Local zoning · Monrovia

Monrovia — Overlay Districts

Q: What is a Specific Plan Overlay in Monrovia?

A Specific Plan Overlay (mapped as SP ) is an area-specific regulatory layer where an adopted specific plan prescribes allowable uses, densities/FAR, setbacks, heights, circulation and other conditions that govern development inside the plan’s boundaries; the Monrovia code describes required specific plan contents and adoption procedures in § 17.54.060 and implementation in § 17.54.080 .

Q: Where are the actual Specific Plan documents for Monrovia’s overlays?

The municipal code lists adopted plans in § 17.04.035 , but the text of each specific plan is contained in its adopted document (not reproduced in the zoning ordinance). Those adopted specific plan documents must be obtained from the City of Monrovia/Department of Community Development or City Clerk. § 17.04.035 , § 17.54.060 .

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

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Last reviewed: July 2, 2026

Overview

Monrovia’s municipal zoning code uses overlay mechanisms primarily through the Specific Plan Overlay Zone (SP) and corridor-specific overlay regulations (notably South Myrtle Avenue Corridor and West Huntington Drive Corridor) to layer tailored development rules on top of base zones. These overlays can change permitted uses, parking, density/FAR, setbacks, and review procedures and must be read together with the underlying zone and the Official Zoning Map. See Monrovia’s general zoning overview for context at Monrovia Zoning & Planning. § 17.04.035 and § 17.54.060 describe the role and content of specific plans and overlays.

Specific Plan Overlay Zone (SP) — how Monrovia implements overlays

Purpose: The Specific Plan Overlay Zone (SP) is the city’s formal overlay mechanism allowing an adopted specific plan to provide site- and area-specific standards (uses, density/FAR, setbacks, circulation, utilities, and design) that supersede or supplement the base zoning where adopted. The code requires a specific plan to contain land uses, development standards, and consistency with the General Plan. § 17.54.060 and § 17.54.080.
Typical permitted uses: Varies by adopted plan. A specific plan must list allowable uses and may allow mixed-use, residential, commercial or special-purpose uses as appropriate to the plan area; the ordinance directs that the specific plan “shall contain” a listing of allowable uses and development standards. § 17.54.060(F).
Key dimensional and procedural rules (general): Specific plans must include required setbacks, allowable heights, floor area ratios, and other site-specific standards in their text and exhibits; they are implemented via a zone change to SP and are subject to public hearings and CEQA. § 17.54.060, § 17.54.070, § 17.54.080.
Where it applies: The city lists adopted specific plans that operate as overlays on the Official Zoning Map (examples: Peck Road, Gold Hills, 700 South Myrtle Avenue, Avalon Monrovia, Alexan Foothills, etc.). These adopted plans are the controlling development standards inside their boundaries. § 17.04.035.

Practical guidance: Always pull the adopted specific plan document for the property; the Monrovia code requires the specific plan itself to state the allowable uses, FAR/density, setbacks and phasing — the municipal code only sets the process and confirms that adopted specific plans govern after adoption. Verify with the jurisdiction whether an area is actually mapped as SP on the Official Zoning Map. § 17.04.040, § 17.54.080.

South Myrtle Avenue Corridor / Specific Plan Overlay option

Purpose: The South Myrtle Avenue Corridor rules are a corridor overlay that supplements the base zoning to ensure compatibility with Old Town/“Old Town Extension” objectives. Property in the corridor must follow the additional corridor regulations unless the applicant elects to develop under the underlying zone. § 17.16.040.
Typical permitted uses: Either the underlying zone controls, or a property may be developed under a Specific Plan Overlay Zone — in the latter case the specific plan determines permitted commercial/residential mixes. § 17.16.040(C)(1–2).
Key dimensional standards (example from Old Town Extension Specific Plan option): When developed under the Specific Plan Overlay, the code cites illustrative maximums used for the Old Town Extension: maximum residential density of 54 du/acre, non-residential FAR up to 2.0 (excluding parking structures), and a table of height/setback rules for Myrtle Avenue and side frontages (e.g., Myrtle Ave frontage: 3 stories / 0–5 ft setback; other streets vary 3–4 stories and 5–50 ft setbacks). § 17.16.040(C)(d–e).
Where it applies: To all parcels depicted in the South Myrtle Avenue Corridor planning figure in the General Plan Land Use Element; the figure is incorporated by reference into the code. § 17.16.040(B).

Practical guidance: For projects along Myrtle, expect either (a) a straightforward submittal under the existing underlying zone, or (b) a specific plan process that requires a zone change to SP, public meetings, and compliance with the Specific Plan document’s prescribed FAR/height/setback/ground-floor retail rules. § 17.54.070.

West Huntington Drive Corridor (RCC / RCM supplemental regulations)

Purpose: The West Huntington Drive Corridor rules supplement the Retail Corridor Commercial (RCC) and Retail Corridor Mixed Use (RCM) zones to shape corridor-scale retail/mixed-use development. § 17.16.050.
Typical permitted uses: Uses allowed by underlying RCC/RCM designations; corridor rules emphasize ground-floor retail along Huntington Drive and pedestrian orientation for new development. § 17.16.050(B)(1)(d), (B)(2)(b).
Key dimensional standards:
- FAR: surface-parking development FAR = 2.0; with structured or subterranean parking FAR = 3.0 (FAR incentive tied to removal of surface parking). § 17.16.050(B)(1)(a).
- Front setback: buildings shall be set back 10 ft from front property line; the Development Review Committee may approve reductions. § 17.16.050(B)(1)(c).
- Residential uses: RCM permits residential on upper floors, but not on parcels fronting Huntington Drive (ground-floor retail requirement). § 17.16.050(B)(2)(b).
Where it applies: To parcels zoned RCC and RCM within the West Huntington Drive corridor as defined in the code. § 17.16.050(A–B).

Practical guidance: If your site is in RCC/RCM along Huntington, expect FAR incentives tied to parking strategy, mandatory pedestrian-oriented ground-level retail on Huntington, and DRC review for setback departures. Consult the city’s parking standards and the DRC process early. See Monrovia Parking and Monrovia Design Review. § 17.16.050.

Key overlay districts & standards (decision table)

Overlay / Corridor	Purpose / Typical Uses	Most decision‑relevant standards	Code Reference
Specific Plan Overlay Zone (SP)	Customize land use and development rules for an area; supports mixed-use, residential, commercial as adopted in plan	Specific plans must specify uses, setbacks, heights, FAR/density; implementation requires SP zone change, hearings, CEQA	§ 17.54.060, § 17.54.070, § 17.54.080
South Myrtle Ave Corridor / Specific Plan Overlay option	Ensure compatibility with Old Town/“Old Town Extension”; allow mixed-use under specific plan	Option to use underlying zone or adopt SP; example limits: 54 du/ac, FAR 2.0, height/setback table for Myrtle/fronting streets	§ 17.16.040 (C–E)
West Huntington Drive Corridor (RCC/RCM supplemental rules)	Promote street-front retail and structured parking strategies	FAR 2.0 (surface), FAR 3.0 (structured/subterranean); 10 ft front setback (DRC can reduce); ground-floor retail required on Huntington frontage	§ 17.16.050 (B)
Adopted Specific Plans (examples)	Site-specific regulatory documents that operate as overlays	Standards and permitted uses are in each adopted plan; the code treats adopted specific plans as the development standards for those areas	§ 17.04.035 (lists plans)

Notes: Some zones/overlay areas (e.g., the Historic Commercial Downtown (HCD) zone) include their own special standards (storefront rules, parking exceptions) that function like overlays for those districts; see § 17.14.020(F).

Checklist — what an applicant must satisfy for an overlay-area project

Confirm the property’s mapped overlay and base zone on the Official Zoning Map with the City Clerk / Department of Community Development (§ 17.04.040).
If pursuing a Specific Plan: prepare a draft specific plan containing uses, setbacks, heights, FAR/density, circulation and utilities, phasing/financing, and General Plan consistency analysis per § 17.54.060.
Submit pre-application materials and fees and hold a pre-application conference; include required public meeting(s) as part of the specific plan process (§ 17.54.030, § 17.54.050).
Follow CEQA and public hearing procedures; obtain Planning Commission recommendation and City Council adoption for the specific plan and any SP zone change (§ 17.54.070, § 17.54.080).
For corridor overlays (South Myrtle, West Huntington), confirm whether you will proceed under the underlying zone or the Specific Plan Overlay option and design for required ground-floor retail / pedestrian orientation if applicable (§ 17.16.040, § 17.16.050).
Coordinate early on parking and vehicle access — overlays may modify or supersede standard parking requirements (see Monrovia Parking) and in HCD the code prescribes specific parking rules (§ 17.14.020(F)).
Expect Design Review / Development Review Committee (DRC) review for facade, setback reductions and compatibility issues; check Development Review rules (see Monrovia Design Review and § 17.28.030).

Risks & Ambiguities

Issue	Why it matters	What to verify
Overlay boundary on the Official Zoning Map	Standards apply only inside the mapped overlay; a parcel outside an overlay follows base zone rules	Confirm parcel mapping with the City Clerk/Department of Community Development and pull the Official Zoning Map § 17.04.040.
Specific plan vs. underlying zone conflicts	Specific plans can supersede or supplement base rules; unclear precedence can delay approvals	Read the adopted specific plan text and implementing ordinance; verify which standard controls for the parcel (§ 17.54.080).
Parking and FAR incentives tied to parking strategy	Corridor overlays (e.g., Huntington) link FAR incentives to structured/subterranean parking; misuse could cause a code violation	Confirm where the project sits relative to corridor rules and parking rules (see § 17.16.050 and Chapter 17.24 Parking).
Parcel‑specific discretionary review (DRC or Commission)	Setback deviations and design compatibility are discretionary and can change project scope	Early DRC pre‑application and neighbor outreach are required; check design review thresholds and noticing rules. § 17.28.030, § 17.52.110.
Missing adopted specific plan details in the municipal code	The code references many adopted plans but does not reproduce their content	Obtain the full adopted specific plan document for the project area (the code lists plans at § 17.04.035).

Plain-English Summary

Monrovia uses the Specific Plan Overlay (SP) and corridor overlay rules (South Myrtle, West Huntington) to apply area-specific rules (uses, heights, FAR, setbacks, parking) on top of base zoning; the controlling text for an address is the Official Zoning Map plus either the underlying zone rules or the adopted specific plan text — pull the specific plan document and check with the Community Development Department. Verify with the jurisdiction for parcel‑level applicability. § 17.04.040, § 17.54.060.

Source References

Monrovia Zoning Ordinance — General provisions and districts: § 17.04.030, § 17.04.035 (lists adopted specific plans).
Specific Plan content, procedures, implementation and amendments: § 17.54.030, § 17.54.050, § 17.54.060, § 17.54.070, § 17.54.080.
South Myrtle Avenue Corridor / Old Town Extension; Specific Plan Overlay option and standards: § 17.16.040 (C–E).
West Huntington Drive Corridor supplemental regulations (RCC/RCM): § 17.16.050 (B).
Official Zoning Map: § 17.04.040 (verify mapping with City Clerk).
Historic Commercial Downtown (HCD) special parking/use rules (example of district-level special standards): § 17.14.020(F).
Development Review Committee & design review authority: § 17.28.030 and neighborhood compatibility design review rules.

For procedure, design direction, and parking cross‑references consult Monrovia Zoning, Monrovia Development Standards, Monrovia Parking, Monrovia Design Review, and Monrovia Historic Preservation pages as needed. Links: Monrovia Zoning & Planning overview, Monrovia Zoning, Monrovia Land Use, Monrovia Development Standards, Monrovia Parking, Monrovia Design Review, Monrovia Historic Preservation, Monrovia ADUs, California Building Standards Code. (Internal links placed inline earlier in the page.)

Information Gaps

The municipal code references multiple adopted specific plan documents but the uploaded materials do not include the full text of those specific plans (e.g., 700 South Myrtle Avenue Specific Plan, Peck Road Specific Plan). The actual, parcel‑level overlay standards in those plans are Not found in retrieved materials. Verify with the jurisdiction for the specific plan text and map. § 17.04.035, § 17.54.060.
Exact, parcel‑level overlay boundaries (Official Zoning Map illustrations and figures referenced in corridor chapters) are Not found in retrieved materials; confirm map extents at the City Clerk or DCD. § 17.04.040, § 17.16.040(B).

Sources

Retrieved passages

Monrovia Zoning Code (CHAPTER 17.20) High relevance
Monrovia Zoning Code (§ 17.16.050) High relevance
Monrovia Zoning Code (CHAPTER 17.04) Medium relevance
Monrovia Zoning Code (section using) Medium relevance
Monrovia Zoning Code (section shall) Medium relevance
Monrovia Zoning Code (title to) Medium relevance
CBC § 66321 (§ 66321) Medium relevance
Monrovia Zoning Code (§ 66317) Medium relevance
Monrovia Zoning Code (§ 5) High relevance
Monrovia Zoning Code (section are) Medium relevance
Monrovia Zoning Code (§ 3) Medium relevance
Monrovia Zoning Code (§ 17.04.020) Medium relevance
Monrovia Zoning Code (Chapter 17.24) Medium relevance
Monrovia Zoning Code (§ 3) Medium relevance
Monrovia Zoning Code (§ 6) Medium relevance

Cited sections

Official Monrovia code library

Frequently asked questions

What is a Specific Plan Overlay in Monrovia?

A Specific Plan Overlay (mapped as SP) is an area-specific regulatory layer where an adopted specific plan prescribes allowable uses, densities/FAR, setbacks, heights, circulation and other conditions that govern development inside the plan’s boundaries; the Monrovia code describes required specific plan contents and adoption procedures in § 17.54.060 and implementation in § 17.54.080.

How do I know whether my property is inside an overlay in Monrovia?

Check the Official Zoning Map on file with the City Clerk and confirm with the Department of Community Development; the code requires the Official Zoning Map to be the legal source for mapped zones and overlays (§ 17.04.040) and lists specific plans adopted as overlays at § 17.04.035.

If my site is in the South Myrtle Corridor, can I choose to use the underlying zone?

Yes — for the South Myrtle Avenue Corridor the code explicitly offers an option to use the underlying zone or to proceed under the Specific Plan Overlay Zone; if using the SP option you must prepare a specific plan and zone change to SP per § 17.16.040(C) and § 17.54.070.

What density and FAR can I expect in the South Myrtle Specific Plan area?

The code example for the Old Town Extension Specific Plan indicates a maximum residential density of 54 dwelling units/acre and non-residential FAR up to 2.0 (excluding parking structures), but actual permitted density/FAR is set by each Specific Plan document; see § 17.16.040(C)(d) and obtain the adopted plan for exact limits.

Do corridor overlays change parking requirements?

Yes. Overlays and zone-specific chapters in the code can modify parking rules — for example the HCD chapter contains its own parking rules “notwithstanding” the general Parking Ordinance; corridor-specific plans or specific plans can likewise set different parking standards or incentives (e.g., Huntington corridor FAR incentives tied to structured parking). Check Chapter 17.24 and the overlay chapter text. § 17.14.020(F) and § 17.16.050(B)(1)(a).

Will a Specific Plan require public hearings and CEQA?

Yes. The specific plan adoption and amendments follow the state planning law process and require public hearings before the Planning Commission and City Council and CEQA review; the code sets those procedural steps in § 17.54.070 and related sections.

Do I still need Development Review or design approvals inside an overlay?

Most overlay projects remain subject to design review and the Development Review Committee for details like facades, setbacks and neighborhood compatibility; the DRC and design-review rules remain applicable unless the adopting specific plan or zone text says otherwise. See the DRC authority and neighborhood compatibility provisions (e.g., § 17.28.030 and neighborhood review rules).

Where are the actual Specific Plan documents for Monrovia’s overlays?

The municipal code lists adopted plans in § 17.04.035, but the text of each specific plan is contained in its adopted document (not reproduced in the zoning ordinance). Those adopted specific plan documents must be obtained from the City of Monrovia/Department of Community Development or City Clerk. § 17.04.035, § 17.54.060.

Can a Specific Plan change allowed uses from the underlying zone?

Yes. A specific plan may expressly list allowable uses and development standards that supplement or supersede the underlying base zone where adopted; the specific plan becomes the controlling development standard for the plan area. § 17.54.060, § 17.54.080.

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