Article 16C — Monterey Zoning Code

MULTIFAMILY RESIDENTIAL OVERLAY DISTRICT

(Ord. 3688, 12/24; Ord. 3594, 6/19)

Sections:

§ 38-99.4. Specific Purposes.
§ 38-99.5. Applicability and Zoning Designator.
§ 38-99.6. Land Use Regulations and Development Standards.
§ 38-99.7. Review Procedures.

Sec. 38-99.4. Specific Purposes. ¶

Multifamily Residential Overlay Districts are intended to facilitate the provision of multifamily residential housing development. (Ord. 3688 § 4, 2024; Ord. 3594 § 3, 2019)

Sec. 38-99.5. Applicability and Zoning Designator. ¶

Multifamily Residential Overlay Districts shall be shown on the zoning map by adding MF to the base district designator. It may be combined in any Commercial (C), Industrial (I-R), or Residential Medium Density Multifamily (R-3) District to the properties shown in Appendix A to the ordinance codified in this Article.

The Monterey City Code is current through Ordinance 3716, passed February 3, 2026.

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Multifamily and mixed-use developments are allowed in three Multifamily Residential Overlay Districts as follows:

a. MF1: South side of Garden Road area, shown on Appendix A, except that the Multifamily Overlay District shall not be combined with any Visitor Accommodation Facility (VAF) zoning district;
b. MF2: Pacific Street/Munras Avenue/Cass Street area, shown on Appendix A. The MF2 overlay does not apply to any properties in this area with Residential Single-Family (R-1), Open Space (O), or Visitor Accommodation Facility (VAF) zoning designations; and
c. MF3: Aguajito Road area, shown on Appendix A. (Ord. 3688 § 5, 2024; Ord. 3594 § 3, 2019)

Sec. 38-99.6. Land Use Regulations and Development Standards. ¶

Multifamily residential housing development and mixed-use development, new construction, and conversion, shall be permitted consistent with this section. Accessory dwelling units and junior accessory dwelling units may also be allowed in Multifamily Residential Overlay Districts pursuant to Section 38-112.6.

A. Land Use Regulations and Development Standards Applying to All MF Districts. Except as otherwise provided in this section, the following land use regulations and development standards shall apply to all multifamily residential and mixed-use developments in all Multifamily Residential Overlay Districts:

Density. The maximum permitted residential density for the Multifamily Residential Overlay Districts shall be 60 dwelling units per acre. This subsection (A)(1) shall control when there is a conflict with the allowable density permitted by Section 38-112.5.
Protected Trees. Protected trees existing on the project site at the time of application shall be preserved unless a tree removal permit is issued as set forth in Chapter 37 of this code. Replacement tree(s) shall be provided on site at a 2:1 ratio. Such replacement tree(s) shall be provided in addition to all other landscaping required by this Chapter and shall be installed prior to final occupancy of the proposed development. The replacement tree(s) shall be a minimum 24-inch box container size at the time of planting. The replacement tree(s) shall consist of any combination of the tree species listed on the City of Monterey Urban Forestry’s online list of trees suitable for Monterey, unless the tree(s) being removed are Monterey pine, Monterey cypress, or coast live oak, then the replacement trees shall be of those same species.
Bicycle Parking. One secure bicycle parking space or locker is required per dwelling unit. Secure means that the bicycle parking space has a built-in locking or security mechanism that only the intended user can open.
Automobile Parking. The minimum parking requirement is 0.5 parking spaces per dwelling unit. Tandem parking is allowed. Parking may be shared with an off-site parking facility; provided, that the off-site facility can continue to accommodate the minimum required parking of all combined uses on and off-site and is located within one-half mile of the off-site building entrance that it is intended to serve. If the property owner proposes to satisfy part or all of the minimum parking requirement with shared parking, they shall enter into

The Monterey City Code is current through Ordinance 3716, passed February 3, 2026.

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a shared parking agreement with the City of Monterey, on forms approved by the City Attorney’s Office, for the life of the project.

Public Improvements. Public improvements including, but not limited to, street improvements, storm water infrastructure, and sidewalk installation shall be required to be constructed in accordance with the City’s standard details along all project frontages.
Environmental. All developments shall comply with any applicable mitigation measure as adopted in the Monterey 2031 General Plan Update, Final EIR SCH No. 2023080034. A completed Mitigation Monitoring and Reporting table demonstrating the project’s compliance and applicability with each mitigation measure shall be submitted with any application for development.

B. MF1 Land Use Regulations and Development Standards. Except as otherwise provided in this section, the following land use regulations and development standards shall apply to all multifamily residential developments in the South Side of Garden Road Multifamily Residential Overlay District (MF1):

Mixed use: Mixed use shall be prohibited on any single parcel and within a single building.
Maximum building height: 45 feet.
Minimum yard setbacks:
- a. Front: 20 feet.
- b. Interior side: 20 feet.
- c. Corner side or reverse corner side: 20 feet.
- d. Rear: 20 feet.
- e. Highway 68 right-of-way:

(i) New Development. Landscape buffers shall be provided at least 100 feet in width from the ultimate planned right-of-way of Highway 68.

(ii) Converted Structures. Structures converted to residential uses shall be allowed to maintain the existing setback from the Highway 68 right-of-way.

(iii) Previously Disturbed Land. For the purposes of this subsection, “previously disturbed land” shall mean any portion of a property currently occupied by a legally permitted building at the time a development application is submitted. The redevelopment of previously disturbed land shall be allowed to maintain the setback established by the previous building, within the footprint of the previous building, when the following conditions are met:

A. Additional tree plantings are provided within the Highway 68 setback area at a minimum ratio of one tree per 200 square feet with appropriate species as determined by the City’s Urban Forester, or designee.

The Monterey City Code is current through Ordinance 3716, passed February 3, 2026.

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  - B. There shall be no new encroachment into the setback area such as but not limited to storm water detention, retaining structures or parking. 

  - C. This provision shall not apply to previously developed parking areas. Existing parking areas shall be removed as part of the site conversion.

Lot coverage maximum: 50 percent.
Floor area maximum: none.
Open Space Requirements.
- a. Private Open Space. Developments shall provide private open space in the form of private balconies, decks, or patios.

(i) Private open space shall be provided at a ratio of 50 square feet of open space for every one dwelling unit. The total required amount of private open space can be flexibly distributed amongst the units; however, a minimum of 24 square feet of private open space shall be provided for every unit.

b. Shared Open Space. Developments shall provide shared open space in the form of patios, terraces, courtyards, plazas, rooftop decks, lawns and gardens with pathways, children’s play areas, picnic and barbeque areas, swimming pools and hot tubs, or outdoor sports equipment and facilities. Outdoor shared open space may be located within required yard setback areas. Outdoor open space shall only be constructed with a permeable surface to allow groundwater to recharge. It is not the intent to prohibit a use where its impermeability is inherent. Shared open space shall be accessible to all residents, shall include seating and pedestrian-level lighting, shall be designed so that a horizontal rectangle inscribed within it has no dimension less than 10 feet, and shall not include driveways or parking areas.

  - (i) Developments shall have a minimum total shared open space requirement of 200 square feet per dwelling unit.

Materials. The following exterior cladding materials are prohibited:
- a. Metal or vinyl plank siding.

b. Faux rock or stone panels. Manufactured masonry/cementitious products shall be allowed when installed as individual components (e.g., manufactured stone block, bricks, etc.).

c. Unfinished or corrugated metal products.
d. Exposed or unfinished concrete masonry unit block.
e. Rough textured stucco.

Landscaping.

The Monterey City Code is current through Ordinance 3716, passed February 3, 2026.

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a. A minimum of 50 percent of the front, side, and rear setback area shall be landscaped. Existing protected trees as set forth in Chapter 37 of this code shall be counted toward this requirement when such trees are not removed for the development.

b. Plantings shall be of species listed on the City of Monterey Urban Forestry’s online list of trees suitable for Monterey and shall be a minimum 15-gallon size.

Screening.
- a. Surface parking lots shall be screened from view of the street with landscaping or a wall with a minimum three-foot height to screen the parking lot when not already screened by a primary building. When located in a street-facing setback, screening may not exceed a height of three feet.
- b. Mechanical equipment shall be screened as follows:
  - (i) Ground-mounted mechanical equipment, including water storage systems, shall be screened from any public right-of-way or adjacent property using one of the following methods:
    - A. Landscaping or vegetative screening.
    - B. Walls and fences in accordance with all other provisions in this Chapter.
    - C. Equipment enclosures in accordance with all other provisions of this Chapter when utilizing the same materials and architectural style of the primary building.

(ii) Roof-mounted equipment, including water storage systems, shall be screened from any public right-of-way or adjacent property using one of the following methods:

A. Building parapets not exceeding four feet in height.
B. Landscaping or vegetative screening.
C. Equipment enclosures or penthouses in accordance with all other provisions of this Chapter when utilizing the same materials and architectural style of the primary building.

c. Waste enclosures shall comply with the standards established by City of Monterey Resolution No. 05-001, as may be amended or superseded, and shall be screened from any public right-of-way or adjacent property using one of the following methods:

(i) Landscaping or vegetative screening.
(ii) Walls and fences in accordance with all other provisions in this Chapter.

(iii) Equipment enclosures in accordance with all other provisions of this Chapter that utilize the same materials and architectural style of the primary building.

Lighting. All light sources shall be directed downward and focused on the subject so that no light spillage results. Prevent glare by using shielded and focused light sources; conceal all light sources from adjoining

The Monterey City Code is current through Ordinance 3716, passed February 3, 2026.

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properties; use energy efficient light sources; use light sources that provide a quality of light similar to daylight; avoid “uplighting” of entire building faces, or outlining the frame of a building; and shield light sources with simple shade devices that are consistent with the building design. Prior to the issuance of any construction permits, an exterior lighting plan shall be reviewed and approved by the Monterey Peninsula Regional Airport Manager. All exterior lighting shall be unobtrusive, downlit, harmonious with the local area, and constructed or located so that only the intended area is illuminated and off-site glare is fully controlled. The project shall comply with applicable Federal Aviation Administration height and obstruction standards.

Noise. All parcels in the development shall have a recorded deed restriction, notifying owners, and requiring owners to notify occupants, that the property is near an airport, which generates noise. The project shall conform to current noise insulation standards pursuant to the California Code of Regulations, Title 25, Chapter 1, Subchapter 1, as may be amended or superseded.
Avigation and Hazard Easement. Prior to final of each construction permit associated with the project, the developer/owner shall grant an avigation and hazard easement to the appropriate airport authority. The easement shall be recorded at the Monterey County Recorder’s Office. The easement may include: right of flight at any altitude above the acquired easement surfaces; right to cause noise, vibrations, fumes, dust and fuel particle emissions; right to prevent construction or growth of all structures, objects or natural growth above the acquired easement surfaces; right of entry to remove, mark or light any structures or growth above the acquired easement surfaces, or right to require the owner to remove, mark or light; right to prohibit creation of electrical interference, unusual light sources and other hazards to aircraft flight; and any other limitation the appropriate airport authority may recommend to protect the public’s health, safety and welfare.

C. MF2 Land Use Regulations and Development Standards. Except as otherwise provided in this section, the following land use regulations and development standards shall apply to all multifamily residential and mixed-use developments in the Pacific/Munras/Cass Multifamily Residential Overlay District (MF2):
1. Mixed use: Mixed-use developments are allowed when a minimum of 50 percent of floor area is dedicated to residential uses.
2. Maximum building height: 45 feet.
3. Minimum yard setbacks:
  - a. Front: 10 feet.
  - b. Interior side: five feet.
  - c. Corner side or reverse corner side: seven feet.
  - d. Rear: 10 feet.
4. Lot coverage maximum: none.
5. Floor area maximum: none.

The Monterey City Code is current through Ordinance 3716, passed February 3, 2026.

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Floor area minimum: 50 percent of total habitable floor area shall be residential.
Open space requirements: none.
Materials. The following exterior cladding materials shall be prohibited:
- a. Metal or vinyl plank siding.
- b. Faux rock or stone panels. Manufactured masonry/cementitious products shall be allowed when installed as individual components (e.g., manufactured stone block, bricks, etc.).
- c. Unfinished or corrugated metal products.
- d. Exposed or unfinished CMU block.
- e. Rough textured stucco.
Landscaping.
- a. A minimum of 50 percent of the front setback area shall be landscaped. Existing protected trees as set forth in Chapter 37 of this code shall be counted toward this requirement when being retained.

b. Plantings shall be of species listed on the City of Monterey Urban Forestry’s online list of trees suitable for Monterey and shall be a minimum 15-gallon size.

Screening.

a. Surface parking lots shall be screened from view of the street with landscaping or a wall with a minimum three-foot height to screen the parking lot when not already screened by a primary building. When located in a street-facing setback, screening may not exceed a height of three feet.
b. Mechanical equipment shall be screened as follows:

(i) Ground-mounted mechanical equipment, including water storage systems, shall be screened from any public right-of-way or adjacent property using one of the following methods:

   - A. Landscaping or vegetative screening. 

   - B. Walls and fences in accordance with all other provisions in this Chapter. 

   - C. Equipment enclosures in accordance with all other provisions of this Chapter when utilizing the same materials and architectural style of the primary building.

(ii) Roof-mounted equipment, including water storage systems, shall be screened from any public right-of-way or adjacent property using one of the following methods:

A. Building parapets not exceeding four feet in height.

The Monterey City Code is current through Ordinance 3716, passed February 3, 2026.

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B. Landscaping or vegetative screening.
C. Equipment enclosures or penthouses in accordance with all other provisions of this Chapter when utilizing the same materials and architectural style of the primary building.

(i) Landscaping or vegetative screening.
(ii) Walls and fences in accordance with all other provisions in this Chapter.
(iii) Equipment enclosures in accordance with all other provisions of this Chapter that utilize the same materials and architectural style of the primary building.

Lighting. All light sources shall be directed downward and focused on the subject so that no light spillage results. Prevent glare by using shielded and focused light sources; conceal all light sources from adjoining properties; use energy efficient light sources; use light sources that provide a quality of light similar to daylight; avoid “uplighting” of entire building faces, or outlining the frame of a building; and shield light sources with simple shade devices that are consistent with the building design.

D. MF3 Land Use Regulations and Development Standards. Except as otherwise provided in this section, the following land use regulations and development standards shall apply to all multifamily residential developments in the Aguajito Road Multifamily Residential Overlay District (MF3):

Mixed use: Mixed use shall be prohibited on any single parcel and within a single building.
Maximum building height: 45 feet.
Minimum yard setbacks:
- a. Front: 30 feet.
- b. Side: 30 feet.
- c. Rear: 30 feet.
- d. Highway 1 right-of-way:

(i) New Development. Landscape buffers shall be provided at least 100 feet in width from the ultimate planned right-of-way of Highway 1.

(ii) Converted Structures. Structures converted to residential uses shall be allowed to maintain the existing setback from the Highway 68 right-of-way.

The Monterey City Code is current through Ordinance 3716, passed February 3, 2026.

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development application is submitted. The redevelopment of previously disturbed land shall be allowed to maintain the setback established by the previous building, within the footprint of the previous building, when the following conditions are met:

A. Additional tree plantings are provided within the Highway 68 setback area at a minimum ratio of one tree per 200 square feet with appropriate species as determined by the City’s Urban Forester, or designee.

B. There shall be no new encroachment into the setback area such as but not limited to storm water detention, retaining structures, or parking.

  - C. This provision shall not apply to previously developed parking areas. Existing parking areas shall be removed as part of the site conversion.

e. Southern property line (adjacent to Navy property): 50 feet.

Lot coverage maximum: 50 percent.
Floor area maximum: none.
Open space requirements:

a. Private Open Space. Developments shall provide private open space in the form of private balconies, decks, or patios.

  - (i) Developments shall have a minimum total shared open space requirement of 200 square feet per dwelling unit.

Materials. The following exterior cladding materials shall be prohibited:
- a. Metal or vinyl plank siding.

The Monterey City Code is current through Ordinance 3716, passed February 3, 2026.

Page 187 of 310

Ch. 38 Zoning Ordinance | Monterey City Code

b. Faux rock or stone panels. Manufactured masonry/cementitious products shall be allowed when installed as individual components (e.g., manufactured stone block, bricks, etc.).

c. Unfinished or corrugated metal products.
d. Exposed or unfinished concrete masonry unit block.
- e. Rough textured stucco.

Landscaping.

b. Plantings shall be of species listed on the City of Monterey Urban Forestry’s online list of trees suitable for Monterey and shall be a minimum 15-gallon size.

c. No landscaping exceeding eight inches in height shall be planted within 15 feet of the southern most property line (adjacent to Navy property).

Screening.

a. Surface parking lots shall be screened from view of the street with landscaping or a wall with a minimum three-foot height to screen the parking lot when not already screened by a primary building. When located in a street-facing setback, screening may not exceed a height of three feet.

b. Mechanical equipment shall be screened as follows:
- (i) Ground-mounted mechanical equipment, including water storage systems, shall be screened from any public right-of-way or adjacent property using one of the following methods:
  - A. Landscaping or vegetative screening.
  - B. Walls and fences in accordance with all other provisions in this Chapter.
  - C. Equipment enclosures in accordance with all other provisions of this Chapter when utilizing the same materials and architectural style of the primary building.

ii. Roof-mounted equipment, including water storage systems, shall be screened from any public rightof-way or adjacent property using one of the following methods:

(A) Building parapets not exceeding four feet in height.
(B) Landscaping or vegetative screening.
(C) Equipment enclosures or penthouses in accordance with all other provisions of this Chapter when utilizing the same materials and architectural style of the primary building.

The Monterey City Code is current through Ordinance 3716, passed February 3, 2026.

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(i) Landscaping or vegetative screening.
(ii) Walls and fences in accordance with all other provisions in this Chapter.

(iii) Equipment enclosures in accordance with all other provisions of this Chapter that utilize the same materials and architectural style of the primary building.

Lighting. All light sources shall be directed downward and focused on the subject so that no light spillage results. Prevent glare by using shielded and focused light sources; conceal all light sources from adjoining properties; use energy efficient light sources; use light sources that provide a quality of light similar to daylight; avoid “uplighting” of entire building faces, or outlining the frame of a building; and shield light sources with simple shade devices that are consistent with the building design.

Prevent glare by using shielded and focused light sources; conceal all light sources from adjoining properties; use energy efficient light sources; use light sources that provide a quality of light similar to daylight; avoid “uplighting” of entire building faces, or outlining the frame of a building; and shield light sources with simple shade devices that are consistent with the building design.

Any development application for a property within the MF3 Multifamily Overlay shall be submitted with proof of notification and coordination with the appropriate Planning staff for the United States Navy. (Ord. 3688 § 6, 2024; Ord. 3641 § 19, 2021)

Sec. 38-99.7. Review Procedures. ¶

A. Administrative Approval. Developments meeting the following criteria shall qualify for the administrative approval process as provided in Section 38-189(B):

At least 20 percent of all residential units with the proposed development project are provided at affordability levels for low- and very low-income households in accordance with Government Code Sections 65583.2(h) and (i).
The proposed development project is found to be in compliance with the explicit standards for development applicable to the subject site.

B. Applications that do not meet the requirements of subsection (A) of this section for administrative approval shall follow the review procedure as prescribed elsewhere in the City Code as applicable. (Ord. 3688 § 7, 2024; Ord. 3608 §§ 4, 5, 6, 7, 2019; Ord. 3594 § 3, 2019)