Local zoning · Monterey

Monterey — Overlay Districts

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

Last reviewed: July 6, 2026

Overview

Monterey uses “overlay” zoning to add location-specific rules on top of a parcel’s base district. Overlays can enable additional uses (like professional offices or multifamily), add extra review (design or historic), or impose custom standards (special setbacks or district plans). You’ll see overlays appended to the base zoning on the map as a suffix (for example, “-H,” “-D2,” “MF”), and the overlay governs in addition to the underlying district’s rules. See the list of established overlays in the city’s Zoning Ordinance for the full menu of designators and articles that control each overlay (§ 38-5(C) and § 38-7; overlays table).

Key idea: An overlay never replaces your base district. It adds tailored permissions, extra findings, special setbacks, or custom standards that must be met before approval (§ 38-5(A)(3), § 38-7).

Overlay districts in Monterey

Below is a district-by-district breakdown of Monterey’s overlays. Each subsection covers purpose, where it applies/how it’s mapped, typical permitted uses or effects, and notable standards or procedures.

AP Administrative-Professional Overlay (AP)

Purpose: Enable consideration of administrative, professional, and related office uses in the R-3 residential multifamily district (§ 38-60).
Where it applies and mapping: May be combined with any R-3 district; shown on the map by adding “AP” to the base designator; may be initiated by the Planning Commission or City Council under amendments procedures (§ 38-61).
Uses/effects: Any principal permitted use from the CO Office and Professional district may be allowed with a Use Permit; combinations of office and residential may also be allowed with a Use Permit; ADUs/JADUs may be allowed consistent with § 38-112.6 (§ 38-62).
Key standards & review: Development standards default to the underlying R-3; off-street [parking] follows Article 18; all exterior signs visible from outside require Planning Commission approval; new construction goes through Development Review Committee and Planning Commission (§ 38-63, § 38-64).

D Design and Development Control Overlay (D1, D2, D3)

Purpose: Ensure appropriate design review in areas with sensitive resources or important urban design considerations (§ 38-65). Three subdistricts: D1, D2, D3.
Where it applies and mapping: May be combined with any zoning district; map shows “-D1,” “-D2,” or “-D3” appended to the base district. Each D2 designator must reference its adopting ordinance, and D2 is only applied when rezoning a property from one base district to another (§ 38-66).
Uses/effects (all D overlays): Base-district uses apply unless another overlay modifies them. Conditions of approval are limited as follows (§ 38-67):
- D1: Planning Commission may set architectural design conditions, but cannot make use, density, FAR, private open space, yards, parking, or loading more restrictive than the base district, unless modified by another overlay, Use Permit, or variance (§ 38-67(A)).
- D2: Commission may impose stricter standards (design, use, hours, special setbacks/buffers, fences/walls, lighting, driveway locations, parking area landscaping, signs, landscaping, street dedication, and related public improvements) with findings (§ 38-67(B)).
- D3: Like D2, but focused on protecting nearby historic resources; may regulate mass, bulk, height, and similar features (§ 38-67(C)).
Review: D1 follows Article 24 (DRC) and Article 25 (Architectural Approval). D2/D3 require a two-part process: Planning Commission concept review (with Historic Preservation Commission advisory in D3), followed by Article 24/25 reviews; includes 45-day decision timelines and appeal provisions (§ 38-68).
Practical notes: D overlays often align with [design review] expectations citywide; in D3, early coordination with [historic preservation] staff is essential.

S Special Setback Overlay (S)

Purpose: Increase setbacks along scenic streets/highways and the shoreline of Monterey Bay, El Estero, and Roberts Lake to protect resources and achieve a visually pleasing relationship between buildings and their environment (§ 38-69).
Where it applies and mapping: Can overlay any base district; map shows an added “S” designator (§ 38-70).
Standards: The required setback is specified on an adopted Special Setback Map at the time of the overlay—front/corner side setbacks are shown as a number plus “F,” shoreline setbacks as a number plus “S.” The shoreline boundary is the NOAA Elevation 4.60 Mean High Tide Line (9/30/1985 aerials) (§ 38-71).
Practical notes: Coordinate with [development standards] and confirm the project’s exact mapped F/S value before design.

H Historic Overlay Districts (H-1, H-2, H-D) — Article 15 “Historic Properties”

Purpose: Implement General Plan historic policies; preserve and enhance historic resources and their settings (§ 38-72).

H-1 Landmark Overlay (H-1)

Purpose: Protect Monterey’s most important resources of statewide/national significance; may be established without owner consent; includes strong incentives (§ 38-75(A)).
Mapping: Add “H-1” to the base district (§ 38-75(B)).
Criteria: National Register criteria; may also include pre-1879 adobes and certain “H” zoned resources even if integrity standards are not met (§ 38-75(C)).
Procedure: Can be initiated by the Historic Preservation Commission; requires a recent Intensive Survey; HPC hearings precede Planning Commission/City Council action (§ 38-75(D)).

H-2 City Historic Resource Overlay (H-2)

Purpose: Protect locally significant historic resources; incentives encouraged, but rezoning is typically with owner consent (§ 38-76(A), (D)(3)).
Mapping: Add “H-2” to the base district (§ 38-76(B)).
Criteria: National Register or California Register criteria (§ 38-76(C)).
Site-specific zoning: May apply only to the portion of a lot containing the resource, provided the whole resource and appropriate setting are included (§ 38-76(E)).
Maintenance: Duty to maintain historic-zoned resources in “good repair” (§ 38-76(I)).

H-D Historic District Overlay (H-D)

Purpose: Protect areas with a concentration of historic resources; preserve both resources and their settings (§ 38-77(A)).
Mapping: Add “H-D” to the base district (§ 38-77(B)).
Procedure and standards: Requires a District Preservation Plan that can modify underlying zoning (more or less restrictive) for design, mass, bulk, height, lighting, driveways, parking standards, landscaping, signs, and public improvements when needed to meet district goals (§ 38-77(C)(4)(f)).
Practical notes: Expect close coordination with [historic preservation] review; sign controls weave with [signage] rules in an H-D area.

SC Planned Commercial Overlay (SC)

Purpose: Enable development of new planned shopping centers on suitably sized sites designed as a single architectural unit (§ 38-78).
Where it applies and mapping: May overlay any C commercial district; map shows “-SC” appended to the base zoning (§ 38-79).
Uses/effects: No new uses are permitted except per an approved SC plan; any use allowed by the chapter can be included if consistent with the General Plan; approval of the SC plan also approves any embedded Use Permits/variances; ADUs/JADUs may be allowed where single- or multifamily dwellings are permitted (§ 38-80).
Key standards & process: Development standards come from the SC plan (with citywide performance standards in § 38-111); [parking] standards are set in the SC plan (§ 38-81); rezoning is initiated by owners/PC/CC and must include a robust SC plan package (site boundaries, topography, standards, parking, a 3D model, etc.) (§ 38-82 to § 38-84); plans expire in two years unless extended (§ 38-85).

RA Religious Assembly in the Garden Road I-R-130 Zoning District Overlay (RA)

Purpose: Provide an opportunity to consider religious assembly on large single-tenant sites in the I‑R zone (§ 38-86).
Where it applies and mapping: Only in the Garden Road I‑R‑130 subdistrict; map shows “RA” appended to the base (§ 38-87).
Uses/effects: Religious Assembly may be allowed with a Use Permit (§ 38-88).
Standards & review: Development regulations default to I‑R; [parking] per Article 18; new construction/alterations go through DRC and Planning Commission review (§ 38-89, § 38-90).

ES Emergency Shelter Overlay (ES)

Purpose: Allow permanent, year-round emergency shelters by right (no CUP) where the overlay applies; limited to unique operational standards permitted by state law (§ 38-99.1).
Capacity cap: Number and capacity limited to what’s needed to meet shelter needs identified in the Housing Element (§ 38-99.2).
Operational standards: Max 35 beds; [parking] based on demonstrated need (not to exceed underlying parking for comparable uses); lighting, indoor waiting area, on-site management, security, max 6-month stay, 300 ft minimum distance from another shelter, and no denial for inability to pay (§ 38-99.3).
Practical notes: ES overlay removes discretionary land-use hurdles, but normal [development standards] still apply.

MF Multifamily Residential Overlay (MF: MF1, MF2, MF3)

Purpose: Facilitate multifamily housing and mixed-use development (§ 38-99.4).
Where it applies and mapping: Add “MF” to the base designator; can combine with any C, I‑R, or R‑3 district; applied to sites listed in Appendix A (§ 38-99.5). Subareas: MF1 (Garden Road south side; not with VAF), MF2 (Pacific/Munras/Cass; excludes R‑1/O/VAF), MF3 (Aguajito Road) (§ 38-99.5).
Core standards (apply to all MF districts unless otherwise stated) (§ 38-99.6):
- Max density: 60 du/ac (controls over density bonuses in conflicts) (§ 38-99.6(A)(1)).
- Bicycle parking: 1 secure space per unit (§ 38-99.6(A)(3)).
- Automobile parking: Minimum 0.5 space/unit; tandem allowed; shared parking off-site within ½ mile allowed with agreements (§ 38-99.6(A)(4)).
- Tree protection: Preserve protected trees; 2:1 replacements with specified sizes/species; install before occupancy (§ 38-99.6(A)(2)).
- Coordination: MF3 requires proof of notification/coordination with U.S. Navy planning staff with any development application (§ 38-99.6).
Review: Administrative approval available if at least 20% of units are affordable to low/very low income and the project meets explicit applicable standards; others follow standard review elsewhere in the Code (§ 38-99.7).
Practical notes: Parking relief is built-in; still cross-check [parking] tables and [land use] allowances for any non-residential components.

CB Cannabis Business Overlay (CB1, CB2, CB3, CB4)

Purpose: Regulate the location and development of cannabis businesses (§ 38-99.8(A)).
Where it applies and mapping: Add “CB” to the base; may be combined with any C district; applied to mapped areas in Appendix A (§ 38-99.8(B)).
Subareas and caps: Four storefront retail cannabis businesses total—one in each overlay zone: CB1 Lighthouse/Foam (no frontage on cross streets with Lighthouse/Foam), CB2 Downtown (no frontage on Alvarado St.), CB3 Wave Street (no cross street frontage and no public access from the Recreation Trail), CB4 North Fremont (Airport Rd to Palo Verde Ave); exactly one nonstorefront allowed in any one overlay zone; cannabis testing labs may locate in any I‑R zone (§ 38-99.8(B)(1)-(4)).
Key siting standards: 600 ft minimum separation from schools/day care/youth centers; plus general conformance with plan/design and development standards; lighting and landscape security provisions (§ 38-99.8(C)).
Practical notes: Confirm storefront frontage limitations per subarea; any signage must align with [signage] standards.

RHNA Regional Housing Needs Assessment Overlay (RHNAOV)

Purpose: Facilitate multifamily housing on previously identified nonvacant commercial sites from the City’s 4th/5th Housing Elements (§ 38-99.9).
Where it applies and mapping: “RHNAOV” added to the base district; can be combined with any base district for properties shown in Appendix A to § 38-99.5 (§ 38-99.10).
Practical notes: Use the overlay to anchor residential entitlements on targeted infill sites; coordinate with [variances and exceptions] only if standards relief is necessary.

PC-D, PC-LH, PC-NF (Planned Community Downtown, Lighthouse, North Fremont)

What exists: The overlays table lists PC-D, PC-LH, and PC-NF as overlay districts referenced to Article 11 (§ 38-5(C)).
Purpose/uses/standards: Not found in retrieved materials.
Practical notes: Article 11 governs the PC Planned Community district generally (PC plans and specific plans), but overlay-specific PC-D/LH/NF provisions were not located in the extracted text. Verify with the jurisdiction.

Quick comparison table

Overlay	What it does in practice	Key numbers or limits	Where it maps	Code Reference
AP	Lets CO-type offices and office-residential combos into R‑3 (with Use Permit) while keeping R‑3 development standards; signs need PC approval	Uses per CO; R‑3 standards; PC sign approval	Append “AP” to R‑3	§ 38-60 to § 38-64
D1	Design control; no stricter limits than base for use/density/yards/parking	Architectural conditions only	“-D1”	§ 38-65, § 38-67(A), § 38-68
D2	Development control; can impose stricter conditions with findings	Conditions may cover use, hours, buffers, setbacks, parking area landscaping, etc.	“-D2”	§ 38-65, § 38-67(B), § 38-68
D3	Historic development control; HPC advisory + extra controls for context	May regulate mass/bulk/height	“-D3”	§ 38-65, § 38-67(C), § 38-68
S	Adds mapped scenic/shoreline setbacks	F = front/corner setback; S = shoreline setback; shoreline at NOAA 4.60 MHTL	Append “S”	§ 38-69 to § 38-71
H‑1	Highest-significance landmarks; can be designated without owner consent	National Register criteria; incentives available	“H‑1”	§ 38-75(A)-(C)
H‑2	Local-significance resources; generally by owner consent	National or California Register criteria; partial-lot zoning allowed; duty to maintain	“H‑2”	§ 38-76(A)-(E),(I)
H‑D	Historic district with a Preservation Plan that can modify base standards	Plan may adjust design, mass, height, parking, landscaping, signs	“H‑D”	§ 38-77(C)
SC	Planned shopping center via an SC plan	Standards and [parking] set in the plan; plan expires in 2 years unless extended	“-SC”	§ 38-78 to § 38-85
RA	Allows Religious Assembly in I‑R‑130 with Use Permit	I‑R development regs; Article 18 parking; DRC/PC review	“RA” in I‑R‑130	§ 38-86 to § 38-90
ES	By-right emergency shelters where mapped	Max 35 beds; 300 ft separation; 6‑month stay; parking by need	“ES”	§ 38-99.1 to § 38-99.3
MF	Enables high-density MF/mixed-use with reduced parking	Up to 60 du/ac; 0.5 space/unit; 1 bike space/unit; MF3 Navy coordination	“MF”	§ 38-99.4 to § 38-99.7
CB	Pinpoints cannabis retail/nonstorefront areas & rules	4 storefronts citywide (CB1–CB4); 600 ft from schools/day care/youth centers	“CB” in C districts	§ 38-99.8
RHNAOV	Identifies infill sites to meet RHNA with MF housing	Applied to specific commercial sites from housing elements	“RHNAOV”	§ 38-99.9 to § 38-99.10
PC-D/LH/NF	Planned Community overlays (Downtown/Lighthouse/N. Fremont)	Not found in retrieved materials	“PC‑D/LH/NF”	§ 38-5(C) overlays table

How to use these overlays with the rest of Monterey’s code

Start with the parcel’s base zoning and permitted [land use]; then layer on the overlay’s allowances and standards.
Confirm the site’s [parking] requirements (or overlay-specific parking rules, like ES or SC plans).
Many overlays funnel projects into [design review] and architectural approval; D2/D3 add earlier Commission concept review.
Historic overlays interlock with the city’s [historic preservation] program; signage within H-D or D3 areas must also meet [signage] rules.
Overlays that enable housing (MF, RHNAOV) interact with state density bonus and local [development standards]; ADUs may be permitted where noted.

Checklist

Confirm all overlay designators on the zoning map (e.g., “-D2,” “H‑2,” “MF3,” “ES,” “-SC,” “AP,” “CB,” “RHNAOV”) (§ 38-5(A)(3)).
For S overlays, pull the Special Setback Map and note the mapped number and “F” or “S” code; confirm shoreline boundary at NOAA 4.60 MHTL (§ 38-71).
If in D1/D2/D3, scope the level of Planning Commission involvement and any potential for additional conditions (especially in D2/D3) (§ 38-67 to § 38-68).
If in H-1/H-2/H-D, coordinate early with preservation staff and plan for any District Preservation Plan standards (§ 38-75 to § 38-77).
If in SC, assemble an SC plan package (standards, parking, model, etc.) and confirm two-year plan lifespan (§ 38-83 to § 38-85).
If in MF or RHNAOV, confirm density, parking, bicycle parking, tree preservation, and any subarea requirements (e.g., Navy coordination in MF3) (§ 38-99.6 to § 38-99.7).
If in ES, ensure compliance with operating limits (35-bed cap, 300 ft separation, etc.) (§ 38-99.3).
If in CB, confirm subarea storefront frontage limits and the 600 ft separation from sensitive uses (§ 38-99.8(B)-(C)).
For AP or RA, plan for Use Permit path and confirm default to underlying district standards (§ 38-62 to § 38-64; § 38-88 to § 38-90).

Risks & Ambiguities

Issue	Why it matters	What to verify
D2 conditions can be more restrictive than base standards	May alter setbacks, allowed hours, lighting, etc., affecting design budget and schedule	Whether the adopting ordinance or Commission findings point to specific added standards (§ 38-67(B))
H-D District Preservation Plan can override base standards	Height, massing, parking, and signs may all be modified	Obtain the applicable District Preservation Plan (§ 38-77(C)(4)(f))
S overlay shoreline linework	Setbacks hinge on the mapped NOAA 4.60 MHTL	Pull the official Special Setback Map; confirm surveyed shoreline (§ 38-71)
MF3 Navy coordination	Adds a procedural step that can affect timing	Provide proof of Navy planning staff coordination with submittal (§ 38-99.6)
ES overlay “by-right” with operating limits	Operational terms are precise and enforceable	Bed cap, separation, parking by need, and security measures (§ 38-99.1 to § 38-99.3)
CB overlay storefront frontage limits	Certain streets are off-limits for retail frontage	Subarea-specific frontage restrictions (CB1–CB4) (§ 38-99.8(B)(1))
PC-D/LH/NF content not surfaced	Missing standards create entitlement uncertainty	Not found in retrieved materials—Verify with the jurisdiction (§ 38-5(C))

Plain-English Summary

Overlays are add-ons to your base zoning. They can open doors (like allowing offices in R‑3 via the AP overlay or up to 60 du/ac under MF) or add extra design and historic safeguards (D and H overlays). Some impose custom, mapped standards—like S special setbacks on scenic corridors and shorelines—while others, like SC, require a full district plan. Always check your parcel’s overlay suffixes and then plan your design, [parking], and [design review] path accordingly.

Source References

Monterey City Code, Chapter 38 Zoning Ordinance — Overlay districts established/table and map/interpretation: § 38-5(A),(C); § 38-7.
AP Administrative-Professional Overlay: § 38-60 to § 38-64.
D Design and Development Control Overlay: § 38-65 to § 38-68.
S Special Setback Overlay: § 38-69 to § 38-71.
Historic Properties (H‑1, H‑2, H‑D): § 38-72 to § 38-77.
SC Planned Commercial Overlay: § 38-78 to § 38-85.
RA Religious Assembly Overlay: § 38-86 to § 38-90.
ES Emergency Shelter Overlay: § 38-99.1 to § 38-99.3.
MF Multifamily Residential Overlay: § 38-99.4 to § 38-99.7.
CB Cannabis Business Overlay: § 38-99.8.
RHNA Overlay: § 38-99.9 to § 38-99.10.

Information Gaps

PC-D/LH/NF overlay details (purpose, standards, maps beyond listing) — Not found in retrieved materials. Verify with the jurisdiction.

Sources

Retrieved passages

Monterey Zoning Code (ARTICLE 13.) High relevance
Monterey Zoning Code (chapter which) High relevance
Monterey Zoning Code (Section 38-112.6) High relevance
Monterey Zoning Code (§ 24) High relevance
Monterey Zoning Code (§ 3) High relevance
Monterey Zoning Code High relevance
Monterey Zoning Code (Article 24) High relevance
Monterey Zoning Code (§ 4) High relevance
Monterey Zoning Code (Section 65450) High relevance
Monterey Zoning Code (chapter may) High relevance
Monterey Zoning Code (Article 26) High relevance
Monterey Zoning Code (§ 1) High relevance
Monterey Zoning Code (Article 26) High relevance
Monterey Zoning Code (Section 38-67) High relevance
Monterey Zoning Code (§ 16) High relevance
Monterey Zoning Code (§ 15) High relevance
Monterey Zoning Code (§ 38-88.) High relevance
Monterey Zoning Code (Article 16B.) High relevance
Monterey Zoning Code (§ 1) High relevance

Cited sections

Monterey City Code, Chapter 38 Zoning Ordinance — Overlay districts established/table and map/interpretation: § 38-5(A),(C); § 38-7. (Chapter 38)
AP Administrative-Professional Overlay: § 38-60 to § 38-64. (§ 38-60)
D Design and Development Control Overlay: § 38-65 to § 38-68. (§ 38-65)
S Special Setback Overlay: § 38-69 to § 38-71. (§ 38-69)
Historic Properties (H‑1, H‑2, H‑D): § 38-72 to § 38-77. (§ 38-72)
SC Planned Commercial Overlay: § 38-78 to § 38-85. (§ 38-78)
RA Religious Assembly Overlay: § 38-86 to § 38-90. (§ 38-86)
ES Emergency Shelter Overlay: § 38-99.1 to § 38-99.3. (§ 38-99.1)
MF Multifamily Residential Overlay: § 38-99.4 to § 38-99.7. (§ 38-99.4)
CB Cannabis Business Overlay: § 38-99.8. (§ 38-99.8.)
RHNA Overlay: § 38-99.9 to § 38-99.10. (§ 38-99.9)
Monterey_ZoningCode.md

Frequently asked questions

What does the D2 overlay mean for my project in Monterey?

D2 allows the Planning Commission to impose stricter standards than your base zoning—such as special setbacks, buffers, hours of operation, lighting, and parking area landscaping—if it makes the required findings. Expect a two-part review (concept then final) and plan for potential conditions tailored to context (§ 38-67(B), § 38-68).

How do S Special Setbacks affect a shoreline lot?

Your front/corner side or shoreline setback isn’t the baseline district number—it’s whatever is shown on the Special Setback Map for your lot. Shoreline setbacks use the NOAA 4.60 Mean High Tide Line as the boundary reference, so verifying the map and linework early is crucial (§ 38-71).

Can I open a cannabis storefront in Monterey anywhere in a commercial zone?

No. Storefronts are capped at four total and must be within one of four mapped CB zones (CB1–CB4), each with specific frontage limits (e.g., no frontage on Alvarado for CB2). There’s also a 600‑foot separation from schools/day care/youth centers, among other standards (§ 38-99.8(B)-(C)).

What does the MF overlay change about density and parking?

It permits multifamily at up to 60 units/acre, requires at least 0.5 auto space per unit (with options for tandem/shared parking), and one secure bicycle space per unit. Tree preservation and, in MF3, Navy coordination also apply. Some qualifying projects can use administrative approval (§ 38-99.6 to § 38-99.7).

Do I need historic review if I’m in D3 or H-D?

Yes—D3 triggers Planning Commission review with Historic Preservation Commission input at concept stage. In H‑D, a District Preservation Plan can set specific design/massing/height/parking/sign standards you must meet (§ 38-68; § 38-77(C)(4)(f)).

What does the AP overlay let me do in R‑3?

With a Use Permit, you can establish CO-type professional/administrative offices, or combine office and residential. You still follow R‑3 development standards, and signs visible outside need Planning Commission approval (§ 38-62 to § 38-63).

How are emergency shelters permitted under ES?

Where ES applies, shelters are allowed by right (no CUP) but must follow operating standards: up to 35 beds, 300‑ft separation from another shelter, on-site management/security, and parking based on need (not exceeding underlying requirements) (§ 38-99.1 to § 38-99.3).

What is the SC overlay’s “plan,” and how long does it last?

It’s a comprehensive plan for a planned shopping center—setting site-specific development and parking standards. Approval of the SC plan also approves any embedded Use Permits/variances. Unless extended, the plan expires after two years if no building permit issues (§ 38-80 to § 38-85).

Ask about any Monterey property

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

Start Free Trial