Local zoning · Moraga

Moraga — Development Standards

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

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Last reviewed: July 2, 2026

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 uploaded 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

Retrieved 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

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 retrieved materials: the full text of Chapter 8.124 in the current extract; confirm with planning.

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