Salinas Municipal Code Div. 4 Focused Growth (FG) Overlay District

The purpose of the focused growth overlay district regulations is to focus growth at high potential, under-utilized sites ("focused growth overlay areas") within Salinas by providing standards that will enhance the city and its neighborhoods and create incentives for mixed use neighborhoods that are active, pedestrian-friendly, safe, and welcoming. In addition to this general purpose, the more specific purposes of this division are to:

(a) Create healthy neighborhood centers where residents of all economic and cultural backgrounds can live, work, walk, shop, exercise, and spend quality time outdoors;

(b) Increase pedestrian activity by creating neighborhood centers that are conveniently accessed by public transit;

(c) Provide a mixture of uses to keep the neighborhoods active at all times of the day, not just morning and evening (as in the case of residential zones) or business hours (for commercial zones);

(d) Reduce vehicle trips and traffic by encouraging a mixture of uses and activities in one location;

(e) Encourage creative architecture and public design that communicate a neighborhood's locale, purpose, priorities, and personality to those who use the space; and

(f) Create revitalized neighborhoods through infill development and redevelopment activities.

(Ord. No. 2463 (NCS).)

(a) Focused Growth Overlay Areas. Unless administratively approved by the city planner pursuant to Section 37-40.210(b) below, development located within the following five focused growth overlay areas illustrated in Figure 37-40.40 shall adhere to the regulations of this division, and these regulations shall supersede the base district regulations:

(1) Focused Growth Overlay Area 1: Laurel Drive at North Main Street. Focused growth area 1 is located north of downtown Salinas and adjacent to the Sherwood Park and Salinas sports complex. This highly visible and well-trafficked commercial district benefits from strong residential neighborhoods both to the east and the west.

(2) Focused Growth Overlay Area 2: North Main Street/Soledad Street. Focused growth area 2 is centered around the intersection of North Main Street and West Rossi Streets. This area receives high traffic volume and visibility with its immediate proximity to both the US 101 Highway and the downtown core. A portion of this focused growth area is located within the central city redevelopment project area.

[Figure]

(3) Focused Growth Overlay Area 3: South Main Street. Focused growth area 3 stretches from generally Geil Street on the north to Blanco Road on the south and contains existing commercial buildings that transition into the surrounding residential neighborhoods. Salinas high school is in close proximity to this area.

(4) Focused Growth Overlay Area 4: Abbott Street. Focused growth area 4 stretches from John Street in the north to East Romie Lane in the south, and is in proximity to the Salinas Valley Memorial Hospital.

(5) Focused Growth Overlay Area 5: East Alisal Street/East Market Street. Focused growth area 5 includes properties fronting Alisal and Market Streets from Sanborn Road to Kern Street. Cesar Chavez community park is located to the north of this area. This focused growth area is located within the Sunset Avenue redevelopment project area.

(b) Exemptions from Development Regulations and Design Standards.

(1) The city planner may administratively exempt the following projects from the development regulations and design standards of this division:

(A) Additions expanding existing structures by less than twenty-five percent of the existing gross floor area or two thousand five hundred square feet, whichever is less;

(B) Exterior or interior remodels involving no increase in gross floor area;

(C) Parking lot, loading spaces, recycling and solid waste enclosures, open space, landscaping, and similar site improvements on existing developed properties; and

(D) Additions to structures and site improvements provided to comply with the ADA/Title 24 requirements.

(2) Exemptions for additions expanding existing structures more than twenty-five percent or two thousand five hundred square feet may be considered subject to the approval of a conditional use permit if the planning commission finds that the addition will not conflict with the purposes of this division, will enhance the existing conditions, and provide site amenities that bring the property closer to achieving consistency with the development regulations and design standards of the district.

(3) An exemption for additions to architecturally significant historic structures (as determined by the city planner) not meeting the requirements of subsections (b)(1) or (2) above may be considered subject to the approval of a conditional use permit by the city planner. In addition to the required findings in Article VI, Division 8: Conditional Use Permits, the city planner shall also find that the addition will not damage the historic integrity, architecture, or significance of the building.

(4) As may otherwise be provided for restoration of a damaged nonconforming structure in Section 37-50.160: Nonconforming uses and structures.

(5) When exempted, the regulations of the underlying base zoning district shall apply.

(6) These above-referenced exemptions shall not apply to standards or supplemental regulations applicable to all developments in the city and that are not unique to this overlay district, including, but not limited to Division 1: Flood (F) Overlay District and Division 7: Airport (AR) Overlay District regulations.

(Ord. No. 2463 (NCS).)

(Ord. No. 2507 (NCS), § 30, 5-18-2010; Ord. No. 2537 (NCS), § 2, 4-30-2013; Ord. No. 2569 (NCS), § 21, 4-19-2016)

The use classifications allowed in the focused growth overlay district shall be those use classifications allowed in the underlying base zoning district (the CO, CO/R, RL 5.5, RM 3.6, RM 2.9, RH 2.1, CR, P, PS, IGC, MAF, or MX district, as applicable) except as modified in Table 37-40.20 and Sections 37-40.235 and 37.40.240 below.

Table 37-40.20 Use Classifications as Modified within the Focused Growth Overlay District

Notes: P = Permitted Use NP = Not Permitted Use CUP = Conditional Use Permit Required SPR = Site Plan Review Required "-" = No change to the base Zoning District Use Classification table.

(Ord. No. 2463 (NCS).)

(Ord. No. 2537 (NCS), §§ 3, 4, 4-30-2013)

All development in the focused growth overlay district shall comply with the MX design standards as set forth in Section 37-30.280: Design standards and the MX development regulations as set forth in Table 37-30.120 in Section 37-30.250: Development regulations except for the following:

(a) FAR limitations for commercial and industrial uses not contained within mixed use buildings shall be in accordance with the FAR allowed under the base district.

(b) Residential density limitations for uses not contained within mixed use buildings shall be in accordance with the density allowed under the base district, except when the base district is MX in which case the following development regulations shall apply to every parcel of one acre or larger in size:

(1) Minimum net density without density bonus shall be thirty dwelling units to the acre.

(2) Maximum net density without density bonus shall not exceed forty dwelling units to the acre.

(3) The bedrooms per dwelling unit requirement set forth in Table 37-30.80 shall not apply.

(4) Parking requirements are reduced to one parking space per dwelling unit for studio, one-bedroom and two-bedroom dwelling units. Parking requirements for residential units containing more than two bedrooms shall be as specified for such units in the R-H-1.8 district. Required parking spaces for single-family attached dwelling units may be tandem.

(5) Bicycle parking spaces shall be provided for multiple detached dwellings and for multifamily dwellings at a ratio of one bicycle space for every four required parking spaces, with a minimum of four spaces for each residential building.

(6) Provided each dwelling unit containing one or more bedrooms is provided with a balcony/terrace directly accessible from the unit of at least sixty square feet in size and with no dimension less than six feet, usable open space requirements are reduced to one hundred square feet per dwelling unit for studio, one-bedroom, and two-bedroom dwelling units and to three hundred square feet per dwelling unit for dwelling units containing three or more bedrooms.

(7) Except for yards adjacent to parcels in the residential low density (R-L) and residential medium density (R-M-3.6) districts, required minimum yards shall be reduced by five feet from the minimums set forth in Table 37-30.80, Residential High Density (R-H) Districts Development Regulations.

(8) Maximum height shall not exceed fifty feet. Section 37-50.080: Exceptions to height limits shall apply.

(9) When developing attached single-family dwellings, the minimum lot size may be reduced to no less than one thousand four hundred square feet.

(10) A management plan shall be submitted for review and approval by the city planner prior to issuance of construction permits for residential structures. At a minimum, the management plan shall describe policies ensuring ongoing exterior maintenance, on-site security measures for residents and property, appropriate posting of emergency evacuation plans, and the adoption of reasonable practices governing the allocation of parking spaces and the use of common open space areas.

(11) National Pollutant Discharge Elimination System (NPDES) permit. Permitted uses shall provide for inlet protection and trash containment and otherwise comply with applicable federal, state and local water quality regulations including storm water development standards (SWDS) and others established by the city's NPDES permit.

(c) Development regulations for specified focused growth areas are further modified in Sections 37-40.235 and 37-40.240.

(d) Department staff will monitor development applications to ensure that sufficient sites remain within the central city and focused growth overlay districts, or within other designated qualifying sites, to accommodate development sufficient to accommodate one hundred percent of the remaining 2007-2014 Regional Housing Needs Allocation for the city as determined by the Association of Monterey Bay Area Governments.

(Ord. No. 2463 (NCS).)

(Ord. No. 2507 (NCS), § 31, 5-18-2010; Ord. No. 2537 (NCS), § 5, 4-30-2013)

(a) Residential Uses in the MX District. On parcels zoned MX that are one acre in size or larger the only non-discretionary permitted by-right uses shall be multiple detached dwellings, multifamily dwellings, and attached single-family dwellings. In each case the minimum net density shall be no less than thirty dwelling units to the acre and the maximum net density shall be no greater than forty dwelling units to the acre.

(b) Residential and Mixed Uses in the MX District. Subject to approval of a conditional use permit, on parcels located within two thousand five hundred feet of the Intermodal Transit Center (7 Station Place) residential density may be increased to a maximum no greater than eighty units to the net acre, before density bonus, and maximum height may be increased to seventy-five feet. From time to time the city council may designate by resolution additional transit centers, which designation will allow the same level of increased density on sites located within the same distance of the subsequently designated transit centers.

(Ord. No. 2537 (NCS), § 6, 4-30-2013)

(a) Industrial Projects Exempt. Regardless of size, properties with an underlying base district of industrial-general commercial (IGC) are exempt from the development and design regulations of this division, and shall be subject to the development regulations and design standards of Article III, Division 5: Industrial (I) Districts.

(b) Residential and Mixed Uses in the CO District. Residential and mixed use residential uses shall be subject to the issuance of a conditional use permit. Single-family detached dwellings shall not be permitted. Live-work units shall be allowed in accordance with the base zoning district regulations.

(c) Residential Uses in the MX District. On parcels zoned MX that are one acre in size or larger the only non-discretionary permitted by-right uses shall be multiple detached dwellings, multifamily dwellings, and attached single-family dwellings. In each case the minimum net density shall be no less than thirty dwelling units to the acre and the maximum net density shall be no greater than forty dwelling units to the acre.

(d) Hotels and Motels. Hotels and motels shall be allowed in the CO district subject to the issuance of a site plan review approval and extended stay hotels and motels may be considered subject to the approval of a conditional use permit.

(e) Outdoor Picnic Areas. An outdoor picnic area with table(s) and seats (with a minimum of eight seats required) shall be provided for commercial and mixed uses that have thirty employees or less. For commercial and mixed uses that have more than thirty employees, a minimum of sixteen seats shall be provided. Such picnic areas shall count toward the required landscaping area.

(f) Restaurants. In the CO district, restaurant uses (without drive-through or drive-in facilities) shall be permitted subject to the issuance of a SPR.

(Ord. No. 2463 (NCS).)

(Ord. No. 2537 (NCS), § 7, 4-30-2013)

The mixed use (MU) design standards in Section 37-30.280: Design standards shall apply to all development in the focused growth overlay district except as otherwise permitted by this division.

(Ord. No. 2463 (NCS).)

The following area design concepts provide examples of potential development scenarios for the various focused growth areas and are intended to assist the designer in understanding the city's goals and objectives for high quality development in the focused growth overlay district. These concepts describe and illustrate the potential types of development and land uses desired for the focused growth overlay areas. These design concepts are intended to be applied in conjunction with the development regulations and design standards found in the mixed use (MU) districts to promote the development of mixed use areas that are pedestrian-oriented, compact, active, vital, and safe.

(a) Focused Growth Overlay Area 1: Laurel Drive at North Main Street. Figures 37-40.50A and B illustrate a design concept and photo simulation for this area. With the area located at the intersection of Laurel Drive and Main Street, this area should be designed to provide a pedestrian-oriented area adjacent to a major community activity center, the Salinas sports complex. Uses within this design concept could include:

(1) A grocery store or other large-scale retail establishment located on the southeast corner of the intersection;

(2) Residential dwelling units located above retail along North Main Street in the form of apartments and/or live-work units;

(3) A hotel on the southwest corner and retail on the other three corners of the main intersection of Laurel Drive and North Main Street.

(b) Focused Growth Overlay Area 2: North Main Street/Soledad Street. Figures 37-40.60A and B illustrate a design concept and photo simulation for this area. This neighborhood's visibility, strong social services, entrance to the city's downtown, and the possibility of linking it to the rail corridor and the bus station create a clear opportunity for transit-oriented development (TOD). Revitalization of this area should include rowhouses/townhouses or other high density and mixed use buildings in proximity to the transit station. Given a portion of this area is located in the central city redevelopment project area, additional resources, programs, and incentives exist for existing and new development that are generally not available in other parts of the city, including affordable housing assistance, which can also be used to promote revitalization of the area.

(c) Focused Growth Overlay Area 3: South Main Street. Figures 37-40.70A and B illustrate a design concept and photo simulation for this area. This area has an abundance of existing parking and can benefit from its proximity to Salinas high school and the foot and automobile traffic that it draws. Its location on the southern entry route to downtown Salinas makes it the gateway to the city. A specialty grocery store or other large-scale retail establishment that draws pedestrians and vehicles to the site would be appropriate where Romie Lane intersects South Main Street. Offices and residences located above the retail establishments would also help focus and generate pedestrian activity in the area.

(d) Focused Growth Overlay Area 4: Abbott Street. Figures 37-40.80A and B illustrate a design concept and photo simulation for this area. The underutilized land at the intersection of Abbott and Malarin Streets should be consolidated to create sufficient room for a potential hotel along the east side of the street. Visitors to the nearby hospital would be able to use this amenity, and the increased activity on the site would support an increased density of residential above retail/offices along the west side of Abbott Street.

(e) Focused Growth Overlay Area 5: East Alisal Street/East Market Street. Figures 37-40.90A and B illustrate a design concept and photo simulation for this area. The focus of this area should be on creating neighborhood main streets with a variety of shopping, eating, entertainment, and residential activities above pedestrian-oriented commercial uses. Given this focused growth area is located entirely within the sunset redevelopment project area, additional resources, programs, and incentives exist for existing and new development that are generally not available in other parts of the city, including affordable housing assistance, which can also be utilized to promote revitalization of the area.

(Ord. No. 2463 (NCS).)

Where a conflict occurs between the focused growth overlay district and the base district or any other section of the Code, the focused growth overlay district regulations shall prevail.

(Ord. No. 2463 (NCS).)

Adoption, amendment, or the repeal of the focused growth overlay district shall be conducted in accordance with the provisions of Article VI, Division 14: Rezones/Pre-zones/Zoning Code Amendments.

(Ord. No. 2463 (NCS).)

[Figure]

[Figure]

[Figure]

[Figure]

[Figure]

[Figure]

[Figure]

[Figure]

[Figure]

[Figure]