Local zoning · Moraga

Moraga — Development Standards

Q: Does Moraga use FAR limits and how do they work?

Yes. Several districts include FAR limits: R-20/R-24 lists FAR 1.15 when enclosed parking is provided, 0.85 otherwise (with an extra 0.35 allowed for certain common-area functions) — § 8.34.060 . MCSP nonresidential FAR caps (e.g., 0.85 ) also appear in MCSP tables — § 8.41.050 .

Q: What restrictions apply if my property is in MOSO open-space (OS-M)?

OS-M (MOSO) sets very low allowable densities (as low as 1 unit per 20 acres ) and prohibits development on slopes ≥20% or along small ridgelines; density transfers and special PD rules are available but constrained — see § 8.52.140 .

Q: Does the town regulate accessory structures, decks and pools separately?

Yes — Chapter 8.70 contains accessory-structure and pool setbacks (for example pool front yard setback 20 ft , pool-side/exterior 15 ft , side/rear 5 ft ) and accessory-structure rules cross-reference other chapters for specifics — see § 8.70.050 .

Q: Where do I find parking requirements for my proposed use?

Parking standards are in Chapter 8.76 (Off-Street Parking and Loading) and are explicitly referenced in many district tables (e.g., § 8.32.050 , § 8.34.060 , § 8.41.050 ). See Moraga Parking and the referenced MMC chapters for loading/parking calculations.

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

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Quick answer

In SFR 1/2/3, front setbacks are 25/25/20 ft and max height is 2 stories or 35 ft (up to 45 ft on steep lots) (§ 8.24.060, § 8.24.080). In R-20/R-24, front/side setbacks are 20 ft (exterior side/rear 15 ft), height 45 ft/3 stories, and FAR 1.15 with enclosed parking or 0.85 if uncovered (§ 8.34.060). MCSP mixed-use may allow 0 ft setbacks, height 45 ft, lot coverage 60% (§ 8.41.050; § 8.42.050); MOSO limits density to 1 unit per 5–20 acres and prohibits building on slopes ≥20% (§ 8.52.140).

Last reviewed: July 2, 2026 · AI-generated analysis · General information, not legal advice · details

Compiled from Moraga's adopted code with AI research tools and grounded in the sources cited below. Verify with Moraga planning staff before relying on it.

Overview

This page extracts and explains Moraga's local zoning development standards (setbacks, height, lot coverage, density, FAR) as written in the Town code (Title 8 and related chapters). It focuses only on the development-standards rules in the Moraga Municipal Code (MMC), and interprets where they differ between districts. For rules about parking, design review, overlays, ADUs, and building-code compliance you should consult the linked topic pages listed inline below.

Reference links used in the text: the townwide planning overview is here: Moraga zoning & planning overview. First mentions below also link to specific related topics: Moraga Zoning, Moraga Land Use, Moraga Parking, Moraga Design Review, Moraga Overlay Districts, Moraga ADUs, and the California Building Standards Code.

Important: every numeric standard below is grounded to the controlling MMC section cited (the § glyph + number) and the source code extract that contains it. File excerpts supporting the cited sections are included with each § reference.

District-by-district development standards

Note: The town uses conventional district labels (for example R-R, SFR 1/2/3 DU/acre, R-6, R-20/R-24, and several MCSP districts such as MCSP R-6, RMCR, MCSP MU-OR and a MOSO open-space district OS-M). Where a district refers to Moraga Center Specific Plan (MCSP) rules or Scenic Corridor rules, that cross-reference is noted. All statements below cite the exact MMC section.

R-R (Rural Residential)

Purpose & typical uses: Rural single-family, agriculture and large-lot residential uses; accessory dwellings allowed as mapped in MMC § 8.22.030.
Key dimensional standards:
- Minimum lot area: 5 acres; minimum lot width 140 ft; minimum lot frontage 100 ft — § 8.22.060.
- Minimum setbacks from property lines: 25 ft — § 8.22.060.
- Maximum building height: two stories or 35 ft, whichever is less; stepped-down slope exception up to 45 ft aggregate on steep lots — § 8.22.070.
Where it applies: large-lot, low-density parcels outside denser town areas. See design-guideline linkage in the R-R chapter for exceptions and PD options — § 8.22.060–070.

Single-Family Residential districts — SFR 1 DU/acre, SFR 2 DU/acre, SFR 3 DU/acre

Purpose & typical uses: Conventional single-family neighborhoods; accessory structures and ADUs per local chapters. Consult Moraga Land Use for permitted use context.
Key dimensional standards (table excerpt — see full table in MMC): § 8.24.060 sets these minimums.
- Minimum lot area: SFR 1—30,000 sq ft; SFR 2—20,000 sq ft; SFR 3—10,000 sq ft — § 8.24.060.
- Front yard setback: SFR1—25 ft; SFR2—25 ft; SFR3—20 ft — § 8.24.060.
- Side yard setbacks: SFR1—20 ft; SFR2—15 ft; SFR3—10 ft (with sum-of-side requirement where noted) — § 8.24.060.
- Rear yard setback: SFR1—25 ft; SFR2—20 ft; SFR3—15 ft — § 8.24.060.
- Maximum building height: two stories or 35 ft (whichever is less); on heavily sloped lots aggregate height may be up to 45 ft — § 8.24.080.
Nonconforming setbacks and additions are specifically addressed (continuation of existing exterior walls) — § 8.24.070.

R-6 (Six dwelling units per acre multifamily) and MCSP R-6 (within Moraga Center Specific Plan)

Purpose & typical uses: Low-density multifamily and selected office uses; duplexes and small multifamily. See § 8.31.010–020.
Key dimensional standards (MMC tables):
- Minimum lot area/width/depth vary by MCSP vs general R-6; MCSP R-6 site standards show min lot area 3,500 sq ft, min width 45 ft, min front setback 10 ft, side 5 ft, rear 10 ft, max height 35 ft, max lot coverage 60% — § 8.32.050.
- Standard R-6 (non-MCSP) remains constrained by design review; see § 8.31 for permitted uses and applicability.
Parking and loading: refer to Moraga Parking and MMC Chapter 8.76 as cross-referenced in § 8.32.050.

R-20 / R-24 (20 / 24 dwelling units per acre) (also labeled R-20/R-24)

Purpose & typical uses: Medium/high-density multifamily residential; density bands regulated by MMC § 8.34.060.
Key dimensional standards:
- Minimum front yard setback: 20 ft; side yard 20 ft; exterior side & rear 15 ft — § 8.34.060.
- Building height: 45 ft; maximum number of stories 3 — § 8.34.060.
- Lot coverage by buildings: 65%; impervious surfaces limit 70% — § 8.34.060.
- FAR: 1.15 where enclosed parking provided, 0.85 where parking is uncovered/carport; an extra 0.35 may be allowed for common-area facilities — § 8.34.060.
- Additional design/retaining wall/grading/slope and Scenic Corridor rules in the R-20/R-24 design section — § 8.34.070.

RMCR / RM (Mixed Retail/Commercial/Residential within MCSP)

Purpose & typical uses: Mixed-use town center development (retail ground-floor with residential above encouraged on Center/Park Streets) — first-floor activity requirement in § 8.38.050(B) and § 8.41.050(B).
Key dimensional standards (RMCR/MCSP RM tables):
- Minimum lot area: 10,000 sq ft; frontage 30 ft; min front/side/rear setbacks often 0 ft in MCSP-built areas (see Note 1) — § 8.41.050 and § 8.38.050.
- Maximum height (primary): 45 ft; maximum stories 3 — § 8.41.050; § 8.38.050.
- Maximum lot coverage in MCSP mixed retail/residential: 60%; FAR caps for nonresidential uses 0.85 — § 8.41.050.
Scenic corridor and Moraga Center Design Requirements are repeatedly cross-referenced — see § 8.41.050(1–2) and MCSP design provisions § 8.200.050 (referenced throughout the MCSP chapters).

MCSP MU-OR (Mixed Office / Residential) and MU-OR standards

Purpose & typical uses: Office on first floor with residential above; flexible mixed uses and medium/high density per MCSP density allowances — § 8.42.010–020.
Key dimensional standards:
- Minimum lot area: 10,000 sq ft; min width 30 ft; min depth 100 ft; min frontage 30 ft — § 8.42.050.
- Minimum setbacks: 0 ft front/side/rear in many MCSP locations (see A1 notes); maximum primary height 45 ft; max stories 3; max lot coverage 60% — § 8.42.050.

OS-M (MOSO Open Space District)

Purpose & typical restrictions: Very limited development; densities as low as 1 unit per 20, 10 or 5 acres depending on subarea; development prohibited on slopes ≥20% and minor ridgelines — § 8.52.140 (and supporting site-standards § 8.52.050–130).
Where it applies: mapped open-space parcels; special density-transfer and PD rules apply — § 8.52.140.

Quick standards reference table (most decision-relevant items)

District / Standard	Typical limits (decision-relevant)	Code Reference
SFR 1 DU/acre — Lot area / front setback / height	30,000 sq ft; 25 ft front; 2 stories / 35 ft max	§ 8.24.060, § 8.24.080
SFR 3 DU/acre — Lot area / setbacks / coverage	10,000 sq ft; front 20 ft; side 10 ft; lot coverage 60% (MCSP note)	§ 8.24.060
R-6 / MCSP R-6 — front/side/rear / height / lot coverage	front 10 ft (MCSP); side 5 ft; height 35 ft; lot coverage 60%	§ 8.32.050
R-20/R-24 — setbacks / height / FAR	front 20 ft; side 20 ft; height 45 ft; FAR 1.15 (enclosed parking) / 0.85 (uncovered)	§ 8.34.060
MCSP RMCR / MU-OR — min lot/frontage / height / coverage	min lot 10,000 sq ft; frontage 30 ft; height 45 ft; lot coverage 60%; FAR (non-res) 0.85	§ 8.41.050, § 8.42.050
OS-M (MOSO) — density limits	max density 1 unit per 5–20 acres; development prohibited on slopes ≥20%	§ 8.52.140

(Use this table as a fast decision snapshot — always verify parcel-specific applicability, overlay rules and MCSP exceptions in the cited MMC sections.)

Checklist — what an applicant must satisfy (high level)

Determine the parcel's base zoning designation in the Town map and confirm whether it's inside the Moraga Center Specific Plan (MCSP) or MOSO/overlay area — verify § 8.32–8.42 and § 8.52.
Confirm permitted uses and whether a conditional use or PD process is required (see district permitted-uses sections such as § 8.22.030, § 8.31.020, § 8.42.020).
Apply dimensional standards (lot area, setbacks, heights, lot coverage, FAR) from the district table(s): e.g., § 8.24.060, § 8.34.060, § 8.32.050 as applicable.
Check MCSP-specific design/zero-setback allowances, stepback requirements, and the First Floor Requirement if project fronts Center/School/Park Streets — § 8.41.050(B) and MCSP design rules (see § 8.200.050 references).
Prepare parking calculations per MMC Chapter 8.76 and show on plans (see cross-references in MCSP and district tables) — consult Moraga Parking.
For additions/new single-family dwellings, confirm FAR rules per new single-family FAR chapter § 8.21.010–040 and exemptions — § 8.21.020–040.
If in a Scenic Corridor area or within 500 ft of one, apply the special setback/stepback/screening and tree-protection requirements referenced in multiple MCSP and district design sections — see § 8.34.070, § 8.41.050(1).
Identify whether design review is required and follow the procedures in § 8.72; if required, include design studies and visual simulations per PD/PD-C rules — see Moraga Design Review and § 8.72.010/§ 8.50.
Verify accessory structure setbacks and pool requirements (see Chapter 8.70 sections for accessory structures and pools) — § 8.70.050.

Risks & Ambiguities

Issue	Why it matters	What to verify
FAR differences between parking types	R-20/R-24 allow 1.15 FAR with enclosed parking but 0.85 with uncovered parking (plus allowances for common areas); FAR directly limits building bulk — § 8.34.060.	Confirm proposed parking type (enclosed vs uncovered) and apply the correct FAR multiplier for your parcel. Verify with planning staff.
MCSP zero-setback / first-floor activity rules	MCSP districts may show 0 ft setbacks and require active first-floor uses on certain streets; these alter typical single-family/standard setbacks — § 8.41.050(B), § 8.42.050.	Determine whether the parcel lies inside MCSP boundaries and whether the street triggers the first-floor requirement.
Scenic Corridor stepbacks & tree-protection	Projects within 500 ft of a scenic corridor must increase third-floor setbacks by 50% and follow tree-protection measures; this can change allowable building envelope — § 8.34.070.	Check scenic-corridor map (MMC Chapter 8.132 referenced in code) and get arborist input. Verify with planning on required stepbacks.
MOSO density & slope prohibitions	OS-M density and slope rules can prohibit development on slopes ≥20% and cap density at 1 unit per 5–20 acres — § 8.52.140.	If site is mapped as MOSO/open-space, verify slope calculations and whether density transfers or exceptions are needed.
Nonconforming setback treatment	Older homes may use previous county setbacks for additions or qualify to continue a wall into a required setback under rules — § 8.24.070 and § 8.20.060 (cross-referenced).	Confirm construction date and legal nonconforming status before sizing an addition.
Single-family FAR chapter scope & exemptions	New single-family FAR rules (Chapter 8.21) apply to new dwellings and additions but include specific exemptions; misreading scope could block permitted additions — § 8.21.020–040.	Check whether the project falls under Chapter 8.21 and whether exemptions apply (e.g., small one-time 200 sq ft addition).

Plain-English Summary

Moraga's zoning code sets district-specific limits for lot size, setbacks, height, lot coverage and FAR — small-lot MCSP areas can have zero setbacks and higher allowable height/FAR than large-lot R-R or SFR zones, and special rules (Scenic Corridors, MOSO open space) can tighten or prohibit development; always check the specific § for your parcel and confirm MCSP/overlay status with planning. See the cited MMC sections for exact numbers.

Source References

MMC § 8.24.060 (Minimum lot area and yard setback regulations; SFR 1/2/3 tables) —
MMC § 8.24.070 (Single family nonconforming setbacks) and § 8.24.080 (Maximum building height for SFR) —
MMC § 8.22.030, § 8.22.060–070 (R-R permitted uses, setbacks, and height) —
MMC § 8.31.010–020 (R-6 purpose and permitted uses) and § 8.32.050 (MCSP R-6 site standards) —
MMC § 8.34.060–070 (R-20/R-24 development standards and design requirements, including FAR rules) —
MMC § 8.41.050, § 8.42.050 (MCSP RMCR / MU-OR mixed-use development standards) —
MMC § 8.52.050–140 (MOSO / OS-M open space density and site standards) —
MMC Chapter 8.21 (single-family dwelling FAR chapter) — § 8.21.010–040.
MMC Chapter 8.70 (accessory structures, pools; setbacks) — § 8.70.050.
MMC Chapter 8.76 (Off-Street Parking and Loading) referenced throughout MCSP/district standards — see district cross-references in § 8.32.050, § 8.34.060, § 8.41.050.
MMC Chapter 8.72 (Design Review) and PD/PD-C requirements in § 8.50 for planned development standards and application materials —

Sources

Source passages

Moraga Zoning Code (Chapter 8.132) High relevance
Moraga Zoning Code (Chapter 8.76) High relevance
Moraga Zoning Code (Chapter 8.76) High relevance
Moraga Zoning Code (§ 3) High relevance
Moraga Zoning Code (Section 8.68.110.) High relevance
Moraga Zoning Code (Chapter 8.76) High relevance
Moraga Zoning Code (Chapter 8.76) High relevance

Cited sections

Official Moraga code library

Frequently asked questions

What can I build on an R-1 or SFR lot in Moraga?

For single-family residential districts the MMC sets permitted uses as single-family dwellings and accessory uses; dimensional limits (minimum lot area, setbacks and maximum height) depend on the SFR band: SFR 1/acre (min 30,000 sq ft), SFR 2/acre (min 20,000 sq ft), SFR 3/acre (min 10,000 sq ft), with front setbacks 25/25/20 ft respectively and max height 2 stories/35 ft (45 ft allowed on steep stepped lots) — see § 8.24.060 and § 8.24.080.

What are Moraga setback requirements?

Setbacks are district-specific. Example: standard single-family setbacks are in § 8.24.060 (front 25/25/20 ft depending on SFR district; side and rear vary by district). MCSP districts may allow 0 ft setbacks in some MCSP locations — check § 8.41.050 / § 8.42.050 for MCSP rules.

How high can I build in Moraga?

Height limits are district-specific: typical single-family limit is 2 stories or 35 ft (with some stepped-slope exceptions to 45 ft) — § 8.24.080. MCSP mixed-use and R-20/R-24 districts allow up to 45 ft / 3 stories — § 8.34.060, § 8.41.050.

Does Moraga use FAR limits and how do they work?

Yes. Several districts include FAR limits: R-20/R-24 lists FAR 1.15 when enclosed parking is provided, 0.85 otherwise (with an extra 0.35 allowed for certain common-area functions) — § 8.34.060. MCSP nonresidential FAR caps (e.g., 0.85) also appear in MCSP tables — § 8.41.050.

Do I need design review for projects in Moraga?

Possibly. Design review and applicability are set out in MMC Chapter 8.72; many MCSP projects and projects in certain districts are subject to design review or PD review with required design materials (visual simulations, design concept) referenced in § 8.50 and § 8.72. See the Town’s design-review guidance for submission specifics and consult Moraga Design Review.

How does being inside the Moraga Center Specific Plan (MCSP) change standards?

MCSP districts (RMCR, MCSP R-6, MU-OR, etc.) include specific site standards (lot sizes, often 0 ft setbacks, max 45 ft height, lot coverages typically 60%) and special first-floor use requirements on certain town-center streets — see § 8.32.050, § 8.41.050, § 8.42.050 and MCSP design cross-references to § 8.200.050.

What restrictions apply if my property is in MOSO open-space (OS-M)?

OS-M (MOSO) sets very low allowable densities (as low as 1 unit per 20 acres) and prohibits development on slopes ≥20% or along small ridgelines; density transfers and special PD rules are available but constrained — see § 8.52.140.

Does the town regulate accessory structures, decks and pools separately?

Yes — Chapter 8.70 contains accessory-structure and pool setbacks (for example pool front yard setback 20 ft, pool-side/exterior 15 ft, side/rear 5 ft) and accessory-structure rules cross-reference other chapters for specifics — see § 8.70.050.

How are nonconforming setbacks handled for older homes?

For homes built before November 7, 1980, previous county setbacks may be applied for additions under certain provisions; the nonconforming setbacks rules and permitted continuations are in § 8.24.070 and cross-references in § 8.20.060. Verify historic status before designing an addition.

Where do I find parking requirements for my proposed use?

Parking standards are in Chapter 8.76 (Off-Street Parking and Loading) and are explicitly referenced in many district tables (e.g., § 8.32.050, § 8.34.060, § 8.41.050). See Moraga Parking and the referenced MMC chapters for loading/parking calculations.

Are ADUs treated differently in these standards?

ADUs are regulated separately; the MMC allows accessory dwelling units consistent with Chapter 8.124, with some dimensional exceptions noted in district chapters; consult Moraga ADUs and the local ADU chapter for specific standards. Not all district tables repeat ADU rules — see Chapter 8.124 (not reproduced here). Not found in source materials: the full text of Chapter 8.124 in the current extract; confirm with planning.

General information, not legal advice.

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