Local zoning · Monrovia

Monrovia — Zoning

Zoning 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 Monrovia’s local zoning law (the Comprehensive Zoning Law, Title 17) says about zoning districts, the Official Zoning Map, overlay/specific-plan areas, and a handful of district‑level standards applicants most often need to know. It is a plain‑English synthesis rooted in the Monrovia Municipal Code; cite numbers below point to the controlling ordinance sections. Verify with the jurisdiction for parcel‑specific interpretations.

Key legal foundation

  • The city’s zoning law is titled the Comprehensive Zoning Law of the City of Monrovia (§ 17.04.010) .
  • The law states its broad purposes and the functions of zoning in Monrovia (§ 17.04.020) .
  • The list of zone names used by the City is set out in § 17.04.030 (Official district list) .
  • The boundaries for those zones are shown on the Official Zoning Map and are made part of the code (§ 17.04.040) .
  • The City uses Specific Plans as the development standards where shown on the Official Zoning Map (§ 17.04.035) .

Note: where the municipal code gives detailed standards for a zone those standards (not this summary) control. For many zone names the code establishes the name and purpose but delegates detailed numeric standards elsewhere or to specific-plan text. The “Where it applies” line below reports what the retrieved ordinance explicitly states; parcel‑level boundary questions: Verify with the jurisdiction.

How to read this page

  • Bold items are the actual zone names and key numeric standards pulled from the Monrovia code.
  • Internal links are provided to related procedural and topic pages used by Monrovia applicants: see inline links for development standards, parking, design review, overlay districts, ADUs, and California Building Standards Code.

Links used: Monrovia Development Standards, Monrovia Parking, Monrovia Design Review, Monrovia Overlay Districts, Monrovia ADUs, California Building Standards Code, Monrovia Historic Preservation.

District‑by‑district breakdown

The municipal code lists many districts in § 17.04.030; below each named district (as listed in that section) is a short plain‑English summary tied to whatever provisions were present in the retrieved ordinance. If the code text with numeric standards or permitted‑use lists was not present in the retrieved materials for a district, that is explicitly noted.

Note: every district name below appears in § 17.04.030 .

RF (Residential Foothill)

  • Purpose: foothill low‑density residential (listed in § 17.04.030) .
  • Typical permitted uses: Not found in retrieved materials (verify list in full code).
  • Key dimensional standards: Not found in retrieved materials. Minor exceptions for setbacks may apply per § 17.52.110 (see below) .
  • Where it applies: established on the Official Zoning Map (§ 17.04.040) . Verify parcel zoning on the Official Zoning Map.

RE (Residential Estate)

  • Purpose: large‑lot residential (name in § 17.04.030) .
  • Typical permitted uses, numeric standards: Not found in retrieved materials. Verify with the full code.

RL (Residential Low Density)

  • Purpose: lower density residential (listed § 17.04.030) .
  • Standards / uses: Not found in retrieved materials.

RM2500 / RM3000 / RM3500 / RM4000 / RM/RH / RH (Residential Medium/High density variants)

  • Purpose: medium to high density residential categories (listed § 17.04.030) .
  • Typical permitted uses: multifamily housing in various densities—detailed permitted uses and numeric lot/height standards are not included in the retrieved excerpts. See the full code for per‑zone tables.
  • Affordable‑housing special rules: Where affordable housing provisions do apply, the code imposes conditional‑use and covenant requirements (see § 17.44.020 for affordable housing program details) .

NC (Neighborhood Commercial)

  • Purpose: small‑scale neighborhood retail (listed § 17.04.030) .
  • Standards and permitted uses: Not found in retrieved materials.

HCD (Historic Commercial Downtown)

  • Purpose: downtown historic commercial overlay name (listed § 17.04.030) .
  • Historic review interaction: demolition and design controls for older residential buildings are in the code (see demolition review Chapter 17.10) and historic preservation rules exist (see Monrovia Historic Preservation link). Specific HCD numeric standards not found in the retrieved excerpts .

CRS / RCC / RCM (Commercial — Regional / Retail Corridor Commercial / Retail Corridor Mixed Use)

  • Purpose: commercial/retail centers and retail corridors; RCM and RCC have corridor‑specific standards in the code for West Huntington and similar corridors. See § 17.16.050 for West Huntington Drive Corridor special rules (retail orientation, parking location, FAR, and front setbacks) .
  • Key standards shown in the code for the corridor: FAR of 2.0 for surface‑parked development and FAR up to 3.0 where parking is subterranean/structured; residential density limit 54 dwelling units per acre (RCM) and a 10‑ft typical front setback guideline for RCC (subject to Development Review Committee approval to reduce) — these specifics appear in the corridor sections in the ordinance (§ 17.16.050) .
  • Where it applies: West Huntington Drive Corridor and other parcels shown on the Official Zoning Map and related corridor plan references (see § 17.16.050) .

O / RD / LM (Office / Research & Development / Light Manufacturing), BE (Business Enterprise), M (Manufacturing)

  • Purpose: employment, office, and manufacturing uses (names appear in § 17.04.030) .
  • Standards / permitted uses: Not found in retrieved materials.

PD (Planned Development)

  • Purpose: flexible planned development designation; details set by approved plan documents (listed § 17.04.030) .
  • Where it applies: shown on the Official Zoning Map; specific PD text and conditions govern each PD. See Specific Plan / PD adoption rules (§ 17.04.035) .

SP (Specific Plan)

  • Purpose: areas where a Specific Plan establishes the development standards (listed § 17.04.030) .
  • The code lists many adopted specific plans (Peck Road, Gold Hills, Cloverleaf Canyon, etc.) and says the specific‑plan provisions are the controlling development standards in those areas (§ 17.04.035) .
  • Where it applies: specific parcels shown on the Official Zoning Map; see § 17.04.035 for the official list of named specific plans .

P / QP (Public / Quasi‑Public), Open Space, HWP (Hillside Wilderness Preserve), HR (Hillside Recreation), ANF (Angeles National Forest)

  • Purpose: public, open space, and hillsides (names listed § 17.04.030) .
  • ANF (Angeles National Forest) — the code contains explicit numeric and use standards in § 17.18.010: permitted use: utility distribution facilities; conditional uses include vacation cabins and utility operations facilities; Hillside Development Permit required for any development; minimum lot area: 80 acres; density 1 dwelling unit per 80 acres; maximum structure size: 800 sq ft and maximum ridge height: 12 ft (utility facilities excepted) — all in § 17.18.010 .
  • Other open‑space/hillside designations: detailed standards for HWP/HR and Open Space were not present in the retrieved snippets — verify in the full code.

Quick decision table (most decision‑relevant standards / uses)

Topic Key rule (plain English) Code Reference
Official list of zone names Zone names such as RF, RE, RL, RM3000, RM3500, RM4000, NC, HCD, RCC, RCM, O/RD/LM, BE, M, PD, SP, P/QP, ANF are established by the code § 17.04.030
Official Zoning Map The map is part of the code and shows zone boundaries § 17.04.040
Specific Plans control Where a parcel is inside an adopted Specific Plan, that plan’s provisions are the controlling development standards § 17.04.035
West Huntington retail corridor (RCC / RCM) FAR 2.0 (surface parking), up to FAR 3.0 with subterranean/structured parking; 54 du/acre max (RCM); front setback guideline 10 ft (modifiable) § 17.16.050
Angeles National Forest zone (ANF) Min lot 80 acres, 1 du per 80 acres, max structure 800 sq ft, ridge height 12 ft; Hillside Development Permit required § 17.18.010
ADU basics ADU/JADU rules, building‑permit process options, setbacks, owner‑occupancy covenant for JADU and limits on sale/short‑term rental are set locally; see the ADU section § 17.44.005
Minor exceptions / setback deviations Committee can grant limited deviations (e.g., up to 15% front setback reduction, 20% rear, up to 10% FAR increase) under § 17.52.110

Practical guidance & interpretation notes

  • Always start by confirming the parcel’s zone on the Official Zoning Map; the map is legally part of the code (§ 17.04.040) .
  • If the parcel lies inside a named Specific Plan shown on the map, the Specific Plan controls (not the generic zone chapter) (§ 17.04.035) . That means setbacks, heights, and uses in the Specific Plan take precedence.
  • For retail corridor projects on West Huntington, expect the code to push ground‑floor retail and pedestrian orientation, and to reward removing surface parking with higher allowable FAR; see § 17.16.050 for these policy priorities and numeric ceilings . Link your site plan to the City’s expectations for pedestrian frontage and parking location and consult the Development Review Committee for front‑setback deviations. (See Monrovia Development Standards and Monrovia Parking.)
  • ADU projects have a defined local section; standard ministerial pathways exist but the code also notes where deviations require a variance rather than the minor‑exceptions process — see § 17.44.005 and the prohibition on applying § 17.52.110 to ADUs (the ADU text disallows minor exceptions) . See the ADU page for procedural tips.
  • Minor exceptions exist for small departures from development standards (for example, up to 15% front setback reduction or 10% FAR increases in limited situations), but some items (like ADUs) are explicitly excluded from that stream and must use the variance route (§ 17.52.110) .
  • Hillside properties and ANF parcels have special review and much stricter lot and structure controls (see § 17.18.010 and Hillside Development Permit rules at § 17.52.095) .

Checklist

  • Confirm parcel zoning on the Official Zoning Map (code: § 17.04.040) .
  • Confirm whether parcel is inside a Specific Plan listed in § 17.04.035; if so, obtain the Specific Plan text and follow those standards .
  • For corridor sites (West Huntington), plan for ground‑floor retail and review § 17.16.050 for FAR and setback expectations .
  • For ANF or Hillside locations, confirm minimum lot area, density and size/height limits in § 17.18.010 and apply for a Hillside Development Permit as required .
  • Check ADU rules and the “building permit only” pathways in § 17.44.005; record the required covenant if applicable .
  • If any numeric deviation is needed, evaluate whether a minor exception under § 17.52.110 is allowed or whether a variance (Planning Commission) is required (§ 17.52.120) .
  • Plan for required landscape, tree, and parking standards early (see the code’s landscaping chapters and the City’s parking rules — consult Monrovia Landscaping and Monrovia Parking).

Risks & Ambiguities

Issue Why it matters What to verify
Zoning map vs. Specific Plan A Specific Plan shown on the Official Zoning Map can replace the underlying zone’s numeric standards (§ 17.04.035) Confirm whether the parcel is inside a Specific Plan and obtain that text
Parcel boundary uncertainty The code instructs how to resolve uncertain zone boundaries (map scale, street/lot lines) (§ 17.04.050) Ask Planning staff or request an official determination; do not rely on third‑party maps
ADU deviation requests ADUs are specifically governed by their code section and the minor‑exceptions process may not apply (see § 17.44.005) Verify whether your ADU must use the variance process; confirm parking exemptions on the ADU page
Corridor standards vs. block context Corridor chapters give policy direction (e.g., ground‑floor retail, FAR incentives) but also allow committee discretion (§ 17.16.050) Early pre‑application meeting with Planning/DRC is recommended
Hillside and ANF constraints ANF has hard numeric limits (e.g., 80 acres, 800 sq ft, 12 ft ridge) that can make development infeasible (§ 17.18.010) Verify federal/state overlay boundaries and any fire‑code / CEQA constraints
Nonconforming uses & expansions Code contains nonconforming‑use rules; expansion options are limited and sometimes require CUPs (see applicable zone chapters) Review nonconforming rules and consult Monrovia Nonconforming Uses page; parcel‑specific legal status must be checked

Plain‑English summary

Monrovia’s zoning law (Title 17) lists many named zones and makes the Official Zoning Map part of the ordinance; where a Specific Plan covers a parcel, that plan’s rules control. Corridor zones (like West Huntington) push ground‑floor retail and give FAR incentives for structured parking, while the ANF designation imposes very strict lot, size, and height limits. Always confirm the parcel’s zone on the Official Zoning Map and whether a Specific Plan applies, then use the specific code sections cited above to check setbacks, FAR, and permit routes. See the City’s pages on development standards, parking, design review, overlays, and ADUs for procedural details.

Source References

  • § 17.04.010 (Title / Comprehensive Zoning Law)
  • § 17.04.020 (Purpose)
  • § 17.04.030 (Districts established — zone names list)
  • § 17.04.035 (Relationship to Specific Plans; list of Specific Plans)
  • § 17.04.040 (Official Zoning Map)
  • § 17.04.050 (Uncertainty as to boundaries)
  • § 17.16.050 (West Huntington Drive Corridor: RCC / RCM standards)
  • § 17.18.010 (Angeles National Forest zone—ANF standards)
  • § 17.44.005 (ADU/JADU development rules and building‑permit process)
  • § 17.44.020 (Affordable housing program details)
  • § 17.44.070 (Game courts — example permitted use rules)
  • § 17.52.095 (Hillside Development Permit procedures)
  • § 17.52.110 (Minor exceptions — deviations allowed by Committee)
  • § 17.52.120 (Major variances)
  • Implementation/amendment note on Specific Plans: § 17.54.080

Internal city topic pages referenced: Monrovia Development Standards (/us/california/monrovia/development-standards), Monrovia Parking (/us/california/monrovia/parking), Monrovia Design Review (/us/california/monrovia/design-review), Monrovia Overlay Districts (/us/california/monrovia/overlay-districts), Monrovia ADUs (/us/california/monrovia/adu), California Building Standards Code (/us/california/building-codes), Monrovia Historic Preservation (/us/california/monrovia/historic-preservation), Monrovia Nonconforming Uses (/us/california/monrovia/nonconforming-uses).

Sources

Retrieved passages

  • Monrovia Zoning Code (§ 17.04.030) High relevance
  • Monrovia Zoning Code (§ 17.52.110) High relevance
  • Monrovia Zoning Code (section shall) High relevance
  • Monrovia Zoning Code (§ 1) High relevance
  • Monrovia Zoning Code (§ 3) High relevance
  • Monrovia Zoning Code (§ 17.16.050) High relevance
  • Monrovia Zoning Code (CHAPTER 17.04) 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 Municipal Code lists residential zone names in § 17.04.030, but the retrieved materials do not include the full permitted‑use table or numeric standards for R‑1/single‑family listings; consult the Official Zoning Map to confirm zone and then the full code chapter for that zone’s permitted uses and setbacks. Verify with the jurisdiction; see § 17.04.030 for the zone list .

What are Monrovia setback requirements?

The code allows specific setback numbers per zone, but in the excerpts numeric setbacks are given only in corridor and exception sections. The Committee may grant limited setback reductions under § 17.52.110 (e.g., up to 15% front reduction) . For the parcel’s precise front/side/rear setback, check the zone chapter or Specific Plan that applies.

Do I need a Hillside Development Permit for building in the foothills/ANF?

Yes — in the ANF zone any proposed development (including grading) requires a Hillside Development Permit per § 17.18.010; Hillside Development Permit procedures are in § 17.52.095 .

What rules apply if my parcel is inside a Specific Plan area?

If the parcel is inside a Specific Plan shown on the Official Zoning Map, the specific‑plan provisions are the controlling development standards (not the generic zone chapter) — see § 17.04.035 and § 17.04.040 .

What FAR and uses can I expect on West Huntington Drive?

The West Huntington corridor rules (in § 17.16.050) encourage street‑facing retail, pedestrian design, and parking away from street frontage; they set a FAR of 2.0 for surface parking and allow up to FAR 3.0 with subterranean/structured parking, and RCM allows up to 54 dwelling units per acre where residential is permitted (subject to the corridor rules) .

Are ADUs treated differently in the code?

Yes. Monrovia has a dedicated ADU/JADU section that describes the ministerial “building permit only” paths, minimum setbacks for detached ADUs (e.g., 4 ft side/rear in some conditions), owner‑occupancy and covenant rules for JADUs, and an explicit statement that ADU development deviations cannot use the minor‑exceptions stream — see § 17.44.005 .

Can the city reduce required parking for my project?

The code allows limited deviations to parking requirements as part of the minor‑exceptions process, but reductions have exceptions (e.g., reductions for existing housing are allowed but not elimination) — see § 17.52.110 for the limits on parking deviations . For corridor projects, code language specifically encourages relocation of parking away from street facing frontages (see § 17.16.050) .

What happens if the zoning map boundary is unclear at my property line?

The code provides rules for resolving uncertainty — when a boundary appears to follow a street/alley/lot line that line controls; otherwise the map scale or dimensions control (§ 17.04.050) . If uncertainty persists, request an official interpretation from Planning.

If my existing building becomes nonconforming, can I expand it?

The ordinance allows limited expansions of nonconforming structures in certain circumstances but often requires Conditional Use Permit or other findings; the retrievable excerpts reference nonconforming uses being handled in zone chapters and conditional processes (see RCM nonconforming expansion language and general conditional‑use/variance chapters) — examine the applicable zone chapter and § 17.52.120 for variances and § 17.52.110 for minor exceptions; parcel specifics should be verified with staff .

If I need a variance, what is the process?

Major variances are processed by the Planning Commission and have specific filing/notice/hearing timelines; see § 17.52.120 for the Commission variance process and § 17.52.100 for the variance standard (special circumstances required) .

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