieved materials — verify permitted uses for your parcel with the zoning map and the full Title 17 use tables.
  • Exact procedural checklists and fee schedules for Design Review, Hillside Development Permits, and Specific Plan submittals are not present in the code excerpts here. Not found in retrieved materials — verify with Planning Department.
  • Some corridor-specific diagrams and figures (e.g., Figure 1 for South Myrtle) referenced by the code are not included in the text excerpts. Not found in retrieved materials — consult the General Plan and Specific Plan maps.

Sources

Retrieved passages

  • Monrovia Zoning Code (§ 17.12.020) High relevance
  • Monrovia Zoning Code (section shall) High relevance
  • Monrovia Zoning Code (§ 17.16.050) High relevance
  • Monrovia Zoning Code High relevance
  • Monrovia Zoning Code (§ 5) High relevance
  • Monrovia Zoning Code High relevance
  • Monrovia Zoning Code (§ 17.52.327.) High relevance
  • Monrovia Zoning Code (§ 17.12.040) High relevance
  • Monrovia Zoning Code (§ 6) High relevance
  • Monrovia Zoning Code High relevance
  • Monrovia Zoning Code (§ 10) High relevance
  • Monrovia Zoning Code High relevance
  • Monrovia Zoning Code (§ 17.52.095) High relevance

Cited sections

Frequently asked questions

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

The Monrovia code organizes single‑family low‑density lots under zones like RL and RE rather than an R‑1 label; check which of these applies to your parcel. For RL/RE the code sets front, side and rear setbacks and two‑story limits; permitted uses are primarily single‑family dwellings and standard accessory structures. Confirm the exact base zone for your parcel and review § 17.12.020.

What are Monrovia setback requirements for single‑family lots?

Setbacks vary by zone: in RF the front is 25 ft; in RL/RE side yards equal 24% of lot width total (5' min) and rear yards are a percentage of lot depth (e.g., RL = 20% of lot depth, RE = 25%) with minimums (generally 20 ft). See the tables in § 17.12.010 and § 17.12.020 for precise numbers.

How tall can I build in Monrovia?

Most residential zones limit buildings to two stories and use a lot‑width height cap: lots <75 ft wide = 27 ft max; lots ≥75 ft = 30 ft max; measurement is from exterior finished grade to the roof. Some overlays or specific plans may allow different heights — check applicable overlay rules. § 17.12.020

Does Monrovia use FAR or lot coverage rules?

Both. For RF the main building maximum is set via a lot‑area formula (e.g., 35% of the first 20,000 sq ft + 10% remainder). For RM/RH and many commercial zones the code uses FAR percentages (for example RM ~40%, RH ~75%, and corridors with FAR 2.0 or 3.0 with parking bonuses). Check the zone tables: § 17.12.010, § 17.12.030, § 17.16.050.

Do I need design review for my project?

Many projects require neighborhood compatibility or design review; the approving body must find that the proposal meets applicable zoning standards and is compatible with adjacent properties. Some routine maintenance, certain single‑story accessory structures and ADU work are exempt. See § 17.52.120 for findings and exemptions. design review

Can I get a setback reduction or FAR increase?

Limited deviations can be granted via Minor Exceptions (for example, up to 10% increase in FAR, up to 15% front setback reduction, 2 ft side reduction, 20% rear) under § 17.52.110. Larger changes require a Variance and the stricter findings in § 17.52.100.

What special rules apply to West Huntington or South Myrtle projects?

The West Huntington zones (RCC/RCM) set corridor-specific FAR and frontage rules (e.g., FAR 2.0 surface, 3.0 with structured parking bonus; front setback 10 ft), while the South Myrtle Specific Plan overlay has its own height/setback table and allows up to 54 units/acre under Specific Plan approval. Check § 17.16.050 and § 17.16.040 and verify overlay boundaries.

What are the ADU size and setback rules in Monrovia?

Local ADU rules allow certain ADUs under the building‑permit‑only path: detached ADUs commonly are limited to 16 ft height, minimum 4 ft side/rear setbacks, and sizes between 220–800 sq ft for certain types; parking is generally not required for many ADU forms. See § 17.44.005 and compare with state ADU law for preemptive requirements. ADUs

When is a Hillside Development Permit required?

If proposed grading has ≥5 ft cut or fill, or retaining walls are ≥6 ft, or earth movement creates a footprint >500 sq ft, a Hillside Development Permit is required for new single‑family dwellings and some other landwork. See the Hillside permit rules in the code. § 17.52.095 ---

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