Monterey County — Design Review

Last reviewed: July 6, 2026

Overview

In the unincorporated areas of Monterey County, “design review” is implemented primarily through the Coastal Zone’s Design Control combining district, noted on zoning maps as the “D” district. Where applied, you must obtain a Design Approval before any structure is built or a building permit is issued. The County uses this tool to regulate a project’s location, size, configuration, materials, and colors to protect public views and neighborhood character in visually sensitive coastal areas (§ 20.44.010; § 20.44.030).

In coastal “D” areas of unincorporated Monterey County (Big Sur Coast, Carmel, and Del Monte Forest), you cannot get a building permit for any structure without first securing a Design Approval; minor additions may be approved administratively (§ 20.44.030; § 20.44.040(D)).

Design review often sits alongside other Monterey County processes. Coastal projects frequently also require a Coastal Development Permit, and complex projects can be bundled under a Combined Development Permit to streamline hearings and findings (§ 20.70.020; § 20.82.010–.020).

How design review fits with other Monterey County rules

• For a general primer on how zoning works in the unincorporated county, see the Monterey County zoning & planning overview and Monterey County Zoning.
• Your submittal must diagram site layout elements that tie into other standards such as parking and landscaping and screening; the Design Approval application specifically calls for the proposed parking layout and landscaping (§ 20.44.030(B)(3)).
• If your parcel has overlays, check Monterey County Overlay Districts. Design review is itself an overlay (“D”), and it can coincide with other overlays like the Historic Resources (“HR”) district.
• Historic-resource properties bring separate review standards under the County’s Monterey County Historic Preservation rules (§ 20.54.010, § 20.54.080).
• Sign programs are handled apart from design review; see Monterey County Signage.
• General development rules live under Monterey County Development Standards. If you need exceptions, see Monterey County Variances and Exceptions.
• State building-safety rules are separate and addressed under the California Building Standards Code; do not conflate these with County design review.

What triggers Design Review in unincorporated Monterey County

• Being in a coastal “D” combining district: If your zoning is combined with D, a Design Approval is required before any building permit for a structure can issue (§ 20.44.020; § 20.44.030(A)).
• Location within specific coastal planning areas: The D chapter applies in the Big Sur Coast, Carmel, and Del Monte Forest Area Land Use Plan areas (§ 20.44.020(C)).
• ADUs/JADUs in D areas (coastal): An ADU/JADU requires a Design Approval when the zoning district is combined with a D district; the Chief of Planning is the decision-maker and those decisions are not appealable (§ 20.64 [ADU program excerpt]).
• Visually sensitive locations: Projects along scenic highways/road corridors, in critical viewsheds, or prominent from common public viewing areas are elevated to the Planning Commission as the “Appropriate Authority” (§ 20.44.040(E)).
• Minor projects: Small additions, accessory structures, and minor design modifications in D areas may be approved administratively by the Director; no public notice is required for such Director actions (§ 20.44.040(D); § 20.44.050(B)).

Submittal & Decision Process (Coastal D Districts)

• Application contents: Elevations; existing/proposed grades; color samples; scaled plot plan with structure siting, topography, existing vegetation, proposed parking and landscaping; and pre-addressed envelopes for noticing (§ 20.44.030(B)).
• Who decides: The “Appropriate Authority” is (a) the decision-maker for any combined discretionary permit, (b) otherwise the Zoning Administrator, (c) the Director for qualifying minor work, and (d) the Planning Commission for projects with high public-view impacts (§ 20.44.040).
• Public notice: At least 10 days prior to consideration by an Appropriate Authority, mailed notice is required; Director-level minor actions require no notice (§ 20.44.050).
• Hearings & appeals: The Appropriate Authority can require a hearing; appeals go to the Board of Supervisors under the County’s appeal provisions (§ 20.44.060(C); § 20.44.070).
• Effect of approval: No building permit may issue—and no structure may be built—except in accordance with the Design Approval; building permits are held for 10 days after mailing the approval notice (§ 20.44.080(A)).
• Fees: Set by the Board of Supervisors; partial refunds are possible if withdrawn prior to completeness notice (§ 20.44.090).
• Coastal Development Permits: In the Coastal Zone, you may also need a Coastal Development Permit; Chapter 20.70 applies in all coastal zoning districts (§ 20.70.020).
• Combined processing: If your project needs several discretionary permits, a Combined Development Permit can process them together (§ 20.82.010–.020).

District-by-District breakdown (Coastal overlays that control design)

Design Control (“D”) combining district

• Purpose: Regulate location, size, configuration, materials, and colors of structures and fences to protect public views and neighborhood character while respecting property rights (§ 20.44.010).
• Typical permitted uses: The base district’s uses still govern; the D overlay adds design review and conditions to ensure visual compatibility (§ 20.44.020(A)).
• Key dimensional/design focus: The Appropriate Authority may condition size, configuration, materials, and colors to assure compliance; projects in scenic/view-sensitive areas receive heightened scrutiny (§ 20.44.060(A)–(B); § 20.44.040(E)).
• Where it applies: Coastal unincorporated areas within the Big Sur Coast, Carmel, and Del Monte Forest Area Land Use Plans (§ 20.44.020(C)).

Historic Resources (“HR”) combining district

• Purpose: Protect, preserve, enhance, and perpetuate historic, architectural, engineering, and archaeological resources (§ 20.54.010).
• Typical permitted uses: Base district uses apply, but alterations to historic resources are regulated. In general, no alteration may occur without a Coastal Development Permit unless a minor alteration is allowed by § 20.54.050(B) (§ 20.54.080(A)–(B)).
• Key dimensional/design focus: Existing designated structures are not subject to base-district height and setback rules; new construction on designated sites is subject to the base-district height and setbacks. Approval hinges on findings that preserve the resource’s character (§ 20.54.080(C)–(D); § 20.54.060(E)).
• Where it applies: Wherever the HR overlay is combined with a base zoning district in the Coastal Zone (§ 20.54.020(A)).

Special topic: Facilities with explicit design criteria

• Wireless communication facilities: The County imposes design criteria emphasizing non-reflective materials, subdued colors, and context-sensitive forms; the Appropriate Authority depends on visibility, height, and location in sensitive areas (§ 20.64 [wireless design criteria excerpt]).

Quick-reference standards and process

Checklist

• Confirm the parcel is in the unincorporated area and whether it lies in the Coastal Zone; if coastal, check if the D or HR overlay applies (§ 20.44.020(C); § 20.54.020(A)).
• Identify all required permits (Design Approval; possible Coastal Development Permit; any others) and consider a Combined Development Permit if multiple are needed (§ 20.70.020; § 20.82.010).
• Prepare submittals: elevations, grades, color samples, scaled site plan (showing siting, topography, existing vegetation, proposed parking and landscaping and screening), and noticing envelopes (§ 20.44.030(B)).
• Determine the Appropriate Authority (Director for minor work; Zoning Administrator; Planning Commission if prominent in scenic/critical viewshed) (§ 20.44.040).
• Build to the approval: match approved size, configuration, materials, and colors; do not change without an approved revision (§ 20.44.080).
• If the site is historic or in an HR overlay, incorporate required findings/mitigations and secure the applicable coastal permit (§ 20.54.060; § 20.54.080).
• For ADUs/JADUs in D areas, obtain the required Design Approval from the Chief of Planning; note non-appealability (§ 20.64 [ADU program excerpt]). Also review California ADU law for state limits.

Risks & Ambiguities

Information Gaps

• Inland (non-coastal) “Design Approval” or “Site Plan Review” procedures under Monterey County’s inland zoning ordinance (commonly codified outside Title 20) — Not found in retrieved materials. Verify with the jurisdiction.
• Detailed coastal “D” area maps or parcel-specific scenic/critical viewshed boundaries — Not found in retrieved materials. Verify with the jurisdiction.
• Fee amounts for Design Approval — Not found in retrieved materials (§ 20.44.090 states fee is set by Board).

Plain-English Summary

If your unincorporated coastal property sits in a “D” overlay (Big Sur, Carmel, or Del Monte Forest), you need County Design Approval before a building permit. You’ll submit elevations, colors, and a scaled site plan, and your project’s size, shape, and materials may be conditioned to protect views and fit local character; minor work can be approved by staff, but high-visibility projects go to the Planning Commission (§ 20.44.030; § 20.44.040–.060).

Source References

• Monterey County Coastal Zoning Ordinance, Design Control (“D”) District — §§ 20.44.010–.090.
• Monterey County Coastal Zoning Ordinance, Historic Resources (“HR”) District — §§ 20.54.010–.090.
• Monterey County Coastal Zoning Ordinance, Coastal Development Permits — § 20.70.020.
• Monterey County Coastal Zoning Ordinance, Combined Development Permits — §§ 20.82.010–.020.
• Monterey County Coastal Zoning Ordinance, Wireless Communication Facilities — design criteria excerpt (§ 20.64).
• Monterey County Coastal Zoning Ordinance, ADU program excerpt (Design Approval in D areas) — § 20.64.

Retrieved passages

• Monterey County Zoning Code (Section 20.84.040A.) Medium relevance show source text
• Monterey County Zoning Code (Chapter 20.44) Medium relevance show source text
• Monterey County Zoning Code (Section 20.44.050) Medium relevance show source text
• Monterey County Zoning Code (Chapter 20.44) Medium relevance show source text
• Monterey County Zoning Code (Chapter 20.58.) Medium relevance show source text
• Monterey County Zoning Code (chapter and) Medium relevance show source text
• Monterey County Zoning Code Medium relevance show source text
• Monterey County Zoning Code (Title is) Medium relevance show source text

Cited sections

• Monterey County Coastal Zoning Ordinance, Design Control (“D”) District — §§ 20.44.010–.090. (§ 20.44.010)
• Monterey County Coastal Zoning Ordinance, Historic Resources (“HR”) District — §§ 20.54.010–.090. (§ 20.54.010)
• Monterey County Coastal Zoning Ordinance, Coastal Development Permits — § 20.70.020. (§ 20.70.020.)
• Monterey County Coastal Zoning Ordinance, Combined Development Permits — §§ 20.82.010–.020. (§ 20.82.010)
• Monterey County Coastal Zoning Ordinance, Wireless Communication Facilities — design criteria excerpt (§ 20.64). (§ 20.64)
• Monterey County Coastal Zoning Ordinance, ADU program excerpt (Design Approval in D areas) — § 20.64. (§ 20.64.)
• MontereyCounty_ZoningCode.md

• Official Monterey County code library