Zoning Report

Moreno Valley, CA Zoning

Moreno Valley regulates land use through Title 9 of its municipal code, with a conventional zoning framework that includes residential, commercial, industrial, open space/agricultural, and several special and mixed-use districts. The city’s code pairs district-based use rules with separate development review procedures, general development standards, and special use standards. Available sources show an active planning framework with updated use tables through 2024 and city-led guidance for ADUs, objective design standards, and active project review.

Last researched June 2026

zoning districtsmixed-use districtsBusiness FlexDowntown Centerairport compatibilityminor development reviewconditional use permitsaccessory structuresADUsfloodplain riskplanning commission activitydensity bonus

Zoning Districts in Moreno Valley, CA

Rural Residential (RR)

Low-density residential district intended for rural-style residential development.

Allowed uses: Residential uses per Permitted Uses Table 9.02.020, Accessory residential uses subject to code standards

Hillside Residential (HR)

Residential district applied in hillside areas, with use and development controls tied to the city’s zoning code.

Allowed uses: Residential uses per Permitted Uses Table 9.02.020, Accessory residential uses subject to code standards

Residential 1 (R1)

Single-family-oriented residential district with a stated minimum lot size of forty thousand (40,000) square feet.

Allowed uses: Residential uses per Permitted Uses Table 9.02.020, Accessory residential uses

Residential 2 (R2)

Lower-density residential district with a stated minimum lot size of twenty thousand (20,000) square feet.

Allowed uses: Residential uses per Permitted Uses Table 9.02.020, Accessory residential uses

Residential Agriculture 2 (RA2)

Residential-agricultural district with larger lots and potential for animal-keeping or rural-residential patterns subject to special standards.

Allowed uses: Residential uses per Permitted Uses Table 9.02.020, Accessory residential uses, Animal keeping subject to Animal Keeping Requirements Table

Residential 3 (R3)

Residential district with a stated minimum lot size of ten thousand (10,000) square feet.

Allowed uses: Residential uses per Permitted Uses Table 9.02.020, Accessory residential uses

Residential 5 (R5)

Residential district with a stated minimum lot size of seven thousand two hundred (7,200) square feet.

Allowed uses: Residential uses per Permitted Uses Table 9.02.020, Accessory residential uses

Residential 10 (R10)

Higher-density residential district than the city’s large-lot districts.

Allowed uses: Residential uses per Permitted Uses Table 9.02.020

Residential 15 (R15)

Medium-density residential district.

Allowed uses: Residential uses per Permitted Uses Table 9.02.020

Residential 20 (R20)

Higher-density residential district.

Allowed uses: Residential uses per Permitted Uses Table 9.02.020

Residential 30 (R30)

One of the city’s more intensive residential districts.

Allowed uses: Residential uses per Permitted Uses Table 9.02.020

Residential Single-Family 10 (RS10)

Single-family residential district identified in the city’s district list.

Allowed uses: Residential uses per Permitted Uses Table 9.02.020

Neighborhood Commercial (NC)

Commercial district intended for neighborhood-serving commercial uses.

Allowed uses: Commercial uses per Permitted Uses Table 9.02.020

Community Commercial (CC)

Broader commercial district for community-serving retail and service uses.

Allowed uses: Commercial uses per Permitted Uses Table 9.02.020

Village Commercial (VC)

Commercial district identified in the city’s district list.

Allowed uses: Commercial uses per Permitted Uses Table 9.02.020

Tourist Recreation Commercial (TRC)

Commercial district intended for tourist and recreation-oriented commercial activity.

Allowed uses: Commercial uses per Permitted Uses Table 9.02.020

Office Commercial (OC)

Commercial/office district identified in the zoning district list.

Allowed uses: Commercial and office uses per Permitted Uses Table 9.02.020

Office (O)

Office-focused district identified in the zoning district list.

Allowed uses: Office uses per Permitted Uses Table 9.02.020

Open Space (OS)

District for open space lands and low-intensity uses.

Allowed uses: Open-space related uses per Permitted Uses Table 9.02.020

Agriculture (AG)

Agricultural district identified in the zoning district list.

Allowed uses: Agricultural uses per Permitted Uses Table 9.02.020

Public (P)

Special district for public uses and facilities.

Allowed uses: Public and institutional uses per Permitted Uses Table 9.02.020

Specific Plan (SP)

Special district where precise zoning is adopted separately and reflected on the zoning atlas.

Allowed uses: Uses governed by the applicable specific plan

Business Flex (BF)

A flexible business district intended for production, distribution, repair, and supporting office/commercial space, especially along Alessandro Boulevard between Old Highway 215 and Elsworth Street.

Allowed uses: Light manufacturing, Research and development, Warehousing and distribution, Automobile services and repair, Other uses consistent with applicable airport land use compatibility regulations

Downtown Center (DC)

The city’s intended primary downtown hub, planned for a mix of business, entertainment, residential, cultural, and civic uses, with the highest intensity along Nason Street.

Allowed uses: Mixed business uses, Entertainment uses, Residential uses, Cultural uses, Civic uses

Mixed Use Development 1 (MUD1)

Mixed-use district identified in the zoning district list.

Allowed uses: Uses per Permitted Uses Table 9.02.020

Mixed Use Development 2 (MUD2)

Mixed-use district identified in the zoning district list.

Allowed uses: Uses per Permitted Uses Table 9.02.020

Medical Use Overlay (MUO)

Special overlay district identified in the district list.

Allowed uses: Uses governed by underlying district and overlay provisions

Airport Installation Compatibility Use Zone (AICUZ)

Airport-related compatibility overlay identified in the district list.

Allowed uses: Uses governed by underlying district and airport compatibility constraints

Outdoor Advertising Display Overlay (OADO)

Overlay district for outdoor advertising displays.

Allowed uses: Outdoor advertising displays subject to overlay standards

Recent Zoning Changes

The available code sources show that Moreno Valley’s permitted-use provisions have been amended many times, including cited ordinances through 2023 and 2024. The source material also shows active entitlement and environmental review activity for at least one major housing proposal in 2025, but the provided data does not include a full recent ordinance log or adopted text for each change.

Setbacks, Lot Size & Height Limits in Moreno Valley, CA

The provided sources give partial dimensional information. The strongest dimensional data in the research set is for the Business Flex district and for accessory structures in residential districts; full residential, commercial, and industrial district tables were not included in the gathered excerpts.

District	Standard	Requirement
Residential 1 (R1)	minimum lot size	forty thousand (40,000) square feet
Residential 2 (R2)	minimum lot size	twenty thousand (20,000) square feet
Residential Agriculture 2 (RA2)	minimum lot size	twenty thousand (20,000) square feet
Residential 3 (R3)	minimum lot size	ten thousand (10,000) square feet
Residential 5 (R5)	minimum lot size	seven thousand two hundred (7,200) square feet
Business Flex (BF)	minimum site area	Commercial minimum 10,000 square feet; and warehousing uses minimum 35,000 square feet
Business Flex (BF)	minimum site width	80 — feet
Business Flex (BF)	minimum site depth	100 — feet
Business Flex (BF)	front building setback	5 to 10 — Building areas above 30 feet in height shall be set back an additional five feet for every 10 feet of additional structure height unless otherwise approved by the Planning Commission.
Business Flex (BF)	side street building setback area	10 — Building areas above 30 feet in height shall be set back an additional five feet for every 10 feet of additional structure height unless otherwise approved by the Planning Commission.
Business Flex (BF)	lot coverage, maximum	60%
Business Flex (BF)	floor area ratio	0.5 — Further restrictions/regulations per the 2014 Airport Land Use Compatibility Plan may apply.
Business Flex (BF)	building height, maximum	35 feet in B1 or B2; and up to 70 feet in C1 of the ALUC Plan — Further restrictions/regulations per the 2014 Airport Land Use Compatibility Plan may apply.
Business Flex (BF)	parking side street setback	10
Business Flex (BF)	setback landscaping	10
Residential districts	accessory structure setback to rear property line	five feet — Applies to accessory structures not used for living purposes up to 15 feet in height unless otherwise provided.
Residential districts	accessory structure setback to interior side property line	five feet — Applies to accessory structures not used for living purposes up to 15 feet in height unless otherwise provided.
Residential districts	accessory structure setback to street side property line	10 feet — Applies to accessory structures not used for living purposes up to 15 feet in height unless otherwise provided.
Residential districts	maximum accessory structure area within any required yard	600 square feet — No accessory structure within any required yard shall exceed this gross floor area.
Residential districts	maximum accessory structure yard occupancy	25% — Above-ground accessory structures shall occupy no more than 25% of any required yard.
Residential districts	yard projection for architectural features into front or rear yard	four feet — Examples include steps, eaves, awnings, chimneys, balconies, stairways, wing walls and bay windows.
Residential districts	yard projection for architectural features into side yard	up to four feet — A minimum setback of three feet to the side property line must be maintained.

ADU, Rental & Special Use Rules in Moreno Valley, CA

Accessory Dwelling Units / Granny Units / Second Units

The code excerpt confirms that granny units and second units are subject to dedicated setback rules in Sections 9.09.120 and 9.09.130, and the Planning Division provides a separate ADU information page.

Setbacks are governed by Sections 9.09.120 and 9.09.130.
City maintains a dedicated ADU information resource.
Project-specific standards should be verified directly from the city’s ADU code and guidance.

Animal Keeping

Animal keeping is separately regulated by zoning and property size, and the city FAQ points users to the Animal Keeping Requirements Table.

Roosters are prohibited in the city.
Other livestock such as chickens, goats, horses and pigs are regulated by zoning and size of property.

Overlay Districts in Moreno Valley, CA

Medical Use Overlay (MUO)

An official overlay district listed in the zoning district framework.

Airport Installation Compatibility Use Zone (AICUZ)

An airport-related compatibility district listed in the zoning framework.

Outdoor Advertising Display Overlay (OADO)

An overlay district listed in the zoning district framework for outdoor advertising displays.

Flood Hazard Areas / FEMA Special Flood Hazard Areas

The city provides flood hazard information and explains FEMA FIRM flood zones including Zone A, AE, AH, AO, AR, A99, V, VE, X, and D. The city identifies the Special Flood Hazard Areas as Zone A, AE, AH AO, AR, A99, V and VE.

Moreno Valley, CA Zoning FAQ

Are ADUs allowed in Moreno Valley, CA?

The code excerpt confirms that granny units and second units are subject to dedicated setback rules in Sections 9.09.120 and 9.09.130, and the Planning Division provides a separate ADU information page.

What are the setback requirements in Moreno Valley, CA?

Setbacks vary by district. Examples — Business Flex (BF): 5 to 10; Business Flex (BF): 10; Business Flex (BF): 10; Business Flex (BF): 10. Always confirm the exact yard requirements for your district with Moreno Valley, CA.

What is the minimum lot size in Moreno Valley, CA?

Minimum lot size depends on the zoning district — Residential 1 (R1): forty thousand (40,000) square feet; Residential 2 (R2): twenty thousand (20,000) square feet; Residential Agriculture 2 (RA2): twenty thousand (20,000) square feet; Residential 3 (R3): ten thousand (10,000) square feet.

How tall can buildings be in Moreno Valley, CA?

Height limits are set per district — Business Flex (BF): 35 feet in B1 or B2; and up to 70 feet in C1 of the ALUC Plan.

What zoning districts are in Moreno Valley, CA?

Moreno Valley, CA includes districts such as Rural Residential (RR), Hillside Residential (HR), Residential 1 (R1), Residential 2 (R2), Residential Agriculture 2 (RA2), Residential 3 (R3), Residential 5 (R5), Residential 10 (R10).

Are there flood zones or overlay districts in Moreno Valley, CA?

Environmental constraints are a material issue in Moreno Valley based on the city’s flood resources, airport compatibility references, and the CEQA issues identified for recent large projects. Flooding is the clearest documented citywide constraint in the provided sources.

Have there been recent zoning changes in Moreno Valley, CA?

The available code sources show that Moreno Valley’s permitted-use provisions have been amended many times, including cited ordinances through 2023 and 2024. The source material also shows active entitlement and environmental review activity for at least one major housing proposal in 2025, but the provided data does no…

Common questions about Moreno Valley, CA zoning

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Sources

Chapter 9.02: PERMITS AND APPROVALS - City of Moreno Valley, CA — Provided the structure of permitted-use tables and key approval-process rules, especially Minor Development Review and general permit/approval framework.
Chapter 9.08: GENERAL DEVELOPMENT STANDARDS - City of Moreno Valley, CA — Provided accessory-structure setbacks, yard encroachment rules, and references to ADU/second-unit setback sections.
Chapter 9.07: SPECIAL DISTRICTS - City of Moreno Valley, CA — Provided Business Flex and Downtown Center district descriptions, use patterns, and Business Flex dimensional standards.
Planning Commission February 12, 2026 - YouTube — Confirmed active Planning Commission operations and captured public-comment topics relevant to circulation and process.
Microsoft Word - Chapter 9.01-9.10 Final Draft — Provided city district list, minimum lot sizes for several residential districts, and ordinance history references for the zoning code update.
Moreno Valley, CA Flood Map and Climate Risk Report | First Street — Provided third-party flood-risk context for town-level environmental screening; used cautiously as non-municipal supplemental context.
Moreno Valley: Flood Protection — Provided official city flood-hazard information, flood zone descriptions, and practical flood-risk guidance.
Moreno Meadows — Provided a recent housing-project example, current entitlement status, zoning context, density bonus relevance, and environmental issue categories.
Planning Division | Moreno Valley CDD — Confirmed planning functions, support bodies, active project review, ADU resources, objective design standards, and zoning map access.
MV CDD Zoning FAQ — Provided official staff guidance on rezoning hearings, zoning map access, fence rules, animal keeping, and code lookup links.
Moreno Valley: Municipal Code — Confirmed the city’s online code source and the city’s warning to verify timeliness and accuracy.
City Council Meetings & Planning Commission Agendas | Moreno Valley — Provided Planning Commission and City Council meeting schedules and basic hearing logistics.

This summary is AI-generated from public municipal sources and is not legal, engineering, or land-use advice. Always verify zoning with Moreno Valley, CA officials before making decisions.