Monterey — Land Use

Last reviewed: July 6, 2026

Overview

Monterey’s land-use rules live in the Monterey City Code, Chapter 38 Zoning Ordinance. They specify what uses are permitted on each parcel, when a use permit is required, and which overlays can add or modify allowed uses. If a use isn’t listed for your district, it’s prohibited; use tables and overlay sections control the outcome.

Key rule in plain English: if a use is not listed in your zoning district’s land use table, it’s not allowed on that site unless an overlay or approved plan says otherwise (§ 38-28, § 38-30, § 38-32, § 38-25, § 38-44).

Use this page together with the Monterey Zoning map and related topics like Design Review, Parking, Development Standards, Overlay Districts, Historic Preservation, Nonconforming Uses, Signage, and Monterey ADUs. References to the state California Building Standards Code are separate and not part of land use.

Base Districts — What’s Allowed and Where

R-E Residential Estate (R-E)

• Purpose and context: Large-lot single-family areas with supporting community uses; the second number (e.g., “-20,” “-30”) sets minimum lot size and related standards (§ 38-22(A)).
• Typical permitted uses:
  • Single-family homes, ADUs and JADUs (P) (§ 38-22(B); § 38-112.6 referenced).
  • Supportive and transitional housing (P).
• Uses requiring a use permit (examples): Large family day care, religious assembly, public safety facilities, major utilities (U) (§ 38-22(B)).
• Key dimensional standards: Not found in retrieved materials. Verify with the jurisdiction.

R-2 Residential Low-Density Multifamily (R-2)

• Purpose and context: Allows duplexes/townhomes up to a stated neighborhood density; second number (e.g., “-5,” “-6”) ties to lot dimensions and standards (§ 38-24(A)).
• Land use highlights:
  • Single-family and up to three-unit multifamily (P); four or more units (U). ADUs/JADUs (P) (§ 38-24(B)).
• Dimensional standards: Not found in retrieved materials. See Development Standards and verify with the jurisdiction.

R-3 Residential Medium-Density Multifamily (R-3)

• Purpose and context: Garden apartments, townhouses, cluster housing; up to 30 du/ac; second number sets minimum lot size category (§ 38-25(A)).
• Land use highlights:
  • Multifamily three or fewer units (P); four or more (U). Single-family (P). Group residential, limited residential care (P). ADUs/JADUs (P) (§ 38-25(B)).
• Minimum lot dimensions: R-3-5 through R-3-20 range from 5,000–20,000 sq ft; width 50–90 ft; depth 100 ft (§ 38-25(C)).

R-1 Single-Family Residential (R-1)

• Purpose and context: Single-family neighborhoods with graduated minimum lot sizes indicated by “-5” through “-40.” Land use table applies; accessory and temporary uses are controlled by Article references (§ R-1 District Land Use Regulations).
• Minimum lot dimensions: From R-1-5 (5,000 sq ft) to R-1-40 (40,000 sq ft); width 50–125 ft; depth 100–125 ft (§ R-1 Minimum Lot Dimensions).
• Property development standards (high-level): Typical minimum yards; max coverage 35–40%; height up to two stories/25 ft for dwellings (§ R-1 Property Development Standards).
• Note: For use-specific permissions (e.g., guest houses), see the district land use table and Article references; if not listed, it’s prohibited.

C-1 Neighborhood Commercial (C-1)

• Purpose and context: Small-scale services for nearby neighborhoods (§ 38-28(A)).
• Land use highlights:
  • Mixed use (U). Multifamily ≤3 units (P); ≥4 units (U). Single-family (U). ADUs/JADUs (P) (§ 38-28(B)).
  • Common neighborhood commercial uses (many P; some U). Operating before 6 a.m. or after 10 p.m., outdoor activities, or projects >5,000 sq ft trigger a use permit (§ 38-28(B)(1)-(3)).
• Key dimensional standards: Min lot 5,000 sq ft, width 50 ft; setbacks mirror adjacent R when abutting/facing R; rear 10 ft; max height two stories/25 ft; lot coverage to 50% by right; 50–100% requires U (§ C-1 Development Regulations).

C-3 General Commercial (C-3)

• Purpose and context: Service/auto sales/repair, storage, contractor yards; offices not accessory to a permitted use, and retail, are excluded (§ 38-30(A)).
• Land use highlights:
  • Mixed use (U). Multifamily ≤3 units (P); ≥4 units (U). ADUs (P). A wide range of commercial services are P, with hours, size (>5,000 sf), and outdoor activity triggers for a use permit (§ 38-30(B)).
• Dimensional standards: Not found in retrieved materials. Verify with the jurisdiction.

CR Cannery Row Commercial (CR)

• Purpose and context: Visitor-commercial corridor consistent with the Cannery Row Plan (§ 38-32(A)).
• Land use highlights:
  • Mixed use (U). Multifamily ≤3 units (P); ≥4 units (U). Full-service restaurants (P); fast-food and formula fast-food (U). Bars and live entertainment (U), with adjacency limits (§ 38-32 Land Use Regulations).
• Key development standards:
  • Min lot 5,000 sq ft; width 50 ft. Side yard and height tied to Cannery Row LCP view sightlines and development policies; FAR 2.0 (waterfront side)/3.0 (non-waterfront side). Special rules for existing over-water structures, public access, shoreline extension, and height-by-policy maps (§ 38-32; notes (g),(h),(l),(m)).
  • No parking in front/corner setbacks; fence/wall limits; DRC/PC review for new uses and changes (§ 38-32(D)).

I-R Industrial, Administration, and Research (I-R)

• Purpose and context: Campus-style admin, research, specialized manufacturing; no raw material processing/bulk handling (§ 38-40(A)).
• Land use highlights: Broad industrial/commercial list with many uses P (e.g., research and development, offices, custom/limited industry, service station), others U (§ 38-40(B)).
• Key development standards: Three mapped intensity tiers (I-R-130/85/40) with setbacks to 50/45/35 ft front, 35 ft max height, and coverage limits of 30–40%; planting, fence/wall, and no-parking-in-front-setback rules apply (§ I-R Development Regulations; § 38-41).

O Open Space (O)

• Purpose and context: Open-space lands and waterfront parks; O is a base district (§ 38-42, § 38-43).
• Land use highlights: Parks and bicycle rentals (P); many public-serving, coastal-dependent, and entertainment uses (U) with waterfront-specific prohibitions and Harbor/Del Monte Beach Plan constraints (§ 38-44). Development standards come from a use permit or the nearest base district if no use permit is required (§ 38-45).

VAF Visitor Accommodation Facility (VAF)

• Purpose and context: Hotels/motels and limited-occupancy inns (§ 38-34).
• Land use highlights: Visitor accommodations and limited-occupancy facilities (U). Timeshares prohibited; detailed limits for limited-occupancy B&B-type inns (§ 38-35).
• Key development standards: All yards 10 ft, 30% max lot coverage, per-room site area requirements; parking per Article 18 (§ 38-36).

Overlays and Special Districts That Change Land Use

• Multifamily Residential Overlays (MF1–MF3): Allow multifamily and mixed-use up to 60 du/ac with tailored standards, bicycle/auto parking minimums, and tree preservation rules. Check Appendix A for mapped areas (§ 38-99.6; § 38-99.5 context).
• AP Overlay (Administrative-Professional): Allows uses from the C-O Office and Professional district with a use permit; ADUs/JADUs may be allowed consistent with the underlying residential permissions (§ 38-62, § 38-63).
• D1/D2/D3 Design & Development Control: Do not add uses but can condition or, in D2/D3, impose more restrictive development conditions to ensure compatibility and protect historic resources (§ 38-65–§ 38-68). Coordinate with Design Review and Historic Preservation.
• PC Planned Community: Uses and development standards are set by an adopted PC Plan or Specific Plan; base district limits on height, open space, setbacks, and intensity still apply (§ 38-52–§ 38-56).
• RHNA Overlay: Facilitates multifamily on identified infill sites; check mapped applicability (§ 38-99.9–§ 38-99.10).

Quick-Use Matrix (selected proposals)

P = permitted; U = use permit needed; — = not established here (verify). See district sections for limits and notes.

Checklist

• Confirm your base district and any combined overlays on the zoning map; read the correct land use table and any overlay allowances/limits (§ 38-22, § 38-24, § 38-25, § 38-28, § 38-30, § 38-32; overlays in § 38-62, § 38-65–§ 38-68, § 38-99.6).
• If proposing outdoor activity, late/early hours, or large floor area in a commercial district, check whether a use permit is triggered (§ 38-28(B)(1)–(3); § 38-30(B)(1)–(3)).
• Verify development standards that may limit your use’s feasibility (lot size, yards, height, FAR/coverage)—see district standards and Development Standards (e.g., CR, C-1, I-R, VAF).
• Check Parking (Article 18) for your use type; many commercial and lodging uses have specific ratios.
• If in Cannery Row or O/waterfront areas, review LCP-linked constraints on height, view sightlines, shoreline, and allowed uses (§ 38-32; § 38-44 notes).
• Confirm if Design Review and/or Planning Commission approval is required for new uses/changes, especially in D overlays or CR (§ 38-32(D); § 38-65–§ 38-68).
• If the site has a historic resource or is in a D3 area, coordinate early with Historic Preservation incentives/constraints that can affect allowed uses (§ 38-65–§ 38-68; H-1/H-2 incentives).
• If your existing use is nonconforming, see Nonconforming Uses before changing or expanding (Article 28, cross-referenced throughout).

Risks & Ambiguities

Plain-English Summary

Land use in Monterey is table-driven by your zoning district. Find your district, check what’s permitted (P) and what needs a use permit (U), then scan any overlays that add or limit uses. Commercial districts add “triggers” like late hours, big floor areas, or outdoor activity that switch you into a permit. Coastal and historic areas have extra rules. If a use isn’t in the table, you can’t do it—ask the City how they’d classify it and whether a use permit is possible.

Source References

• § 38-22 R-E Residential Estate District (land use)
• § 38-24 R-2 Residential Low-Density Multifamily (land use)
• § 38-25 R-3 Residential Medium-Density Multifamily (purpose; land use; lot dimensions)
• R-1 District (land use table context; lot dimensions; development standards)
• § 38-28 C-1 Neighborhood Commercial (purpose; land use; triggers; development regs)
• § 38-30 C-3 General Commercial (purpose; land use; triggers)
• § 38-32 CR Cannery Row (purpose; land use; development regs; review)
• § 38-40 I-R Industrial, Administration, and Research (purpose; land use; standards; § 38-41 I-R supplemental)
• Article 9 O Open Space (§ 38-42–§ 38-46; land use, dev regs, review)
• Article 7 VAF Visitor Accommodation Facilities (§ 38-34–§ 38-36)
• AP Overlay (§ 38-62–§ 38-64) and D1/D2/D3 overlays (§ 38-65–§ 38-68)
• Multifamily Overlays MF1–MF3 (§ 38-99.6; mapped in § 38-99.5 appendix)
• Article 18 Off-street Parking (ratios)

Retrieved passages

• Monterey Zoning Code (Section 38-105.) High relevance show source text
• Monterey Zoning Code (chapter which) High relevance show source text
• Monterey Zoning Code (Section 38-32) High relevance show source text
• Monterey Zoning Code (Article 28) High relevance show source text
• Monterey Zoning Code (Section 38-112.6) High relevance show source text
• Monterey Zoning Code (Section 38-41) High relevance show source text
• Monterey Zoning Code High relevance show source text
• Monterey Zoning Code High relevance show source text
• Monterey Zoning Code (§ 1) High relevance show source text
• Monterey Zoning Code (chapter which) High relevance show source text
• Monterey Zoning Code (Article 22.) High relevance show source text
• Monterey Zoning Code (§ 5) High relevance show source text
• Monterey Zoning Code (§ 16) Medium relevance show source text
• Monterey Zoning Code (Article 19) Medium relevance show source text
• Monterey Zoning Code (Article 28) High relevance show source text
• Monterey Zoning Code (chapter which) High relevance show source text
• Monterey Zoning Code (Section 38-112.6) High relevance show source text

Cited sections

• § 38-22 R-E Residential Estate District (land use) (§ 38-22)
• § 38-24 R-2 Residential Low-Density Multifamily (land use) (§ 38-24)
• § 38-25 R-3 Residential Medium-Density Multifamily (purpose; land use; lot dimensions) (§ 38-25)
• R-1 District (land use table context; lot dimensions; development standards)
• § 38-28 C-1 Neighborhood Commercial (purpose; land use; triggers; development regs) (§ 38-28)
• § 38-30 C-3 General Commercial (purpose; land use; triggers) (§ 38-30)
• § 38-32 CR Cannery Row (purpose; land use; development regs; review) (§ 38-32)
• § 38-40 I-R Industrial, Administration, and Research (purpose; land use; standards; § 38-41 I-R supplemental) (§ 38-40)
• Article 9 O Open Space (§ 38-42–§ 38-46; land use, dev regs, review) (Article 9)
• Article 7 VAF Visitor Accommodation Facilities (§ 38-34–§ 38-36) (Article 7)
• AP Overlay (§ 38-62–§ 38-64) and D1/D2/D3 overlays (§ 38-65–§ 38-68) (§ 38-62)
• Multifamily Overlays MF1–MF3 (§ 38-99.6; mapped in § 38-99.5 appendix) (§ 38-99.6)
• Article 18 Off-street Parking (ratios) (Article 18)
• Monterey_ZoningCode.md