Article 25

ARCHITECTURAL REVIEW

Sections:

• § 38-187. Purpose.

• § 38-188. Applicability. § 38-189. Review Procedures. § 38-190. Submittal Requirements. § 38-191. Required Findings for Approval. § 38-192. Maintenance, Duration and Extension, Appeals.

(Ord. 3458, 2010)

The purpose of architectural review is to promote orderly development, to ensure high quality design that is harmonious with its surroundings, to implement the General Plan, as well as area or neighborhood plans, and to preserve and promote the visual character of the City. (Ord. 3458 § 1, 2010)

• A. Architectural review is required for the following projects:

  1. New construction or exterior alterations in the C-1, C-2, C-3, CO, CR, VAF, I-R, O, or P zoning district;

  2. New construction or exterior alterations in any R-E, R-1, R-2, or R-3 zoning district with a D-1 (Design Control) or D-2 (Design and Development Control) overlay;

  3. New construction of, or exterior alterations to, a nonresidential building or site in an R-1, R-2, or R-3 zoning district, including multifamily apartment buildings;

  4. New construction of a two-story single-family dwelling or a second-story addition to a single-family dwelling in any residential zone;

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

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5. Any other project subject to architectural review, as established by Planning Commission or City Council action, or as stated in the Municipal Code, General Plan, area or neighborhood plan, or any other adopted land use document.

• B. The following projects are exempt from architectural review:

  1. Building or site maintenance;

  2. Painting of single-family residential buildings;

  3. Painting of nonresidential buildings, including multifamily apartment buildings, in the same or similar color;

  4. Repair or replacement of windows, siding, roofs, or other building material, when same or similar materials are used;

  5. Replacement of individual plants, shrubs or trees with comparable types and quantity;

  6. Reconstruction of features, in kind, that does not change the physical appearance;

  7. Exterior alterations that are not visible beyond the property lines, from an adjacent parcel, or from a public right-of-way;

  8. Projects approved by the Historic Preservation Commission, unless specifically delegated. (Ord. 3458 § 1, 2010)

A. Minor and Major Architectural Review. The Planning Commission shall adopt and maintain a list of project types that are eligible for either minor or major architectural review. Minor and major architectural review shall be conducted as follows:

1. Major architectural review shall be conducted by the Planning Commission at a public meeting.

2. Minor architectural review shall be conducted administratively by the City Manager or designee. The following process shall apply to administrative reviews as identified in this section:

   • a. Pre-Decision Referral. City staff shall refer any project to the Planning Commission for consideration prior to administrative decision at their discretion or at the request of any interested party.

b. Post-Decision Referral. Except as specified in subsection (B) of this section, if specifically requested by any interested party within 10 days of an administrative decision, a project shall be referred to and considered by the Planning Commission. The Planning Commission’s review shall not be considered an appeal. Rather, it is a formal referral and standard findings for decision shall apply.

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

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• c. Exception. This subsection (A)(2) does not apply to qualifying housing projects subject to administrative review under subsection (B) of this section. (Ord. 3715 § 16, 2025)

B. Administrative Approval. Architectural review for qualifying housing developments in the Multifamily Overlay District and Regional Housing Needs Assessment Overlay District shall be conducted administratively by the Community Development Director or designee. The following process shall apply to administrative review of housing projects:

1. The Community Development Director or designee may deny or approve an application with conditions of approval which are either standard or required to bring the project into compliance with the applicable objective standards. Prior to issuance of a building permit, the owner shall enter into an agreement with the City to record a covenant in a form prescribed by the City Attorney, which shall run with the land and provide for the affordable housing requirements and a prohibition against renting the property for fewer than 30 consecutive calendar days. A copy of the recorded covenant shall be filed with the Building Division prior to issuance of the building permit.

2. The Community Development Director’s decision on a ministerial application for qualified housing developments under this Section is final and not appealable.

C. Noticing Requirements. When an application for architectural review includes construction of a new building, an increase in height, or addition of floor area, written notices shall be sent by U.S. Mail at least 10 days prior to the public meeting or administrative decision to all owners of property located within 100 feet of the perimeter of the project site. In addition, story poles and netting shall be installed at least 10 days before the public meeting or administrative decision for the following project types:

1. Construction greater than one story;

2. Projects that involve an increase in building height; or

3. If safety concerns or other issues preclude installation of story poles and netting, alternative means of illustrating a project may be used at the discretion of the City Manager or designee. Said concerns or issues shall be clearly identified and the alternative means provided in the written notice. (Ord. 3715 § 28, 2025; Ord. 3688 § 10, 2024; Ord. 3458 § 1, 2010)

Submittal requirements for architectural review applications shall be developed, maintained, and adopted by the Community Development Department, shall be made available to the public at City Hall, and shall be subject to review and oversight by the Planning Commission on an annual basis, or as requested by the public or the Planning Commission. (Ord. 3715 § 29, 2025; Ord. 3458 § 1, 2010)

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

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The Planning Commission or the City Manager, as applicable, shall make the following written findings for each approval of an architectural review application:

• A. Preliminary Review.

  1. The proposed siting, form, mass, and architectural style are appropriate for the project site, the immediate area, and the City;

  2. The proposed project will not unreasonably impair the views, privacy, or living environment currently enjoyed by other properties in the vicinity;

  3. The proposed project is substantially consistent with the Monterey General Plan, as well as all applicable and adopted area or neighborhood plans, design guidelines, or similar documents.

B. Final Review.

1. The proposed exterior finish, colors, materials, landscaping, lighting, fencing, and all other exterior features are appropriate for the project site, the immediate area, and the City;

2. The proposed project is substantially consistent with the Monterey General Plan, as well as all applicable and adopted area or neighborhood plans, design guidelines, or similar documents.

In the event of a conflict between the General Plan and area or neighborhood plans, the General Plan is the controlling document; however, area or neighborhood plan policies and programs that are more precise but consistent with the General Plan have the same standing as General Plan policies. (Ord. 3715 § 16, 2025; Ord. 3458 § 1, 2010)

A. Construction and Maintenance. The approved project shall be constructed and maintained indefinitely as shown on the approved plans unless a formal request for revision or a subsequent application is approved by the Planning Commission or City Manager, as applicable. Approvals by any other department, division, board, or agency, within the City of Monterey or otherwise, that are inconsistent with the approved conditions shall not be considered to supersede or negate the Planning Commission approval. Failure to maintain the project in its approved condition constitutes a violation of the Municipal Code.

B. Duration and Extension. If a building or grading permit has not been granted, or if a project not requiring a building or grading permit has not been completed within two years of the date of final review approval, or if a complete application for final review is not submitted within two years of the date of preliminary review approval, the approval shall be null and void, unless extended by the Planning Commission or the City Manager or designee, whomever granted the original approval. Requests for extensions shall be made in writing prior to the expiration date.

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

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C. Effective Date and Appeals. Planning Commission decisions shall become effective on the tenth day after the date of a decision, unless appealed by the applicant or other interested party under the provisions of Article 27. (Ord. 3715 § 16, 2025; Ord. 3458 § 1, 2010)