Local zoning · Moraga

Moraga — Zoning

Q: What can I build on an R‑6 lot in Moraga?

The R‑6 district allows low‑density multifamily development and selected office uses consistent with site constraints; review Chapter 8.31 for permitted uses and specific site standards. (§ 8.31.010–.020)

Q: What are the setback and lot size requirements in the 1‑DUA/2‑DUA/3‑DUA districts?

Minimum lot sizes are 30,000 / 20,000 / 10,000 sq ft for 1/2/3‑DUA respectively; front setbacks commonly 25 / 25 / 20 ft ; see § 8.24.060 for the full table and notes about private streets and driveway lengths. (§ 8.24.060)

Q: How does the Moraga Center Specific Plan (MCSP) affect zoning rules?

The MCSP creates its own MCSP zoning districts and figures (see Figure 8.200‑1/2) and establishes MCSP‑specific standards for setbacks, stepbacks, FAR and circulation that apply inside the MCSP area and may supersede general district rules. (§ 8.200.020–.040)

Q: Can I build on MOSO open space land?

Land designated MOSO open space ( OS‑M ) is subject to the Moraga Open Space Ordinance; development is generally prohibited except for limited agriculture or conditional uses consistent with MOSO—consult Chapter 8.52 . (§ 8.52.090–.120)

Q: Where are the Planned Development (PD) rules and when are they used?

PD rules are in Chapter 8.48 ; parcels 10 acres or larger are typically classified PD and PD approvals set project‑specific standards. PD‑C (Chapter 8.50) is a variant for multi‑tenant commercial centers and appears on the zoning map as PD‑C‑# . (§ 8.48.030; § 8.50.090)

Q: Where do I find FAR (floor area ratio) limits for single‑family projects?

Single‑family FAR standards are codified in Chapter 8.21 ; that chapter describes applicability, purpose and certain exemptions for FAR calculations on SFDs and additions. (§ 8.21.010–.030)

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

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Last reviewed: July 2, 2026

Overview

The Town of Moraga's zoning rules live in Title 8 of the Moraga Municipal Code and implement the Town Zoning Map adopted by the Town Clerk. The code establishes specific land use districts (single‑family density bands, multifamily, commercial/mixed districts, planned development variants, open space, institutional and a Moraga Center Specific Plan area), and prescribes permitted uses, density, setbacks, height limits and special overlay rules. For quick entry to related topics see the Town overview page for Moraga zoning & planning overview. (§ 8.04.030)

District-by-district breakdown

Notes on citations: each district summary below cites the controlling code section (the § number) and the local file reference from the retrieved ordinance.

1-DUA, 2-DUA, 3-DUA (one, two, three dwelling units per acre)

Purpose: The 1‑DUA, 2‑DUA, and 3‑DUA districts provide for low‑density, detached single‑family neighborhoods that implement the General Plan density bands. (§ 8.24.010)
Typical permitted uses: single‑family dwellings, accessory structures, agriculture (crop/tree farming without on‑site sales), parks where consistent with the General Plan, ADUs consistent with Chapter 8.124, supportive/transitional housing of same type allowed, small residential care and employee housing (six persons or fewer), home occupations, and family day care. (§ 8.24.040)
Key dimensional standards (summary): minimum lot area ranges 30,000 / 20,000 / 10,000 sq ft for 1/2/3‑DUA respectively; front setbacks commonly 25 ft (20 ft in 3‑DUA in some cases); maximum building height generally two stories or 35 ft (45 ft aggregate where stepped down a steep slope — design review may reduce height). (§§ 8.24.060, 8.24.080)
Where this applies: townwide single‑family residential areas outside the Moraga Center Specific Plan area; design guideline compliance is required or exceptions must be granted by the design review board. (§ 8.24.030)
See also: Moraga ADUs (ADUs are explicitly allowed in these districts per the Code). (§ 8.24.040)

R-6 (Six dwellings per acre, multifamily residential)

Purpose: The R-6 district accommodates low‑density multifamily and selected office uses scaled to site constraints. (§ 8.31.010)
Typical permitted uses: limited duplex/multifamily residential forms and accessory uses; agriculture with no on‑site sales is listed as permitted. (§ 8.31.020)
Standards and where it applies: R-6 standards and applicable site rules are set out in Chapter 8.31 and (for some sites) the Moraga Center Specific Plan rules (see MCSP references). (§ 8.31.010–.020)

Rheem Park Mixed Commercial‑Residential (RMCR)

Purpose: The RMCR district is intended for a flexible mix of commercial, retail, office and medium/high density residential uses in a pedestrian‑oriented environment. (§ 8.38.010)
Permitted uses: Residential at densities in § 8.38.040, mixed‑use projects, child day care, congregate care, and specific office/retail uses (banks, eating/drinking establishments excluding drive‑in/major bar uses, fitness, hotels, cultural institutions under size limits, etc.). (§ 8.38.020)
Density and site rules: Base density is often 4–6 units/acre as a minimum/maximum choice where applicable; density increases must comply with state law. Detailed MCSP/MCSP‑adjacent rules may further control setbacks, stepbacks, and FAR. (§ 8.38.040; cross‑refs to MCSP standards)

Planned Development District (PD, including R‑PD variants and PD‑C)

Purpose: The Planned Development (PD) framework is a flexible, project‑level approach to large‑scale integrated development; PD variants are used for single‑family PD types (e.g., R‑R‑PD, 1‑PD, 2‑PD, 3‑PD, 6‑PD, 10‑PD, 12‑PD‑MC) and for commercial centers. (§ 8.48.010, § 8.48.040)
Key rules: Parcels ≥ 10 acres generally must be classified PD; PD approvals set project‑specific development standards (area, coverage, density, setbacks, parking, circulation, landscaping, etc.). (§ 8.48.030–.060)
PD‑C: The PD‑C (Planned Development‑Commercial) designation is a tailored path for existing multi‑tenant commercial centers (Community Commercial, Rheem Park Mixed districts) to allow coordinated modifications and limited standard adjustments; a PD‑C is shown on the zoning map as PD‑C‑#. (§ 8.50.010, § 8.50.090)

MOSO Open Space (OS‑M) and Non‑MOSO Open Space (N‑OS)

Purpose: Lands designated open space under the voter Measure A/ MOSO are zoned OS‑M and subject to the Moraga Open Space Ordinance protections; lands with similar physical constraints may be zoned N‑OS. (§ 8.52.090; § 8.52.010)
Uses: OS‑M is highly constrained (agriculture accessory uses permitted; most development is conditional or prohibited; special MOSO rules apply). N‑OS permits agriculture and allows conditional uses such as limited single‑family dwellings and schools; density in N‑OS is limited to 1 unit per 20, 10, or 5 acres as determined by the Planning Commission based on site constraints. (§§ 8.52.100–.130)

Institutional District

Purpose and scope: The Institutional district serves governmental, public utility, educational, community service and recreational facilities; Saint Mary’s College is specifically recognized as a unique planning area here. (§ 8.56.010)

Moraga Center Specific Plan (MCSP) area

Purpose & zoning: The Moraga Center Specific Plan (MCSP) establishes a set of MCSP zoning districts and rules that apply only within the MCSP map area (see Figure 8.200‑1 and MCSP zoning districts map). MCSP contains its own site standards, stepback/setback rules and development potential tables (FARs, heights, lot sizes) that override or supplement standard Title 8 rules to the extent consistent with state law. (§§ 8.200.010–.040; § 8.32.050)

Quick decision‑relevant table

District	Most relevant permits / typical uses	Key numeric standards (high‑priority)	Code Reference
1‑DUA / 2‑DUA / 3‑DUA	Single‑family dwellings, ADUs, home occupations	Min lot area: 30,000 / 20,000 / 10,000 sq ft; Front setback: 25 / 25 / 20 ft; Max height: 35 ft (2 stories)	§ 8.24.060; § 8.24.080
R‑6	Low‑density multifamily, limited offices	Density ~6 du/acre typology; site standards in Ch. 8.31	§ 8.31.010–.020
RMCR	Mixed commercial + residential	Density: 4–6 du/acre (base); detailed MCSP/stepback rules may apply	§ 8.38.010–.040; § 8.38.020
PD / PD‑C	Large‑scale residential/commercial projects	Parcels ≥10 acres typically PD; PD‑C labeled PD‑C‑# on map	§ 8.48.030; § 8.50.090
OS‑M / N‑OS	Open space, limited conditional residential	N‑OS density: 1 unit / 20, 10, or 5 acres max (by review)	§ 8.52.060; § 8.52.090
MCSP	Town center mixed uses; specific FAR/setbacks	MCSP establishes a separate set of zoning districts and figures (Figure 8.200‑1/2)	§ 8.200.030–.040; § 8.200.020

Practical guidance & cross‑references

Setbacks, FAR and residential sizing limits are codified (see FAR Chapter 8.21 for single‑family FAR rules) — consult § 8.21.010–.030 for applicability and exemptions. (§ 8.21.010–.030)
If there is ambiguity on a parcel boundary or district boundary, the Planning Commission is the deciding authority for disputed zoning boundaries. (§ 8.04.040)
Design review and hillside development review are triggers for additional findings/permits. The Hillside Development chapter requires a Hillside Development Permit or additional findings for other discretionary permits and lists applicability thresholds (new primary structures, accessory buildings over 400 sq ft, expansions over 500 sq ft or 35%, grading subject to design review, subdivisions). (§ 8.136.020–.040) See the Town’s Moraga Design Review page for process basics.
Parking requirements, screening/landscaping and sign rules are set in separate chapters; consult Moraga Parking, Moraga Development Standards, Moraga Landscaping and Screening and Moraga Signage as they interact closely with zoning approvals. (See related chapters cited in Title 8)
For pre‑existing nonconforming lots/buildings, Title 8 contains rules about rights to develop, rebuild after loss, and allowable continued use — see Chapter 8.20 and the nonconforming sections. (§ 8.20.070) See Moraga Nonconforming Uses.
Variances, conditional use permits and planned development approvals are the formal mechanisms to deviate; see Moraga Variances and Exceptions. Many districts list conditional uses that require a CUP. (§ 8.24.050, e.g., for SFR districts)

Checklist

Confirm the parcel's current zoning designation on the Town Zoning Map (the zoning map adopted by the Town Clerk) and note any PD/MCSP/OS‑M overlays. (§ 8.04.030)
Read the district standards that apply to your parcel (e.g., § 8.24.060 for 1/2/3‑DUA setbacks/dimensions). (§ 8.24.060)
Check MCSP applicability: if in the Moraga Center area, conform to MCSP districts and Figure 8.200 maps. (§ 8.200.020–.040)
Determine whether your project triggers Design Review, Hillside Development Permit, CUP, PD process or a variance. (§ 8.136.020; Ch. 8.48; Ch. 8.72 design review cross‑refs)
Confirm parking, landscaping, signage and FAR rules referenced to your district; consult the Moraga Parking and Moraga Development Standards pages.
For lots in MOSO/N‑OS areas, obtain Planning Commission guidance on allowable density and site standards. (§ 8.52.050–.060)

Risks & Ambiguities

Issue	Why it matters	What to verify
Zoning map vintage / boundary uncertainty	The Town adopted a zoning map dated February 13, 1991; discrepancies or interpretation disputes are resolved by the Planning Commission which can shift allowed uses/density. (§ 8.04.030; § 8.04.040)	Verify the current official map with the Town Clerk and check for any recent rezones or PD overlays.
MOSO / OS‑M restrictions	MOSO lands carry strict restrictions and development prohibitions (slope/ ridgeline restrictions and density ceilings) that can preclude otherwise-allowed development. (§ 8.52.090; § 8.52.130)	If property touches MOSO lands, confirm MOSO designation and consult the MOSO Guidelines and the Planning Commission.
MCSP overrides	The MCSP contains its own zoning districts, FAR and design requirements that supersede general rules within the MCSP area. (§ 8.200.020–.040)	Verify whether the parcel lies inside MCSP Figure 8.200‑1 and apply MCSP rules instead of generic district rules.
Nonconforming setback rules	Older homes may have nonconforming setbacks and special rebuild/expansion rules that differ from current yard minimums. (§ 8.24.070; § 8.20.070)	For historic or pre‑1980 parcels, confirm eligibility for prior‑county setback rules and rebuild rights.
Project‑specific PD standards	PD approvals set project‑specific standards (lot sizes, setbacks, coverage) that differ from base district tables. (§ 8.48.060)	Check PD conditions recorded against the parcel and any stage approvals (conceptual, general development plan).
Design review triggers and discretionary findings	Hillside, MCSP, and certain expansions require design review and added findings; failure to account for these can delay approval. (§ 8.136.030; § 8.136.050)	Confirm which design review standards apply and whether additional findings will be required at discretionary review.

Plain‑English Summary

Moraga’s zoning (Title 8) assigns each parcel to a named district (e.g., 1‑DUA, R‑6, RMCR, OS‑M, PD types, or the MCSP area) that controls what you can build, how dense it can be, setbacks, height and whether special permits are required; confirm the official zoning map and then read the specific district § cited for exact setbacks, densities and permitted uses. (§ 8.04.030; district chapters cited above)

Source References

Town zoning map adoption — § 8.04.030.
Single‑family density districts — Chapter 8.24 (purpose, permitted uses, § 8.24.060 table of lot area & setbacks; maximum height § 8.24.080).
R‑6 district — §§ 8.31.010–.020.
RMCR district — Chapter 8.38 (purpose and uses § 8.38.010–.020).
Planned Development rules — Chapter 8.48 (PD) and Chapter 8.50 (PD‑C). (§§ 8.48.010, 8.48.030, 8.50.010, 8.50.090)
MOSO / open space districts — Chapter 8.52 (OS‑M and N‑OS; density rules § 8.52.060).
Moraga Center Specific Plan (MCSP) area rules — Chapter 8.200 (Fig. 8.200‑1/2; § 8.200.020–.040).
Hillside Development requirements — Chapter 8.136 (applicability and permit triggers).
Floor Area Ratio standards for single‑family — Chapter 8.21.
Nonconforming lots / buildings — Chapter 8.20 (e.g., § 8.20.070).

Also consult these Town guidance pages linked above for process and related standards:

Sources

Retrieved passages

Moraga Zoning Code (§ 8-3105) High relevance
Moraga Zoning Code (chapter describes) High relevance
Moraga Zoning Code (§ 4) High relevance
Moraga Zoning Code (§ 2) High relevance
Moraga Zoning Code (§ 8-3615) High relevance
Moraga Zoning Code (Section 8.200.050) High relevance
Moraga Zoning Code (Section 8.52.130) High relevance
Moraga Zoning Code (section as) High relevance

Cited sections

Official Moraga code library

Frequently asked questions

What does the Moraga zoning map control and where is it adopted?

The Town’s official zoning map (adopted as "The Town of Moraga Zoning Map dated February 13, 1991") is incorporated into Title 8 and establishes the land use district for every parcel; any uncertainty about boundaries is resolved by the Planning Commission. (§ 8.04.030; § 8.04.040)

What can I build on an R‑6 lot in Moraga?

The R‑6 district allows low‑density multifamily development and selected office uses consistent with site constraints; review Chapter 8.31 for permitted uses and specific site standards. (§ 8.31.010–.020)

What are the setback and lot size requirements in the 1‑DUA/2‑DUA/3‑DUA districts?

Minimum lot sizes are 30,000 / 20,000 / 10,000 sq ft for 1/2/3‑DUA respectively; front setbacks commonly 25 / 25 / 20 ft; see § 8.24.060 for the full table and notes about private streets and driveway lengths. (§ 8.24.060)

Do I need Design Review or a Hillside Development Permit for additions?

If the project is within a Hillside Area and meets thresholds (new primary structure; accessory building > 400 sq ft; additions > 500 sq ft or 35% of footprint; grading subject to Design Review), a Hillside Development Permit or additional discretionary findings are required. Check Chapter 8.136. (§ 8.136.020–.040)

How does the Moraga Center Specific Plan (MCSP) affect zoning rules?

The MCSP creates its own MCSP zoning districts and figures (see Figure 8.200‑1/2) and establishes MCSP‑specific standards for setbacks, stepbacks, FAR and circulation that apply inside the MCSP area and may supersede general district rules. (§ 8.200.020–.040)

Can I build on MOSO open space land?

Land designated MOSO open space (OS‑M) is subject to the Moraga Open Space Ordinance; development is generally prohibited except for limited agriculture or conditional uses consistent with MOSO—consult Chapter 8.52. (§ 8.52.090–.120)

Where are the Planned Development (PD) rules and when are they used?

PD rules are in Chapter 8.48; parcels 10 acres or larger are typically classified PD and PD approvals set project‑specific standards. PD‑C (Chapter 8.50) is a variant for multi‑tenant commercial centers and appears on the zoning map as PD‑C‑#. (§ 8.48.030; § 8.50.090)

How are nonconforming lots and rebuilds handled?

Nonconforming lots may still be buildable under Title 8 rules; conversions and rebuilding after involuntary demolition have specific allowances (see Chapter 8.20 and related subsections on nonconforming buildings and conversions). (§ 8.20.070)

If my parcel is near a district boundary, who decides the exact line?

When there is uncertainty about the boundary of a land use district, the Planning Commission determines the location of the boundary under § 8.04.040. (§ 8.04.040)

Where do I find FAR (floor area ratio) limits for single‑family projects?

Single‑family FAR standards are codified in Chapter 8.21; that chapter describes applicability, purpose and certain exemptions for FAR calculations on SFDs and additions. (§ 8.21.010–.030)

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