Monterey County — Zoning

Last reviewed: July 6, 2026

Overview

In unincorporated areas of Monterey County, zoning within the state-defined Coastal Zone is governed by the County’s Title 20 — the Coastal Zoning Ordinance — which implements the certified Local Coastal Program through mapped districts, district-specific rules, and coastal permit procedures (§ 20.02.010; § 20.02.020; § 20.02.040 ). The zoning plan is shown on official “Sectional District Maps” that establish district designations, locations, and boundaries and are part of the ordinance itself (§ 20.08.030; § 20.08.050; § 20.08.060 ). Outside the Coastal Zone, different provisions apply (Not found in retrieved materials).

Key rule in plain English: In the unincorporated Coastal Zone, only the uses listed in each district — or found consistent with the Local Coastal Program — are allowed; all others are prohibited (§ 20.02.040 ).

Use this page together with the high-level Monterey County zoning & planning overview, your parcel’s land use designation in Monterey County Land Use, and the County’s Development Standards. Parking, design review, signage, and overlays are governed by dedicated chapters referenced below and summarized on our companion pages for Parking, Design Review, Signage, and Overlay Districts.

How the Coastal Zoning Ordinance is structured

• Title: “The Coastal Zoning Ordinance of the County of Monterey” — applies only in the unincorporated Coastal Zone (§ 20.02.010; § 20.02.050.A ).
• Zoning plan and maps: Sectional District Maps are adopted as part of the ordinance; they control district boundaries and include notations for site-specific limits (e.g., height) (§ 20.02.020; § 20.08.050; § 20.08.060 ).
• Effect of zoning: No use or structure may be established or altered except as permitted in the applicable district and consistent with district height, setback, and site area rules (§ 20.08.040.A ).
• Coastal Development Permits: Development in the Coastal Zone is reviewed through the Coastal Development Permit (CDP) process (§ 20.70.010–.020 ).

Zoning Map and Sectional District Maps

• District establishment and mapping: The County establishes districts and combinations on Sectional District Maps. If a boundary is uncertain, the Planning Commission determines it (§ 20.08.030.C ).
• How to read the map: Some districts carry numeric suffixes (e.g., “RDR/10”) indicating density or “(24')” indicating a site-specific height cap — these notations control alongside the base district (§ 20.36.060.B; § 20.16.060.B–C ).

Combining and Overlay Districts used in Coastal areas

Monterey County uses several combining/overlay designations that add to base zoning, including the B (Building Site), D (Design Control), A (Limited Agricultural), HR (Historical Resources), and Z (Street Improvements) districts. These are shown and applied via the Sectional District Maps (§ 20.08.030–.060 ). If your site carries one of these overlays, expect additional review standards beyond the base district; see the County’s Overlay Districts and Historic Preservation pages.

Countywide special regulations you’ll see referenced

• Public and quasi-public uses (e.g., schools, utilities) may be allowed across many districts subject to compatibility findings; generally not allowed in AP (CZ), AC (CZ), and RC (CZ) (§ 20.64.260.A–D ).
• Bed & breakfast facilities can be considered in districts that allow residential uses, with specific operational standards and CDP findings (§ 20.64.100 ).
• Vacation rentals (Homestays, Limited, Commercial) are district-dependent; many residential and commercial districts allow certain types, with some exempt from CDP and others requiring a CDP (§ 20.64.290.D–F ).
• Environmental/resource standards (e.g., ESHA, agriculture, hazards, archaeology) are implemented via referenced parts of the Coastal Implementation Plan (§ 20.66.020–.050 ).

District-by-District (Coastal Zone, unincorporated areas)

HDR (CZ) — High Density Residential

• Purpose: Accommodates high-density residential where services exist and ensures livability with on-site amenities (§ 20.10.010–.020 ).
• Typical permitted uses: Residential uses consistent with HDR; verify allowances case-by-case (Not found in retrieved materials). Some bed & breakfast facilities may be considered under the countywide rule (§ 20.64.100 ).
• Key dimensional standards: Not found in retrieved materials.
• Special triggers: CDP is required for “nonexempt development” such as projects causing significant environmental impacts, development in the Big Sur critical viewshed, slope ≥30% (25% in North County), ridgeline development, ESHA proximity, land divisions (§ 20.10.030.A–H ).
• Where it applies: As mapped on Sectional District Maps for the Coastal Zone (§ 20.08.050–.060 ).

RDR (CZ) — Rural Density Residential

• Purpose: Rural/suburban residential at low intensities where infrastructure can support development (§ 20.16.010–.020 ).
• Typical permitted uses: First single-family dwelling per lot, guesthouse, home occupations, small day care, small residential care facility, wells/tanks for small systems, animal husbandry under specified ratios, certain agricultural stands (§ 20.16.040.A–P ).
• Key dimensional standards: Minimum site 5 acres (unless clustered); base setbacks 30 ft front, 20 ft sides/rear; main-structure height 30 ft; habitable accessory structures height 15 ft with larger front setbacks; non-habitable accessory structures have distinct setbacks; district suffixes (e.g., RDR/10) set max density and can set height (e.g., “(24')”) (§ 20.16.060.A–C ).
• Special triggers: Same nonexempt CDP triggers as above (slope limits, critical viewshed, ESHA, land divisions, ridgeline) (§ 20.16.030.A–H ).
• Where it applies: As mapped (§ 20.08.050–.060 ).

WSC (CZ) — Watershed and Scenic Conservation

• Purpose: Resource-protective residential/rural areas emphasizing watershed and scenic protection (implied by district title; verify allowances).
• Typical permitted uses: First dwelling per lot, guesthouse, home occupations, limited agriculture and animal husbandry; see chapter list (§ 20.17.040.A–P ).
• Key dimensional standards: Not found in retrieved materials.
• Special triggers: Nonexempt CDP triggers include significant environmental impacts, critical viewshed (Big Sur), slopes ≥30% (25% in North County), ESHA proximity, etc. (§ 20.17.030.A–H ).
• Where it applies: As mapped (§ 20.08.050–.060 ).

RC (CZ) — Resource Conservation

• Purpose: Conservation-focused areas; very low site coverage and larger lots (see chapter).
• Typical permitted uses: Resource conservation and compatible low-intensity uses (verify allowances; Not found in retrieved materials for full list).
• Key dimensional standards: Minimum site 1 acre; main-structure setbacks 30 ft front, 20 ft sides/rear; main-structure height 30 ft; habitable accessory height 15 ft; accessory setbacks vary; maximum site coverage 5% (§ 20.36.060.A–D ).
• Special notes: Zoning maps may carry explicit height caps (e.g., “RC/10(24')”) that override base height (§ 20.36.060.B ).
• Where it applies: As mapped (§ 20.08.050–.060 ).

CGC (CZ) — Coastal General Commercial

• Purpose: General commercial services in coastal communities (verify full intent; Not found in retrieved materials).
• Typical permitted uses: Commercial retail/services consistent with CGC; Manufactured dwelling units are treated like conventional dwellings where allowed; larger projects trigger trip-reduction rules (§ 20.21.080.A–B; § 20.64.250 reference ).
• Key dimensional standards: Not found in retrieved materials.
• Special notes: Parking and signage are governed by Chapters 20.58 and 20.60 respectively when referenced by the district (§ 20.21.080; preceding standards reference Chapters 20.58 and 20.60 in the same chapter ). See Parking and Signage.
• Where it applies: As mapped (§ 20.08.050–.060 ).

MLC (CZ) — Moss Landing Commercial

• Purpose: Maintain a range of commercial and residential uses along Moss Landing Road that serve residents and visitors while preserving unique historical/architectural character (§ 20.20.010 ).
• Typical permitted uses: Mixed commercial/residential consistent with the above purpose; specific use lists are in chapter (Not found in retrieved materials).
• Key dimensional standards: Not found in retrieved materials.
• Process note: A General Development Plan is required for lots over one acre, multi-use proposals, or any subdivision (§ 20.20.030.A.1–3 ).

VSC (CZ) — Visitor-Serving Commercial

• Purpose: Establish visitor-serving areas to meet the needs of the traveling public (§ 20.22.010 ).
• Typical permitted uses: Visitor-serving commercial consistent with VSC chapter (Not found in retrieved materials).
• Key dimensional standards: Not found in retrieved materials.
• Process note: A General Development Plan is required for larger or multi-use sites and subdivisions (§ 20.22.030.A.1–3; applicability § 20.22.020 ).

OR (CZ) — Open Space Recreation

• Purpose: Establish, enhance, and maintain outdoor recreation uses (§ 20.38.010 ).
• Typical permitted uses and standards: Not found in retrieved materials.
• Where it applies: As mapped (§ 20.08.050–.060 ).

Selected Coastal District Standards and Uses (quick-reference)

Note: Where district development standards are “Not found,” verify in the applicable chapter; apply Design Review and Landscaping and Screening where required.

Process touchpoints you’ll encounter

• Many districts route larger or multi-use projects through a General Development Plan prior to entitlements (e.g., MLC, VSC) (§ 20.20.030; § 20.22.030 ).
• Certain project types are always “nonexempt” and require a CDP regardless of base allowances (critical viewshed, steep slopes, ESHA proximity, ridgeline, etc.) in several districts (§ 20.10.030; § 20.16.030; § 20.17.030 ).
• Countywide parking and signage regulations are referenced in multiple districts (Ch. 20.58; Ch. 20.60 — see Parking and Signage for how they interact with zoning chapters) (see § 20.21.080 references ).

Checklist

• Confirm the parcel is in unincorporated Monterey County and inside the Coastal Zone; then identify the base district on the Sectional District Map (§ 20.02.010; § 20.08.050–.060 ).
• Check for any combining/overlay districts on the map (e.g., B, D, HR) and note their added standards (§ 20.08.030–.060 ).
• Read the district chapter for allowed uses and site standards; if the proposal falls into “nonexempt development,” prepare a Coastal Development Permit (§ 20.10.030; § 20.16.030; § 20.17.030; § 20.70.010–.020 ).
• Verify setbacks, heights, lot size, coverage, and any map-specific notations like a reduced height cap (e.g., “(24')”) (§ 20.36.060; § 20.16.060 ). See Development Standards.
• Check countywide rules that may apply: public/quasi-public uses (§ 20.64.260), B&B (§ 20.64.100), vacation rentals (§ 20.64.290), environmental/resource standards (§ 20.66.020–.050) .
• Confirm applicable Parking and Signage chapters where the district references them (e.g., CGC) (§ 20.21.080 ).
• If multiple discretionary permits are needed, consider a Combined Development Permit to consolidate review (§ 20.82.010–.050 ).
• If your project may involve historic features or design areas, check Historic Preservation and Design Review. Code sections not retrieved for these topics — Verify with the jurisdiction.

Risks & Ambiguities

Plain-English Summary

If your property is in unincorporated Monterey County’s Coastal Zone, your zoning is set by Title 20 and the official Sectional District Maps. Find your district on the map, check for overlays, and then read your district chapter for allowed uses, setbacks, height, and lot size — and whether your project is “nonexempt,” which means you’ll need a Coastal Development Permit. Districts like RDR, WSC, RC, CGC, MLC, and VSC each have their own purposes and standards, with countywide rules for things like vacation rentals, bed & breakfasts, and environmental protections layered on top.

Source References

• Title 20 — Coastal Zoning Ordinance applicability, purpose, nature, and LCP consistency: § 20.02.010–.060
• Establishment of districts; Sectional District Map index and maps: § 20.08.030–.060
• Effect of district regulations (uses, height, setbacks, site area): § 20.08.040.A
• HDR (CZ) district purpose, applicability, nonexempt triggers: § 20.10.010–.030
• RDR (CZ) district purpose, uses, nonexempt triggers, standards: § 20.16.010–.060; § 20.16.040; § 20.16.060
• WSC (CZ) district uses and nonexempt triggers: § 20.17.040; § 20.17.030
• RC (CZ) district site development standards: § 20.36.060
• OR (CZ) district purpose: § 20.38.010
• CGC (CZ) special regulations; parking/signage references; trip reduction: § 20.21.080; § 20.64.250 (referenced)
• MLC (CZ) district purpose and General Development Plan thresholds: § 20.20.010; § 20.20.030
• VSC (CZ) district purpose/applicability and General Development Plan thresholds: § 20.22.010–.030
• Bed & Breakfast: § 20.64.100
• Vacation rentals: § 20.64.290.D–F
• Environmental/resource standards references: § 20.66.020–.050
• Coastal Development Permits: § 20.70.010–.020
• Enforcement: § 20.90.020–.040

Information Gaps

• Full allowed-use lists and dimensional standards for several districts (e.g., HDR, WSC, CGC, OR, Agricultural districts CAP/AC): Not found in retrieved materials. Verify with the jurisdiction.
• Inland (non-coastal) zoning title, districts, and standards for unincorporated areas outside the Coastal Zone: Not found in retrieved materials.

Retrieved passages

• Monterey County Zoning Code (Title is) Medium relevance show source text
• Monterey County Zoning Code (Chapter 20.58.) Medium relevance show source text
• Monterey County Zoning Code (Title 20) Medium relevance show source text
• Monterey County Zoning Code (Title shall) Medium relevance show source text
• Monterey County Zoning Code (Section determined) Medium relevance show source text
• Monterey County Zoning Code (Section 20.08.050) Medium relevance show source text
• Monterey County Zoning Code (Chapter 20.16) Medium relevance show source text
• Monterey County Zoning Code (Chapter 20.58.) Medium relevance show source text

Cited sections

• Title 20 — Coastal Zoning Ordinance applicability, purpose, nature, and LCP consistency: § 20.02.010–.060 (Title 20)
• Establishment of districts; Sectional District Map index and maps: § 20.08.030–.060 (§ 20.08.030)
• Effect of district regulations (uses, height, setbacks, site area): § 20.08.040.A (§ 20.08.040.A)
• HDR (CZ) district purpose, applicability, nonexempt triggers: § 20.10.010–.030 (§ 20.10.010)
• RDR (CZ) district purpose, uses, nonexempt triggers, standards: § 20.16.010–.060; § 20.16.040; § 20.16.060 (§ 20.16.010)
• WSC (CZ) district uses and nonexempt triggers: § 20.17.040; § 20.17.030 (§ 20.17.040)
• RC (CZ) district site development standards: § 20.36.060 (§ 20.36.060)
• OR (CZ) district purpose: § 20.38.010 (§ 20.38.010)
• CGC (CZ) special regulations; parking/signage references; trip reduction: § 20.21.080; § 20.64.250 (referenced) (§ 20.21.080)
• MLC (CZ) district purpose and General Development Plan thresholds: § 20.20.010; § 20.20.030 (§ 20.20.010)
• VSC (CZ) district purpose/applicability and General Development Plan thresholds: § 20.22.010–.030 (§ 20.22.010)
• Bed & Breakfast: § 20.64.100 (§ 20.64.100)
• Vacation rentals: § 20.64.290.D–F (§ 20.64.290.D)
• Environmental/resource standards references: § 20.66.020–.050 (§ 20.66.020)
• Coastal Development Permits: § 20.70.010–.020 (§ 20.70.010)
• Enforcement: § 20.90.020–.040 (§ 20.90.020)
• MontereyCounty_ZoningCode.md

• Official Monterey County code library