Moraga Zoning Intelligence
Zoning, permitted uses, ADU rules, and development potential for Moraga, California. 21 districts analyzed.
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How is Moraga zoned?
Permitted uses vary by district. Search a Moraga parcel on the map above to see exactly what you can build there.
- Total zoning districts21
- Residential districts12
- Commercial districts7
Statewide law - applies to all California cities, not specific to Moraga.
- California state ADU lawApplies statewide
- SB-9 lot split eligibilityPer parcel review
- SB-79 (transit-oriented housing)Near transit, from Jul 2026
- Density Bonus Law (state)Eligible projects
- Local impact / permittingVerify with Moraga planning
What should developers know about Moraga zoning?
Moraga is a hillside Lamorinda community in Contra Costa County defined by low-density residential development and protected open space. The two largest districts are Moraga Open Space Ordinance (OS-M, ~1,899 acres) and the 3-DUA residential tier at 1,156 acres - together setting the tone for a town where preservation and low-intensity residential use dominate. The residential framework is density-coded: 1-DUA (~710 acres), 2-DUA (~680 acres), 3-DUA (~1,156 acres), and 6-DUA (~170 acres) represent the standard residential tiers, with higher-density multifamily appearing only in the Moraga Center Specific Plan (MCSP) and the R-12, R-20-B, and R-24 zones which together cover roughly 48 acres. Rural Residential (R-R, ~268 acres) adds a low-density transitional tier on the town's edges.
Commercial land is extremely limited: Community Commercial (CC, ~13 acres), Limited Commercial (LC, ~10 acres), and the Moraga Center Specific Plan commercial sub-zone (MCSP-C, ~25 acres) and retail-residential mixed zone (MCSP-RR, ~24 acres) together account for fewer than 75 acres of commercial capacity. The Moraga Center Specific Plan is the town's primary vehicle for mixed-use and higher-density residential development, with sub-zones for Office And Residential (MCSP-OR, ~35 acres) and Multifamily (MCSP-R-6, ~8 acres) alongside its commercial components. Institutional land (INST, ~415 acres) reflects Saint Mary's College and other civic uses. Building controls cover FAR, lot dimensions, density, coverage, perviousness, setbacks, and height - a full suite suited to a hillside community concerned with grading and visual character.
This is pre-development intelligence, not legal advice - verify with the local planning department before acquisition.
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Try ArchiWise free →Moraga, California Zoning Districts: What Do They Mean?
Zoning districts are areas regulated by specific laws that determine land use, building types, and development rules. Each district below shows its zone type and which uses it permits.
| Zone Code | Zone Type | Permitted Uses | Area |
|---|---|---|---|
1-DUA Residential 1 Dwelling Unit Per Acre | - | - | 709.9 ac |
2-DUA Residential 2 Dwelling Unit Per Acre | - | - | 679.9 ac |
3-DUA Residential 3 Dwelling Unit Per Acre | - | - | 1,156.1 ac |
6-DUA Residential 6 Dwelling Unit Per Acre | - | - | 169.9 ac |
What are the building controls in Moraga?
Setback, height, FAR, lot area, and density controls enforced across Moraga zoning districts.
- Assorted
- Far control
- Lot control
- Multi control
- Density control
- Coverage control
- Pervious control
- Lot width control
- Rear setback control
- Side setback control
- Front setback control
- Building height control
Cities near Moraga
Moraga zoning: frequently asked questions
What development opportunities exist within the Moraga Center Specific Plan?
The MCSP is Moraga's designated mixed-use and intensification zone, covering approximately 120 acres across commercial, office-residential, retail-residential, and multifamily sub-zones. It represents the primary location for any meaningful infill residential or commercial development in the town. Buyers should review the MCSP document directly, as each sub-zone (MCSP-C, MCSP-OR, MCSP-RR, MCSP-R-6) carries its own density, use, and design standards that differ from the town's base zoning.
How does the density-coded residential zoning work in Moraga?
Moraga's residential districts use a dwelling-units-per-acre naming convention: 1-DUA, 2-DUA, 3-DUA, and 6-DUA. These codes directly express the maximum residential density for each district - which is useful for feasibility modeling. The 3-DUA classification is the largest residential zone at roughly 1,156 acres, making suburban-scale single-family the dominant housing type. The step up to 6-DUA covers only about 170 acres, predominantly in transitional locations closer to the town center.
What multifamily residential options are available in Moraga outside the specific plan?
Higher-density multifamily is limited to R-12 (~23 acres, up to 12 du/ac), R-20-B (~13 acres, up to 20 du/ac), and R-24 (~12 acres, up to 24 du/ac) - a combined 48 acres. These small zones, together with the MCSP's multifamily component, represent the full scope of apartment-scale development potential in Moraga. California ADU law applies citywide and creates additional unit capacity on all residential parcels regardless of base zoning.
How significant is the open space protection in Moraga, and does it limit development?
Moraga Open Space Ordinance (OS-M, ~1,899 acres) and Non-Moraga Open Space (N-OS, ~553 acres) together preserve roughly 2,450 acres from development. This represents a very large share of the town's total land area and is a deliberate policy choice - Moraga has used its open space ordinance aggressively to protect hillside ridgelines, creek corridors, and wildlife habitat. Development proposals adjacent to OS-M land will face scrutiny regarding grading, view impacts, and habitat buffers.
What commercial services are available within Moraga's retail and commercial zones?
Community Commercial (CC, ~13 acres) and Limited Commercial (LC, ~10 acres) anchor the standard commercial districts, typically serving neighborhood grocery, restaurant, and service needs. The Rheem Park zones (RMCR, ~25 acres, and RMOR, ~12 acres) add mixed commercial-residential and mixed office-residential capacity in the Rheem Park area, a secondary retail node. Total commercial land in Moraga is under 90 acres - consistent with a town that manages commercial growth to preserve its residential character.
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Zoning data is pre-development intelligence, not legal advice. Verify with the Moraga planning department before acquisition or design.