Salinas Municipal Code Div. 3 Commercial (C) Districts

In addition to the general purposes listed in Article I, Division 1: General Provisions, the purpose of the commercial (C) districts regulations is to:

(a) Provide appropriately located areas consistent with the general plan for a full range of office, retail commercial, and service commercial uses needed by residents of, and visitors to, the city and region;

(b) Strengthen the city's economic base, and provide employment opportunities close to home for residents of the city and surrounding communities;

(c) Create suitable environments for various types of commercial uses, and protect them from the adverse effects of incompatible uses;

(d) Minimize the impact of commercial development on adjacent residential districts;

(e) Ensure that the appearance and effects of commercial buildings and uses are harmonious with the character of the area in which they are located;

(f) Provide opportunities for mixed use buildings/developments and residential developments in commercial districts;

(g) Ensure the provision of adequate off-street parking and loading facilities;

(h) Provide sites for public and semipublic uses complementary to commercial development or compatible with a commercial environment;

(i) Encourage compact, attractive, and pedestrian-oriented streetscapes and commercial developments; and

(j) Promote vital and safe commercial areas through the incorporation of crime prevention through environmental design (CPTED) features in building and site design;

(k) The additional purposes of each commercial (C) district are as follows:

(1) Commercial Office/Residential (CO/R) District. The commercial office/residential district provides a transitional zone between commercial and residential uses, with opportunities for limited commercial, institutional, office, service, and residential uses.

(2) Commercial Office (CO) District. The commercial office (CO) district provides areas primarily for offices, personal services, financial services, mixed use residential, and for residential uses.

(3) Commercial Retail (CR) District. The commercial retail (CR) district allows a wide range of retail stores, restaurants, hotels and motels, commercial recreation, personal services, business services, offices, financial services, mixed use residential, and/or limited residential uses.

(4) Commercial Thoroughfare (CT) District. The commercial thoroughfare (CT) district provides areas for uses required by the traveling public such as hotels and motels, service stations, and restaurants with immediate access to U.S. Highway 101 and when appropriate mixed use residential, and /or limited residential uses.

(Ord. No. 2463 (NCS).)

(Ord. No. 2507 (NCS), § 27, 5-18-2010; Ord. No. 2651 (NCS), § 1, 11-9-2021)

Table 37-30.90 identifies the use classifications for properties located in the commercial (C) districts:

Table 37-30.90 Commercial (C) Districts Use Classifications

Notes: P = Permitted Use NP = Not Permitted Use CUP = Conditional Use Permit Required SPR = Site Plan Review Required TULP = Temporary Use of Land Permit Required

(Ord. No. 2463 (NCS).)

(Ord. No. 2494 (NCS), § 1, 3-10-2009; Ord. No. 2532 (NCS), § 11, 11-13-2012; Ord. No. 2569 (NCS), § 4, 4-19-2016; Ord. No. 2646 (NCS), § 2, 8-10-2021; Ord. No. 2649 (NCS), § 2, 9-21-2021; Ord. No. 2651 (NCS), § 2, 11-9-2021; Ord. No. 2655 (NCS), § 1, 2-15-2022; Ord. No. 2656 (NCS), § 5, 5-10-2022)

Table 37-30.100 identifies the development regulations for the commercial (C) districts:

Table 37-30.100 Commercial (C) Districts Development Regulations

Notes:

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(Ord. No. 2463 (NCS).)

(Ord. No. 2651 (NCS), § 3, 11-9-2021)

(a) Purpose. These design standards are intended to assist the designer in understanding the city's requirements for high quality commercial development. These standards complement the development regulations contained in this division by providing good examples of potential design solutions and by providing design interpretations of the various regulations. These standards ensure the highest level of design quality while at the same time providing the flexibility necessary to encourage creativity on the part of project designers. The standards are also intended to promote commercial developments, which are pedestrian-oriented, safe, and reflect traditional neighborhood design principles.

(b) General Design Principles.

(1) Desirable Elements. The qualities and design elements for commercial structures and developments that are most desirable include:

(A) Richness of surface and texture;

(B) Significant wall articulation (insets, canopies, wing walls, trellises, etc.);

(C) Pedestrian-oriented with a "human" scale;

(D) Multi-planed, pitched roofs;

(E) Roof overhangs, arcades, awnings, and prominent/attractive entry features;

(F) Regular or traditional window rhythm;

(G) Articulated mass and bulk;

(H) Transparency;

(I) Significant landscape and hardscape elements;

(J) Prominent access driveways;

(K) Street oriented primary building entrances;

(L) Windows, doors, and balconies placed to facilitate natural surveillance;

(M) Landscaped and screened parking; and

(N) Comprehensive sign programs.

(2) Undesirable Elements. The elements to avoid or minimize include:

(A) Large blank, monotonous, and unarticulated wall surfaces that contribute little to the streetscape and discourage natural surveillance;

(B) Primary building entrances that are not oriented to the street and not pedestrian-oriented;

(C) Highly reflective surfaces that create glare;

(D) Metal siding on the main facade;

(E) Plastic siding;

(F) Square "box-like" structures;

(G) Mix of unrelated styles (e.g., rustic wood shingles and polished chrome);

(H) Large, out of scale signs;

(I) Visible outdoor storage, loading, and equipment areas; and

(J) Disjointed parking areas and confusing circulation patterns.

(c) Site Planning.

(1) Placement of structures shall consider the existing built context of the commercial area, the location of incompatible land uses, the location of major traffic generators, as well as, an analysis of a site's characteristics and particular influences.

(2) Site structures in a manner that will complement adjacent structures.

(3) Plan and develop the whole project site in a coordinated manner to provide order, compatibility, and diversity.

(4) Site structures in a manner that establishes attractive and inviting places in order to form the basis for positive impressions and perceptions of the community.

(5) Site structures and other improvements in a manner that maximizes visibility of public areas (e.g., parking lots, plazas), and streets and alleys to maximize opportunities for people engaged in their normal behavior to observe the space around them.

(6) Locate structures and on-site circulation systems to minimize pedestrian/vehicle conflicts where possible. Link structures to the public sidewalk, where feasible, with ADA/Title 24 compliant textured paving, landscaping, and trellises.

(7) Recognize the importance of spaces between structures as outdoor rooms on the site. Outdoor spaces shall have clear, recognizable shapes that reflect careful planning and are not simply left over areas between structures. Such spaces shall provide pedestrian amenities such as shade, benches, fountains, etc.

(8) Orient freestanding singular commercial structures with their major entry toward the street where access is provided and to have their major facade parallel to the street.

(9) Loading facilities shall not be located at the front of structures where it is difficult to adequately screen them from view. Such facilities are more appropriate at the rear of the site. Such facilities shall be screened.

(10) Open space areas shall be clustered into larger, landscaped areas rather than equally distributing them into areas of low impact such as at building peripheries, behind structures, or in other areas of little impact to the public view.

(11) Structures are encouraged to be sited along street frontages with parking in the rear when located on pedestrian-oriented streets. Placing parking behind buildings rather than in front of buildings helps to preserve an attractive streetscape and improves pedestrian access to surrounding activities and uses, and it provides an urban border for the street.

(12) The location and heights of structures are encouraged to relate to adjacent open spaces to allow maximum sun and ventilation, protection from prevailing winds, enhance public views of surrounding mountains, and minimize obstruction of view from adjoining structures.

(13) When appropriate, new structures are encouraged to be clustered to create plazas.

(d) Natural Surveillance. Whenever feasible, design and placement of buildings and other physical features are encouraged to maximize visibility and facilitate natural surveillance from public rights-of-way and other public areas. This includes building orientation, placement of windows, doors, and balconies, building and site entrances and exits, placement of parking, lighting, and refuse containers, placement and type of landscape materials, plazas, and other open space areas, location of walkways, types of walls and fences (including the use of picket, wrought-iron, and similar materials to promote visibility when appropriate), and other physical obstructions in a manner that discourages the potential for criminal activity.

(e) Architecture. A diversity of architectural styles is encouraged except in large-scale developments where a harmonious or unified architectural style is generally desirable.

(f) Facade Articulation. Large buildings that give the appearance of box-like structures are generally unattractive and monotonous. To improve the appearance of large buildings:

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(1) Vary the planes of the exterior walls in depth and/or direction. Wall planes shall not run in a continuous direction for more than fifty feet without an offset proportional to the building size or an architectural feature such as a column to provide visual interest.

(2) Vary the height of the buildings so that it appears to be divided into distinct massing elements.

(3) Articulate the different parts of a building's facade by use of color, arrangement of facade elements, or a change in materials.

(4) Use landscaping and architectural detailing at the ground floor level to lessen the impact of an otherwise bulky building.

(5) Avoid blank walls at the ground floor level. Utilize windows, trellises, wall articulation, arcades, change in materials, or other features.

(6) Set back buildings from property lines to avoid the use of parapet walls unless abutting existing buildings. Parapet walls can abruptly change the continuity of a building's architecture by creating a cut-off effect and result in large blank walls.

(7) Architecturally treat all building facades visible from public streets and public areas (such as parking areas).

(g) Mass and Scale. Scale is the relationship between the size of the new structure and the size of adjoining permanent structures. It is also how the proposed building's size relates to the size of people. Large-scale building elements will appear imposing if they are situated in a visual environment that is predominantly smaller in scale. There are several ways to reduce the appearance of large-scale and bulky structures.

(1) Building scale can be reduced through the proper use of window patterns, structural bays, roof overhangs, siding, awnings, moldings, fixtures, and other details that promote a "human" scale.

(2) The scale of buildings should be carefully related to adjacent pedestrian areas (e.g., courtyards) and other structures.

(3) Height and scale of new development shall be compatible with that of surrounding development. New development height shall "transition" from the height of adjacent development to the maximum height of the proposed structure.

(4) Large dominating structures shall be broken up by:

(A) Creating horizontal emphasis through the use of trim;

(B) Adding three-dimensional architectural elements;

(C) Use of combinations of complementary colors; and

(D) Use of landscape materials.

(h) Colors.

(1) Exterior building and roofing colors shall be appropriate to and enhance the architectural style and materials of the structure. Large areas of intense primary color shall generally be avoided as the dominant overall color for a structure.

(2) Primary or bold colors should only be used to accent elements, such as door and window frames and architectural details.

(3) The color palette chosen for new structures shall generally be compatible with the colors of adjacent structures. An exception is where the colors of adjacent structures strongly diverge from these design standards.

(4) Minimize the number of colors appearing on the structure's exterior. Small commercial structures shall generally use no more than three colors unless appropriate to the architectural style.

(5) Roof flashing, rain gutters, and downspouts, vents, and other roof protrusions shall be finished to complement the adjacent materials and/or colors.

(i) Wall Treatments.

(1) Base and Top Treatments. All building facades shall have a recognizable base, middle, and top unless the city planner determines that such elements would be inappropriate with the architectural style of the building. The base shall include elements such as richly textured materials, darker color materials, mullions, panels, and similar features, or enhanced landscaping of mature and specimen shrubs and trees with a minimum planter depth of five feet exclusive of curbs. The middle forms the area between the base and the top and as such should be distinguishable from the other two elements. A top shall include elements such as cornice treatments, roof overhangs, stepped parapets, richly textured materials such as tile or masonry treatments, or similar features.

(2) Materials. The choice and mix of materials on the facades of structures is important in providing attractive commercial development. Materials shall be consistently applied on all facades and be chosen to work harmoniously with adjacent materials. Piecemeal embellishment and frequent changes in materials shall be generally avoided. Materials tend to appear substantial and integral when material changes occur at changes in plane. Material or color changes at the outside corners of structures give an impression of thinness and artificiality, which shall be avoided. Material changes shall not occur at external corners, but may occur at reverse or interior corners from the edge of external corners. Material changes not accompanied by changes in plane give materials an insubstantial or applied quality.

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(3) Awnings and Canopies. Awnings and canopies shall be subject to the following:

(A) Awnings/canopies shall not be located so as to obscure transom windows, piers, pilasters, and other architectural building features and are encouraged to be designed to project over individual doors and window openings where feasible. Awnings/canopies that are a continuous feature extending over several windows, doors, and other architectural features are generally discouraged.

(B) The size of the awning/canopy shall be proportional in scale with the building to which it is attached.

(C) No portion of an awning/canopy shall be less than eight feet above the surface above which it projects (fourteen feet above a roadway surface) or shall project more than five feet into a public right-of-way. An encroachment permit is required for any awning/canopy located within the public right-of-way.

(D) The style of the awning/canopy shall complement the architectural style of the building to which it is attached. Awnings should generally have a simple horizontal valance if located over rectangular or square window/door openings. Domed or barrel-shaped awnings are appropriate for buildings with arched window/door openings.

(E) An awning/canopy with a single, solid color is preferred. The color of the awning/canopy shall be compatible with and complement the exterior color(s) of the building. Awning/canopy colors that call more attention to the awning/canopy than the building are inappropriate.

(F) Awnings/canopies shall be regularly cleaned and kept free of visible defects and wear.

(G) Awnings/canopies with signs shall require the issuance of a sign permit in accordance with Article V, Division 3: Signs.

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(4) Transparency and Windows. Transparency standards help strengthen the relationship between buildings and the street, and other pedestrian-oriented areas and increases public safety by placing eyes on the activity in these areas. The following features shall be utilized along those building facades which face pedestrian-oriented street frontages and public open space areas such as plazas:

(A) Windows and entry doors (public) in buildings shall not have reflective, translucent, or dark tinted glass on the ground floor as it prevents and discourages building transparency.

(B) Building facades shall not have a section of blank wall exceeding thirty linear feet without being interrupted by a window or entry door or other architectural feature that promotes building transparency.

(C) The primary building entry shall be generally visible from the street(s).

(j) Roof Treatments.

(1) The roofline at the top of the structure shall not run in continuous plane for more than fifty feet without offsetting or jogging the roof plane.

(2) All roof top equipment shall be screened from public view by screening materials of the same nature as the structure's basic materials. Mechanical equipment shall be located below the highest vertical element of the building. Plain equipment boxes are not acceptable.

(3) The following roof materials shall not be used:

(A) Corrugated metal (standing rib metal roofs are permitted) unless the city planner determines the material is appropriate for the architectural style or theme of the building;

(B) Highly reflective surfaces that create glare; and

(C) Illuminated roofing.

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(k) Parking and Circulation. Parking lot design can be a critical factor in the success or failure of a commercial use. In considering the possibilities for developing a new parking area, a developer shall analyze the following factors: ingress and egress with consideration to possible conflicts with street traffic; pedestrian and vehicular conflicts; on-site circulation and service vehicle zones; and the overall configuration and appearance of the parking area.

(1) Separate vehicular and pedestrian circulation systems shall be provided. Pedestrian linkages between uses in commercial developments shall be emphasized, including distinct pedestrian access from parking areas in large commercial developments, such as shopping centers.

(2) Parking aisles shall be separated from vehicle circulation routes whenever possible.

(3) Common driveways that provide vehicular access to more than one site are encouraged.

(4) Parking areas shall be landscaped, receiving interior as well as perimeter treatment.

(5) Parking areas shall be separated from structures by either a raised concrete walkway or landscaped strip, preferably both. Situations where parking spaces directly abut structures shall be avoided whenever possible.

(6) Whenever feasible, shared parking between adjacent businesses and/or developments is highly encouraged.

(7) Where parking areas are connected, interior circulation shall allow for a similar direction of travel, and parking bays in all areas to reduce conflict at points of connection.

(8) Whenever feasible, locate site entries on side streets in order to minimize pedestrian/vehicular conflicts. When this is not feasible, design the front site entry with appropriately patterned concrete or pavers to differentiate it from the sidewalks.

(9) Parking access points shall be located as far as possible from street intersections so that adequate stacking room is provided. The number of access points shall be limited to the minimum amount necessary to provide adequate circulation.

(10) Parking areas and pedestrian walkways shall be visible from structures to the greatest degree possible.

(11) Driveway Entrances. Colored, textured pavement paving shall be provided at a minimum depth of ten feet at all primary vehicular driveway entrances and exits (immediately behind the street right-of-way line) to the development.

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(12) Design parking areas so that pedestrians walk parallel to moving cars. Minimize the need for the pedestrian to cross parking aisles and landscape areas to access structures. When such design is not feasible, pedestrian walkways shall be provided which connect the parking areas and the structures. Such walkways shall be clearly demarked from the parking areas and drive aisles through the use of colored, textured paving or similar treatment.

(13) The parking area shall be designed in a manner that links the structures to the street sidewalk system as an extension of the pedestrian environment. This can be accomplished by using design features such as walkways with enhanced (colored, textured) paving, trellis structures, or a special landscaping treatment.

(14) Parking areas that accommodate a significant number of vehicles shall be divided into a series of connected smaller lots divided by landscaping or buildings.

(15) Parking areas are encouraged to be located to the rear or side of buildings along pedestrian-oriented street frontages.

(16) The first parking stall which is perpendicular to a driveway or first aisle juncture, shall be set back a sufficient distance from the curb to avoid traffic obstruction based on the number of parking spaces and traffic conditions at the driveway intersection. With larger centers, significantly more setback area will likely be required.

(17) Use an opaque landscaped wall or a landscaped berm to soften views of any parking that is visible from the street periphery. A combination of walls or berms and landscape material is required when parking abuts a street frontage. Where practical, lowering the grade of the parking lot from existing street elevations may aid in softening views of automobiles while promoting views of architectural elements of the structures beyond.

[Figure]

(18) Parking areas are encouraged to provide facilities for vehicles with alternative fueling systems (such as electric vehicle charging areas, etc.)

(19) Where appropriate, the use of parking structures instead of parking lots is encouraged. A parking structure's smaller footprint makes parking a less obtrusive use than parking lots. Whether placed under-ground where it can serve as the foundation for buildings or above ground, parking structures shall be designed to minimize the impact of the structure on the street and to be compatible with the architectural style of surrounding buildings. Structures which are linked to adjoining uses or which provide retail or office uses on the ground floor of the parking structure are encouraged.

(l) Landscaping.

(1) Landscaping for commercial uses shall be used to define specific areas by helping to focus on entrances to buildings and parking lots, define the edges of various land uses, provide transition between neighboring properties (buffering), and provide screening for loading and equipment areas.

(2) Landscaping shall be in scale with adjacent structures and be of appropriate size at maturity to accomplish its intended purpose.

(3) Landscaping around the entire base of structures is recommended to soften the edge between the parking lot and the structure. This shall be accented at entrances to provide focus.

(4) Trees shall be located throughout the parking lot and not simply at the ends of parking aisles. In order to be considered within the parking lot, trees shall be located in planters that are bounded on at least three sides by parking area paving.

(5) Landscaping shall be protected from vehicular and pedestrian encroachment by raised planting surfaces, depressed walks, or the use of concrete curbs.

(6) Vines and climbing plants integrated upon buildings, trellises, and walls are strongly encouraged.

(7) Use potted plants in clay or decorative concrete containers, especially for enhancement of sidewalk shops, plazas, and courtyards, and to soften the hardscape.

(8) At maturity, trees shall be able to be trimmed ten feet above ground and shrubs shall be maintained at a height of approximately three feet when visibility is a factor.

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(m) Fences and Walls.

(1) If not required for a specific screening or security purpose, walls should not be utilized within commercial areas. When used, the intent is to keep the walls as low as possible while performing their screening and security functions.

(2) Where walls are used along property frontages, or screen walls are used to conceal storage and equipment areas, they shall be designed to blend with the site's architecture. Both sides of all perimeter walls or fences shall be architecturally treated when visible from public or private streets and public areas such as parking lots and plazas. Landscaping shall be used in combination with such walls whenever possible.

[Figure]

(3) When security fencing is used, it should be a combination of solid walls with pillars and decorative view ports, or short solid wall segments and wrought iron grill work.

(4) Long expanses of fence or wall surfaces shall be offset or architecturally designed to prevent monotony. Landscape pockets or vines shall be provided whenever possible.

(B) Barb or razor wire and similar fencing shall be prohibited in commercial districts.

(n) Screening.

(1) Any outdoor equipment, whether on the roof or side of a structure, or on the ground, shall be appropriately screened from public view. The method of screening shall be architecturally integrated with the adjacent structure in terms of materials, color, shape, and size. Where individual equipment is provided, a continuous screen is desirable.

(2) Screening for outdoor storage (including cart storage) shall be determined by the height of the material or equipment being screened. When allowed, exterior storage shall be confined to portions of the site least visible to public view. Where screening is required, a combination of elements shall be used including solid masonry walls, berms, and landscaping. Chain link fencing with wood or metal slatting is only permitted when not visible from a public or private street or public areas, such as parking lots and plazas.

[Figure]

(3) Drive-through aisles, car wash entrances/exits, wash stalls, and similar uses shall be screened from view of adjacent streets by building orientation and/or the provision of landscaping, trellises, berms, low walls, or other features that are compatible with the architecture design and exterior materials of the building.

(o) Lighting.

(1) Lighting shall be used to provide illumination for the security and safety of on-site areas such as parking, loading, shipping and receiving, walkways, and working areas.

(2) The design of light fixtures and their structural support shall be architecturally compatible with the main structures on-site. Illuminators shall be integrated within the architectural design of the structures.

(3) As a security device, lighting should be adequate, but not overly bright. All building entrances shall be appropriately lighted.

(4) All lighting fixtures shall be shielded to confine light spread within the site boundaries and reduce "sky-glow" impacts.

(5) Exterior nonflashing neon lighting or colored lighting used as a building accent rather than an advertising feature may be considered subject to the approval of a conditional use permit.

(p) Signs.

(1) Every structure and commercial development should be designed with a precise concept for adequate signing. Provisions for sign placement, sign scale in relationship with the building scale, and sign readability shall be considered in developing the signing concept. All signing shall be highly compatible with the building and site design relative to color, style, material, and placement.

[Figure]

(2) Monument-type signs are the preferred alternative for business identification in new developments. Where several tenants occupy the same site, individual wall mounted signs are appropriate in combination with a monument sign identifying the development and address.

(3) The use of backlit individually cut letter signs is strongly encouraged. Can-type signs are discouraged in new developments except for logo signs.

(4) Each development site should be appropriately signed to give directions to loading and receiving areas, visitor parking, and other special areas.

(q) Kiosks. Kiosk design and exterior color(s) shall be compatible with the architectural style and exterior color(s) of surrounding buildings.

(Ord. No. 2463 (NCS).)

(Ord. No. 2507 (NCS), § 28, 5-18-2010)