Local zoning · Pacific Grove

Pacific Grove — Design Review

Q: What body decides architectural approvals for my project?

Use Table 23.70.012-1 to identify the decision authority — it assigns projects to the Director , Zoning Administrator (ZA) , SPRC , Architectural Review Board (ARB) , Historic Resources Committee (HRC) , or Planning Commission depending on permit type and project characteristics. See Table 23.70.012-1 and § 23.70.012-1 .

Q: Are accessory buildings treated differently for design review?

Yes. Detached accessory structures larger than 120 sq ft (Category 1 in Table 23.64.180 ) are counted in floor-area and building-coverage calculations and typically require design review; smaller Category 1 structures (≤120 sq ft) may be exempt from design review in some contexts. See Table 23.64.180 .

Q: Will the ARB use local guidelines when making decisions?

Yes — the ARB and staff are explicitly guided by the Pacific Grove Architectural Review Guidelines ; the code requires that the board consider those guidelines in its findings and decisions ( § 23.70.060(e) ).

Design Review under the Pacific Grove local zoning and planning code, with the controlling citations.

Ask a question free See coverage

Last reviewed: July 2, 2026

Overview

Pacific Grove's design review system is implemented through the Pacific Grove Municipal Code (PGMC) Title 23 community development permit procedures and district chapters; design and architectural decisions are handled by an Architectural Review Board (ARB), the Zoning Administrator (ZA) (for some administrative architectural permits), the Historic Resources Committee (HRC) for historic properties, and a Site Plan Review Committee (SPRC) for site-level design/engineering review in certain cases. Triggers, thresholds, and review authorities are found throughout PGMC Chapter 23.70 and in district chapters (for example, R-1, R-2, R-3, C-1) and development-standards chapters cited below. See the city's summary zoning pages for related topics such as design review via the Pacific Grove Zoning page and how design interacts with parking, development standards, overlays, historic-preservation rules, and ADUs: Pacific Grove Zoning, Pacific Grove Parking, Pacific Grove Development Standards, Pacific Grove Overlay Districts, Pacific Grove Historic Preservation, and Pacific Grove ADUs.

Key controlling chapters: Chapter 23.70 (Community development permit review authorities and procedures) sets who reviews what and the review criteria; Chapter 23.64 contains development and accessory-structure rules that interact with design review; district chapters (for example § 23.16 for R-1, § 23.20 for R-2, § 23.24/23.57 for R-3 variants, § 23.31 for commercial districts) set district-specific standards and whether architectural/ARB approval is required. See PGMC § 23.70.010 through § 23.70.060 for the procedural backbone.

How Pacific Grove divides design review roles (short)

Architectural Review Board (ARB): decision-making authority for many non-historic projects listed in Table 23.70.012-1; criteria and public hearing process in § 23.70.060.
Zoning Administrator / Director (staff): processes administrative architectural permits and design changes for smaller projects or those defined in § 23.70.030 and may refer items to a hearing authority.
Site Plan Review Committee (SPRC): technical/site-oriented review (grading, circulation, parking, lot coverage, drainage) for multi-family, commercial, industrial projects, projects valued at $50,000+, and coastal-zone siting and lot-coverage issues; SPRC does not decide architectural styling — it comments and its comments are forwarded to the review authority. See § 23.70.050.
Historic Resources Committee (HRC): mandatory review for HRI-listed resources; additional standards (Secretary of the Interior's Standards plus the city's Architectural Review Guidelines Appendices) apply. See § 23.76.025 and related HRI provisions.

District-by-district design-review implications

Below are Pacific Grove districts where design review is commonly relevant. For each district I summarize the district purpose, typical permitted uses (as relevant to design-review triggers), the key dimensional/development standards that influence design review, and where the district chapter says design review applies. When a specific numeric standard could not be fully confirmed in the retrieved materials for a district, I note that.

NOTE: Bolded district names and standards below are quoted from PGMC chapter headings and excerpts; always verify for a parcel-specific question.

R-1 (single-family residential) — R-1 (PGMC § 23.16.*)

Purpose / typical uses: single-family dwellings and accessory uses; certain home-businesses allowed. Architectural review applies to many exterior changes depending on coastal-zone status and “visual significance.” See PGMC § 23.16 and exemptions.
Design-review triggers: Administrative architectural permits or architectural permits are required for exterior alterations that are not exempt; some small alterations are exempt or eligible for administrative (staff) approval if found “visually insignificant” (see counter review/exemptions in § 23.70.015 and administrative permit lists in § 23.70.030).
Key dimensional standards cited in the code (examples found in district text):
- Front yard setback: 20 ft for some R-1-B-4 variants; see § 23.16.110(c) for exceptions.
- Separate building-site rules: parcels can qualify as separate building sites in R-1 if they satisfy minimum area and frontage tests (for example 4,000 sf interior / 5,000 sf corner under § 23.64.145).
Where this applies: Citywide R-1 zones; coastal-zone projects have different triggers (see SPRC / coastal references in § 23.70.050).

R-2 (duplex/low-density multi) — R-2 (PGMC § 23.20.*)

Purpose / typical uses: duplexes, and generally any use permitted in R-1 (subject to use-permit rules for some uses).
Design-review triggers: Similar to R-1 — administrative architectural permits for specified changes; “visually insignificant” threshold is used for staff decisions on window and material replacements and small additions.
Key dimensional standards:
- Maximum building height: 30 ft, with top-plate limit at 24 ft in some provisions (§ 23.20.030).
- Other site-area and setback rules referenced to R-1 standards; see district chapter.

R-3 and R-3 variants (higher density / unique village areas) — R-3, R-3‑P.G.B., R-3‑P.G.R. (PGMC § 23.24, § 23.57, § 23.64.*)

Purpose / typical uses: mixed multi-family, village-scale patterns; R-3-P.G.B. (Beach Tract) and R-3-P.G.R. are special-purpose subdistricts with tighter controls and required architectural approval.
Design-review triggers: Many R-3 parcels require ARB approval or use permits before construction; the R-3-P.G.B. district explicitly requires architectural approval and use permits for allowed uses (see § 23.57.020).
Key dimensional standards:
- R-3‑P.G.B. maximum building height 25 ft (two stories), maximum building coverage 50%, maximum site coverage 60%, front-yard minimums (e.g., 8–12 ft depending on street) — see § 23.57.030–051.
- Other R-3 rules refer to Chapter 23.24 standards (see PGMC cross-references). Not all numeric standards for every R-3 variant are reproduced here; verify with the district chapter for a parcel.

C-1 / C-1-T / C-D (commercial districts) — C-1, C-1-T, C-D (PGMC § 23.31.*)

Purpose / typical uses: C-1 is neighborhood-scale retail/service with residential allowed; C-1-T (downtown hotel overlay) and C-D (Downtown Commercial) have additional controls and design expectations. See § 23.31.020.
Design-review triggers: Commercial signs, new commercial facades, mixed-use ground-floor treatments, and many downtown alterations require ARB review or comply with Chapter 20.05 sign and design rules; Table 23.31.030 maps land-use permit requirements.
Key dimensional/design standards:
- Downtown form and pedestrian scale rules (front stepbacks, façade articulation) are specified in § 23.31.050 and the C‑V‑ATC special rules; the Ocean View / coastal visitor areas have explicit height limits (often 25 ft in specific coastal places) and articulation rules to protect public views. See § 23.31.020, C‑V‑ATC clauses.

M-H (mobile home) — M-H (PGMC § 23.30.*)

Purpose / typical uses: mobile home parks and related residential planned developments; park plans, landscape plans, and architectural approval are required.
Design-review triggers: Architectural approval and ARB review required as prescribed in Chapter 23.73 (and per district chapter). Site-wide landscape plans and park layout require planning commission/ARB input.
Key dimensional/design standards:
- Yards: minimum 20 ft in some provisions; maximum building coverage 40% and site coverage 60%; utilities undergrounded; meter locations approved by SPRC.

O and U districts (open space, unclassified) — O, U (PGMC § 23.42, § 23.44)

Purpose / typical uses: Open-space parks, recreation, civic uses, and U for unclassified areas — often require a use permit and ARB review for buildings/signs. See § 23.42 and § 23.44.
Key rules: Sign permits for appurtenant uses require ARB review; building standards are typically set by the use permit.

Decision-relevant standards & triggers (TABLE)

Decision item	What it controls / why it matters	Code reference
Who reviews what (table of authorities)	Maps permits to Director, ZA, SPRC, ARB, HRC, Planning Commission; use to confirm the reviewer early in application	Table 23.70.012-1 (PGMC)
Architectural Review Board triggers	ARB is decision authority for many nonhistoric structural projects and design approvals	§ 23.70.060
Site Plan Review Committee applicability	SPRC reviews siting/lot-coverage in coastal zone, projects valued $50,000+, and certain lot-line adjustments (technical/site controls)	§ 23.70.050(c)(1)-(2)
Administrative architectural permit (staff) scope	Staff approvals for small/“visually insignificant” exterior changes; director can defer to hearing authority	§ 23.70.030 and § 23.70.015 (exemptions)
Accessory structure threshold	Detached accessory structures >120 sq ft (Category 1) require design review / counted in floor/lot coverage	Table 23.64.180
Historic resource standard	Exterior alterations to HRI-listed buildings must meet Secretary of the Interior's Standards and the Architectural Review Guidelines Appendices	§ 23.76.025 / HRI provisions
R-2 height limit (example district standard)	Maximum 30 ft building height (top plate 24 ft) for main buildings in R-2	§ 23.20.030
R-3‑P.G.B. standards (village beach tract)	Max height 25 ft, coverage 50%, site coverage 60%, front yard variations by street	§ 23.57.030–051

(Use Table 23.70.012-1 at project outset to determine the correct review track.)

Practical guidance / synthesis

Start by confirming the reviewer: consult Table 23.70.012-1 to determine whether your project is an administrative staff approval, a ZA hearing, ARB hearing, or requires HRC/PC/CC action — this determines application form, noticing, and timeline. § 23.70.012-1 and § 23.72.020 govern concurrent processing and authority referrals.
Distinguish architectural review (appearance, massing, materials) from SPRC review (site engineering, parking, drainage). SPRC comments are advisory/technical and are forwarded to the design review decision-maker; SPRC does not make architectural decisions. See § 23.70.050(d) and § 23.70.050(a).
Small exterior changes may be exempt or eligible for administrative approval (staff-level) if the director finds them “visually insignificant” — but that is a discretionary judgment: document why a change is in-kind and include photo evidence and AR guideline crosswalks to improve the chance of staff approval. See § 23.70.015 and administrative lists in § 23.70.030.
Historic buildings are subject to higher standards: HRI-listed or eligible properties must follow the Secretary of the Interior's Standards and the city's Architectural Review Guidelines (Appendices I–IV). Expect HRC review and longer public-notice timelines. See § 23.76.025 and associated HRI chapters.
Coastal-zone projects trigger additional SPRC involvement for siting, lot coverage, and maximum disturbance; if your property is in the coastal zone, the SPRC specifically reviews siting and requests to exceed coastal lot-coverage rules. See § 23.70.050(c)(1).

Checklist

Determine which review authority applies using Table 23.70.012-1 and note hearing/appeal path (§ 23.70.012-1).
If project is complex or in the coastal zone, request a preapplication meeting (strongly encouraged per § 23.72.030).
Prepare architectural plans and elevations showing materials, colors, and context; include an AR Guideline crosswalk referencing the Pacific Grove Architectural Review Guidelines. The ARB and staff will be guided by the city's Architectural Review Guidelines (§ 23.70.060(e)).
Assemble site plans showing parking, circulation, drainage, and landscaping to address SPRC criteria if SPRC applies (projects $50,000+ or in coastal zone) (§ 23.70.050(c)(2) and § 23.70.050(f)).
Check accessory structure thresholds (Category 1 > 120 sq ft) — triggers for counting toward coverage and for AR review are in Table 23.64.180.
For HRI or >50-year-old buildings, include historic documentation and reference Secretary standards (§ 23.76.025).
Complete application materials per Chapter 23.72 (filing and processing) and be ready for public notice/hearing schedule in Chapter 23.86 if your application is a hearing item.
Pay attention to related topics the reviewers will check: parking requirements, landscaping, signage, and compliance with overlay-district standards and coastal LCP policies (see related PGMC chapters and city webpages). See Pacific Grove Parking, Pacific Grove Landscaping and Screening, and Pacific Grove Overlay Districts.
If your project involves construction, coordinate design review expectations with building-code compliance (Title 24); see California Building Standards Code. (Design review is separate from Title 24 permit review; the two processes run in parallel.)

Risks & Ambiguities

Issue	Why it matters	What to verify
Which review track applies (ARB vs Director vs ZA)	Determines hearing, notice, timeline, and likelihood of conditions	Confirm with Table 23.70.012-1 and the department at intake; check § 23.70.012-1 and § 23.70.030.
“Visually insignificant” vs “visually significant” determinations	Staff can approve many small changes administratively; larger/ambiguous changes go to ARB or HRC	The code uses the term but does not supply a single numeric threshold — verify with the chief planner and document why changes are in-kind; see § 23.70.030 and the Window Guidelines Appendix IV.
Coastal-zone siting and lot-coverage exceptions	Coastal LCP policies impose a 15% lot-coverage ceiling in some coastal residential areas and require SPRC review to consider exceptions	Check SPRC § 23.70.050(c)(1) and LCP policies; verify parcel’s LCP designation before designing.
Historic resource applicability	If a building is HRI-listed or likely eligible, HRC review can add time, documentation, and preservation conditions	Confirm HRI status early; if listed/eligible, apply Secretary standards and Architectural Review Guidelines Appendices I–IV; see § 23.76.025.
Accessory building counting toward coverage	Accessory structures > 120 sq ft can be counted toward floor/lot coverage and trigger AR review	See Table 23.64.180 and confirm category sizing in application.

Plain-English Summary

If you're changing the outside of a Pacific Grove building or building something new, expect design review under PGMC Title 23: small, in‑kind fixes may be handled by staff but most new construction, visible exterior changes, accessory units over 120 sq ft, coastal siting issues, and any work on historic buildings will go before the Architectural Review Board, the Site Plan Review Committee (for technical siting issues), or the Historic Resources Committee, following the procedures and findings listed in Chapter 23.70 and the applicable district chapters. Verify the review track at intake and use the city's Architectural Review Guidelines and the PGMC tables to prepare a focused application.

Source References

PGMC Chapter 23.70 (Community Development Permit Review Authorities and Procedures) — § 23.70.010–§ 23.70.060 (includes Table 23.70.012-1 and ARB/SPRC rules).
PGMC § 23.70.050 (Site Plan Review Committee: purpose, applicability, and criteria).
PGMC § 23.70.060 (Architectural Review Board: applicability, membership, criteria).
PGMC § 23.70.030 / § 23.70.015 (Staff approvals and exemptions; “visually insignificant” references).
Table 23.64.180 (Accessory Buildings and Structures — Category thresholds and design-review triggers).
PGMC district chapters cited in text (examples): § 23.16 (R-1), § 23.20 (R-2), § 23.24 / § 23.57 (R-3 and variants), § 23.31 (Commercial districts), § 23.30 (M‑H).
Historic-resources / demolition rules and Secretary Standards reference: PGMC § 23.76.025 and § 23.76.090.

Sources

Retrieved passages

Pacific Grove Zoning Code (section shall) High relevance
Pacific Grove Zoning Code (Title 12) High relevance
Pacific Grove Zoning Code High relevance
CBC § 012 (section shall) High relevance
Pacific Grove Zoning Code (section does) High relevance
Pacific Grove Zoning Code (§ 2) Medium relevance
Pacific Grove Zoning Code (section until) Medium relevance
Pacific Grove Zoning Code (section shall) Medium relevance
Pacific Grove Zoning Code (§ 1) Medium relevance
Pacific Grove Zoning Code Medium relevance
Pacific Grove Zoning Code Medium relevance
Pacific Grove Zoning Code (§ 23.26.670) Medium relevance
Pacific Grove Zoning Code (section and) Medium relevance
Pacific Grove Zoning Code (§ 15) Medium relevance

Cited sections

Official Pacific Grove code library

Frequently asked questions

Do I always need design review in Pacific Grove?

Not always. The code exempts some interior repairs and small exterior repairs; many small exterior changes that are “in-kind” or judged “visually insignificant” may be handled administratively, but most new construction, exterior additions visible from the street, accessory structures over 120 sq ft, projects in the coastal zone, and work on historic-resource properties will trigger formal review (by staff, ARB, SPRC, or HRC depending on the item). See § 23.70.015, § 23.70.030, and Table 23.64.180.

What body decides architectural approvals for my project?

Use Table 23.70.012-1 to identify the decision authority — it assigns projects to the Director, Zoning Administrator (ZA), SPRC, Architectural Review Board (ARB), Historic Resources Committee (HRC), or Planning Commission depending on permit type and project characteristics. See Table 23.70.012-1 and § 23.70.012-1.

What triggers SPRC review (site plan review)?

SPRC reviews siting and lot-coverage for development in the coastal zone, any project or site work with a valuation of $50,000 or more, and certain lot-line adjustments. SPRC focuses on site circulation, grading, parking, drainage, and required on‑site improvements; it does not make architectural style decisions. See § 23.70.050(c) and (f).

If my house is historic, what extra standards apply?

Exterior changes to buildings on the Historic Resources Inventory must be consistent with the Secretary of the Interior's Standards for Rehabilitation and the city's Architectural Review Guidelines (Appendices I–IV). HRC review and specific findings are required; see § 23.76.025 and related HRI provisions.

Are accessory buildings treated differently for design review?

Yes. Detached accessory structures larger than 120 sq ft (Category 1 in Table 23.64.180) are counted in floor-area and building-coverage calculations and typically require design review; smaller Category 1 structures (≤120 sq ft) may be exempt from design review in some contexts. See Table 23.64.180.

How do coastal rules change design review?

In the coastal zone the SPRC specifically reviews siting and the area of disturbance; the code also references a 15% lot-coverage limit in some coastal residential contexts and requires the SPRC to review requests to exceed that maximum. See § 23.70.050(c)(1).

Will the ARB use local guidelines when making decisions?

Yes — the ARB and staff are explicitly guided by the Pacific Grove Architectural Review Guidelines; the code requires that the board consider those guidelines in its findings and decisions (§ 23.70.060(e)).

Where do I check parking and landscaping requirements that reviewers will evaluate?

Review authorities will check compliance with the city’s parking and landscaping requirements; see PGMC Chapter 23.64 (development standards) and the city pages on parking and landscaping. For parking rules consult PGMC development standards and the city's Parking guidance. See Pacific Grove Parking and Pacific Grove Landscaping and Screening.

Can staff approve changes without a hearing?

Yes — many administrative architectural permits and administrative use permits can be decided by staff (Director or ZA) without a hearing; the director may also defer items to a hearing authority. See § 23.70.030 and related staff-approval rules.

What about building-permit (Title 24) compliance?

Design review looks at form, materials and siting; building-code compliance (Title 24 / California Building Standards Code) is a separate technical review and must be satisfied before a building permit is finaled. Coordinate both processes — see California Building Standards Code. The code notes that building permits and final connections require compliance with all applicable approvals and SPRC deliberations where applicable (e.g., no final public utility connections permitted until SPRC-related requirements are met). See § 23.70.050(g).

Ask about any Pacific Grove property

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

Start Free Trial