Local zoning · Monrovia
Monrovia — Variances and Exceptions
Variances and Exceptions under the Monrovia local zoning and planning code, with the controlling citations.
Quick answer
Monrovia allows Minor Exceptions for small adjustments like a +10% FAR increase and setback cuts (front 15%, side 2 ft, rear 20%) when warranted (§ 17.52.110). Larger relief requires a Variance, which needs special-circumstance findings and cannot authorize new uses; the Commission decides within 40 days, and you must start within 1 year or the variance expires (§ 17.52.100; § 17.52.120).
Last reviewed: July 25, 2026 · AI-generated analysis · General information, not legal advice · detailsless
Compiled from Monrovia's adopted code with AI research tools and grounded in the sources cited below. Verify with Monrovia planning staff before relying on it.
Overview
Monrovia’s zoning code (Title 17) provides two primary relief valves when strict application of development standards would cause practical hardship: major variances decided by the Planning Commission and minor exceptions decided by the Development Review Committee (DRC). These tools do not change permitted land uses; they only adjust otherwise applicable standards when specific findings are met. The code also contains narrow, topic‑specific exceptions (e.g., wireless facilities and subdivision lot design).
A variance in Monrovia cannot authorize a land use that the zone does not otherwise allow; it only adjusts development standards when special property circumstances would deprive the parcel of privileges others enjoy in the same zone (§ 17.52.100(A), (C)).
What each relief tool can and cannot do
Variance (major)
- What it is: A site‑specific deviation from ordinance standards due to special property circumstances (size, shape, topography, location, surroundings) where strict application would deprive the property of privileges enjoyed by others in the same zone (§ 17.52.100(A)).
- What it cannot do: Authorize a use not otherwise allowed in the zone; it must avoid conferring special privileges (§ 17.52.100(B), (C)).
Minor Exception (DRC)
- What it is: A limited menu of small deviations from development standards when warranted by practical difficulties or unnecessary hardships and consistent with code intent (§ 17.52.110(A)).
- What it cannot do: Go beyond the enumerated items/limits in § 17.52.110(A) (e.g., large parking reductions for nonresidential uses are not eligible under minor exceptions).
Topic‑specific exceptions
- Wireless facilities: Exception findings and CUP trigger are set in the wireless chapter (§ 17.46.200).
- Transportation Demand Management (TDM): Variances to TDM measures only if alternative strategies are feasible (§ 17.24.180).
- Subdivision lot specs: Limited exceptions in the subdivision title (§ 16.24.270).
Related topics you’ll likely touch: baseline zoning, underlying development standards, parking ratios, design review procedures, overlay districts (e.g., hillside), historic preservation, signage, and nonconforming uses.
Decision-makers, procedures, and timing
| Relief tool | Decision body | Key steps/timing | Appeal/expiration | Code Reference |
|---|---|---|---|---|
| Minor Exception | Development Review Committee (“Committee”) | Written application; noticed public hearing; mailed/delivered notice to owners within 100 ft at least 10 days prior (§ 17.52.110(B), (C)) | Per DRC action; see city procedures for appeal. | § 17.52.110 |
| Major Variance | Planning Commission (“Commission”) | Written application; noticed public hearing; Commission decision within 40 days of first hearing unless continued (§ 17.52.120(B), (D), (E)) | Final after a 10‑day appeal period; must begin use/development within 1 year or it expires; extensions allowed up to 3 years total (§ 17.52.120(F)) | § 17.52.120 |
| TDM Variance | Development Review Committee | Findings limited to TDM feasibility/alternatives; conditioned on alternative strategies (§ 17.24.180(A)–(B)) | As conditioned by DRC | § 17.24.180 |
| Wireless Exception | Reviewing authority at a noticed hearing; requires CUP when an exception is requested (§ 17.46.200(C)(2)) | Findings require proof of technological infeasibility, signal interference, effective prohibition, or legal conflict; city may require peer RF review at applicant expense (§ 17.46.200(A)–(D)) | As conditioned; CUP governs | § 17.46.200 |
Minor Exceptions — What can be approved and how far they go
These are the only deviations eligible as a “minor exception” in Monrovia. Anything outside this list requires a different entitlement (e.g., variance, CUP, or other permit as applicable).
| Topic | Allowance (maximum) | Notes | Code Reference |
|---|---|---|---|
| Floor Area Ratio (FAR) | +10% over maximum | Citywide | § 17.52.110(A)(1) |
| Front setback | 15% reduction | Citywide | § 17.52.110(A)(2)(a) |
| Side setback | Reduce by up to 2 ft, or for aligned additions, minimum 3 ft from property line | Citywide | § 17.52.110(A)(2)(b) |
| Rear setback | 20% reduction | Citywide | § 17.52.110(A)(2)(c) |
| Separation between buildings | 20% reduction; on single‑family developed lots, up to 30% | Citywide | § 17.52.110(A)(2)(d) |
| Setbacks in Residential Foothill (RF) with graded pads | 20% reduction for all setbacks | RF only | § 17.52.110(A)(2)(e) |
| Swimming pools | Exceptions allowed | Scope set by DRC | § 17.52.110(A)(3) |
| Height match for significant homes | Allow an addition to exceed maximum building height to match original house height for architecturally/historically significant homes | Residential zones | § 17.52.110(A)(4) |
| Minimum dwelling unit floor area | Up to 5% reduction | Residential | § 17.52.110(A)(5) |
| Fences, hedges, walls | Exceptions allowed | Scope set by DRC | § 17.52.110(A)(6) |
| Recreation space | Allow common recreation space to substitute for private recreation space | Multi‑unit contexts | § 17.52.110(A)(7) |
| Service stations | Area, width, and setback reductions up to 10% | Commercial | § 17.52.110(A)(8) |
| Parking (residential) | Reductions for existing single‑family and existing multi‑family units (but not elimination of all parking) | Existing units only | § 17.52.110(A)(9)(a) |
| Parking (nonresidential) | Reductions allowed, but not over 10% via Minor Exception | Larger cuts require a different entitlement | § 17.52.110(A)(9)(b) |
| Signs | Deviations from sign regulations | Consider against code intent | § 17.52.110(A)(10) |
Variances — Core findings and limits
- Required showing: Because of special circumstances of the property (e.g., size, shape, topography, location, surroundings), strict application would deprive the property of privileges enjoyed by other similarly zoned property (§ 17.52.100(A)).
- No special privileges: Conditions must prevent the approval from becoming an inconsistent special privilege (§ 17.52.100(B)).
- No use variances: A variance cannot authorize a use not otherwise allowed in the zone (§ 17.52.100(C)).
How variances interact with CUPs:
- For both minor and major conditional use permits, the city must find the use will comply with zoning “except for approved variances,” meaning a variance may run in parallel to support CUP compliance findings (§ 17.52.200(D), § 17.52.290(D)).
- Variance applications require a fee set by Council resolution (§ 17.52.120(C)).
Topic‑specific exceptions outside the general variance/minor‑exception track
- Wireless telecommunications facilities: An exception may be granted at a noticed public hearing if the reviewing authority finds technological infeasibility, unreasonable interference with signal quality, effective prohibition of service, or that denial would violate state/federal law. Request must be made with the facility permit application; a CUP is required whenever an exception is requested, or for facilities in discouraged locations. The city may require peer RF review at the applicant’s expense (§ 17.46.200(A)–(D)).
- Transportation Demand Management (TDM): The DRC may grant a variance from TDM requirements only when (1) a required TDM measure is not applicable due to special circumstances of the project, and (2) feasible alternative TDM strategies are substituted. Any such variance must be conditioned on those alternatives (§ 17.24.180(A)–(B)).
- Subdivision lot specifications: Title 16 sets lot standards (frontage, width, depth, corner lot width, flag/double frontage, etc.), with limited exceptions such as private ways, added corner lot width, and historic preservation incentive frontage flexibility. These apply at subdivision map stage, separate from Title 17 zoning variances (§ 16.24.270).
Citywide applicability by zoning district
Monrovia’s established districts are listed in § 17.04.030. Variances and minor exceptions are available citywide, but what you may adjust depends on the underlying standards in each district and, for minor exceptions, the menu in § 17.52.110.
RF — Residential Foothill
- Applicability: Variances per § 17.52.100; Minor Exceptions per § 17.52.110, including a special 20% setback reduction for lots with graded pads (§ 17.52.110(A)(2)(e)).
- Purpose/typical uses/key dimensional standards: Not found in source materials. Verify with the jurisdiction and see development standards.
RE — Residential Estate
- Applicability: Same variance/exception framework as above (§ 17.52.100; § 17.52.110).
- Purpose/typical uses/key dimensional standards: Not found in source materials. Verify with the jurisdiction.
RL — Residential Low Density
- Applicability: Variances/Minor Exceptions available (§ 17.52.100; § 17.52.110).
- Purpose/typical uses/key dimensional standards: Not found in source materials. Verify with the jurisdiction.
RM4000 — Residential Medium Density
- Applicability: Variances/Minor Exceptions available (§ 17.52.100; § 17.52.110).
- Purpose/typical uses/key dimensional standards: Not found in source materials. Verify with the jurisdiction.
RM3500/PUD — Residential Medium Density / Planned Unit Development
- Applicability: Variances/Minor Exceptions apply; PUD overlay may add procedures/standards (check overlay districts).
- Purpose/typical uses/key dimensional standards: Not found in source materials. Verify with the jurisdiction.
RM3500 — Residential Medium Density
- Applicability: Variances/Minor Exceptions available (§ 17.52.100; § 17.52.110).
- Purpose/typical uses/key dimensional standards: Not found in source materials. Verify with the jurisdiction.
RM3000/PUD — Residential Medium Density / Planned Unit Development
- Applicability: Variances/Minor Exceptions available; consider PUD process if applicable.
- Purpose/typical uses/key dimensional standards: Not found in source materials. Verify with the jurisdiction.
RM3000 — Residential Medium Density
- Applicability: Variances/Minor Exceptions available.
- Purpose/typical uses/key dimensional standards: Not found in source materials.
RM2500 — Residential Medium Density
- Applicability: Variances/Minor Exceptions available.
- Purpose/typical uses/key dimensional standards: Not found in source materials.
RH — Residential High Density
- Applicability: Variances/Minor Exceptions available.
- Purpose/typical uses/key dimensional standards: Not found in source materials.
NC — Neighborhood Commercial
- Applicability: Variances/Minor Exceptions available; service station reductions up to 10% are eligible as a Minor Exception (§ 17.52.110(A)(8)).
- Purpose/typical uses/key dimensional standards: Not found in source materials.
HCD — Historic Commercial Downtown
- Applicability: Variances/Minor Exceptions available; sign deviations may be considered under Minor Exceptions alongside signage standards (§ 17.52.110(A)(10)).
- Purpose/typical uses/key dimensional standards: Not found in source materials.
CRS — Commercial–Regional/Subregional
- Applicability: Variances/Minor Exceptions available; nonresidential parking reductions via Minor Exception capped at 10% (§ 17.52.110(A)(9)(b)).
- Purpose/typical uses/key dimensional standards: Not found in source materials.
RCC — Retail Corridor Commercial
- Applicability: Variances/Minor Exceptions available; see parking/sign items above.
- Purpose/typical uses/key dimensional standards: Not found in source materials.
RCM — Retail Corridor Mixed Use
- Applicability: Variances/Minor Exceptions available; check parking and design review.
- Purpose/typical uses/key dimensional standards: Not found in source materials.
O/RD/LM — Office/Research and Development/Light Manufacturing
- Applicability: Variances/Minor Exceptions available; nonresidential parking reductions limited to 10% via Minor Exception (§ 17.52.110(A)(9)(b)).
- Purpose/typical uses/key dimensional standards: Not found in source materials.
BE — Business Enterprise
- Applicability: Variances/Minor Exceptions available.
- Purpose/typical uses/key dimensional standards: Not found in source materials.
M — Manufacturing
- Applicability: Variances/Minor Exceptions available; wireless facility exceptions may also apply if relevant (§ 17.46.200).
- Purpose/typical uses/key dimensional standards: Not found in source materials.
PD — Planned Development
- Applicability: Variances/Minor Exceptions may apply to adopted PD standards; confirm PD‑specific regulations.
- Purpose/typical uses/key dimensional standards: Not found in source materials.
SP — Specific Plan
- Applicability: Variances/Minor Exceptions apply to SP regulations unless the SP provides its own relief mechanisms; verify case‑by‑case.
- Purpose/typical uses/key dimensional standards: Not found in source materials.
P/QP — Public/Quasi‑Public
- Applicability: Variances/Minor Exceptions available; wireless exceptions and CUPs may be relevant (§ 17.46.200).
- Purpose/typical uses/key dimensional standards: Not found in source materials.
HWP — Hillside Wilderness Preserve
- Applicability: Variances/Minor Exceptions available; hillside contexts often involve topographic special circumstances (§ 17.52.100(A)).
- Purpose/typical uses/key dimensional standards: Not found in source materials.
HR — Hillside Recreation
- Applicability: Variances/Minor Exceptions available.
- Purpose/typical uses/key dimensional standards: Not found in source materials.
ANF — Angeles National Forest
- Applicability: Zoning designation acknowledged; verify city jurisdictional authority and applicable standards before seeking relief.
- Purpose/typical uses/key dimensional standards: Not found in source materials.
(See § 17.04.030 for the full district list.)
Checklist
- Confirm the base zone, overlays, and applicable development standards for the site (§ 17.04.030).
- Identify whether your request fits a Minor Exception menu item and its numeric cap (§ 17.52.110(A)(1)–(10)).
- If not eligible as a Minor Exception, prepare a Variance application demonstrating special property circumstances and deprivation of privileges (§ 17.52.100(A)).
- For nonresidential parking cuts beyond 10%, plan for a different entitlement than a Minor Exception (§ 17.52.110(A)(9)(b)); coordinate with parking.
- For wireless facilities, pair any exception request with a CUP and the required findings; be prepared for peer RF review (§ 17.46.200(A)–(C)).
- File a complete written application to the correct body (DRC for Minor Exceptions; Commission for Variances) (§ 17.52.110(B); § 17.52.120(B)).
- Provide public notice per the code (Minor Exceptions: 10 days/100 ft; Variances: per § 17.52.320) (§ 17.52.110(C); § 17.52.120(E)).
- If a CUP is also needed, ensure the project can meet CUP findings “except for approved variances” (§ 17.52.200(D); § 17.52.290(D)).
- Track timelines: Commission decision within 40 days of first hearing unless continued; start the approved variance within 1 year or seek extension(s) up to 3 years total (§ 17.52.120(D), (F)).
- Do not request a use variance; confirm the use is allowed under zoning and land use tables (§ 17.52.100(C)).
Risks & Ambiguities
| Issue | Why it matters | What to verify |
|---|---|---|
| Use variances prohibited | A variance cannot legalize a disallowed use (§ 17.52.100(C)) | Confirm the use is permitted or conditionally permitted in the zone; see zoning |
| Minor Exception scope is limited | Requests outside § 17.52.110(A)(1)–(10) are not eligible | Fit your ask within a listed item or pursue a variance/CUP |
| Nonresidential parking cuts >10% | Not approvable via Minor Exception (§ 17.52.110(A)(9)(b)) | Determine alternative entitlement and supply a parking study; see parking |
| Notice standards differ | Minor Exceptions specify 10 days/100 ft; variances refer to § 17.52.320 (§ 17.52.110(C); § 17.52.120(E)) | Ask staff which noticing radius applies to your variance |
| Variance findings are stringent | Must show special property circumstances and no special privilege (§ 17.52.100(A), (B)) | Document physical constraints; provide comparables in same zone |
| Expiration | Variances expire if not begun within 1 year; only limited extensions allowed (§ 17.52.120(F)) | Construction/phasing plan to vest the approval |
| Wireless exception burden | Requires technical proof; subject to peer RF review (§ 17.46.200(A), (D)) | Budget/time for consultant review; align CUP |
| TDM variance is narrow | Only for inapplicable TDM—must substitute feasible alternatives (§ 17.24.180) | Propose specific alternative strategies with equal effect |
Plain-English Summary
Monrovia lets you ask for small, listed “Minor Exceptions” (like modest setback reductions or a 10% FAR increase) through the DRC, or a full “Variance” through the Planning Commission when unique site conditions would unfairly restrict you. You can’t use either to allow a prohibited use. Special exceptions exist for wireless facilities and for TDM plans, and variances expire if you don’t start within a year.
Source References
- § 17.52.100 Variances—Generally (Monrovia Municipal Code, Title 17) — https://codelibrary.amlegal.com/codes/monrovia/latest/monrovia_ca
- § 17.52.110 Minor Exceptions — https://codelibrary.amlegal.com/codes/monrovia/latest/monrovia_ca
- § 17.52.120 Major Variances — https://codelibrary.amlegal.com/codes/monrovia/latest/monrovia_ca
- § 17.24.180 Variances (Transportation Demand Management) — https://codelibrary.amlegal.com/codes/monrovia/latest/monrovia_ca
- § 17.46.200 Exceptions (Wireless Telecommunications Facilities) — https://codelibrary.amlegal.com/codes/monrovia/latest/monrovia_ca
- § 16.24.270 Lots—Specifications—Exceptions (Title 16, Subdivisions) — https://codelibrary.amlegal.com/codes/monrovia/latest/monrovia_ca
- § 17.04.030 Districts Established — https://codelibrary.amlegal.com/codes/monrovia/latest/monrovia_ca
- § 17.52.200 Minor CUP Findings; § 17.52.240–17.52.290 Major CUP Procedures/Findings — https://codelibrary.amlegal.com/codes/monrovia/latest/monrovia_ca
- § 17.04.020 Purpose of Title 17 — https://codelibrary.amlegal.com/codes/monrovia/latest/monrovia_ca
Sources
Source passages
- Monrovia Zoning Code (§ 17.52.110) Medium relevance
- Monrovia Zoning Code (§ 17.52.100) Medium relevance
- Monrovia Zoning Code (§ 17.24.180) Medium relevance
- Monrovia Zoning Code (§ 17.52.120) Medium relevance
- Monrovia Zoning Code (§ 17.46.200) Medium relevance
- Monrovia Zoning Code (§ 16.24.270) Medium relevance
- Monrovia Zoning Code (§ 17.04.030) Medium relevance
- Monrovia Zoning Code (§ 17.52.290) Medium relevance
- Monrovia Zoning Code (§ 17.52.240) Medium relevance
- Monrovia Zoning Code (§ 17.52.200) Medium relevance
- Monrovia Zoning Code (§ 17.04.020) Medium relevance
Cited sections
Frequently asked questions
What qualifies for a Minor Exception in Monrovia?
The DRC may approve small deviations like a 15% front setback reduction, 20% rear reduction, up to 2 ft side reduction (or minimum 3 ft for aligned additions), +10% FAR, limited parking and sign deviations, and more, as itemized in § 17.52.110(A)(1)–(10). Special RF lots with graded pads may get 20% reductions to all setbacks (§ 17.52.110(A)(2)(e)).
Can I get a variance to allow a use not permitted in my zone?
No. Variances cannot authorize uses that the zone does not allow. They only adjust development standards when special property circumstances justify relief and no special privilege is granted (§ 17.52.100(A)–(C)).
How are neighbors notified for a Minor Exception?
For Minor Exceptions, the city mails or delivers notice at least 10 days before the hearing to owners within 100 ft of the subject property (§ 17.52.110(C)). Variance noticing follows § 17.52.320 (§ 17.52.120(E)).
How long do I have to use a granted variance?
A variance is final after a 10‑day appeal period and must be exercised (the use or development must begin) within 1 year of approval or it expires. Extensions may be granted before expiration, not to exceed 3 years total (§ 17.52.120(F)).
Can I reduce required parking with a Minor Exception?
Yes, but with limits. For existing residential units, reductions are allowed except eliminating all parking. For nonresidential uses, a Minor Exception cannot exceed a 10% reduction; larger cuts require a different entitlement (§ 17.52.110(A)(9)).
I have a historic home. Can an addition exceed the district height limit?
Possibly. The DRC can allow an addition to exceed the maximum building height to match the original house height if the home is architecturally or historically significant (§ 17.52.110(A)(4)). Coordinate with historic preservation review as applicable.
Who decides a variance, and how fast?
The Planning Commission decides variances. It must hold at least one hearing and render a decision within 40 days of the first hearing unless continued (§ 17.52.120(D)). Minor Exceptions are decided by the DRC (§ 17.52.110).
What findings are required for wireless facility exceptions?
The reviewing authority must find that compliance is technologically infeasible, would unreasonably interfere with signal quality, would effectively prohibit service, or that denial would violate law; an exception request requires a CUP and may be subject to peer RF review at the applicant’s expense (§ 17.46.200(A)–(C)).
Can a variance be combined with a Conditional Use Permit?
Yes. CUP findings require compliance with zoning “except for approved variances,” so a variance may run concurrently to address specific standards while the CUP addresses use compatibility (§ 17.52.200(D); § 17.52.290(D)).
Are there TDM-specific variances?
Yes. For TDM measures, the DRC may grant a variance if the required strategy is inapplicable due to project circumstances and feasible alternative strategies are substituted; any approval must be conditioned on those alternatives (§ 17.24.180(A)–(B)).
General information, not legal advice.
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