Local zoning · Monterey

Monterey — Zoning

Q: How tall can I build in C‑1 and C‑2?

Both are 2 stories/25 ft by right; up to 3 stories/35 ft may be allowed by Use Permit (C‑2 explicitly; C‑1 typically remains 25 ft) with findings in § 38‑161 and relevant district sections (§ 38‑28(C); § 38‑29(C)) .

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

Ask a question free See coverage

Last reviewed: July 6, 2026

Overview

Monterey regulates land use through Title 38 Zoning Ordinance. Each parcel has a base district (e.g., R‑1, C‑2) and may carry one or more overlays that refine uses or standards. The zoning map and its designators control what you can build; boundary disputes are resolved by the map rules in § 38‑7(B) . Organization-wise: Part II sets base districts, Part III sets overlay districts, Part IV contains citywide standards, and Part V handles administration (§ 38‑4) .

Most projects hinge on two layers: your base district’s land uses and dimensional limits, and any overlays that add design or setback controls. Always read the map and both code layers together (§ 38‑7) .

Use this page with the Monterey zoning & planning overview, plus related topics like land use, development standards, parking, design review, overlay districts, historic preservation, ADUs, and the California Building Standards Code.

How Monterey’s districts are defined

Zoning designations combine a letter for district family and numbers for lot/density or subcategory; overlays append suffixes like “-D2” or “-H” (zoning designation system; base and overlay lists shown in code tables) .
The zoning map controls where each district applies; map interpretation rules are in § 38‑7(B) (how to read lines that follow property lines, rights‑of‑way, etc.) .

Base Zoning Districts (district-by-district)

R‑E Residential Estate (§ 38‑22)

Purpose: Large‑lot single‑family areas (estate neighborhoods) with supporting civic uses allowed by permit .
Typical permitted uses: Single‑family homes, ADUs/JADUs per § 38‑112.6, small residential care; broader civic uses by Use Permit .
Key dimensional standards: Minimum lots range from R‑E5A (5 acres) to R‑E‑20 (20,000 sf); yards typically 35 ft front and 35 ft rear; max coverage 35%, FAR 40%, height 2.5 stories/30 ft (§ 38‑22(C)–(D)) .
Where it applies: Wherever the zoning map shows R‑E; verify exact sub‑designation (e.g., R‑E‑40 vs. R‑E‑20) on the parcel’s map tile (§ 38‑7(B)) .

R‑1 Residential Single‑Family (§ 38‑23)

Purpose: Single‑family neighborhoods up to approx. eight du/ac; civic/support uses by permit .
Typical permitted uses: Single‑family homes, ADUs/JADUs (§ 38‑112.6); supportive/transitional housing in small formats is permitted .
Key dimensional standards: 15 ft front, variable sides, 20 ft rear; max coverage 40% (1‑story) / 35% (2+ stories); FAR 40%; height 2 stories/25 ft; garage/front parking pad must be 20 ft from the front line (§ 38‑23(D)) .
Where it applies: Mapped citywide; on substandard (<5,000 sf) lots and similar conditions, extra standards and limited parking in front setbacks apply (§ 38‑26; § 38‑23(D)(5)) .

R‑2 Residential Low‑Density Multifamily (§ 38‑24)

Purpose: Duplexes, small multifamily to 14.5 du/ac; compatible civic uses allowed by permit .
Typical permitted uses: 3 or fewer multifamily units (P); 4+ units (U); single‑family, ADUs/JADUs; supportive/transitional housing (small formats P) .
Key dimensional standards: 3,000 sf per dwelling unit (2,500 in R‑2‑5); 20 ft front; 5 ft sides (higher for taller buildings); 15 ft rear (greater for taller); coverage 35%; FAR 0.35; height 2 stories/25 ft; 350 sf usable open space per unit for 3+ unit sites (§ 38‑24(C)–(D)) .
Where it applies: As mapped; adjacency rules tighten yards next to R‑1 (§ 38‑24(D)(4)) .

R‑3 Residential Medium‑Density Multifamily (§ 38‑25)

Purpose: Garden apartments, townhomes, clusters up to 30 du/ac; civic/support uses allowed by permit .
Typical permitted uses: Single‑family, 3 or fewer units (P); 4+ units (U); ADUs/JADUs; group and small residential care (P/U as listed) (§ 38‑25(B)) .
Key dimensional standards: Development standards are specified by R‑3 sub‑designation (e.g., “‑5,” “‑6”). Specific setback and coverage tables were not fully in the retrieved excerpts; see § 38‑25(D). Not found in retrieved materials.
Where it applies: As mapped; confirm the sub‑designation and any applicable overlays (§ 38‑7(B)) .

C‑1 Neighborhood Commercial (§ 38‑28)

Purpose: Daily‑needs retail/services for nearby neighborhoods, with protections for adjacent residences (§ 38‑28(A)) .
Typical permitted uses: Retail, personal services, banks (drive‑throughs need a Use Permit), restaurants (fast food/bar/late hours often U), small residential or mixed‑use allowed with limits (§ 38‑28(B)) .
Key dimensional standards: 5,000 sf min lot; rear 10 ft; other yards defer to adjacent R district standards when abutting; height 2 stories/25 ft; coverage 50% (over 50% by Use Permit); 10% site landscaping (§ 38‑28(C)) .
Where it applies: As mapped; see neighborhood plan standards and parking triggers for larger projects.

C‑2 Community Commercial (§ 38‑29)

Purpose: Community‑serving retail and services; larger floor areas and broader commercial mix (§ 38‑29(A)) .
Typical permitted uses: Broad retail/services; many intensifications need a Use Permit (e.g., adult businesses, drive‑throughs, nighttime entertainment) (§ 38‑29(B)) .
Key dimensional standards: 5,000 sf min lot; yards defer to adjacent R standards when abutting; height 2 stories/25 ft; 3 stories/35 ft allowed with Use Permit; coverage 50% (over 50% by Use Permit) (§ 38‑29(C)) .
Where it applies: As mapped; additional screening, walls, and parking/landscaping apply in C districts (§ 38‑33) .

C‑3 General Commercial (§ 38‑30)

Purpose: Auto‑oriented and heavier commercial (auto sales/repair, yards, limited warehousing); offices/retail not accessory are excluded (§ 38‑30(A)) .
Typical permitted uses: Auto services, vehicle storage, limited warehousing, some retail; multi‑family/mixed‑use with conditions (§ 38‑30(B)) .
Key dimensional standards: 10,000 sf min lot; yards generally defer to adjacent R when abutting; along East Del Monte Ave average front yard 15 ft (min 10 ft); height 2 stories/25 ft; 3 stories/35 ft with Use Permit; coverage 50% (over by Use Permit) (§ 38‑30(C)) .
Where it applies: As mapped; C‑district screening and parking siting rules apply (§ 38‑33) .

CO Office and Professional (§ 38‑31)

Purpose: Office/professional sites with protections for adjoining uses (§ 38‑31(A)) .
Typical permitted uses: Professional/business offices, labs; some residential/mixed‑use by Use Permit (§ 38‑31(B)) .
Key dimensional standards: 20 ft front; 5 ft sides (10 ft for taller buildings); 10 ft rear; height 2 stories/25 ft (3 stories/30 ft with Use Permit); coverage 50%; landscaping 15% (§ 38‑31 Development Regulations) .
Where it applies: As mapped; C‑district supplemental rules (fences, screening, parking locations) also apply (§ 38‑33) .

CR Cannery Row Commercial (§ 38‑32)

Purpose: Implement the Cannery Row Local Coastal Program for a distinct visitor‑commercial district (§ 38‑32(A)) .
Typical permitted uses: Specialty retail, visitor services, recreation, public/semi‑public consistent with the Cannery Row Plan (§ 38‑32) .
Key dimensional standards: Site‑specific rules for view sightlines, shoreline development, and maximum heights per the Cannery Row LCP; no parking in front/corner side setbacks (§ 38‑32 notes and D) .
Where it applies: Cannery Row area as mapped; Planning Commission reviews for consistency with the LCP (§ 38‑32(D)) .

VAF Visitor Accommodation Facility (§ 38‑36–§ 38‑38)

Purpose: Hotels/motels and limited‑occupancy visitor facilities; expansions and new limited facilities undergo plan review (§ 38‑37; § 38‑38) .
Typical permitted uses: Visitor accommodation facilities (U); limited‑occupancy facilities with strict limits (e.g., max stay 14 days, no in‑room cooking) (§ 38‑36; VAF Land Use Table) .
Key dimensional standards: Hotels/motels: yards 10 ft all sides; coverage 30%; minimum site area per room varies by stories (e.g., 600–1,000 sf/room for hotels, 5,000 sf/room for limited‑occupancy); parking per Article 18 (§ 38‑36) .
Where it applies: As mapped; rezoning into or out of VAF requires an advisory vote of the people (§ 38‑38) .

I‑R Industrial, Administration, and Research (§ 38‑40)

Purpose: Modern admin/research and specialized light manufacturing; minimize impacts; no raw material processing (§ 38‑40(A)) .
Typical permitted uses: R&D, labs, offices, custom/limited industry, certain vehicle services; many outdoor activities require a Use Permit (§ 38‑40(B); § 38‑41) .
Key dimensional standards: For I‑R‑130/85/40: rear 50/40/30 ft; corner side 50/40/30 ft; height 35 ft; coverage 30% (>1 story) / 40% (1 story); landscaping 20%; no parking in front or corner side setbacks (§ 38‑40 Development Regulations; § 38‑41) .
Where it applies: As mapped; supplemental rules cover outdoor facilities, service stations, and screening (§ 38‑41) .

O Open Space (§ 38‑42–§ 38‑46)

Purpose: Permanently designated open lands and hazard‑prone areas; allow parks and carefully controlled public‑serving uses (§ 38‑42; § 38‑44) .
Typical permitted uses: Parks/recreation (P); various public‑serving/coastal‑related uses by Use Permit with waterfront notes (§ 38‑44) .
Key dimensional standards: If no Use Permit is required, apply regulations of the nearest base district; otherwise, standards come via the Use Permit (§ 38‑45) .
Where it applies: As mapped (waterfront sub‑notes limit certain utilities and uses).

P Parking District (§ 38‑47–§ 38‑50)

Purpose: Classify public or private parking lots/structures (§ 38‑47) .
Typical permitted uses: Parking lots/structures by Use Permit (§ 38‑48) .
Key dimensional standards: Established case‑by‑case through the Use Permit (§ 38‑49) .
Where it applies: As mapped; all new construction goes through DRC/Planning Commission review (§ 38‑50) .

PC Planned Community (§ 38‑51–§ 38‑59)

Purpose: Flexible planning for large areas while preserving base district limits on key metrics (§ 38‑51) .
Typical permitted uses: Any use allowed by the code when adopted in a PC Plan or Specific Plan (§ 38‑52) .
Key dimensional standards: Minimum area 10 acres; base district standards apply to height, open space, setbacks, intensity (no exceptions); other standards may vary per approved plan (§ 38‑53) .
Where it applies: As mapped; three PC overlays also exist for Downtown, Lighthouse, and North Fremont corridors (see overlays list) .

Overlay Districts (selected)

AP Administrative‑Professional (§ 38‑60–§ 38‑64): Allows CO‑type offices in R‑3 areas with a Use Permit; underlying R‑3 development and Article 18 parking rules apply .
D Design & Development Control (§ 38‑65–§ 38‑68): D1 focuses on design (no stricter use/FAR/yards than base district), D2 and D3 allow stricter conditions to protect environmental/historic resources and require a two‑part review (Planning Commission and, for D3, Historic Preservation Commission advice) .
S Special Setback (§ 38‑69–§ 38‑71): Adds scenic shoreline/roadway setbacks; shown as “‑S” on the map; see the Special Setback Map for exact lines .
MF Multifamily Residential Overlay (§ 38‑99.4–§ 38‑99.7): Three mapped areas (MF1/MF2/MF3) permit multifamily and mixed‑use to 60 du/ac with 0.5 stalls/unit minimum parking (tandem and shared allowed); MF3 has its own 30 ft minimum yards and 45 ft height cap (§ 38‑99.6; MF areas list) .
RHNA Overlay (§ 38‑99.9–§ 38‑99.10): Facilitates multifamily on specified infill commercial sites; appears as “RHNAOV” combined with any base district .

See overlay districts and historic preservation for other overlays (H, SC, ES, RA, CB) listed in the code’s overlay table .

Quick standards table (selected districts)

District	Core uses (typical)	Key dimensional rules	Code Reference
R‑1	Single‑family, ADUs	Front 15 ft; Rear 20 ft; height 2 stories/25 ft; coverage 40% (1‑story)/35% (2+); FAR 40%	§ 38‑23(D)
R‑2	Duplex/small MF	3,000 sf/DU; Front 20 ft; Side 5 ft+; Rear 15 ft+; height 2 stories/25 ft; coverage 35%; FAR 0.35; 350 sf open space/DU (3+ DU sites)	§ 38‑24(D)
C‑1	Neighborhood retail/services	Rear 10 ft (others follow abutting R); height 2 stories/25 ft; coverage 50%; landscaping 10%	§ 38‑28(C)
C‑2	Community retail/services	Yards defer to abutting R; height 2 stories/25 ft; 3 stories/35 ft w/ Use Permit; coverage 50%	§ 38‑29(C)
C‑3	Heavier commercial	Along East Del Monte Ave: avg front 15 ft (min 10 ft); height 2 stories/25 ft; 3 stories/35 ft w/ UP; coverage 50%	§ 38‑30(C)
CO	Office/professional	Front 20 ft; Side 5–10 ft; Rear 10 ft; height 2 stories/25 ft (to 3 stories/30 ft w/ UP); coverage 50%; landscaping 15%	§ 38‑31 (Dev Regs)
VAF	Visitor accommodations	Yards 10 ft; coverage 30%; hotel room site area 600–1,000 sf/room (by height)	§ 38‑36
I‑R	Admin/research/limited industry	Corner side 50/40/30 ft; rear 50/40/30 ft (I‑R‑130/85/40); height 35 ft; coverage 30–40%	§ 38‑40 (Dev Regs)

Notes:

C‑districts share supplemental rules on outdoor facilities, screening, drive‑throughs, and parking location in § 38‑33 (e.g., no front‑setback parking) .
C and I‑R often require landscaping strips and screening walls next to R districts (§ 38‑33; § 38‑41) .

Checklist

Confirm base district and any overlays on the zoning map; apply § 38‑7(B) if boundaries are unclear .
Identify allowed uses and any Use Permit triggers in your district; see land use.
Check dimensional limits (setbacks, height, coverage, FAR) for your district and sub‑designation; see development standards.
Verify parking counts and location rules (e.g., many C and I‑R zones prohibit parking in front setbacks; § 38‑33; § 38‑41) .
Determine if design review is required (e.g., D1/D2 overlays; small R‑lot triggers; § 38‑26(F)) .
If in VAF, note rezoning limitations (§ 38‑38) and yard/coverage rules (§ 38‑36) .
If considering an ADU, cross‑check § 38‑112.6 and Monterey ADUs; also see California ADU law .
If within historic areas or overlays, coordinate with historic preservation and signage rules (signage).

Risks & Ambiguities

Issue	Why it matters	What to verify
Abutting R‑districts change your setbacks (C‑zones)	C‑1/C‑2/C‑3 setbacks often defer to the adjacent R district, affecting buildable area	Confirm adjacency and apply the correct R‑setbacks per § 38‑28(C), § 38‑29(C), § 38‑30(C)
Front‑yard parking prohibitions	Many C and I‑R districts ban parking in front setbacks	Check § 38‑33 and § 38‑41 site rules; see parking
Small R lots trigger extra review	Single‑family on lots <5,000 sf or with slopes >15% requires Planning Commission review	See § 38‑26(F) review triggers; coordinate early with design review
MF Overlay vs. base‑zone density	MF overlays allow up to 60 du/ac, overriding base densities	Apply § 38‑99.6(A)(1) and any MF area‑specific standards (MF3 yards/height)
VAF rezoning is political	Changing VAF boundaries requires an advisory vote	See § 38‑38 before pursuing any rezoning strategy
Map boundaries	Parcel split by a district line changes what’s allowed where	Use § 38‑7(B) boundary rules; request a city interpretation if unclear

Plain-English Summary

Every Monterey parcel has a base zone that says what you can do (uses) and how big you can build (setbacks, height, coverage), and may also have overlays that add scenic, design, or housing provisions. Start with your zoning map designation, then apply your district’s standards and any overlay rules, and finally confirm parking, design review, landscaping and screening, and nonconforming uses as they apply to your site.

Source References

§ 38‑7 Rules for Interpretation (map boundary rules)
§ 38‑22 R‑E District (uses; standards)
§ 38‑23 R‑1 District (uses; standards)
§ 38‑24 R‑2 District (uses; standards)
§ 38‑25 R‑3 District (uses; overview)
§ 38‑28 C‑1 District (uses; standards)
§ 38‑29 C‑2 District (uses; standards)
§ 38‑30 C‑3 District (uses; standards)
§ 38‑31 CO District (development regs)
§ 38‑32 CR District (Cannery Row LCP references; parking location)
§ 38‑36–§ 38‑38 VAF District (standards; rezoning limitation)
§ 38‑40–§ 38‑41 I‑R District (standards; supplemental regs)
§ 38‑42–§ 38‑46 O District (uses; dev regs)
§ 38‑47–§ 38‑50 P District (purpose; uses; dev regs by UP)
§ 38‑51–§ 38‑59 PC District (purpose; land use; standards)
§ 38‑60–§ 38‑68 AP/D Overlays (office in R‑3; D1–D3 review scope)
§ 38‑69–§ 38‑71 S Overlay (scenic setbacks)
§ 38‑99.4–§ 38‑99.7 MF Overlay (areas; 60 du/ac; parking)
§ 38‑99.9–§ 38‑99.10 RHNA Overlay (purpose; designator)
Article 18 (selected): § 38‑117 reduced parking; § 38‑118 in‑lieu payments

Sources

Retrieved passages

Monterey Zoning Code (Article 24) High relevance
Monterey Zoning Code High relevance
Monterey Zoning Code (Article 20) High relevance
Monterey Zoning Code (chapter which) High relevance
Monterey Zoning Code (Section 38-26) High relevance
Monterey Zoning Code (§ 15) High relevance
Monterey Zoning Code (chapter which) High relevance
Monterey Zoning Code (§1) High relevance
Monterey Zoning Code (§ 1) High relevance
Monterey Zoning Code High relevance
Monterey Zoning Code (chapter which) High relevance
Monterey Zoning Code (Section 38-105.) High relevance
Monterey Zoning Code (ARTICLE 13.) High relevance
Monterey Zoning Code (§1) High relevance
Monterey Zoning Code (§ 19) High relevance
Monterey Zoning Code (§ 16) High relevance
Monterey Zoning Code (Article 18) High relevance
Monterey Zoning Code (Section 38-111) High relevance
Monterey Zoning Code (Section 38-161) High relevance
Monterey Zoning Code (Article 28) High relevance
Monterey Zoning Code (Section 38-112.6) High relevance
Monterey Zoning Code (§ 19) High relevance
Monterey Zoning Code (§ 16) High relevance
Monterey Zoning Code (Article 28) High relevance
Monterey Zoning Code (Section 38-33.) High relevance
Monterey Zoning Code (chapter may) High relevance
Monterey Zoning Code (ARTICLE 2.) High relevance
Monterey Zoning Code (§ 16) High relevance
CBC § 2 (Section 38-115) High relevance
Monterey Zoning Code (Article 18) High relevance
Monterey Zoning Code (§ 19) High relevance
Monterey Zoning Code (section than) High relevance
Monterey Zoning Code (section than) High relevance

Cited sections

§ 38‑7 Rules for Interpretation (map boundary rules) (§ 38)
§ 38‑22 R‑E District (uses; standards) (§ 38)
§ 38‑23 R‑1 District (uses; standards) (§ 38)
§ 38‑24 R‑2 District (uses; standards) (§ 38)
§ 38‑25 R‑3 District (uses; overview) (§ 38)
§ 38‑28 C‑1 District (uses; standards) (§ 38)
§ 38‑29 C‑2 District (uses; standards) (§ 38)
§ 38‑30 C‑3 District (uses; standards) (§ 38)
§ 38‑31 CO District (development regs) (§ 38)
§ 38‑32 CR District (Cannery Row LCP references; parking location) (§ 38)
§ 38‑36–§ 38‑38 VAF District (standards; rezoning limitation) (§ 38)
§ 38‑40–§ 38‑41 I‑R District (standards; supplemental regs) (§ 38)
§ 38‑42–§ 38‑46 O District (uses; dev regs) (§ 38)
§ 38‑47–§ 38‑50 P District (purpose; uses; dev regs by UP) (§ 38)
§ 38‑51–§ 38‑59 PC District (purpose; land use; standards) (§ 38)
§ 38‑60–§ 38‑68 AP/D Overlays (office in R‑3; D1–D3 review scope) (§ 38)
§ 38‑69–§ 38‑71 S Overlay (scenic setbacks) (§ 38)
§ 38‑99.4–§ 38‑99.7 MF Overlay (areas; 60 du/ac; parking) (§ 38)
§ 38‑99.9–§ 38‑99.10 RHNA Overlay (purpose; designator) (§ 38)
Article 18 (selected): § 38‑117 reduced parking; § 38‑118 in‑lieu payments (Article 18)
Monterey_ZoningCode.md

Frequently asked questions

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

Single‑family homes are permitted, along with ADUs/JADUs per § 38‑112.6. Dimensional limits include a 15 ft front setback, 20 ft rear, variable sides, and 2 stories/25 ft height, with 40% FAR and coverage limits (§ 38‑23(D)) .

What are the main differences between R‑2 and R‑3?

R‑2 allows duplex/small multifamily to about 14.5 du/ac, with 3,000 sf per unit and 20/5/15 ft front/side/rear yard minimums, plus 350 sf open space per unit for 3+ unit projects (§ 38‑24(D)) . R‑3 supports higher densities up to 30 du/ac with use tables in § 38‑25; verify exact R‑3 sub‑designation standards (§ 38‑25(D)) .

How tall can I build in C‑1 and C‑2?

Both are 2 stories/25 ft by right; up to 3 stories/35 ft may be allowed by Use Permit (C‑2 explicitly; C‑1 typically remains 25 ft) with findings in § 38‑161 and relevant district sections (§ 38‑28(C); § 38‑29(C)) .

Do I need design review in Monterey?

Yes in several cases, including D1/D2 overlays, single‑family homes on lots <5,000 sf, slopes >15%, or when the design doesn’t meet neighborhood guidelines; Planning Commission review is required (§ 38‑26(F)) . See design review.

What is the S Special Setback Overlay?

It increases setbacks along scenic shorelines and highways to protect resources and views; it’s shown with an “‑S” on the map and governed by the Special Setback Map (§ 38‑69–§ 38‑71) .

Can I get reduced parking or pay in‑lieu?

Possibly. The Planning Commission can approve reduced parking for certain nonresidential uses with findings (§ 38‑117), and in designated parking districts you may satisfy requirements with in‑lieu fees (§ 38‑118) . See parking.

What are the Cannery Row rules?

The CR district applies Cannery Row LCP policies on view corridors, shoreline development, and design. Notably, parking isn’t allowed in front/corner setbacks, and the Planning Commission may adjust some standards for outstanding design (§ 38‑32(D)) .

Can parcels be split across zones?

Yes; when a district line crosses a lot, the map’s scale and printed dimensions control where the boundary falls (§ 38‑7(B)). Different parts of a single parcel may follow different district rules; confirm with the City if unclear .

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