Local zoning · Monterey

Monterey — Development Standards

Development Standards under the Monterey local zoning and planning code, with the controlling citations.

Last reviewed: July 6, 2026

Overview

Monterey’s development standards live in the Monterey City Code, Chapter 38 Zoning Ordinance, and set the measurable rules for what can be built on a site: setbacks, height, lot coverage, density, and FAR. This page translates those rules district by district, and flags the overlays that can tighten or relax them. These standards are separate from the construction requirements of the California Building Standards Code.

The single most important rule to remember: when a commercial parcel abuts or fronts a residential district, many commercial yard requirements default to the residential standards next door (§ 38-29 for C-2; § 38-30 for C-3) .

How Monterey’s code is organized

Base districts set default setbacks, height, lot coverage, FAR, and (in residential zones) per‑unit lot area. See the residential districts (§ 38-22 to § 38-25) and commercial/industrial districts that follow.
Citywide rules in Article 17 apply in all districts (e.g., building projections into yards, exceptions to height).
Overlays like Design/Development Control (D1–D3) and Special Setback can add conditions or increase setbacks in mapped areas (§ 38-65 to § 38-71).

Residential Districts (purpose, uses, and core dimensional rules)

R‑E Residential Estate — § 38‑22

Purpose and uses: Large‑lot single‑family neighborhoods with supporting civic uses. Typical permitted: single‑family homes; ADUs per § 38‑112.6; small day care; limited residential care.
Minimum lot dimensions: e.g., R‑E‑40 requires 40,000 sf, 125 ft width, 125 ft depth; other R‑E sizes listed in code.
Key development standards: Front 35 ft, Rear 35 ft, side yards vary by lot width formula; 35% lot coverage; 0.40 FAR (FAR excludes certain garage square footage); 2.5 stories / 30 ft height.
Where it applies: R‑E subzones (e.g., R‑E‑20, ‑30, ‑40) where mapped citywide.

R‑1 Residential Single‑Family — § 38‑23

Purpose and uses: Standard single‑family neighborhoods; ADUs allowed per § 38‑112.6.
Minimum lot dimensions: Range from R‑1‑5 (5,000 sf) to R‑1‑40 (40,000 sf).
Key development standards: Front 15 ft (garages min 20 ft), Rear 20 ft (may be 20% of depth on shallow lots), side yards scale with lot width; 40% coverage for 1‑story (35% for 2+ stories); 0.40 FAR (with specified garage exclusions); 2 stories / 25 ft height.
Notes: R‑district supplemental standards (e.g., accessory structures, fence limits, minor setback variations) are in § 38‑26.

R‑2 Residential Low‑Density Multifamily — § 38‑24

Purpose and uses: Duplexes and small multifamily up to ~14.5 du/ac; 3 or fewer units permitted by right; 4+ typically require Planning Commission approval.
Minimum lot area per unit: 3,000 sf per dwelling (or 2,500 sf in R‑2‑5). Min lot depth 100 ft.
Key development standards: Front 20 ft, Side 5 ft (increase with height for multifamily), Corner‑side 20% of width (10–15 ft), Rear 15 ft; 35% lot coverage; 0.35 FAR (40% FAR allowed for attached “secondary units” on 5,000+ sf lots); 2 stories / 25 ft. Extra yard where abutting R‑1.
Open space: Sites with 3+ units must provide 350 sf per unit (private and/or shared, with minimum dimensions).

R‑3 Residential Medium‑Density Multifamily — § 38‑25

Purpose and uses: Garden apartments, townhouses, and clusters up to ~30 du/ac.
Key development standards: Front 20 ft, Side 5 ft (increase with height for multifamily), Corner‑side 20% of width (10–15 ft), Rear 15 ft; 40% max lot coverage (35% base plus 1%/1,000 sf >5,000 sf to 40%); 0.35 FAR; 2 stories / 25 ft. Extra yards when abutting R‑1.
Open space: Same baseline as R‑2 (350 sf per unit, with private/shared criteria).

Commercial and Special Districts

C‑2 Community Commercial — § 38‑29

Purpose and uses: Community‑serving retail and services (wider range); large projects and extended hours often need use permits.
Development standards: Min lot 5,000 sf, 50 ft width. Yards default to adjacent R‑district where abutting/fronting; 50% lot coverage (more by Use Permit); 2 stories / 25 ft by right; 3 stories / 35 ft with Use Permit and findings.
Site design notes: Planting strips, fence heights, and “no parking in front setback” apply; see § 38‑33 supplemental C‑district rules and Article 18 for parking.

C‑3 General Commercial — § 38‑30

Purpose and uses: Auto‑oriented services, warehousing, contractor yards; retail is more limited.
Development standards: Min lot 10,000 sf, 70 ft width; yards as adjacent R when abutting/fronting; along East Del Monte Ave, average 15 ft front (min 10 ft); 50% coverage (more by Use Permit); 2 stories / 25 ft by right; 3 stories / 35 ft with Use Permit and findings.

C‑O Office and Professional — Code reference not found in retrieved materials (development table)

Purpose and uses: Offices and professional services.
Development standards: Front 20 ft, Side 5 ft (10 ft for 2–3 story buildings), Corner‑side 20% of width (10–15 ft), Rear 10 ft; 50% coverage; 2 stories / 25 ft by right; up to 30 ft with Use Permit and findings; 15% minimum site landscaping. See § 38‑33 for C‑district supplemental rules.

CR Cannery Row Commercial — § 38‑32

Purpose and uses: Visitor‑commercial corridor along Cannery Row with strict shoreline and view controls.
Development standards: Min lot 5,000 sf; side yards and building form governed by mapped shoreline view sightlines; Corner‑side 10 ft; maximum FAR of 2.0 on the waterfront side and 3.0 on the opposite side; heights per Cannery Row LCP figures and adjacency to historic structures; Planning Commission may modify certain standards for outstanding design.
Notes: Deck projections, public access, height transitions near historic resources, and coverage exemptions are specifically controlled in this district; see Article 17 (e.g., § 38‑105 projections into yards).

I‑R Industrial‑Research — Code reference for base table not found in retrieved materials

Purpose and uses: Low‑intensity industrial and research parks.
Development standards (by subzone, typical): Corner‑side and rear setbacks as large as 50 ft in I‑R‑130 (less in I‑R‑85 and I‑R‑40); 35 ft max height; 30% coverage for >1‑story buildings (40% for 1‑story); 20% minimum site landscaping. Supplemental I‑R regulations are in § 38‑41.
Notes: “No parking in a front or corner‑side setback,” plus fence/screen and outdoor storage limits apply.

Overlays that change development standards

D1/D2/D3 Design & Development Control Overlays — § 38‑65 to § 38‑68. D1 requires Planning Commission review but cannot impose standards stricter than base zoning; D2/D3 can impose additional conditions (including special setbacks, massing, and height controls) to protect neighborhood character and historic resources. Project review follows a two‑step process in D2/D3.
S Special Setback Overlay — § 38‑69 to § 38‑71. In mapped areas along scenic streets, highways, and the shoreline, setbacks can be increased to protect views and resources.
MF1 South Side of Garden Road Multifamily Residential Overlay — Code reference not found in retrieved materials. Typical standards include 45 ft max height; 20 ft front/side/corner/rear yards; along Highway 68 a 100‑ft landscape buffer for new development, with limited exceptions when rebuilding within prior disturbed footprints under specified conditions; 50% max lot coverage; no FAR cap; and minimum private/shared open space. Verify the mapped applicability.
PC Planned Community — § 38‑54 to § 38‑56. A PC Plan may add standards, but it cannot change the base district’s height, open space, setbacks from property lines, or intensity; those must match the underlying zone.
SC Planned Commercial Overlay — § 38‑83 to § 38‑85. Requires an SC plan that sets site‑specific setbacks, height, coverage, landscaping, etc., adopted by ordinance for the mapped area.

Quick reference: core dimensional standards (selected districts)

District	Front	Side	Corner-Side	Rear	Height (stories/ft)	Lot Coverage	FAR / Density	Code Reference
R‑E	35 ft	Formula by lot width; min 15 ft segments	20% lot width (≤25 ft)	35 ft	2.5 stories / 30 ft	35%	0.40 FAR	§ 38‑22
R‑1	15 ft (garage 20 ft)	Scales with lot width; combined % limits	20% lot width (10–15 ft)	20 ft (20% depth if lot <100 ft deep)	2 / 25 ft	40% (1‑story); 35% (2+ story)	0.40 FAR	§ 38‑23
R‑2	20 ft	5 ft (increase with height for MF); 10% width min for SF	20% lot width (10–15 ft)	15 ft	2 / 25 ft	35%	0.35 FAR (40% FAR for attached secondary units on 5,000+ sf lots)	§ 38‑24
R‑3	20 ft	5 ft (increase with height for MF)	20% lot width (10–15 ft)	15 ft	2 / 25 ft	Up to 40%	0.35 FAR	§ 38‑25
C‑2	As adjacent R when abutting/fronting R	As adjacent R when abutting/fronting R	As adjacent R when abutting/fronting R	As adjacent R when abutting/fronting R	2 / 25 ft (3 / 35 ft with UP)	50% (more by UP)	N/A	§ 38‑29
C‑3	As adjacent R when abutting/fronting R; East Del Monte Ave avg 15 ft (min 10 ft)	As adjacent R when abutting/fronting R	As adjacent R when abutting/fronting R	As adjacent R when abutting/fronting R	2 / 25 ft (3 / 35 ft with UP)	50% (more by UP)	N/A	§ 38‑30
CR	10 ft on corner sides; other yards per view sightlines	Per mapped shoreline view sightlines	10 ft	Per mapped policies	Per LCP figures/policies	Coverage per PC discretion for certain elements	FAR 2.0 waterfront / 3.0 inland	§ 38‑32
I‑R	Large yards (e.g., corner-side 50/40/30 ft by subzone)	—	—	50/40/30 ft by subzone	35 ft	30% (>1‑story), 40% (1‑story)	N/A	Supplemental § 38‑41; base table section not found in retrieved materials

Notes:

Open space for 3+ unit projects in R‑2/R‑3: 350 sf per unit, with minimum private/shared area sizes and dimensions.
In all C districts, see § 38‑33 for fences, screening, outdoor facilities, and other site rules, and Article 18 for parking.
In R districts, accessory structures, fences/retaining walls, and limited setback variations are in § 38‑26.

Practical coordination with other city rules

Many projects triggering exterior changes also need Design Review; D‑overlays can add findings and conditions (§ 38‑65 to § 38‑68).
If you sit in a mapped Special Setback area, your front/shoreline setback may be larger than the base district requires (§ 38‑69 to § 38‑71).
Existing sites that don’t meet today’s standards follow Nonconforming Uses rules (Article 28), including for condominium conversions.
ADUs are separately regulated; see Monterey ADUs. R‑district tables point to § 38‑112.6 for ADUs.
Fences, screening, and required planting are detailed in both R‑district (§ 38‑26) and C/I‑district supplemental standards (§ 38‑33, § 38‑41). See also Landscaping and Screening.
Signs are controlled separately; see Monterey Signage.

Checklist

Confirm your base district and any overlays on the zoning map (Monterey Zoning; Overlay Districts).
Verify minimum lot area/dimensions and per‑unit lot area where applicable (e.g., R‑2/R‑3) per your district’s section (e.g., § 38‑24, § 38‑25).
Lay out setbacks on all sides, applying any adjacency rules (e.g., C‑districts abutting R must meet R yards) and any Special Setback overlay. § 38‑29, § 38‑30; § 38‑69–71.
Check maximum building height, stories, and any overlay height controls (e.g., CR LCP figures). § 38‑32.
Calculate lot coverage and FAR correctly using the district definitions and exclusions (garage/carport exclusions noted in residential tables). § 38‑22 to § 38‑25.
For 3+ unit projects, provide required on‑site open space with minimum dimensions. § 38‑24(H); § 38‑25(7).
Meet off‑street parking and access standards (Article 18) and any plantings/screening required by your district’s supplemental rules (§ 38‑26; § 38‑33; § 38‑41).
Determine if Planning Commission review is required (e.g., in D‑overlays; or multifamily thresholds in R‑2/R‑3; or CR district). § 38‑65–68; § 38‑24; § 38‑25; § 38‑32.
If standards can’t be met, explore Variances and Exceptions; note R‑districts allow limited Planning Commission “variations” to setbacks under § 38‑26 that can supersede a variance.

Risks & Ambiguities

Issue	Why it matters	What to verify
Commercial next to homes	C‑district yards default to adjacent residential standards, which can surprise site plans	Confirm adjacency and apply § 38‑29/§ 38‑30 yard rules early.
Corner-side garage doors	Some districts require deeper setbacks for garage openings on street sides	For R‑2/R‑3, garage doors facing a street‑side often need 20 ft setback.
Substandard residential lots	Smaller lots trigger special FAR and review thresholds	R‑district “Substandard Lots” standards and setback “variations” in § 38‑26.
Cannery Row sightlines	View corridors can reshape side yards and massing	Apply CR view sightline maps and LCP height policies; Planning Commission may modify some standards for “outstanding design.”
Overlay layering	D‑overlays and S‑overlays can add conditions or special setbacks on top of base standards	Check mapping; D2/D3 allow stricter conditions; S raises setbacks in scenic areas. § 38‑65–68; § 38‑69–71.
Industrial setbacks	I‑R yards are large and vary by subzone	Use the I‑R development tables and § 38‑41 supplemental rules; confirm your subzone (I‑R‑130/‑85/‑40).
PC/SC plan areas	Site‑specific plans can lock in standards or add detail	PC can’t change base height/setbacks/intensity; SC adopts a plan by ordinance. § 38‑54–56; § 38‑83–85.

Plain-English Summary

Monterey assigns every parcel to a zoning district with its own measurable building envelope (setbacks, height, coverage, FAR). If you’re in R‑1, think 15‑ft front yards and 25‑ft height; in R‑2/R‑3, plan on 20‑ft fronts, 0.35 FAR, and dedicated open space for 3+ units. Commercial districts are flexible on yards—until they touch a residential district, when the residential setbacks kick in. Overlays like Design Control or Special Setback can add review and increase setbacks. When in doubt, check your district section in Chapter 38, then layer on Article 17 rules and any overlays.

Source References

§ 38‑22 R‑E Residential Estate District (purpose, use table, dimensions, standards) — Monterey City Code Ch. 38
§ 38‑23 R‑1 Residential Single‑Family District (purpose, use table, standards) — Monterey City Code Ch. 38
§ 38‑24 R‑2 Residential Low‑Density Multifamily (purpose, use table, standards) — Monterey City Code Ch. 38
§ 38‑25 R‑3 Residential Medium‑Density Multifamily (purpose, standards) — Monterey City Code Ch. 38
§ 38‑29 C‑2 Community Commercial District (purpose, standards) — Monterey City Code Ch. 38
§ 38‑30 C‑3 General Commercial District (purpose, standards) — Monterey City Code Ch. 38
§ 38‑32 CR Cannery Row Commercial District (purpose, standards, review) — Monterey City Code Ch. 38
§ 38‑33 Supplemental Regulations Applicable to C Districts — Monterey City Code Ch. 38
§ 38‑41 Supplemental Regulations Applicable to I‑R Districts — Monterey City Code Ch. 38
§ 38‑54 to § 38‑56 Planned Community (PC) — Monterey City Code Ch. 38
§ 38‑65 to § 38‑68 Design & Development Control Overlays (D1–D3) — Monterey City Code Ch. 38
§ 38‑69 to § 38‑71 Special Setback Overlay (S) — Monterey City Code Ch. 38
Article 17 (Regulations Applying in All Districts), incl. § 38‑105 Building Projections; § 38‑106 Height Exceptions — Monterey City Code Ch. 38

Sources

Retrieved passages

Monterey Zoning Code (Article 17.) High relevance
Monterey Zoning Code High relevance
Monterey Zoning Code (§1) High relevance
Monterey Zoning Code (§ 19) High relevance
Monterey Zoning Code (section than) High relevance
Monterey Zoning Code High relevance
Monterey Zoning Code (Section 38-161) High relevance
Monterey Zoning Code (§ 19) High relevance
Monterey Zoning Code (§1) High relevance
Monterey Zoning Code (section than) High relevance
Monterey Zoning Code High relevance
Monterey Zoning Code (Article 28) High relevance
Monterey Zoning Code (Article 18) High relevance
Monterey Zoning Code (§ 16) High relevance
Monterey Zoning Code (Article 28) High relevance
Monterey Zoning Code (Section 38-41.) High relevance
Monterey Zoning Code (Article 18) High relevance

Cited sections

§ 38‑22 R‑E Residential Estate District (purpose, use table, dimensions, standards) — Monterey City Code Ch. 38 (§ 38)
§ 38‑23 R‑1 Residential Single‑Family District (purpose, use table, standards) — Monterey City Code Ch. 38 (§ 38)
§ 38‑24 R‑2 Residential Low‑Density Multifamily (purpose, use table, standards) — Monterey City Code Ch. 38 (§ 38)
§ 38‑25 R‑3 Residential Medium‑Density Multifamily (purpose, standards) — Monterey City Code Ch. 38 (§ 38)
§ 38‑29 C‑2 Community Commercial District (purpose, standards) — Monterey City Code Ch. 38 (§ 38)
§ 38‑30 C‑3 General Commercial District (purpose, standards) — Monterey City Code Ch. 38 (§ 38)
§ 38‑32 CR Cannery Row Commercial District (purpose, standards, review) — Monterey City Code Ch. 38 (§ 38)
§ 38‑33 Supplemental Regulations Applicable to C Districts — Monterey City Code Ch. 38 (§ 38)
§ 38‑41 Supplemental Regulations Applicable to I‑R Districts — Monterey City Code Ch. 38 (§ 38)
§ 38‑54 to § 38‑56 Planned Community (PC) — Monterey City Code Ch. 38 (§ 38)
§ 38‑65 to § 38‑68 Design & Development Control Overlays (D1–D3) — Monterey City Code Ch. 38 (§ 38)
§ 38‑69 to § 38‑71 Special Setback Overlay (S) — Monterey City Code Ch. 38 (§ 38)
Article 17 (Regulations Applying in All Districts), incl. § 38‑105 Building Projections; § 38‑106 Height Exceptions — Monterey City Code Ch. 38 (Article 17)
Monterey_ZoningCode.md

Frequently asked questions

What can I build on an R‑1 lot in Monterey?

A single‑family home up to two stories and 25 feet tall is standard, with a 15‑foot front setback (garages 20 feet), side yards that scale with lot width, and 20‑foot rear yard (which may adjust on shallow lots). Lot coverage is 40% for one‑story (35% for two‑story), and FAR is 0.40. See § 38‑23 for the full matrix.

What are the R‑2 multifamily development standards?

Plan on a 20‑foot front, 5‑foot sides that increase with height for multifamily, 20% lot‑width corner sides (10–15 ft), 15‑foot rear yard, 35% coverage, and 0.35 FAR; two stories/25 ft max. The minimum lot area per unit is 3,000 sf (2,500 sf in R‑2‑5). § 38‑24 details these plus open space (350 sf per unit for 3+ units).

Do I need Planning Commission design review in my neighborhood?

If you’re in a D‑overlay, all new construction and exterior alterations require Planning Commission review (D1 can’t exceed base standards; D2/D3 can impose added conditions). See § 38‑65 to § 38‑68 and the city’s Design Review page.

How do setbacks work in the Cannery Row (CR) district?

CR uses mapped shoreline view sightlines to shape side yards, with a minimum 10‑foot corner‑side yard. FAR is capped at 2.0 on the waterfront side and 3.0 inland, and heights follow LCP figures. The Planning Commission may adjust certain standards for exemplary design. See § 38‑32.

I have a commercial lot next to homes—what setbacks apply?

In C‑2 and C‑3, when a site abuts or fronts a residential district, the residential yard standards apply on that side. Height over 25 feet (to 35 feet) also requires a Use Permit with findings. See § 38‑29 (C‑2) and § 38‑30 (C‑3).

What’s the open space requirement for apartments?

For R‑2 and R‑3 sites with three or more units, provide at least 350 square feet of usable open space per unit, with minimum dimensions and private/shared allowances. See § 38‑24(H) and § 38‑25(7).

Can the City vary residential setbacks without a variance?

Yes—R‑district supplemental standards allow the Planning Commission to minimally vary setbacks to improve neighborhood fit, with findings and neighbor notice. That variation supersedes a variance. See § 38‑26.

What are the basic I‑R industrial park standards?

Expect large corner‑side and rear setbacks (e.g., 50/40/30 ft by subzone), a 35‑foot height cap, 30% lot coverage for multi‑story and 40% for single‑story, and at least 20% site landscaping. See I‑R tables and § 38‑41 supplemental rules.

Do substandard residential lots have different FAR?

Yes. R‑district substandard lots have tailored FAR caps and can trigger added review; also, setback “variations” may be granted under § 38‑26 to fit neighborhood patterns. Verify your lot size and applicable subsection.

Where do I find parking and fence rules for commercial sites?

See C‑district supplemental rules in § 38‑33 for fences, screening, and outdoor facilities, and Article 18 for off‑street parking. Many districts prohibit parking in front setbacks.

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