Local zoning · Moraga

Moraga — Land Use

Q: What can I build on an R‑R lot in Moraga?

You may build a detached single‑family dwelling and accessory structures; agriculture and ADUs are explicitly allowed by right but some larger animal or commercial uses require a conditional use permit. See § 8.22.030 for permitted uses and § 8.22.040 for conditional uses.

Q: What are Moraga's setback and height rules for rural lots?

The R‑R district specifies minimum setbacks and lot sizes in the ordinance: min lot area 5 acres; setbacks generally 25 ft from property lines; maximum building height two stories or 35 ft . See § 8.22.060–8.22.070 for the code language.

Q: Do I need design review in Moraga Center (MCSP)?

Yes. All development in the MCSP area is subject to design review under the MCSP rules. See § 8.200.050(1) and the MCSP subdistrict rules for exact requirements.

Q: Can I put a commercial use in Rheem Park (RMCR)?

Yes — the RMCR district expressly allows a range of retail, office, and service uses by right (with some size limits) and allows mixed residential/commercial projects. See permitted uses in § 8.38.020 .

Q: What does MOSO (OS‑M) mean for my lot?

If your lot is MOSO‑designated it is generally zoned OS‑M and agriculture and accessory buildings are the permitted use by right; single‑family homes, schools, parks, and other uses generally require conditional use permits and must comply with the MOSO ordinance. See § 8.52.090–8.52.110 .

Q: Are ADUs allowed in Moraga residential zones?

Yes. ADUs are explicitly referenced as allowed in several residential chapters (for example § 8.24.040 in the 1‑DUA/2‑DUA/3‑DUA and § 8.22.030 in R‑R) but must comply with the local ADU chapter 8.124 and state ADU law. Verify local ADU procedures and standards.

Q: If my project is mixed commercial and residential, do I need a PD‑C?

The code requires that some mixed projects, especially in certain areas, obtain a planned development (PD‑C) rezoning ; for example, mixed residential/commercial projects in some districts require PD‑C approval per § 8.40.060 . Check the district text and PD‑C applicability in § 8.50 .

Q: Where are the parking requirements I must meet?

Parking counts and standards are set in Chapter 8.76 (Off‑Street Parking and Loading) ; MCSP and other district tables point you to Chapter 8.76 when describing required parking. See the MCSP commercial standards note referencing parking. § 8.37.040 .

Land Use under the Moraga local zoning and planning code, with the controlling citations.

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Last reviewed: July 2, 2026

Overview

This page summarizes what the Town of Moraga's zoning ordinance actually says about land use: what uses are permitted or conditional in each local district, the key dimensional or intensity controls that drive decisions, and where special rules (planned developments, the Moraga Center Specific Plan, and the MOSO open-space overlay) change the baseline. For a map or basic zoning overview start with the town's zoning hub.

(Links: the first time each topic below appears it is linked to the Moraga menu page requested by our editorial rules.)

District-by-district land‑use summary

Below are Moraga districts and the ordinance sections that control the allowed land uses. Each district subsection gives the purpose, the typical permitted uses, typical conditional uses, key measurable standards when the code gives them, and a short note on where that district applies. Verify parcel‑specific outcomes with the Town.

Moraga Zoning (background and map) is here: /us/california/moraga/zoning

Rural Residential (R-R) — Chapter 8.22

Purpose: preserve very low‑density, rural single‑family development and resource/open areas; implement General Plan rural policies. § 8.22.010.
Permitted uses: detached single‑family dwellings, accessory structures, agriculture, ADUs consistent with Chapter 8.124, home occupations, some child care and small animal uses. § 8.22.030.
Conditional uses: religious facilities, parks/outdoor recreation, animal boarding, and other uses found comparable by the Planning Commission. § 8.22.040.
Key standards (where specified): minimum lot area: 5 acres; minimum lot width: 140 ft; minimum setback from property lines: 25 ft; maximum height: two stories or 35 ft. § 8.22.060–8.22.070.
Where it applies: rural parcels identified on the zoning map; density transfers and PDs permitted as stated in Chapter 8.104/8.48. § 8.22.050.

Single‑family low‑density districts — 1‑DUA, 2‑DUA, 3‑DUA — Chapter 8.24

Purpose: provide for low‑density, detached single family neighborhoods per the General Plan. § 8.24.010.
Permitted uses: one detached single‑family dwelling per lot, accessory structures, ADUs (Chapter 8.124), agriculture (no on‑site sales), home occupations, limited child day care, pocket parks, small residential care. § 8.24.040.
Conditional uses: assembly/meeting facilities, religious facilities, some sports/recreation uses, certain institutional uses — allowed only with a conditional use permit. § 8.24.050.
Key standards: The chapter requires conformity to the Town Design Guidelines (including FAR standards) or an exception from the Design Review Board; explicit numeric setbacks and lot sizes are controlled by tables or design guidelines and may vary — see § 8.24.030 and Chapter 8.32/8.70 for accessory standards. § 8.24.030; 8.24.040.
Where it applies: single‑family residential neighborhoods as shown on the zoning map. Verify specific lot standards against Chapter 8.32 and the Design Guidelines.

(Development dimensional rules and public parking references: see Moraga Development Standards and Moraga Parking.) /us/california/moraga/development-standards /us/california/moraga/parking

Rheem Park Mixed Commercial/Residential (RMCR) — Chapter 8.38

Purpose: allow commercial, medium/high density residential, and mixed uses in Rheem Park with a pedestrian orientation. § 8.38.010.
Permitted uses (by right): residential at densities in § 8.38.040, mixed‑use projects (combining residential with other permitted uses), home occupations, child day care, and a long list of retail/service/office uses (e.g., banks, fitness centers under size thresholds, restaurants excluding drive‑ins). § 8.38.020 (A–F).
Conditional uses: mixed uses combining residential and conditionally permitted uses, animal services, certain institutional/commercial activities (see § 8.38.030).
Key standards: density and lot‑by‑lot standards are set in § 8.38.040 and related development tables — many uses have size caps (e.g., some uses limited to <10,000 sq ft). § 8.38.020–8.38.040.
Where it applies: properties in the Rheem Park area mapped into the RMCR district. Verify parcel designation on the zoning map.

Moraga Center Specific Plan (MCSP) districts — Chapters 8.200, 8.37, 8.41, 8.33

Purpose: the MCSP establishes tailored land‑use districts inside the Moraga Center Specific Plan area and sets the development potential and design controls for the center. § 8.200.010–.040.
Districts found in the MCSP: MCSP Commercial (development standards table), MCSP Mixed Retail/Residential (MU‑RR), R‑12 (12 dwelling units/acre) (and others listed in Figures and tables in Chapter 8.200). § 8.200.030–.040; 8.33.010.
Permitted uses: MCSP districts list permitted uses by subdistrict; e.g., the MCSP commercial standards allow retail, restaurants, offices consistent with MCSP objectives; R‑12 permits medium‑density residential types (townhomes, duplexes, 4‑plexes). § 8.200.040; 8.33.020.
Key standards (explicit in code): the MCSP Commercial Development Standards table sets minimum lot area 10,000 sq ft; min lot width 100 ft; max building height 35 ft; max FAR .60; max lot coverage 60%; parking to be provided per Chapter 8.76. § 8.37.040.
Design review: all development in the MCSP area is subject to design review as stated by the MCSP chapter. § 8.200.050(1).

(Design review link: Moraga Design Review) /us/california/moraga/design-review

MOSO Open Space (OS‑M) — Chapter 8.52 (Measure A / Open Space Ordinance)

Purpose: MOSO protects land designated as public or private open space under the Measure A provisions; lands so designated are automatically zoned OS‑M. § 8.52.090.
Permitted uses: agriculture and accessory buildings consistent with the MOSO ordinance. § 8.52.100.
Conditional uses (allowed only by CUP and must comply with MOSO): single‑family residential, parks/recreation, schools, accessory uses tied to conditional uses, limited improvements for pre‑existing recreational facilities without increased footprint. § 8.52.110–8.52.130.
Where it applies: lands designated MOSO in the General Plan and on the zoning map — MOSO rules can supersede other zoning. Always check MOSO status before development. § 8.52.090.

(Overlay districts general information: Moraga Overlay Districts) /us/california/moraga/overlay-districts

Planned Development / PD and PD‑C — Chapters 8.48 and 8.50

Purpose: PDs let applicants assemble customized lists of permitted and conditional uses and adjust standards where the PD process is used; PD‑C is the commercial planned development process. § 8.48.020; 8.50.030.
What you can do: PD plans may propose lists of permitted/conditional uses, alternative setbacks, densities, and tailored parking or signage as part of the PD plan; PD‑C plans must include proposed site and operational standards and may include gas stations, automotive services, and other commercial uses subject to review. § 8.50.050–8.50.060.
Practical note: mixed commercial/residential projects in some districts require PD‑C rezoning to proceed; see § 8.40.060 for mixed‑use requirement language.

(If proposing a PD, consult Moraga Variances and Exceptions.) /us/california/moraga/variances-and-exceptions

Quick reference table — selected decision‑relevant items

District / topic	Key decision‑relevant standards or primary permitted uses	Code reference
R‑R (Rural Residential)	Min lot area 5 acres; min lot width 140 ft; setbacks 25 ft; max height 35 ft; single‑family homes, ADUs, agriculture	§ 8.22.060–8.22.070
1‑DUA / 2‑DUA / 3‑DUA	Single‑family detached; ADUs allowed; conform to Design Guidelines/FAR standards (Design Review may be required)	§ 8.24.040; § 8.24.030
MCSP Commercial	Min lot area 10,000 sq ft; min width 100 ft; max height 35 ft; max FAR .60; max coverage 60%; parking per Chapter 8.76	§ 8.37.040
RMCR (Rheem Park)	Mixed commercial and residential uses by right (lists include banks, retail, restaurants [no drive‑ins], offices); residential densities per § 8.38.040	§ 8.38.010–8.38.020
MOSO (OS‑M)	Generally agriculture only allowed by right; single‑family, schools, parks only as CUPs under MOSO rules	§ 8.52.100–8.52.110
PD / PD‑C	Custom permitted/conditional use lists; PD‑C requires PD plan with proposed uses, parking, heights, signage, operational standards	§ 8.48.020; § 8.50.050–8.50.060

Checklist — what an applicant must confirm before submitting for a land‑use entitlement

Confirm the parcel's exact zoning and any overlays (MOSO, MCSP) on the Town's zoning map. Verify with the jurisdiction.
Identify whether the proposed use is permitted by right or requires a conditional use permit in that district (see the district § referenced above).
For projects in MCSP or that affect the Moraga Center, plan for mandatory design review and the MCSP design requirements. § 8.200.050(1).
Confirm dimensional standards (minimum lot area, setbacks, height, FAR/coverage) in the district or PD plan. If proposing deviations, prepare to request a variance/PD.
Check parking requirements in Chapter 8.76 and include parking calculations in submittal.
If the site is MOSO‑designated, ensure compliance with the MOSO open space ordinance before assuming permitted uses. § 8.52.090–8.52.110.
If proposing ADUs, follow the local ADU chapter (8.124) plus applicable state ADU law; ADUs are explicitly referenced as allowed in multiple residential districts. § 8.24.040; § 8.22.030.

(More on ADUs: Moraga ADUs) /us/california/moraga/adu

Risks & Ambiguities

Issue	Why it matters	What to verify
MOSO overlay vs underlying zoning	MOSO can limit otherwise‑allowed uses (agriculture by right; residential and institutions often require CUP)	Check whether parcel is MOSO and apply § 8.52.090–110 before assuming permitted uses; verify MOSO status on Town maps.
MCSP-specific controls and design review	MCSP chapters require design review and sometimes different setbacks, stepbacks, or FAR; these can override base district rules	Confirm MCSP subdistrict and apply § 8.200.040–050 and the MCSP development tables.
Use lists with size caps (e.g., <10,000 sq ft)	Many commercial uses are allowed only below size thresholds; above those thresholds a CUP or different classification may be required	Check the permitted‑use entries in § 8.38.020 and related district tables for square‑footage limits.
Planned Development flexibility vs predictability	PDs can be tailored, but require rezone and public hearings; they take longer and must include a full PD plan	If proposing a PD/PD‑C, plan for the content of § 8.50.050 PD‑C requirements and the findings in § 8.48.100.
Absent parcel‑level numeric standards in chapter text	Some single‑family districts defer to design guidelines or separate tables for numeric setbacks/FAR	If you do not find explicit numeric controls for your parcel in the cited chapter, Verify with the jurisdiction and consult the Town Design Guidelines and Chapter 8.32/8.36 where appropriate. Not found in retrieved materials.

(For landscaping/screening specifics see Moraga Landscaping and Screening.) /us/california/moraga/landscaping-and-screening

Plain‑English summary

Moraga's zoning ordinance sets permitted and conditional uses by named district: if your lot is in R‑R, expect very large lot minimums and mostly single‑family uses with agriculture allowed under MOSO rules; if you're in the MCSP or RMCR areas the code allows mixed commercial and residential activities but ties projects to design review and MCSP numeric standards (FAR, height, parking). Always check whether your parcel is in an overlay (e.g., MOSO) or a PD; those layers change what you can do. Verify with the Town for parcel‑specific zoning, overlays, and application requirements.

Information Gaps

Parcel‑specific setback, lot‑coverage, and exact FAR caps for all single‑family neighborhoods are not reproduced verbatim in the retrieved excerpts — verify with the Town or the Design Guidelines and Chapter 8.32/8.36. Not found in retrieved materials.
Complete use tables for every zoning district (for example R‑1, R‑2 if they exist) were not visible in the returned excerpts; the uploaded ordinance appears to cover many chapters but a full consolidated "Table of Permitted Uses" was not present in the snippets provided. Not found in retrieved materials.

Source References

Moraga Municipal Code, Chapter 8.22 (Rural Residential): § 8.22.030–8.22.070.
Moraga Municipal Code, Chapter 8.24 (1‑DUA / 2‑DUA / 3‑DUA): § 8.24.010–8.24.050.
Moraga Municipal Code, Chapter 8.33 (R‑12): § 8.33.010–8.33.020.
Moraga Municipal Code, Chapter 8.37 (MCSP Commercial development standards): § 8.37.040.
Moraga Municipal Code, Chapter 8.38 (Rheem Park Mixed Commercial/Residential, RMCR): § 8.38.010–8.38.040.
Moraga Municipal Code, Chapter 8.48 (Planned Development procedures and findings): § 8.48.020–8.48.110.
Moraga Municipal Code, Chapter 8.50 / 8.50.060 (PD‑C standards and PD plan requirements): § 8.50.050–8.50.060.
Moraga Municipal Code, Chapter 8.52 (MOSO open space): § 8.52.090–8.52.130.
Moraga Municipal Code, Chapter 8.200 (Moraga Center Specific Plan applicability and design requirements): § 8.200.020–8.200.050.

Sources

Retrieved passages

Moraga Zoning Code (§ 2) High relevance
Moraga Zoning Code (Section 8.38.040) High relevance
Moraga Zoning Code (chapter and) High relevance
Moraga Zoning Code (Chapter 8.132) High relevance
Moraga Zoning Code (§ 4) High relevance
Moraga Zoning Code (§ 3) High relevance
Moraga Zoning Code (Chapter 8.92) High relevance
Moraga Zoning Code (§ 3) High relevance

Cited sections

Official Moraga code library

Frequently asked questions

What can I build on an R‑R lot in Moraga?

You may build a detached single‑family dwelling and accessory structures; agriculture and ADUs are explicitly allowed by right but some larger animal or commercial uses require a conditional use permit. See § 8.22.030 for permitted uses and § 8.22.040 for conditional uses.

What are Moraga's setback and height rules for rural lots?

The R‑R district specifies minimum setbacks and lot sizes in the ordinance: min lot area 5 acres; setbacks generally 25 ft from property lines; maximum building height two stories or 35 ft. See § 8.22.060–8.22.070 for the code language.

Do I need design review in Moraga Center (MCSP)?

Yes. All development in the MCSP area is subject to design review under the MCSP rules. See § 8.200.050(1) and the MCSP subdistrict rules for exact requirements.

Can I put a commercial use in Rheem Park (RMCR)?

Yes — the RMCR district expressly allows a range of retail, office, and service uses by right (with some size limits) and allows mixed residential/commercial projects. See permitted uses in § 8.38.020.

What does MOSO (OS‑M) mean for my lot?

If your lot is MOSO‑designated it is generally zoned OS‑M and agriculture and accessory buildings are the permitted use by right; single‑family homes, schools, parks, and other uses generally require conditional use permits and must comply with the MOSO ordinance. See § 8.52.090–8.52.110.

Are ADUs allowed in Moraga residential zones?

Yes. ADUs are explicitly referenced as allowed in several residential chapters (for example § 8.24.040 in the 1‑DUA/2‑DUA/3‑DUA and § 8.22.030 in R‑R) but must comply with the local ADU chapter 8.124 and state ADU law. Verify local ADU procedures and standards.

If my project is mixed commercial and residential, do I need a PD‑C?

The code requires that some mixed projects, especially in certain areas, obtain a planned development (PD‑C) rezoning; for example, mixed residential/commercial projects in some districts require PD‑C approval per § 8.40.060. Check the district text and PD‑C applicability in § 8.50.

Where are the parking requirements I must meet?

Parking counts and standards are set in Chapter 8.76 (Off‑Street Parking and Loading); MCSP and other district tables point you to Chapter 8.76 when describing required parking. See the MCSP commercial standards note referencing parking. § 8.37.040.

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