Monterey — Design Review

Last reviewed: July 6, 2026

Overview

Monterey’s zoning ordinance treats “design review” as formal Architectural Review under Monterey City Code Title 38, Article 25. Architectural Review focuses on neighborhood compatibility, visual quality, and conformance with adopted plans and guidelines, and it works in tandem with the Development Review Committee (DRC) process for coordinated plan checks and project conditions. Architectural Review is required in specified base districts, in residential districts with D-Overlays, for nonresidential projects in residential zones, and for certain two-story single-family projects (§ 38-188) .

The single most important rule: if you’re constructing a new two‑story single‑family home or adding a second story anywhere in Monterey, Architectural Review is required (§ 38‑188(A)(4)) .

What “Design Review” means in Monterey

• Purpose. Architectural Review promotes orderly, high-quality design that fits its surroundings and implements the General Plan and any adopted area or neighborhood plans (§ 38-187) .
• Applicability. Required for:
  • New construction or exterior alterations in the commercial, industrial, open space, and public facility districts: C‑1, C‑2, C‑3, CO, CR, VAF, I‑R, O, P (§ 38‑188(A)(1)) .
  • New construction or exterior alterations in R‑E, R‑1, R‑2, R‑3 where a D‑1 or D‑2 overlay applies (§ 38‑188(A)(2); Art. 13) .
  • New construction or exterior alterations to a nonresidential building or site in R‑1, R‑2, or R‑3, including multifamily apartment buildings (§ 38‑188(A)(3)) .
  • New two‑story single‑family dwellings and any second‑story additions in residential zones (§ 38‑188(A)(4)) .
  • Exemptions include routine maintenance, like‑kind painting and material replacement, work not visible beyond property lines, and projects already approved by the Historic Preservation Commission unless delegated (§ 38‑188(B)) .
• Process tiers. “Major” Architectural Review is by the Planning Commission; “Minor” Architectural Review is administrative by the City Manager/designee, with pre‑/post‑decision referral options to the Commission. Qualifying housing in the Multifamily Overlay or RHNA Overlay is administratively approved by the Community Development Director and is not appealable (§ 38‑189(A)–(B)) .
• Noticing and story poles. For new buildings, height increases, or added floor area, mailed notice to owners within 100 feet is required at least 10 days before the meeting/decision; story poles and netting are required for projects over one story or increasing height, with limited safety‑based alternatives (§ 38‑189(C)) .
• Findings. Preliminary review looks at siting, massing, style, and effects on views and privacy; final review focuses on finishes, materials, landscaping, lighting, fencing, and overall exterior features. Consistency with the General Plan and applicable area/neighborhood plans is required (§ 38‑191) .
• Duration/maintenance. Approvals lapse after two years if key steps aren’t met; approved projects must be constructed and maintained as approved (§ 38‑192) .

For broader context on how this fits within Monterey Zoning, Monterey Land Use, and cross‑cutting Monterey Development Standards, see the linked pages.

How the D‑Overlay changes review

The D Design and Development Control Overlay District introduces three subdistricts with graduated review and conditioning authority:

• D‑1 Design Control: Planning Commission approval required for all new construction and exterior alterations/additions; conditions may address architectural design but cannot be more restrictive than base‑district rules for use, density, FAR, yards, parking, or loading unless allowed by another overlay, use permit, or variance (§ 38‑65; § 38‑67(A)) .
• D‑2 Development Control: Planning Commission approval required; conditions may be more restrictive (e.g., hours, setbacks/buffers, lighting, parking landscaping, signs) with findings to protect adjoining property and ensure appropriate development (§ 38‑65; § 38‑67(B)) .
• D‑3 Historic Development Control: Required review for development affecting a designated historic building or site; conditions may be more restrictive to protect historic resources. The Historic Preservation Commission gives an advisory recommendation to the Planning Commission during the initial concept plan review (§ 38‑65; § 38‑68(B)(1)) .

All D‑Overlays include a review of plans pathway. D‑1 follows Article 24 (DRC) and Article 25 (Architectural Review). D‑2/D‑3 require a two‑part process: (1) Planning Commission initial concept review (with HPC advisory in D‑3), then (2) final DRC and Architectural Review before permits (§ 38‑68) . See Monterey Overlay Districts and Monterey Historic Preservation for related policies.

How the DRC fits in

The DRC conducts coordinated inter‑departmental review and recommends or conditions projects so potential issues are resolved early (§ 38‑180; § 38‑181) . The Community Development Director schedules DRC meetings and circulates materials (§ 38‑185) . The DRC ensures:

• Street improvements for project traffic,
• Safe pedestrian movement,
• Proper surface drainage control, and
• Appropriate refuse storage and disposal (§ 38‑186(C)) .

No building permits or utility clearances are issued until final DRC approval and conditions are satisfied; Certificates of Occupancy are likewise conditioned (§ 38‑186(D)–(G)) . Appeals of DRC decisions go to the Planning Commission (§ 38‑186(H)) . For parking, screening, and landscaping conditions commonly attached in review, see Monterey Parking and Monterey Landscaping and Screening.

Quick matrix — When does Architectural Review apply?

District-by-district notes for Design Review

Below are Monterey’s districts called out in § 38‑188(A), with what typically triggers Architectural Review, what uses and development parameters to expect, and where “Review of Plans” lives in each district chapter. For base use allowances and dimensional rules beyond the highlights here, consult the district sections under Monterey Zoning.

C‑1 Neighborhood Commercial

• Purpose/uses: Neighborhood‑serving retail and services with protections for nearby residences (§ 38‑28(A)–(B)) .
• Key standards: Max height two stories/25 ft; 10% site landscaping; lot coverage over 50% requires a use permit (§ 38‑28(C), “C‑1 District: Development Regulations”) .
• Design Review: All new construction/exterior changes require DRC review and Planning Commission Architectural Review (§ 38‑188(A)(1); district “Review of Plans”) .

C‑2 Community Commercial

• Purpose/uses: Wider community retail and services; certain hours/size/outdoor operations need use permits (§ 38‑29(A)–(B)) .
• Key standards: Not found in retrieved materials.
• Design Review: DRC review and Planning Commission Architectural Review for new construction and exterior changes (district “Review of Plans”) .

C‑3 General Commercial

• Purpose/uses: Auto sales/repair, building materials, warehousing, limited retail; use permits for large projects and outdoor activities (§ 38‑30(A)–(B)) .
• Key standards: Not found in retrieved materials.
• Design Review: DRC review and Planning Commission Architectural Review for construction and exterior changes (district “Review of Plans”) .

CO Office and Professional

• Purpose/uses: Office locations with standards to buffer adjoining uses (§ 38‑31(A)–(B)) .
• Key standards: Typical max height two stories/25–30 ft depending on use permit; 50% lot coverage; 15% minimum landscaping (§ 38‑31, “C‑O District: Development Regulations”) .
• Design Review: Requires DRC review and Planning Commission Architectural Review for new construction/exterior changes (district “Review of Plans”) .

CR Cannery Row Commercial

• Purpose/uses: Visitor‑oriented commercial consistent with the Cannery Row Local Coastal Program (§ 38‑32(A)) .
• Key standards: District‑specific FAR caps (2.0 waterfront side; 3.0 opposite side), tailored setbacks/view corridors, and a max height framework tied to LCP figures (§ 38‑32(C) & notes) .
• Design Review: DRC and Planning Commission; the Commission may modify certain standards for outstanding design consistent with the Cannery Row Plan (§ 38‑32(D)) .

VAF Visitor Accommodation Facility

• Purpose/uses: Hotels, motels, and limited‑occupancy inns; time‑share prohibited (§ 38‑34; § 38‑35) .
• Key standards: Typical 10 ft yards; 30% lot coverage; limited‑occupancy max 10 rental rooms; parking per Article 18 (§ 38‑36) .
• Design Review: Repairs/alterations need Planning Commission review; expansions and new limited‑occupancy facilities require DRC and Planning Commission (§ 38‑37) .

I‑R Industrial, Administration, and Research

• Purpose/uses: Research, specialized manufacturing, distribution; protect adjacent residential areas (§ 38‑39–40) .
• Key standards: Max height 35 ft; coverage 30–40% depending on stories; 20% landscaping (§ 38‑40, “I‑R District Development Regulations”) .
• Design Review: Architectural Review required per § 38‑188(A)(1); DRC/Planning Commission review where “Review of Plans” applies in industrial articles (§ 38‑188(A)(1)) .

O Open Space

• Purpose/uses: Not found in retrieved materials.
• Key standards: Not found in retrieved materials.
• Design Review: Listed in § 38‑188(A)(1) as subject to Architectural Review for new construction/exterior alterations .

P Public Facility

• Purpose/uses: Not found in retrieved materials.
• Key standards: Not found in retrieved materials.
• Design Review: Listed in § 38‑188(A)(1) as subject to Architectural Review for new construction/exterior alterations .

R‑E (with D‑1/D‑2 overlay)

• Purpose/uses: Not found in retrieved materials.
• Key standards: Not found in retrieved materials.
• Design Review: Required where D‑1/D‑2 applies (§ 38‑188(A)(2); §§ 38‑65–68). HPC advisory if also in D‑3 (§ 38‑68(B)(1)) .

R‑1 (Single‑Family Residential)

• Purpose/uses: Low‑density residential; accessory uses and ADUs per code (§ 38‑26; R‑1 tables) .
• Key standards: Representative limits include two stories/25 ft height; coverage 35–40%; setbacks as mapped in the R‑district standards (R‑1 tables; see also cross‑reference to §§ 38‑22–38‑25) . Verify with the jurisdiction.
• Design Review: Always for new two‑story dwellings/second‑story additions (§ 38‑188(A)(4)); also required when D‑1/D‑2 overlay applies (§ 38‑188(A)(2)) .

R‑2 (Low‑Density Multifamily)

• Purpose/uses: Duplexes/townhomes/apartments up to 14.5 du/ac (§ 38‑24(A)) .
• Key standards: Not found in retrieved materials (beyond general land‑use list).
• Design Review: Nonresidential or multifamily projects require Architectural Review (§ 38‑188(A)(3)); D‑Overlays add Commission review (§§ 38‑65–68) .

R‑3 (Medium‑Density Multifamily)

• Purpose/uses: Multifamily housing; small‑lot R‑3 parcels under 5,000 sq ft have unit/FAR caps and are flagged for higher scrutiny (§ 38‑26(E)) .
• Key standards: On sub‑5,000‑sf lots, max one dwelling; floor‑area caps of 35–40% (§ 38‑26(E)(1)–(2)) . Verify with the jurisdiction for full R‑3 dimension tables.
• Design Review: Nonresidential or multifamily projects require Architectural Review (§ 38‑188(A)(3)); D‑Overlays invoke Commission review (§§ 38‑65–68) .

Practical process pointers

• Minor vs. Major. The Planning Commission maintains the list of which projects are “minor” (administrative) versus “major” (Commission hearing). City staff or any interested party can refer an administrative case to the Commission before or shortly after a decision (§ 38‑189(A)) .
• Noticing/story poles. Plan for the 10‑day notice and story‑pole installation where height/second story is involved (§ 38‑189(C)) .
• D‑Overlays. Expect additional conditions in D‑2 and a two‑step path in D‑2/D‑3, with HPC advice in D‑3 (§§ 38‑67–68) .
• DRC timing. DRC does early review, sets conditions, and must give final approval before building permits or occupancy proceed (§ 38‑186(D)–(G)) .
• District “Review of Plans.” Many commercial districts expressly require submittal to the Community Development Department for DRC and Planning Commission review (e.g., C‑1, C‑2, C‑3, CO, CR, VAF) (§§ 38‑28–32; § 38‑37) .

If your proposal intersects parking, fences/walls, or signage, the review will also check Article 18 off‑street parking, Article 15/33 landscaping and screening, and the city’s signage rules.

Checklist

• Confirm your site’s base zone and any D‑Overlay on the zoning map; note if a D‑1, D‑2, or D‑3 designation applies (§§ 38‑65–66) .
• Determine if your scope triggers Architectural Review:
  • In a listed commercial/industrial/public/open‑space district (§ 38‑188(A)(1)) ,
  • In R‑E/R‑1/R‑2/R‑3 with D‑1/D‑2 (§ 38‑188(A)(2)) ,
  • Nonresidential or MF in R‑1/R‑2/R‑3 (§ 38‑188(A)(3)) ,
  • New two‑story SFD or any second‑story addition (§ 38‑188(A)(4)) .
• Identify whether your project is “Minor” (administrative) or “Major” (Commission) per the Commission’s maintained list (§ 38‑189(A)) .
• Prepare submittals to meet the Community Development Department’s adopted application standards (§ 38‑190) .
• Plan mailed noticing and, if applicable, story poles/netting at least 10 days in advance (§ 38‑189(C)) .
• If in D‑2/D‑3, schedule concept plan review and address HPC advisory (D‑3) before final review (§ 38‑68) .
• Coordinate DRC review and satisfy all DRC conditions before permit issuance and occupancy (§ 38‑186(D)–(G)) .
• If your project involves visitor accommodations or Cannery Row, confirm the district‑specific “Review of Plans” requirements (§ 38‑37; § 38‑32(D)) .

Risks & Ambiguities

Plain-English Summary

Monterey’s Architectural Review checks how your project looks and fits its neighborhood. If you’re in a commercial/industrial/public/open‑space zone, in a residential D overlay, doing nonresidential or multifamily work in a residential zone, or adding a second story to a house, you’ll go through Architectural Review—sometimes administratively, often with a Planning Commission hearing. Expect mailed notices, possibly story poles, DRC conditions, and findings about design, privacy, views, and consistency with plans. Building rules like the California Building Standards Code and broader California housing laws are separate.

Source References

• Article 25 Architectural Review: purpose, applicability, process, noticing, findings, duration (§§ 38‑187–192) .
• Article 24 Development Review Committee Approval: purposes, applicability, DRC duties/conditions/permit linkage (§§ 38‑180–186) .
• Article 13 D Design and Development Control Overlay District: purposes, authority to condition, two‑part review and HPC advisory in D‑3 (§§ 38‑65–68) .
• C‑1, C‑2, C‑3, CO, CR district purposes/standards and “Review of Plans” (§§ 38‑28–32) .
• VAF district purpose/standards/review of plans (§§ 38‑34–38) .
• I‑R district purposes/standards (§§ 38‑39–41) .
• R‑district supplemental and R‑3 small‑lot standards (§ 38‑26(E)) .

Retrieved passages

• Monterey Zoning Code (§ 1) High relevance show source text
• Monterey Zoning Code (Section is) High relevance show source text
• Monterey Zoning Code (§ 29) High relevance show source text
• Monterey Zoning Code (ARTICLE 13.) High relevance show source text
• Monterey Zoning Code (§ 19) High relevance show source text
• Monterey Zoning Code (§ 1) Medium relevance show source text
• Monterey Zoning Code (§ 16) Medium relevance show source text
• Monterey Zoning Code (§ 23) Medium relevance show source text
• Monterey Zoning Code (§ 16) High relevance show source text
• Monterey Zoning Code (Article 24) High relevance show source text
• Monterey Zoning Code (§ 24) Medium relevance show source text
• Monterey Zoning Code (Section 38-33) Medium relevance show source text
• Monterey Zoning Code (§ 1) Medium relevance show source text
• Monterey Zoning Code (Article 27.) Medium relevance show source text
• Monterey Zoning Code (§ 19) Medium relevance show source text
• Monterey Zoning Code (Section 38-112.6) Medium relevance show source text
• Monterey Zoning Code (section than) Medium relevance show source text

Cited sections

• Article 25 Architectural Review: purpose, applicability, process, noticing, findings, duration (§§ 38‑187–192) . (Article 25)
• Article 24 Development Review Committee Approval: purposes, applicability, DRC duties/conditions/permit linkage (§§ 38‑180–186) . (Article 24)
• Article 13 D Design and Development Control Overlay District: purposes, authority to condition, two‑part review and HPC advisory in D‑3 (§§ 38‑65–68) . (Article 13)
• C‑1, C‑2, C‑3, CO, CR district purposes/standards and “Review of Plans” (§§ 38‑28–32) . (§ 38)
• VAF district purpose/standards/review of plans (§§ 38‑34–38) . (§ 38)
• I‑R district purposes/standards (§§ 38‑39–41) . (§ 38)
• R‑district supplemental and R‑3 small‑lot standards (§ 38‑26(E)) . (§ 38)
• Monterey_ZoningCode.md