Moreno Valley Zoning & Land Use Guide

Last updated: 2026-03-22Verified: 2026-03-22

Key Zoning Facts

Planning Department

City of Moreno Valley Community Development Department, Planning Division(951) 413-3206

Zoning Map

View Official Zoning Map

Building Code Edition

2022 California Building Code (CBC, based on 2021 IBC)

ADUs Allowed

Primary District

R1 — Residential-1

Max Height

35 ft

Moreno Valley Zoning Overview

Moreno Valley is a city in Riverside County, California with a population of approximately 208,600 (2020 Census), making it the 20th largest city in the state. The city manages land use through Title 9 (Planning and Zoning) of its Municipal Code, available on eCode360.

Moreno Valley uses a density-based residential zoning system (R1 through R30) where the number indicates the maximum dwelling units per acre, along with commercial districts, a hillside residential zone, and overlay districts.

Key Zoning Districts

Residential Districts (Chapter 9.03)

District	Name	Max Density	Min Lot Size
RR	Rural Residential	Rural/large lot	Large lot
R1	Residential-1	1 du/acre	40,000 sq ft
R2	Residential-2	2 du/acre	20,000 sq ft
RA2	Residential Agriculture-2	2 du/acre	20,000 sq ft
R3	Residential-3	3 du/acre	10,000 sq ft
R5	Residential-5	5 du/acre	7,200 sq ft
R10	Residential-10	10 du/acre	PUD required
R15	Residential-15	15 du/acre	PUD required
R20	Residential-20	20 du/acre	PUD required
R30	Residential-30	30 du/acre	PUD required
HR	Hillside Residential	1 du/2.5 acres (≤10% slope)	Per slope analysis

Higher-density zones (R10–R30) require Planned Unit Development (PUD) approval. Multi-story buildings in these zones must be set back 50 ft from single-family district boundaries; single-story buildings require 20 ft.

For complete dimensional standards (setbacks, heights, lot coverage), see Table 9.03.040 in the Municipal Code.

Commercial Districts (Chapter 9.04)

NC — Neighborhood Commercial
CC — Community Commercial

Special/Overlay Districts

MUI — Mixed-Use Institutional Anchor Overlay

Accessory Dwelling Units (ADUs)

Under California Government Code Section 65852.2, Moreno Valley allows ADUs on residential lots (Ordinance No. 999, Section 9.09.130):

ADU max size: Up to 1,200 sq ft
JADU max size: Up to 500 sq ft
Setbacks: 4 ft minimum from side and rear property lines
Lot size: No minimum lot size requirement
Rental: Long-term rental permitted (business license required); short-term rentals prohibited
Solar: Required on detached new-construction ADUs per state law
Pre-approved plans: The city offers pre-approved detached ADU plans

More information: Moreno Valley ADU page | ADU FAQ

Development Process

Zoning Verification — Check your property's zone using the Map Viewer or contact Planning at (951) 413-3206
Pre-Application Meeting — Recommended for significant projects
Application Submission — Submit required applications per Chapter 9.02
Building Permit — Apply through the Building Division
Inspections — Schedule required inspections during construction
Certificate of Occupancy — Obtain final approval before occupying the structure

Key Considerations

Moreno Valley uses a density-based zone naming system — the number in the zone code (R1, R5, R10, etc.) indicates the maximum dwelling units per acre
Higher-density zones (R10–R30) require Planned Unit Development (PUD) approval
The Hillside Residential (HR) zone has slope-dependent density and development restrictions
The city's 2040 General Plan Update was rescinded per a 2024 court order — verify current zoning designations with the Planning Division
Verify flood zone status using FEMA's Flood Map Service

Disclaimer: This guide provides general information about zoning in Moreno Valley and should not be relied upon as legal advice. Zoning codes are subject to change. Always verify current regulations with the Moreno Valley Planning Division at (951) 413-3206 or review Title 9 on eCode360 before making development decisions.

Regulatory Layers That Apply in Moreno Valley

Your property is subject to ALL of these regulatory layers. Each one can impose additional requirements beyond the others.

Federal

FEMA Flood Zones: Applicable
View FEMA Flood Map

State — California

Building Code: 2022 California Building Code (CBC, based on 2021 IBC)
State ADU Override: Yes (California Government Code Section 65852.2)

View California zoning overview

County — Riverside County

Role: County-level property records, tax assessment, unincorporated area planning

City / Municipal

The city's zoning ordinance, building codes, and local permits form the primary layer of land-use regulation for your property.

Overlay Districts

Private Restrictions

HOA / CC&Rs common: Yes
Check HOA CC&Rs and deed restrictions for additional requirements.

Primary Zoning Districts

R1Residential-1

Min Lot: 40,000 sq ft
Max Height: 35 ft
Front Setback: See Table 9.03.040
Side Setback: See Table 9.03.040
Rear Setback: See Table 9.03.040

R2Residential-2

Min Lot: 20,000 sq ft
Max Height: 35 ft
Front Setback: See Table 9.03.040
Side Setback: See Table 9.03.040
Rear Setback: See Table 9.03.040

R3Residential-3

Min Lot: 10,000 sq ft
Max Height: 35 ft
Front Setback: See Table 9.03.040
Side Setback: See Table 9.03.040
Rear Setback: See Table 9.03.040

R5Residential-5

Min Lot: 7,200 sq ft
Max Height: 35 ft
Front Setback: See Table 9.03.040
Side Setback: See Table 9.03.040
Rear Setback: See Table 9.03.040

R10Residential-10

Min Lot: PUD required
Max Height: 35 ft
Front Setback: 50 ft from single-family boundary (multi-story)
Side Setback: See Table 9.03.040
Rear Setback: See Table 9.03.040

R15Residential-15

Min Lot: PUD required
Max Height: Varies
Front Setback: 50 ft from single-family boundary (multi-story)
Side Setback: See Table 9.03.040
Rear Setback: See Table 9.03.040

R20Residential-20

Min Lot: PUD required
Max Height: Varies
Front Setback: 50 ft from single-family boundary (multi-story)
Side Setback: See Table 9.03.040
Rear Setback: See Table 9.03.040

R30Residential-30

Min Lot: PUD required
Max Height: Varies
Front Setback: 50 ft from single-family boundary (multi-story)
Side Setback: See Table 9.03.040
Rear Setback: See Table 9.03.040

NCNeighborhood Commercial

Min Lot: Varies
Max Height: Varies
Front Setback: Varies
Side Setback: Varies
Rear Setback: Varies

CCCommunity Commercial

Min Lot: Varies
Max Height: Varies
Front Setback: Varies
Side Setback: Varies
Rear Setback: Varies

HRHillside Residential

Min Lot: Per slope analysis
Max Height: 35 ft
Front Setback: See Table 9.03.040
Side Setback: See Table 9.03.040
Rear Setback: See Table 9.03.040

District Code	Name	Min Lot	Max Height	Front Setback	Side Setback	Rear Setback	FAR
R1	Residential-1	40,000 sq ft	35 ft	See Table 9.03.040	See Table 9.03.040	See Table 9.03.040	—
R2	Residential-2	20,000 sq ft	35 ft	See Table 9.03.040	See Table 9.03.040	See Table 9.03.040	—
R3	Residential-3	10,000 sq ft	35 ft	See Table 9.03.040	See Table 9.03.040	See Table 9.03.040	—
R5	Residential-5	7,200 sq ft	35 ft	See Table 9.03.040	See Table 9.03.040	See Table 9.03.040	—
R10	Residential-10	PUD required	35 ft	50 ft from single-family boundary (multi-story)	See Table 9.03.040	See Table 9.03.040	—
R15	Residential-15	PUD required	Varies	50 ft from single-family boundary (multi-story)	See Table 9.03.040	See Table 9.03.040	—
R20	Residential-20	PUD required	Varies	50 ft from single-family boundary (multi-story)	See Table 9.03.040	See Table 9.03.040	—
R30	Residential-30	PUD required	Varies	50 ft from single-family boundary (multi-story)	See Table 9.03.040	See Table 9.03.040	—
NC	Neighborhood Commercial	Varies	Varies	Varies	Varies	Varies	—
CC	Community Commercial	Varies	Varies	Varies	Varies	Varies	—
HR	Hillside Residential	Per slope analysis	35 ft	See Table 9.03.040	See Table 9.03.040	See Table 9.03.040	—

ADU Rules in Moreno Valley

ADUs:Not Allowed

Full ADU rules for Moreno Valley →

Permit Costs & Timelines

Specific permit fee schedules for Moreno Valley are available from the local planning department. Fees vary based on project type, scope, and valuation.

Check Moreno Valley permit fees →

Official Sources

City of Moreno Valley Planning Divisionmoreno-valley.ca.usOfficial source Moreno Valley Municipal Code Title 9 - Planning & Zoning (eCode360)ecode360.comOfficial source Moreno Valley Map Viewer (GIS)moval.govOfficial source Moreno Valley ADU Informationmoval.govOfficial source Moreno Valley GeoHub (Open Data)gis-moval.opendata.arcgis.comOfficial source

Frequently Asked Questions

How do I find the zoning for my property in Moreno Valley?

Use the Moreno Valley Map Viewer (MV2) at moval.gov/city_hall/city_maps.html. You can search by address or APN. You can also contact the Planning Division at (951) 413-3206.

What building code does Moreno Valley follow?

Moreno Valley follows the 2022 California Building Code (CBC, based on 2021 IBC).

Can I build an ADU in Moreno Valley?

Yes. Under California Government Code Section 65852.2, ADUs are allowed on residential lots. ADUs up to 1,200 sq ft, JADUs up to 500 sq ft. Setbacks are 4 ft minimum. The city offers pre-approved ADU plans. Visit moval.gov/adu/ for details.

What does PUD required mean for R10–R30 zones?

Higher-density residential zones (R10, R15, R20, R30) require a Planned Unit Development (PUD) approval, which allows flexible site design while meeting density and development standards.

Disclaimer: The information on this website is provided for general informational purposes only and does not constitute legal, financial, or professional advice. Zoning codes and building regulations change frequently. Always verify current requirements with your local planning department and building authority before making any decisions.