Moreno Valley, California Zoning Map
Zoning, overlays and hazards on every parcel — and an answer to what the code actually lets you build. Compiled from current zoning data for all 97 districts.
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What's in the Moreno Valley dataset
Every field below is available for any Moreno Valley parcel, on the map and through the AI.
Zoning
- District code & full name
- Category & ordinance article
- Parcel boundary & APN
- All 97 districts mapped
Use classes, resolved
- Read per zoning district
Building controls
- Maximum building height
- Floor area ratio (FAR)
- Front setback
- Side setback
Overlays, hazards & AI
- Flood hazard & environmental layers
- Ask the AI about any parcel
- Powered by live parcel data
Where uses are permitted in Moreno Valley
Share of Moreno Valley's zoned land where each use is permitted.
- Single-family
- 56.07%
- Multi-family
- 13.04%
- Two-family
- 0.20%
- Retail
- 14.90%
- Eating & drinking
- 16.14%
- Office
- 14.17%
- Hotel / motel
- 11.84%
- Industrial
- 3.82%
- Storage & warehouses
- 43.38%
Moreno Valley, 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 | Category | Permitted Uses | Area | Details |
|---|---|---|---|---|
BP Industrial Business Park | Industrial | - | 198 ac | Standards & uses → |
BPX Business Park Mixed Use | Mixed |
| 50.5 ac | Standards & uses → |
CC Community Commercial | Commercial |
| 645.9 ac | Standards & uses → |
COMU Corridor Mixed Use | Mixed |
| 12.7 ac | Standards & uses → |
Showing 4 of 97 districts
Start from what you're trying to build
Each one runs against the live Moreno Valley dataset and returns the districts, standards and approvals involved.
Where can I build multifamily in Moreno Valley?
4 of 97 districts permit multifamily - by right, conditionally, or by variance.
Run it →Which sites allow a warehouse?
3 industrial districts (BP, I, LI) with height and access limits.
Run it →Are ADUs allowed in Moreno Valley?
Allowed statewide under California law, subject to local development standards.
Run it →What does BP actually permit?
The full standards for one district, read straight from the source.
Run it →What should developers know about Moreno Valley zoning?
Moreno Valley is one of the Inland Empire's largest cities and one of California's fastest-growing logistics markets. Its zoning code deploys 97 districts across a wide range of residential, commercial, industrial, and planned development categories that reflect the city's rapid growth. The residential layer is anchored by R5 (Residential 5 du/ac Suburban, ~5,416 acres) - the largest single district by a wide margin - with a full spectrum of lower-density tiers from R1 (~1,198 acres) and Residential Agriculture RA2 (~1,607 acres) up through multifamily designations R10, R15, R20, and R30. The Hillside Residential and Large Lot (HR, ~1,315 acres) tier adds a hillside-sensitive residential category for the city's foothills.
On the commercial and industrial side, Community Commercial (CC, ~646 acres) is the dominant retail zone, and Light Industrial (LI, ~534 acres) together with Industrial Business Park (BP, ~198 acres) and Business Park Mixed Use (BPX, ~50 acres) position the city to capture continued logistics and distribution growth. The Downtown Center (DC, ~102 acres) and Downtown Center Specific Plan Aquabella (DC-SP-218, ~659 acres) signal a deliberate effort to build a walkable downtown district - Aquabella being one of the Inland Empire's more ambitious mixed-use specific plan projects. Open Space Park (OS, ~1,753 acres) and Public Facilities (P, ~505 acres) round out the non-developable classifications. Building controls cover FAR, lot dimensions, density, coverage, perviousness, setbacks, and height across all districts.
This is pre-development intelligence, not legal advice - verify with the local planning department before acquisition.
Moreno Valley zoning: frequently asked questions
What industrial and logistics development opportunities exist in Moreno Valley?
Light Industrial (LI, ~534 acres), Industrial Business Park (BP, ~198 acres), and Business Park Mixed Use (BPX, ~50 acres) provide roughly 780 acres of employment land. The city's position at the junction of the 60 and 215 freeways has made it a significant logistics destination, with multiple large distribution centers already operating. The BPX classification is worth particular attention for developers targeting e-commerce or flex tenants that need a mix of office and warehouse space in a single campus.
What is the Aquabella Specific Plan and what does it allow?
DC-SP-218 (Downtown Center Specific Plan Aquabella, ~659 acres) is Moreno Valley's signature mixed-use entitlement - one of the largest specific plan areas in the Inland Empire. It encompasses the Downtown Center area and envisions a walkable core with retail, residential, office, and civic uses. Buyers evaluating parcels within the Aquabella SP boundary should pull the specific plan document for current entitlement status, remaining buildout capacity, and any infrastructure obligation agreements.
How are the residential density tiers structured for multifamily investors?
Moreno Valley's multifamily tiers use density-in-the-name conventions: R10 (~203 acres, up to 10 du/ac), R15 (~429 acres, up to 15 du/ac), R20 (~284 acres, up to 20 du/ac), and R30 (~153 acres, up to 30 du/ac). Combined, these four multifamily classifications cover over 1,060 acres - substantial multifamily capacity. California density bonus law can add units above the base classification density on qualifying projects, making R20 and R30 parcels particularly relevant for apartment developers.
What are the agricultural and rural residential classifications used for?
Residential Agriculture RA2 (~1,607 acres) and Rural Residential (RR, ~57 acres) reflect Moreno Valley's transitional character on its eastern and southern edges where the city abuts unincorporated county land. RA2 at 2 du/ac accommodates hobby farm and rural-lifestyle residential parcels. These classifications can be relevant to investors tracking long-term rezoning trends as city infrastructure extends eastward and pressure builds for residential conversion at higher densities.
How do ADU and SB-9 rights apply across Moreno Valley's suburban residential zones?
California's ADU law and SB-9 lot-split provisions apply throughout Moreno Valley, including in the large R5 suburban residential zone that dominates the city's residential land base. R5's density (5 du/ac) means typical parcels are large enough to accommodate at least one ADU by right. SB-9 can enable lot splits on qualifying R5 and other single-family parcels, potentially doubling unit yield. The city's planning department can advise on objective design standards that govern ADU siting and design.
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Zoning data is pre-development intelligence, not legal advice. Verify with the Moreno Valley planning department before acquisition or design.