Local zoning · Monte Sereno

Monte Sereno — Land Use

Q: What can I build on an R-1-20 lot in Monte Sereno?

You can build one single-family dwelling per lot , accessory buildings (subject to setback rules), horticulture, permitted small animals, home occupations , and Accessory Dwelling Units (ADUs) ; larger community uses (schools, churches, community centers, public recreation) require a use permit under § 10.05.030 .

Q: What are the Monte Sereno setback requirements for R-1-20?

The ordinance lists representative front setbacks of 30 ft for single-story portions and 40 ft for second-story portions in § 10.05.030 ; side, rear, and accessory-structure setbacks are specified in the district text and must be confirmed on the district subsection. § 10.05.030

Q: Do I need design review in Monte Sereno to add a second story?

Many second-story additions trigger a site development permit and review by the Site and Architectural Commission — for example, adding a second story or certain-sized additions are listed in § 10.08.040 as triggers for site development review. § 10.08.040

Q: What uses are only allowed with a Use Permit?

Typical examples in Monte Sereno districts include public schools, churches, community centers, public recreation facilities, and noncommercial clubs ; the district lists label these as "Uses permitted subject to securing a Use Permit" and cross-reference the Use Permit procedures (Chapter 10.10 ). § 10.05.030

Q: If my property is in the Conservation Zone, can I operate a business?

No — the Conservation Zone provisions state no commercial land uses shall be permitted except where commercial zoning is duly established; additional environmental and setback protections apply. See § 10.05.060 .

Q: Are there uses expressly prohibited citywide?

Yes: the code states that no use which violates California state law or federal law shall be permitted in any zoning district , and that any uses not authorized in the Chapter are prohibited. See § 10.03.030 .

Land Use under the Monte Sereno local zoning and planning code, with the controlling citations.

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Last reviewed: July 2, 2026

Overview

This page summarizes what the Monte Sereno zoning ordinance (Title 10 of the Municipal Code) actually regulates for land use: which uses are allowed by district, which require a use or conditional permit, and the principal district-level development controls that shape permitted land uses. Where the ordinance text establishes processes (e.g., site development review or PD standards) I cite the controlling code section; where the documents provided do not state a fact, I note that it is "Not found in retrieved materials." For procedural items like design review see the linked city pages below for the administrative rules that implement these code sections.

How to read this page and links used

When you see a district name in bold (for example R-1-20), that is the official Monte Sereno zoning label used in the code. The first natural mention of related planning operations are linked to the city's reference pages: the city's Zoning overview, Development Standards, Parking, Design Review, Overlay Districts, ADUs and the California Building Standards Code. Use those pages for application forms, fees, and checklists that implement the ordinance.

District-by-district breakdown (what the ordinance says)

Important note: the City uses Title 10 (zoning) chapter numbers; where I state a requirement I cite the controlling code § below and the file preview. Verify at the City Clerk's copy of the ordinance for parcel-level questions.

R-1-44 (Large-lot single-family)

Purpose: Establishes large-lot residential uses consistent with the General Plan and rural/amenity-preservation goals. § 10.05.020 .
Typical permitted uses: one single-family dwelling per lot, accessory buildings/structures, horticulture, limited household animals, home occupations, accessory dwelling units (ADUs) and residential care/supportive housing as specified in the listing. § 10.05.020 .
Uses requiring a Use Permit: public schools, churches, community centers, public recreation facilities, noncommercial swim/tennis clubs, and other community uses listed. § 10.05.020 .
Key dimensional controls: minimum lot area is 43,560 sq ft (one acre) as set out in the district table. For precise setbacks and story limits the code lists development standards tied to each R-1 district elsewhere in Chapter 10.05; where a developer triggers a Site Development Permit, the Commission reviews aesthetics and siting. § 10.05.020 and § 10.08.040 .

R-1-20 (Mid-size single-family)

Purpose: Protect residential character while permitting traditional residential accessory uses. § 10.05.030 .
Typical permitted uses: one single-family dwelling per lot, accessory buildings, horticulture, limited animals (detailed numeric limits), home occupations, room rentals (very limited), ADUs and JADUs, and residential care/supportive housing. § 10.05.030 .
Uses permitted only with a Use Permit: public schools, churches, community centers, public recreation facilities, noncommercial swim/tennis clubs, and certain larger animal keeping or community-scale uses; the code instructs that these require a use permit under Chapter 10.10. § 10.05.030 .
Key dimensional standards (district text): minimum lot area 21,780 sq ft (or slope-density formula), minimum lot frontage 100 ft, front setback 30 ft for single-story and 40 ft for second-story portions; accessory structures are restricted from front yard placement. Side and rear setbacks and other numeric rules are specified in the district subsection. § 10.05.030 .
Where it applies: see the official zoning map adopted under § 10.04.020. .

R-1-8 (Small-lot single-family)

Purpose & uses: Officially a 8,000 sq ft minimum lot-size residential district permitting one single-family dwelling, accessory uses, ADUs, and similar residential support uses. § 10.05.010 and the district descriptions. § 10.05.010 .
Development standards (setbacks, lot coverage, height): the code contains numerical standards by district elsewhere in Chapter 10.05; specific R-1-8 minimum setbacks and lot coverage are set in the district text. If you need the exact footages for a parcel, Verify with the jurisdiction (see "Checklist" below). Not all fine-grain R-1-8 numbers were visible in the retrieved excerpts. Not found in retrieved materials.

RM (Residential Multi-Family) and P/RM (Public/Residential Multi-Family)

Purpose: Allow multi-family residential development in designated locations, with minimum lot area thresholds (RM shows 14,520 sq ft min). § 10.05.010 .
Uses: Multifamily dwellings, accessory residential services, supportive housing types; larger projects are subject to site development permit and commission review. § 10.05.010 and § 10.08.040 .
Notes: Multifamily projects over certain heights are treated specially for personal wireless facilities and other overlays. § 10.09.050 .

P (Public) and Public uses

Purpose: Areas designated for public buildings/sites. The district list names P as a district in § 10.05.010. Permitted public uses and any conditional uses are defined in the P district text. § 10.05.010 .

PD (Planned Development)

Purpose and application: The PD zone is a tool to create individually designed projects; it must be adopted by ordinance that incorporates a general development plan and specific zoning regulations for that site. The PD applies only to sites of at least four (4) contiguous gross acres unless a base district applies. The PD ordinance must specify permitted, conditional and special uses as part of the general development plan. § 10.05.010 and § 10.11.015 .
Key requirements for PD submittal: must include maps showing use areas, permitted land uses by type and size, all setbacks, heights, parking ratios, minimum lot sizes/densities, landscaping and off-site improvements. § 10.11.015 .
Discretion: The City explicitly reserves unrestricted discretion to approve or deny PD zones. § 10.11.015 .

Conservation Zone / Scenic Corridor controls

The code designates a Conservation Zone and special Scenic Highway/Sanctuary corridors. In conservation-designated properties, no commercial land uses are permitted unless commercial zoning is legally established, trees/creeks are protected, and specific setbacks apply (e.g., structures set back at least 32 ft from the 100-year flood influence line). § 10.05.060 .

Quick reference table — key permitted uses & standards

Zoning District	Typical permitted principal uses (high level)	Representative dimensional/trigger standards	Code Reference
R-1-44	Single-family dwelling; accessory structures; ADUs; home occupations; limited animals	Minimum lot 43,560 sq ft; district text controls setbacks and lot coverage	§ 10.05.020
R-1-20	Single-family dwelling; accessory structures; ADUs/JADUs; home occupations; residential care/supportive housing	Minimum lot 21,780 sq ft; front setback 30 ft (single-story), 40 ft (second story); frontage 100 ft	§ 10.05.030
R-1-8	Single-family dwelling; accessory uses; ADUs	Minimum lot 8,000 sq ft (district list); specific setbacks in district text	§ 10.05.010
RM / P-RM	Multi-family residential, accessory uses	Minimum lot areas set in district list; Site Development Permit often required	§ 10.05.010 and § 10.08.040
PD	Uses set by adopted PD ordinance — must be shown on general development plan	PD must include setbacks, height, parking, lot size, density, landscaping and off-site work	§ 10.11.015
Conservation Zone / Scenic Corridors	Mostly residential; commercial uses prohibited unless specifically rezoned	Structures setback 32 ft from 100-year flood influence; protection of trees and natural features required	§ 10.05.060

How use/conditional permits and design review fit in

Uses specifically listed as "permitted subject to securing a Use Permit" in a district require the use permit procedure under Chapter 10.10 (the code cross-references Chapter 10.10 for Use Permit procedure). The district lists state which uses require that permit. § 10.05.030 mentions that certain uses "may be permitted ... subject to the securing of a use permit in each case as provided in Chapter 10.10."
Many projects (any new main house, substantial additions, new second stories above thresholds) require a site development permit and architectural review; the Site and Architectural Commission reviews and issues these under § 10.08.040 (see linked Design Review). § 10.08.040
The PD process requires adoption of a general development plan and explicit listing of permitted/conditional uses in the PD ordinance. § 10.11.015

Linking note: parking requirements are implemented separately; consult the city's Parking page and the PD submittal checklist for parking ratios required in PDs. § 10.11.015

Checklist — what an applicant must satisfy (at minimum)

Confirm the official zoning for the parcel on the adopted zoning map under § 10.04.020 and determine the district (R-1-8 / R-1-20 / R-1-44 / RM / P / PD).
Confirm whether the proposed use is listed as permitted, permitted-with-use-permit, or prohibited in the district text (see § 10.05.020–10.05.030 for examples).
If the use is conditional or the project triggers thresholds (new main house, second story additions above district thresholds, or additions of specified square footage), prepare for a site development permit and design review under § 10.08.040.
For PD projects, prepare a General Development Plan that explicitly lists permitted/conditional uses, setbacks, height, parking, density and landscaping as required by § 10.11.015.
If proposing ADUs/JADUs, confirm they are allowed in the district list and comply with state ADU law and the city's ADU implementation (see the city's ADU page and § 10.05.030 where ADUs are listed as permitted).
Verify overlay controls (Conservation, Scenic Highway) that add restrictions; see § 10.05.060.

Risks & Ambiguities

Issue	Why it matters	What to verify
Exact numeric setback/lot-coverage for R-1-8 not visible in retrieved excerpts	Small differences can change whether a driveway, addition, or ADU is allowed without a variance	Verify the R-1-8 district text in Chapter 10.05 at city clerk or on the full Monte Sereno zoning code. Not found in retrieved materials.
Use Permit procedures (Chapter 10.10) text not fully retrieved here	The standard of review, notice requirements, and findings needed for approval are in Chapter 10.10	Review Chapter 10.10 (Use Permits) in the full code for required findings. Not found in retrieved materials.
Parcel-specific overlays (Conservation / Scenic Corridor) that change allowable uses or require larger setbacks	Overlay rules can prohibit commercial uses or impose extra setbacks (e.g., 32 ft from 100-year flood influence)	Check overlay map and whether the parcel is in Conservation or Scenic Corridor § 10.05.060.
PD zone custom rules — the PD ordinance supersedes base district rules for the site	PDs can set unique permitted uses and standards; the base district may not apply	For any PD parcel, obtain the adopted PD ordinance and the General Development Plan as required under § 10.11.015.
Intersection with State law (ADUs, housing, wireless facilities)	State law preempts local rules in some ADU and wireless situations	Confirm how Monte Sereno implements state ADU law and wireless siting; the code references state/federal compliance in multiple places (e.g., personal wireless facilities). § 10.09.050

Plain-English Summary

Monte Sereno’s zoning code divides the city into districts such as R-1-44, R-1-20, R-1-8, RM, P, and PD; each district lists what is allowed by right (single-family homes, ADUs, accessory uses), and which uses require a use permit or conditional review (schools, churches, community facilities). Many residential alterations and new houses require a site development permit and design review. The PD zone requires a site-specific development plan with explicit permitted uses. See the district text and the cited code sections for the exact numeric setbacks and lot-size thresholds.

Source References

Monte Sereno Municipal Code, Chapter 10 — Zoning: district list and designations § 10.05.010.
Monte Sereno Municipal Code, R-1-44 Residential District § 10.05.020.
Monte Sereno Municipal Code, R-1-20 Residential District § 10.05.030 (permitted uses, use permit list, and development standards).
Monte Sereno Municipal Code, PD procedures and General Development Plan requirements § 10.11.015.
Monte Sereno Municipal Code, Site Development Permits and triggers (Site and Architectural Commission review) § 10.08.040.
Monte Sereno Municipal Code, Conservation Zone / Scenic Corridor rules § 10.05.060.
Monte Sereno Municipal Code, Personal Wireless Service and antenna rules (conditional use standards) § 10.09.050 and related sections.
Zoning Map adoption and interpretation § 10.04.020 and related map interpretation rules.

Sources

Retrieved passages

Monte Sereno Zoning Code (§ 2) Medium relevance
Monte Sereno Zoning Code (Section 10.05.047.) Medium relevance
Monte Sereno Zoning Code (§ 1) Medium relevance
Monte Sereno Zoning Code (§1) Medium relevance
Monte Sereno Zoning Code (Chapter pertaining) Medium relevance
Monte Sereno Zoning Code (Chapter 10.10) Medium relevance
Monte Sereno Zoning Code (Section 10.01.020) Medium relevance
Monte Sereno Zoning Code (Chapter or) Medium relevance

Cited sections

Official Monte Sereno code library

Frequently asked questions

What can I build on an R-1-20 lot in Monte Sereno?

You can build one single-family dwelling per lot, accessory buildings (subject to setback rules), horticulture, permitted small animals, home occupations, and Accessory Dwelling Units (ADUs); larger community uses (schools, churches, community centers, public recreation) require a use permit under § 10.05.030.

What are the Monte Sereno setback requirements for R-1-20?

The ordinance lists representative front setbacks of 30 ft for single-story portions and 40 ft for second-story portions in § 10.05.030; side, rear, and accessory-structure setbacks are specified in the district text and must be confirmed on the district subsection. § 10.05.030

Do I need design review in Monte Sereno to add a second story?

Many second-story additions trigger a site development permit and review by the Site and Architectural Commission — for example, adding a second story or certain-sized additions are listed in § 10.08.040 as triggers for site development review. § 10.08.040

Are Accessory Dwelling Units (ADUs) allowed in Monte Sereno?

Yes; the district listings for the residential zones explicitly include Accessory dwelling units and Junior ADUs as permitted in district lists such as § 10.05.030 for R-1-20 (subject to the city's ADU implementation and state law). Consult the city's ADU guidance page and the ADU code text for implementation details. § 10.05.030

What uses are only allowed with a Use Permit?

Typical examples in Monte Sereno districts include public schools, churches, community centers, public recreation facilities, and noncommercial clubs; the district lists label these as "Uses permitted subject to securing a Use Permit" and cross-reference the Use Permit procedures (Chapter 10.10). § 10.05.030

If my property is in the Conservation Zone, can I operate a business?

No — the Conservation Zone provisions state no commercial land uses shall be permitted except where commercial zoning is duly established; additional environmental and setback protections apply. See § 10.05.060.

How are Planned Development (PD) projects regulated for permitted uses?

A PD must include a General Development Plan adopted by ordinance that explicitly maps permitted and conditional uses, setbacks, heights, parking ratios, density, landscaping, and off-site work; PDs are individually designed and the code requires those elements in § 10.11.015.

Where do I find the official zoning map that tells me which district applies to my parcel?

The official zoning map is adopted and kept on file with the City Clerk as the official source and is referenced in § 10.04.020; the municipal code explains how to interpret district boundaries in § 10.04.030.

Are there uses expressly prohibited citywide?

Yes: the code states that no use which violates California state law or federal law shall be permitted in any zoning district, and that any uses not authorized in the Chapter are prohibited. See § 10.03.030.

Do wireless antenna installations need local approval?

Yes — personal wireless facilities are regulated (design standards, concealment, and conditional/administrative review paths are provided). New personal wireless facilities generally require a Conditional Use Permit under the wireless chapter (§ 10.09.050), unless expressly exempted or eligible for streamlined/ministerial review consistent with state and federal law. § 10.09.050

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