Local zoning · Monrovia

Monrovia — Variances and Exceptions

Q: What is the difference between a variance and a minor exception in Monrovia?

A variance is Planning Commission relief when special circumstances of a property (size, shape, topography, location, surroundings) make strict application of Title 17 deprive the parcel of privileges enjoyed by similar parcels; a variance cannot authorize an otherwise prohibited use (§ 17.52.100) and is processed by the Commission under § 17.52.120. A minor exception is a limited list of numeric or narrowly defined deviations (setback percentages, small FAR increase, some parking/sign exceptions, pool/fence rules) decided by the Committee (§ 17.52.110) .

Q: Can I use a minor exception to get a smaller setback for an ADU in Monrovia?

No. The ADU chapter explicitly states that the minor exceptions in § 17.52.110 do not apply to ADU/JADU development ; any deviations from ADU standards must go to the Planning Commission as a variance (§ 17.44.005(D)(7); § 17.52.100) .

Q: Who decides minor exceptions and major variances?

The Development Review Committee has authority to grant minor exceptions (§ 17.52.030; § 17.52.110). The Planning Commission hears and decides major variances and makes the formal findings; decisions have a 10‑day appeal window to the City Council (§ 17.52.020; § 17.52.120) .

Q: How much setback reduction can the Committee grant as a minor exception?

The Committee may grant modest reductions: front setbacks up to 15% , side setbacks up to 2 ft (or 3 ft for additions in alignment), rear setbacks up to 20% , and between‑building reductions up to 20% (30% for single‑family developed lots) — all are enumerated in § 17.52.110 .

Q: If my project needs more than those minor percentages, what happens?

If the requested relief exceeds the numeric caps in § 17.52.110 , you must apply for a major variance to the Planning Commission under § 17.52.120/100 ; the Commission holds a public hearing, issues written findings within the prescribed time frame (normally within 40 days of first hearing unless continued), and the decision can be appealed to the Council (§ 17.52.120) .

Q: Where do I look for noticed‑hearing mailing rules and noticing radii?

Title 17’s public hearing notice rules are in § 17.52.320 ; the minor‑exception section also prescribes notice timing for Committee hearings (§ 17.52.110(C) and § 17.52.320) — confirm radius and notice lists with Planning staff before mailings (§ 17.52.110; § 17.52.320) .

Variances and Exceptions under the Monrovia local zoning and planning code, with the controlling citations.

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Last reviewed: July 2, 2026

Overview

Monrovia’s zoning ordinance (Title 17) separates discretionary relief into (1) major variances decided by the Planning Commission and (2) minor exceptions handled by the Development Review Committee. Variances relieve strict application of the zoning text when unique parcel circumstances would otherwise deprive the property of privileges enjoyed by similarly zoned parcels (§ 17.52.100 ). Minor exceptions are a narrowly‑defined, quantified list of allowable deviations from development standards (§ 17.52.110 ).

This page explains how Monrovia treats variances and exceptions, summarizes the decision standards and review bodies, and gives a district-by-district primer showing where those mechanisms typically apply. For how relief interacts with accessory dwelling units, design review, or parking rules, see the linked topic pages sprinkled through the text below.

How Monrovia’s relief types work (short)

Variances (major): Relief from a zoning standard only when special circumstances of the property produce a unique hardship; cannot authorize a use not allowed in the zone. Process and timeline governed by the Planning Commission (§ 17.52.100; § 17.52.120 ).
Minor exceptions: Limited, enumerated numeric deviations (setback percentages, up to +10% FAR, limited parking adjustments, sign deviations, pool encroachments, fence rules, etc.) decided by the Development Review Committee at noticed hearings (§ 17.52.110 ).
Use‑specific exceptions: Certain chapters (for example wireless facilities) include their own exception/finding rubric; those are applied in addition to Title 17 rules (§ 17.46.200 ).
Administrative roles: the City Council adopts the code; the Planning Commission grants major variances; the Development Review Committee grants minor exceptions (§ 17.52.010–030 ).

Link references used below: Monrovia’s zoning overview is at Monrovia Zoning. The ordinance’s dimensional and floor‑area rules are cross‑referenced in Monrovia Development Standards. Where parking or design impacts appear, see Monrovia Parking and Monrovia Design Review. Exceptions that involve overlays link to Monrovia Overlay Districts. ADU-specific exceptions and prohibitions are discussed on Monrovia ADUs. Finally, construction and life‑safety requirements are controlled separately by the California Building Standards Code.

Key Code Sections (quick reference)

General variance standard: § 17.52.100 explains when a variance may be granted (special circumstances, no authorization of otherwise prohibited uses) .
Minor exceptions (what Committee may grant): § 17.52.110 lists concrete, limited deviations (setbacks, up to +10% FAR, parking reductions in narrow cases, signs, pools, fences) and hearing/notice rules .
Major variances (process): § 17.52.120 establishes Commission jurisdiction, application filing, hearing and appeal timelines, and fee authority .
Wireless facility exceptions: § 17.46.200 contains special exception findings for wireless facilities (technological infeasibility, deprivation of privileges, legal preemption) .
Notice and public hearing rules: § 17.52.320 sets noticing radii and timing for hearings that require notice .
ADU interaction: minor exceptions do not apply to ADU development; ADU deviations require a variance from the Commission (§ 17.44.005(D)(7); § 17.52.100) .

District‑by‑district (where variances/exceptions matter)

Below are the primary Monrovia zoning districts where applicants commonly seek exceptions/variances. Each subsection names the district (bold), its purpose, typical permitted uses (high level), the most relevant dimensional standards or thresholds that applicants seek relief from, and where that district applies or has special subrules (cite code where available).

Note: this is a targeted summary — for complete permitted‑use lists or exact numeric tables consult the relevant Title 17 chapter cited for each district (Verify with the jurisdiction).

RF — Residential Foothill Zone

Purpose: protect foothill open character and low density development; preserve ridgelines and environmental resources. See § 17.12.010 for standards .
Typical permitted uses: single‑family dwellings, limited accessory uses; utility distribution in a special overlay (ANF) may appear nearby.
Key standards often at issue: minimum lot area 15,000 sq ft, minimum lot width 100 ft, floor area formula (caps expressed as % of lot area), special restrictions on accessory building FAR (§ 17.12.010) .
Where it applies: hillside / foothill neighborhoods in the northern/eastern city limits (see map in Title 17).

(If an applicant needs relief from the RF lot‑area‑based FAR or unusual pad geometry, a variance is required rather than a minor exception because the numeric deviations are typically beyond the narrow caps in § 17.52.110; see § 17.52.100 and § 17.52.110 .)

RE — Residential Estate Zone

Purpose & uses: very low density single‑family estate lots; similar to RF but fewer allowances for accessory intensification. Refer to the single‑family residential standards in Chapter 17.12 (§ 17.12.040 et seq.) for fence and accessory rules .
Common relief request: setback relaxations for irregular lots, accessory structure siting, or tree preservation impacts; minor exceptions permit small % reductions only (§ 17.52.110) .

RL — Residential Low Zone

Purpose: traditional single‑family neighborhoods. Setbacks, fence heights, and garage placement standards are enforced; neighborhood compatibility review may apply (§ 17.12.040; neighborhood compatibility provisions § 17.12.xx in Title 17) .
Typical relief: small setback reductions (if within the 15% front / 2 ft side / 20% rear minor exception caps) handled by the Committee, or larger deviations via variance (§ 17.52.110; § 17.52.100) .

RM — Residential Medium Zone (multi‑family)

Purpose: medium‑density multifamily. Development standards include second‑story setbacks, separation between buildings, and recreation‑space minimums (§ 17.12.* tables; separation/recreation rules) .
Typical permitted uses: duplexes, small apartments, multi‑family.
Key standards at issue: second‑story setback 8 ft (RH)/8–12 ft (RM) depending on context; separation rules (first story 6–10 ft, second story higher) and minimum recreation area percentages (RM = 40% of gross floor area for recreation) — relief often requires variance or Commission approval for more than minor exception limits (§ 17.12.*; § 17.52.120) .

RH — Residential High Zone

Purpose: higher density residential; similar elements to RM with different height/story rules and separation standards; see the RM/RH provisions for second‑story set back and separation requirements (§ 17.12.*) .
Relief commonly sought: deviations to building separation / second‑story setbacks and rear yard treatment; limited minor exceptions allow only modest percent reductions (§ 17.52.110) .

HCD — Historic Commercial Downtown Zone

Purpose: preserve downtown historic scale and ground‑floor commercial function (§ 17.14.010) .
Typical permitted uses: ground‑floor retail, service businesses, and upper‑floor residential where allowed by the specific plan.
Why variances matter: historic buildings commonly trigger requests to relax modern setback, loading, or parking standards; many design‑sensitive exceptions are evaluated through the historic review process and neighborhood compatibility rules (§ 17.40.; § 17.12.) .

RCC / RCM — Retail Corridor Commercial & Retail Corridor Mixed Use

Purpose: manage commercial corridors such as West Huntington Drive; balance retail orientation, pedestrian frontage, and parking. See West Huntington Drive provisions (§ 17.16.040 / § 17.12.050) for building height, FAR, and frontage expectations .
Typical relief requests: reduced front setbacks, modified parking layouts, or FAR increases beyond surface‑parking maxima; some minor parcel deviations permitted by specific corridor provisions but larger relief comes as a variance (§ 17.16.040) .

O/RD/LM, M, BE — Office/Research/Light Manufacturing; Manufacturing; Business Enterprise

Purpose: employment, light industrial and R&D uses; permitted uses are limited and listed in the use chapters (§ 17.44.* and definitions) .
Relief issues: setbacks for service yards, loading, and signage; minor exceptions allow 10% service station dimensional relaxations or limited sign deviations (§ 17.52.110) .

ANF — Angeles National Forest Zone

Purpose & unique standards: applied to parcels inside the corporate boundary that are also inside the Angeles National Forest; strict lot size 80 acres minimum, unit density 1 per 80 acres, maximum structure sizes are highly constrained (see § 17.18.010) .
Variances here are rare; hillside and environmental findings (hillside development permit) and larger public‑notice obligations apply (§ 17.52.095; § 17.52.320) .

One decision‑relevant STANDARDS table

Topic	What relief is available in Monrovia	Code reference
General variance standard	Variance only if special circumstances (size, shape, topography, location, surroundings) cause deprivation of privileges enjoyed by similar parcels; variance cannot authorize a prohibited use	§ 17.52.100
Minor Exceptions (Committee)	Discrete deviations allowed: up to +10% FAR; front setbacks up to 15% reduction; side setback up to 2 ft (or 3 ft for aligned additions); rear setback 20% reduction; between buildings 20% (30% for S‑F developed lots); parking deviations limited (no elimination for existing residences); sign deviations; fences, pools	§ 17.52.110
Major variances (Commission)	Applications filed to Commission; public hearing and decision within 40 days of first hearing unless continued; appeal window after decision is 10 days; fees set by Council resolution	§ 17.52.120
Wireless facility exceptions	Exceptions allowed where compliance is technologically infeasible, deprives operator of privileges, or denial would violate state/federal law; may require peer review at applicant’s cost; some locations prohibited	§ 17.46.200
ADUs and exceptions	Minor exceptions do not apply to ADUs; any deviation from ADU development standards requires a variance to the Planning Commission	§ 17.44.005(D)(7) and § 17.52.100

Practical guidance / interpretation (plain‑English synthesis)

Start with the smallest tool that will solve your problem: if what you need is one of the narrow numeric deviations listed in § 17.52.110, prepare a minor exception application to the Development Review Committee (staff will ask for plans and notice is mailed to properties within 100 ft — see the procedure language in § 17.52.110 and the general noticing rules in § 17.52.320) .
If your request is to exceed the numeric caps in § 17.52.110 or to alter use/permit an otherwise prohibited use, you need a major variance and Commission review under § 17.52.120/100; expect a formal hearing, the 40‑day decision target, and a 10‑day appeal period after the decision .
For ADUs, do not assume the Committee’s minor exceptions apply — the code explicitly removes ADUs from § 17.52.110 relief and requires a variance for deviations (§ 17.44.005(D)(7) ).
If your project is in a special area (West Huntington, South Myrtle, HCD, ANF), read the overlay/specific plan rules first — those sections can change which standards are eligible for exception or require zone‑specific findings (§ 17.16.040; § 17.14.010; § 17.18.010) .
For technical exceptions tied to state or federal law (for example wireless infrastructure), the exception findings and evidentiary burden are in specialized chapters, and the city may hire a peer reviewer at your cost (§ 17.46.200) .

Checklist — what an applicant must show / submit

Complete application form and fee (fee amount: set by Council resolution — the ordinance references a uniform fee; confirm current fee with Planning) (§ 17.52.120(C) . Verify with the jurisdiction.)
Plans and exhibits sufficient for the Director to deem the application complete (site plan, elevations, FAR calculations, setbacks, grading if applicable) (§ 17.52.120(B) ).
Written narrative demonstrating the code findings required by the applicable section: for variances the “special circumstances” test of § 17.52.100; for wireless exceptions the specific findings in § 17.46.200; for minor exceptions reference allowed deviation caps in § 17.52.110 .
For public‑notice items: prepare a current owner list (assessment roll or county records) for the required radius (10–300 ft depending on the permit) and funds for postage; see § 17.52.320 and § 17.52.110(C) .
If the property is a historic resource or in a historic district, include historic‑resource analysis and design consistency statements (§ 17.40.*) .
For ADUs: show compliance with the ADU chapter and understand deviations require a Planning Commission variance (§ 17.44.005(D)(7); § 17.52.100) .

Risks & Ambiguities

Issue	Why it matters	What to verify
Whether a requested numeric change fits within minor exception caps	Minor exceptions are limited (e.g., 15% front setback, 2 ft side); asking for more requires a variance with a higher evidentiary bar (§ 17.52.110)	Verify the precise percent/ft you need and confirm with staff whether the Committee or Commission has jurisdiction (§ 17.52.110; § 17.52.120)
ADU deviations	Title 17 forbids using the minor‑exceptions route for ADUs — many applicants assume Committee relief is available when the code requires a Commission variance (§ 17.44.005(D)(7))	Confirm ADU deviations require Planning Commission variance and whether any objective ADU standards can be met without a variance (§ 17.44.005(D)(7))
Fees and processing timelines	Fees are set by Council resolution (not printed as fixed amounts in Title 17). Timelines (e.g., 40‑day decision target) can be extended by continuances (§ 17.52.120)	Ask Planning for the current fee schedule and an estimated processing calendar (§ 17.52.120(C))
Overlay / Specific Plan conflicts	Corridor, HCD, and ANF rules can impose different allowable deviations or require a specific plan, which can change whether a variance is the right tool (§ 17.16.040; § 17.14.010; § 17.18.010)	Confirm which zone and overlay cover the parcel (verify with Planning maps) and whether the parcel is subject to a Specific Plan or historic review
Exceptions tied to federal/state law (wireless)	The applicant bears the burden to prove infeasibility or legal preemption; city may hire a peer reviewer at applicant expense (§ 17.46.200)	If your exception rests on technological or legal grounds, prepare expert evidence and budget for independent review (§ 17.46.200)

Plain‑English Summary

If your property’s shape, slope, or existing house makes a rule in Monrovia’s zoning code unfair to apply, you may ask for relief — small numeric tweaks go to the Development Review Committee as a minor exception (§ 17.52.110), while larger or non‑numeric changes require a variance reviewed by the Planning Commission under the "special circumstances" test (§ 17.52.100; § 17.52.120) . ADUs are excluded from the minor‑exception path and need a Commission variance for deviations (§ 17.44.005(D)(7) . Always verify overlay/specific plan rules and current fees with Planning.

Information Gaps

The uploaded Title 17 excerpts do not include the full, consolidated table of permitted uses for every zone (e.g., complete use lists for NC, BE, M) — Verify permitted‑use lists with the full Title 17 zoning tables or Planning staff. Not found in retrieved materials.
Current fee schedule amounts (fees are referenced as “set by Council resolution” but numeric fees are not in the provided text) — Verify with the Planning Division. Not found in retrieved materials.
Parcel‑specific maps and exact overlay boundaries (needed to determine whether a parcel is inside an HCD, specific plan, or corridor) — Verify with the City’s zoning map or planning counter. Not found in retrieved materials.

Source References

Monrovia Municipal Code, Title 17 — Variances — Generally, § 17.52.100
Monrovia Municipal Code, Title 17 — Minor Exceptions, § 17.52.110
Monrovia Municipal Code, Title 17 — Major Variances (process & hearing), § 17.52.120
Monrovia Municipal Code, Title 17 — Exceptions for wireless facilities, § 17.46.200
Monrovia Municipal Code, Title 17 — ADU chapter & ADU exception prohibition, § 17.44.005 (D)(7)
Monrovia Municipal Code, Title 17 — Residential Foothill (RF) standards, § 17.12.010
Monrovia Municipal Code, Title 17 — Historic Commercial Downtown (HCD) purpose, § 17.14.010
Monrovia Municipal Code, Title 17 — West Huntington / Corridor rules (RCC/RCM), § 17.16.040 and related provisions
Monrovia Municipal Code, Title 17 — Noticing rules, § 17.52.320

Sources

Retrieved passages

Monrovia Zoning Code (§ 17.52.100) High relevance
Monrovia Zoning Code (§ 6) High relevance
Monrovia Zoning Code (§ 17.52.095) High relevance
Monrovia Zoning Code (§ 17.52.110) High relevance
Monrovia Zoning Code (§ 17.52.110) High relevance
Monrovia Zoning Code (§ 17.40.100) High relevance
Monrovia Zoning Code (§ 6) High relevance
Monrovia Zoning Code (chapter or) High relevance
Monrovia Zoning Code (§ 17.44.005) Medium relevance
Monrovia Zoning Code (CHAPTER 17.52) Medium relevance
Monrovia Zoning Code Medium relevance
Monrovia Zoning Code (section are) Medium relevance
Monrovia Zoning Code Medium relevance
Monrovia Zoning Code (§17.52.200) Medium relevance

Cited sections

Official Monrovia code library

Frequently asked questions

What is the difference between a variance and a minor exception in Monrovia?

A variance is Planning Commission relief when special circumstances of a property (size, shape, topography, location, surroundings) make strict application of Title 17 deprive the parcel of privileges enjoyed by similar parcels; a variance cannot authorize an otherwise prohibited use (§ 17.52.100) and is processed by the Commission under § 17.52.120. A minor exception is a limited list of numeric or narrowly defined deviations (setback percentages, small FAR increase, some parking/sign exceptions, pool/fence rules) decided by the Committee (§ 17.52.110) .

Can I use a minor exception to get a smaller setback for an ADU in Monrovia?

No. The ADU chapter explicitly states that the minor exceptions in § 17.52.110 do not apply to ADU/JADU development; any deviations from ADU standards must go to the Planning Commission as a variance (§ 17.44.005(D)(7); § 17.52.100) .

Who decides minor exceptions and major variances?

The Development Review Committee has authority to grant minor exceptions (§ 17.52.030; § 17.52.110). The Planning Commission hears and decides major variances and makes the formal findings; decisions have a 10‑day appeal window to the City Council (§ 17.52.020; § 17.52.120) .

What findings do I need to justify a variance in Monrovia?

For a variance the code requires that because of special circumstances of the property (size, shape, topography, location, surroundings), strict application of the title deprives the property of privileges enjoyed by other similarly zoned properties; also a variance cannot permit a use not allowed in the zone (§ 17.52.100) .

How much setback reduction can the Committee grant as a minor exception?

The Committee may grant modest reductions: front setbacks up to 15%, side setbacks up to 2 ft (or 3 ft for additions in alignment), rear setbacks up to 20%, and between‑building reductions up to 20% (30% for single‑family developed lots) — all are enumerated in § 17.52.110 .

If my project needs more than those minor percentages, what happens?

If the requested relief exceeds the numeric caps in § 17.52.110, you must apply for a major variance to the Planning Commission under § 17.52.120/100; the Commission holds a public hearing, issues written findings within the prescribed time frame (normally within 40 days of first hearing unless continued), and the decision can be appealed to the Council (§ 17.52.120) .

Do wireless facilities have a different exception standard?

Yes. The wireless chapter contains its own exception provision allowing exceptions where compliance is technologically infeasible, would unreasonably interfere with signal quality, or denial would violate state/federal law; applicants must demonstrate no feasible alternative and may be subject to peer review at applicant cost (§ 17.46.200) .

Where do I look for noticed‑hearing mailing rules and noticing radii?

Title 17’s public hearing notice rules are in § 17.52.320; the minor‑exception section also prescribes notice timing for Committee hearings (§ 17.52.110(C) and § 17.52.320) — confirm radius and notice lists with Planning staff before mailings (§ 17.52.110; § 17.52.320) .

Can a variance change the allowed uses for my parcel?

No. A variance may relax dimensional or development standards but may not permit a use that is not otherwise expressly authorized by the zone; to change uses you must pursue a zone change or conditional use permit where authorized (§ 17.52.100) .

How long does a variance approval last?

If the variance approval is not part of a parcel or tract map, the development to which it applies must begin within one year of approval or it expires; extensions may be granted but total extensions cannot exceed three years in total (§ 17.52.120(F)) .

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