Local zoning · Monterey County

Monterey County — Overlay Districts

Overlay Districts under the Monterey County local zoning and planning code, with the controlling citations.

Last reviewed: July 6, 2026

Overview

In unincorporated Monterey County, “overlay” (also called combining) districts add targeted rules on top of a base zoning district—most prominently in the Coastal Zone governed by Title 20 of the Monterey County Code. The County expressly establishes five combining designations: B (Building Site), D (Design Control), A (Limited Agricultural), HR (Historic Resources), and Z (Street Improvements) in addition to the regular zoning map designations in the Coastal Zone. See § 20.08.020 and § 20.08.030 for how these are designated and mapped in the unincorporated coastal area . Title 20 applies only to the unincorporated Coastal Zone; inland areas are regulated by a different title of the County code (not retrieved here). Verify inland applicability with the County. § 20.02.010

In unincorporated Coastal Zone areas, a combining overlay applies in addition to the base zoning; where an overlay’s provisions differ from the base district, the overlay controls. See § 20.44.020.A and § 20.08.040.

Use this page with the County’s base-district rules and mapped boundaries on the sectional district maps, and coordinate with related topics like Monterey County Zoning, Monterey County Land Use, Monterey County Development Standards, Monterey County Parking, and Monterey County Design Review.

How combining/overlay districts are established in the Coastal Zone

The County lists all base and combining districts in § 20.08.010–.020; combining districts are “in addition to” the base district and are shown on the same sectional district maps that make up the Zoning Plan. § 20.08.010–.030
Once established, no land use or structure may conflict with the applicable regulations; all development must follow the most specific applicable rule. § 20.08.040

District-by-District

B — Building Site (Combining) District

Purpose: The B combining district family is used to control building site standards that overlay the base zone, typically via letter-number suffixes (e.g., “B‑8”). The County’s list of combining districts includes B as a combining district. § 20.08.020
Typical effect: Establishes minimum building site/lot standards and sometimes special setback or constraint-based limits layered onto the base district. The sectional district maps control which B suffix applies to a site. § 20.08.030
Special notes:
- The code materials reference a “B‑8” combining designation used to limit additional development or intensification where public facility constraints exist (e.g., water supply/quality, sewage disposal, traffic), and discuss possible rezoning out of B‑8 if constraints are resolved. Not found in retrieved materials for the exact § reference; verify with the jurisdiction.
Where it applies: As mapped on the County’s sectional district maps for the unincorporated Coastal Zone. § 20.08.030–.060

D — Design Control (Combining) District

Purpose: The D district protects viewsheds and neighborhood character by regulating the size, configuration, materials, and colors of structures in mapped areas where design oversight is warranted. § 20.44.010
Applicability:
- The D overlay applies in addition to the base district’s regulations and controls in case of conflict. § 20.44.020.A
- It applies in unincorporated portions of the Big Sur Coast, Carmel Area, and Del Monte Forest land use plan areas. § 20.44.020.C
Typical “uses” and approvals:
- The overlay doesn’t change permitted uses; it adds a required design approval step before permits are issued for structures. § 20.44.030.A
- Submittals include elevations, color samples, site/landscaping and parking layout, with mailed notice before action. § 20.44.030.B; § 20.44.050.A
- The Planning Commission is the “Appropriate Authority” for designs with the greatest viewshed impact; some small projects may be approved by staff. § 20.44.040.D–E; § 20.44.060.E
Key standards:
- Structures must use size, configuration, materials, and colors consistent with § 20.44.010’s objectives; approvals are enforceable and changes require further approval. § 20.44.060.A–B; § 20.44.080.A–B

A — Limited Agricultural (Combining) District

Purpose: The A combining district allows limited agricultural uses where combined with a base district. § 20.48.030
Typical permitted uses:
- All uses otherwise permitted in the base district, plus animal husbandry (at low intensities), crop/tree farming, and roadside stands for on‑site products (no permanent utilities). § 20.48.030.B–E
Conditional uses: Commercial kennels, riding academies, and permanent-utility produce stands—Coastal Development Permit required. § 20.48.040.B–D
Key dimensional standards:
- Special setbacks for barns/stables/chicken houses: at least 50 ft front, 20 ft side/rear, and 20 ft from any dwelling. § 20.48.050
Where it applies: As mapped; it is a combining district “in addition to” the base district. § 20.08.020–.030

HR — Historic Resources (Combining) District

Purpose: The HR district provides incentives and protections for significant historic and archaeological resources in unincorporated areas. § 20.54.010
Applicability:
- HR combines with the base district and controls where different. § 20.54.020.A
- Some minor alterations that do not harm the resource may proceed without a Coastal Development Permit under specific conditions; verify applicability. § 20.54.090–.100 (process and related provisions)
Typical effects:
- Projects on designated HR sites must be designed/located to avoid significant adverse impacts; feasible mitigation recommended by the Historic Resources Review Board may be imposed as conditions. Not found in retrieved materials for exact subsection; see Chapter 20.54; verify with the jurisdiction.
- As a condition of certain approvals, adding or modifying the HR overlay may be required to cover only the designated site; owner notice is required prior to placing a property in HR. Not found in retrieved materials for exact subsection; see Chapter 20.54; verify with the jurisdiction.
Where it applies: As mapped/rezoned to HR; referrals/fees are addressed in § 20.54.090–.100. § 20.54.090–.100

Z — Street Improvements (Combining) District

Purpose: The Z district ensures curbs, gutters, sidewalks, and associated road improvements are installed as an integral part of development in mapped areas. § 20.56.010
Applicability: Z applies in addition to the base district; where different, Z controls. § 20.56.020
Key standards:
- Except for qualifying small remodels, no building permit or use may proceed until specified street improvements are made by the owner/developer, unless modified by a Coastal Development Permit. § 20.56.030
Where it applies: Only where combined with Z on the zoning map/sectional district map. § 20.08.030

Quick comparison table (Coastal Zone combining districts)

Overlay	Plain-English Purpose	Triggers/What It Does	Typical Approvals	Code Reference
B (Building Site)	Adds site/lot and sometimes setback/constraint standards on top of base zone	Applied via lettered B-suffix on maps; standards vary by suffix; controls where it differs from base	As per base district; B standards apply automatically	§ 20.08.020–.030 (establishment/mapping). Detailed B standards: Not found in retrieved materials; verify with the jurisdiction.
D (Design Control)	Design review to protect viewsheds and character	Applies in Big Sur, Carmel, Del Monte Forest; requires design approval before permits	Director, Zoning Administrator, or Planning Commission per project; notice required	§ 20.44.010–.060; § 20.44.050 (notice); § 20.44.080 (effect)
A (Limited Agricultural)	Allows low-intensity agricultural uses in addition to base	Enables animal husbandry, crop farming, farm stands; setbacks for farm structures	Base approvals + CDP for certain conditional uses	§ 20.48.030–.050
HR (Historic Resources)	Protects significant historic/archaeological resources	Adds constraints/mitigation; some minor changes may proceed without CDP under limits	HRRB referrals; fee provisions; conditions to avoid harm	§ 20.54.010–.020; § 20.54.090–.100 (fees/process)
Z (Street Improvements)	Requires frontage improvements with development	No permit/use until curbs/gutters/sidewalks installed (unless modified by CDP)	CDP can modify standards case-by-case	§ 20.56.010–.030

Notes:

Base-district development controls like setbacks, floor area, and parking continue to apply unless the overlay states otherwise. See examples referencing Chapter 20.58 (Parking) and Chapter 20.60 (Signs) within base districts. § 20.14.070; § 20.21.080; base-district references to Ch. 20.58/20.60
All Coastal Zone development is subject to the County’s Coastal Development Permit and Coastal Administrative Permit processes where required. § 20.70.020–.030; § 20.76 (referenced)

Information Gaps

Full chapter citation(s) for detailed “B” district standards (e.g., which section governs B‑4/B‑8, and the precise setback tables) were Not found in retrieved materials. Verify with the jurisdiction.
Inland (non‑coastal) overlay/combining districts under the County’s inland zoning title are not in the retrieved materials. Verify inland overlays, if any, with Monterey County Resource Management Agency (Planning). Not found in retrieved materials.

Checklist

Confirm whether your parcel is in the unincorporated Coastal Zone and identify all combining overlays on the sectional district map (e.g., B, D, A, HR, Z). § 20.08.020–.060
If in a D district, prepare a complete design approval submittal (elevations, colors, site/landscape and parking plan) and plan for public notice timing. § 20.44.030–.050
If mapped A, verify that proposed agricultural activities match allowed intensities; check farm-structure setbacks. § 20.48.030–.050
If mapped HR, confirm resource status, potential Historic Resources Review Board referral, and any mitigation/conditions. § 20.54.010–.020; § 20.54.090–.100
If mapped Z, scope curbs/gutters/sidewalks and related frontage work—or seek a CDP to modify if warranted. § 20.56.010–.030
Confirm whether a Coastal Administrative Permit or Coastal Development Permit is required, and batch permits using a Combined Development Permit if multiple entitlements apply. § 20.70.025; § 20.82.010–.040
Cross‑check with Monterey County Design Review, Monterey County Historic Preservation, Monterey County Signage, and Monterey County Landscaping and Screening as applicable.
If strict standards create hardship, consider relief via Monterey County Variances and Exceptions; note that violations are enforceable as public nuisances. § 20.90.030–.040

Risks & Ambiguities

Issue	Why it matters	What to verify
Missing or unclear B overlay details	B suffixes may change setbacks or limit intensification	Locate the exact B‑suffix section and any map‑specific notes. Not found in retrieved materials; verify with the jurisdiction.
Multiple overlays on one parcel	Overlays can overlap and have different triggers	Which rule controls where they differ? In Coastal Zone, the overlay’s chapter controls over base rules; permit layers may stack (e.g., D + HR). § 20.44.020.A; § 20.08.040
Coastal permit thresholds	Some minor actions may be exempt or processed administratively	Confirm whether your action is “development” and whether § 20.70.120 exemptions or administrative processing apply. § 20.70.025 (framework)
Historic resource work scope	HR may require mitigation/easements and special conditions	Whether your proposal is a “minor alteration” and fee/notice rules; confirm HRRB referral. § 20.54.090–.100; other HR subsections (Not found in retrieved materials for exact letters)
Frontage obligations in Z	Missing curb/gutter/sidewalk work can hold up permits	Whether § 20.56.030 applies to your project value/scope; whether a CDP modification is feasible. § 20.56.030

Plain-English Summary

If your unincorporated Monterey County parcel sits in the Coastal Zone, you may have a base zoning district plus one or more overlays. Overlays like D (Design Control), HR (Historic), A (Limited Ag), Z (Street Improvements), and B (Building Site) add rules—sometimes requiring extra approvals or specific frontage work—on top of the base zone. Start by checking the map for overlays, then follow the overlay chapter’s requirements first and use the base district to fill in the rest. § 20.08.020–.040; § 20.44.010–.060; § 20.54.010–.100; § 20.56.010–.030; § 20.48.030–.050

Source References

§ 20.02.010–.040 (Title 20 applicability/purpose; Coastal Zone, unincorporated areas)
§ 20.08.010–.060 (Establishment/designation of base and combining districts; sectional district maps; effect)
§ 20.44.010–.090 (Design Control “D” district purpose, applicability, submittals, notice, action/effect)
§ 20.48.030–.050 (Limited Agricultural “A” combining district uses and setbacks)
§ 20.54.010–.020; § 20.54.090–.100 (Historic Resources “HR” combining district purpose/applicability; fees/archaeology; related provisions)
§ 20.56.010–.030 (Street Improvements “Z” combining district purpose/applicability/requirements)
§ 20.70.020–.030; § 20.82.010–.040 (Coastal Development Permits; Combined Development Permits)
§ 20.90.020–.050 (Enforcement and violations)

Sources

Retrieved passages

Monterey County Zoning Code (Title 20) Medium relevance
Monterey County Zoning Code (Title is) Medium relevance
Monterey County Zoning Code (Chapter 20.44) Medium relevance
Monterey County Zoning Code (Section 20.08.050) Medium relevance
Monterey County Zoning Code (Title 20) Medium relevance
Monterey County Zoning Code (Section 20.145.020) Medium relevance
Monterey County Zoning Code (Chapter 20.82) Medium relevance
Monterey County Zoning Code (Title or) Medium relevance
Monterey County Zoning Code (Chapter 20.44) Medium relevance
Monterey County Zoning Code Medium relevance
Monterey County Zoning Code (Section 20.84.040A.) Medium relevance
Monterey County Zoning Code (Chapter 20.08) Medium relevance

Cited sections

Official Monterey County code library

Frequently asked questions

What overlay districts does Monterey County use in unincorporated Coastal Zone areas?

Monterey County establishes five combining overlays in the Coastal Zone: B (Building Site), D (Design Control), A (Limited Agricultural), HR (Historic Resources), and Z (Street Improvements). They layer on top of the base zoning shown on the sectional district maps. § 20.08.010–.030

How does the Design Control (D) overlay affect my project?

If your site is in a D overlay, you must obtain a design approval before permits are issued for structures. Submittals include elevations, color samples, and a site plan with parking and landscaping; notice to neighbors is required. The overlay controls where it differs from the base district. § 20.44.020–.050

What does the Historic Resources (HR) overlay do?

The HR overlay is intended to protect significant historic and archaeological resources and applies in addition to base zoning. Some minor alterations may proceed without a Coastal Development Permit under specific conditions, and the County can impose mitigation to avoid significant adverse impacts. § 20.54.010–.020; § 20.54.090–.100 (process/fees); other HR provisions apply—verify specifics.

If my lot is in the Street Improvements (Z) overlay, what must I build?

Except for qualifying small remodels, no permit or use can proceed until you install required frontage improvements (curbs, gutters, sidewalks and related road work), unless a Coastal Development Permit modifies this. § 20.56.010–.030

Can the A (Limited Agricultural) overlay let me add small-scale farming?

Yes. The A combining district allows low-intensity agricultural uses like animal husbandry at limited densities, crop/tree farming, and farm stands for on‑site products. It also sets special farm-structure setbacks (e.g., 50 ft front, 20 ft side/rear). § 20.48.030–.050

What if my parcel has more than one overlay?

Overlays can stack. Follow each overlay that applies; where an overlay conflicts with the base district, the overlay controls. You may also need a Coastal Development Permit or Combined Development Permit to coordinate approvals. § 20.08.040; § 20.44.020.A; § 20.82.010–.040

Where do I look to confirm whether my site has an overlay?

Check the County’s sectional district maps listed in § 20.08.050–.060; these maps show both base districts and combining overlays for the unincorporated Coastal Zone. § 20.08.030–.060

Do overlays change basic things like setbacks, signs, or parking?

Some do. For example, the A overlay sets special setbacks for farm structures, Z requires frontage improvements before permits, and D adds design approval. Otherwise, base-district rules—including signage, parking, and other development standards—still apply unless the overlay says otherwise. § 20.48.050; § 20.56.030; § 20.44.010–.080

Ask about any Monterey County property

Get a cited, plain-English answer on Monterey County zoning, setbacks, FAR, ADUs and permits — for any address.

Start Free Trial