Salinas — Overlay Districts

Last reviewed: July 2, 2026

Overview

Overlay districts in Salinas add area-specific rules on top of the underlying base zoning rules; where an overlay and a base district conflict, the overlay controls. These overlays are established in Title 37 (Zoning) and listed in the code's district tables; they include Flood (F), Specific Plan (SP), Gateway (G), Focused Growth (FG), Central City (CC), East Romie Lane Corridor (ERL), and Airport (AR / formerly AP). See the city's zoning overview for context and mapping at the Salinas zoning & planning overview § and the Zoning Code for the controlling tables and sections (§ 37‑20.10(b), § 37‑20.020) .

Note: this page sticks strictly to the Salinas Zoning Code language and citations — for building‐code technical requirements see the California Building Standards Code. California Building Standards Code

How overlays work (short primer)

• Overlays "supplement the base district" and their provisions "shall apply" when there is a conflict with the base district (§ 37‑20.10(b); § 37‑20.030) .
• Overlays are shown on the Official Zoning Map by adding the overlay symbol to the base designation (e.g., MX/FG, R‑M/CC) (§ 37‑20.030) .
• The city planner has authority to interpret applicability and may grant administrative exemptions in some overlays; where the code defers or is ambiguous the city planner is the interpreter (§ 37‑10.160) .

Overlay-by-overlay (district-by-district)

Flood Overlay — F

• Purpose and where it applies: overlays lands shown in FEMA 100‑year floodplain and applies to any base district within that mapped area (§ 37‑40.020) .
• Typical permitted uses: the same as the underlying base zoning unless modified by the Flood overlay; but all new development must comply with the city's Flood Damage Prevention chapter (Chapter 9, Article VI) (§ 37‑40.030) .
• Key standards to watch: full compliance with local flood‑damage prevention requirements; the overlay can restrict grading, fill, or other changes that alter drainage or floodplain functions (§ 37‑40.020—.030) .
• Where it’s written: § 37‑40.020–§ 37‑40.060 .

Specific Plan Overlay — SP

• Purpose and where it applies: to implement adopted specific plans; SP areas require a specific plan that sets land use, circulation, public facilities, environmental and design standards before or concurrent with major approvals (§ 37‑40.070, § 37‑40.100, § 37‑40.110) .
• Typical permitted uses: uses are governed by the adopted specific plan; the base district rules apply only where the specific plan does not modify them (§ 37‑40.090) .
• Key standards: specific plans may establish unique development standards and supersede base district rules where they conflict (§ 37‑40.120) .
• Where it’s written: § 37‑40.070–§ 37‑40.130; specific plans are implemented under Article VI, Division 15 (Specific Plans) (§ 37‑60.1150–§ 37‑60.1160) .

Gateway Overlay — G

• Purpose and where it applies: to shape major entry corridors and highway‑facing properties (areas shown on Figure 37‑40.30); the overlay is additive to the base district (add "G" to the zoning) (§ 37‑40.140–§ 37‑40.150) .
• Typical permitted uses: generally the same as the underlying base district (CR, CT, MAF, IGC, etc.) but with use modifications listed in Table 37‑40.10; many uses may require CUP or SPR as indicated in the table (§ 37‑40.160; Table 37‑40.10) .
• Key dimensional / design rules: gateway design standards regulate landscaping (minimum planter depths), building façades (treatment every 30 ft.), enhanced paving at driveways, lighting orientation, and sign/telecom rules; menu‑type boards must face away from U.S. 101 and pole‑style signs (non‑highway) are not permitted (§ 37‑40.160 & design subsections) .
• Telecom and signs: only stealth telecommunications are permitted within gateway areas and other sensitive overlays; the telecom rules and stealth/facility height limits are in § 37‑50.290 (telecom) with gateway‑specific limits referenced in the overlay (§ 37‑40.160(g),(h); § 37‑50.290) .
• Where it’s written: § 37‑40.140–§ 37‑40.190 and Table 37‑40.10 .

Focused Growth Overlay — FG

• Purpose and where it applies: to concentrate redevelopment and higher‑intensity mixed‑use growth at underutilized urban sites (five overlay areas shown on Figure 37‑40.40) (§ 37‑40.200–§ 37‑40.210) .
• Typical permitted uses: default to the underlying base district (CO, CO/R, RL, RM, RH, CR, P, PS, IGC, MAF, MX) but with modifications in Table 37‑40.20 and sections that enable mixed uses and residential intensification (§ 37‑40.220; Table 37‑40.20) .
• Key dimensional standards and incentives:
  • When underlying is MX on parcels ≥ 1 acre: minimum net density 30 du/acre and maximum 40 du/acre (without density bonus) (§ 37‑40.230(b)(1)–(2)) .
  • Maximum building height in FG overlay is generally limited in the overlay's development regulations — see § 37‑40.230 and design standards in § 37‑40.250 and area design concepts in § 37‑40.260 for specific height, yard, and mass/scale rules (e.g., an explicit 50‑foot cap appears in the division's development notes where applicable) (§ 37‑40.230; § 37‑40.250) .
  • Design standards require pedestrian orientation, bicycle parking, management plans for multifamily, and adherence to NPDES/SWDS for stormwater (§ 37‑40.230 & related subsections) .
• Where it’s written: § 37‑40.200–§ 37‑40.280 with details in § 37‑40.230, § 37‑40.235 (area‑specific rules) and Table 37‑40.20 .

Central City Overlay — CC (Downtown Core — DC and Downtown Neighborhood — DN)

• Purpose and where it applies: to implement downtown revitalization rules for two CC areas (DC and DN), shown on the zoning map (Figure references in the code) (§ 37‑40.290–§ 37‑40.300) .
• Typical permitted uses: underlying uses apply, but the overlay replaces development regulations and imposes downtown‑specific standards (Table entries for FAR, density, lot standards, and usable open space apply to mixed‑use and residential projects) (§ 37‑40.310; Table excerpts) .
• Key standards: downtown has reduced setbacks (0–10 ft. front/side), tailored FAR/density caps for mixed‑use, specific usable open space minima (private common ratios), and design rules (mass/scale, facade interruptions, pedestrian linkages) — see Table in § 37‑40.330 and related design subsections (§ 37‑40.330(n), (e), (j)–(m)) .
• Where it’s written: § 37‑40.290–§ 37‑40.350; see § 37‑40.330 for downtown core design standards .

East Romie Lane Corridor Overlay — ERL

• Purpose and where it applies: corridor overlay for properties shown on Figure 37‑40.200; it can be combined with any base zoning district and is mapped by adding "ERL" to the base zone (§ 37‑40.370) .
• Typical permitted uses: underlying base district uses apply except as the ERL modifies them in Table and text; many base uses remain unchanged (§ 37‑40.380) .
• Key standards: ERL changes parking and density/FAR rules for conversions between office and medical/dental uses (special parking ratios are stated) and sets a maximum FAR and residential density rules (e.g., maximum FAR = 1 plus 10 du/acre for mixed office/residential and up to 20 du/acre for residential‑only projects) (§ 37‑40.380(a)–(b)) .
• Where it’s written: § 37‑40.370–§ 37‑40.400 .

Airport Overlay — AR (Airport land‑use / compatibility)

• Purpose and where it applies: to implement airport land use compatibility policies (per state law) around Salinas Municipal Airport and to prevent incompatible development; the overlay applies within the airport "area of influence" (Figure 37‑40.210) (§ 37‑40.410–§ 37‑40.420) .
• Typical permitted uses: underlying base district uses apply except where the airport overlay modifies or prohibits uses (Table notes restrict residential on PS properties in the overlay and list CUP/SPR triggers) — see Table and § 37‑40.440 and the use table notes for specifics (§ 37‑40.440; Table notes) .
• Key special requirements:
  • Review for Airport Compatibility: many development applications (GP amendments, rezone, parcel maps, sign permits over 50 ft, certain site plan reviews, CUPs, variances, PUDs, new or taller residential construction) must be reviewed by deputy city manager/designee to ensure consistency with Chapter 4: Airport (§ 37‑40.430–§ 37‑40.440) .
  • Avigation easement dedication may be required as a condition of approval and must be recorded before final map or first building permit (§ 37‑40.450) .
  • Some uses are explicitly limited (e.g., residential uses not permitted on PS zoned properties within the overlay) — check the use table notes and § 37‑50.xx references for airport‑related restrictions (§ 37‑40.440; Table notes) .
• Where it’s written: § 37‑40.410–§ 37‑40.470 and Chapter 4 (Airport chapter) cross‑references .

Quick reference table: decision‑relevant overlays (high level)

Checklist — what an applicant must satisfy (baseline)

• Confirm overlay(s) on the parcel via the Official Zoning Map and the zoning map figures cited in the code (Verify with the jurisdiction; see § 37‑20.030) .
• Apply the underlying base district rules (Article III) and then apply overlay rules; where they conflict the overlay prevails (§ 37‑20.10(b)) .
• Meet any overlay‑specific design standards (Gateway, Central City, FG) and submit required design materials per design review process; see the city's design review procedures for submittal requirements and thresholds. Salinas Design Review (§ 37‑40.250; § 37‑40.330) .
• Comply with overlay parking and loading rules where modified (ERL, FG, Central City may alter parking); check Salinas Parking and § 37‑50.x for numeric requirements (§ 37‑40.380; § 37‑50.350–§ 37‑50.370) .
• For SP overlays, ensure there is an adopted specific plan or concurrent specific‑plan submittal (§ 37‑40.100; § 37‑60.1160) .
• Where in the Airport overlay, expect airport compatibility review and possible dedication of an avigation easement prior to building permit/recordation (§ 37‑40.430–§ 37‑40.450) .
• For Flood overlays, prepare flood‑compliance documentation and comply with flood damage prevention code and any FEMA map amendments (§ 37‑40.020–§ 37‑40.030) .
• Confirm whether ADU proposals trigger overlay restrictions (e.g., airport/PS limitations) and follow ADU rules separately Salinas ADUs (§ 37‑40.440; Table notes) .
• Provide required landscape/planter depths and site amenities per overlay design rules and Article V landscaping standards Salinas Landscaping and Screening (§ 37‑40.160(e); § 37‑50.690) .
• If unsure about applicability or a conflict between regulations, request an interpretation from the city planner (city planner authority) (§ 37‑10.160) .

Risks & Ambiguities

Plain‑English summary

Salinas overlays are area‑specific zoning rules that sit on top of regular zoning: they change permitted uses, parking, heights, design, or require special reviews (for flood zones, gateways, downtown, focused growth sites, corridor and airport areas). Overlays win if there’s a conflict — always check the Official Zoning Map and the overlay section that applies to your parcel, and get a planner interpretation early. (§ 37‑20.10(b); § 37‑20.030; § 37‑10.160) .

Information Gaps

• Exact map excerpts and parcel‑level overlay boundaries (e.g., Figures 37‑40.20, 37‑40.30, 37‑40.40, 37‑40.210) are referenced in the Code but the image/figure files were not included in the retrieved materials — Verify with the jurisdiction. (§ 37‑20.030; various overlay applicability sections) .
• Minor numeric thresholds for some design items (e.g., precise height limits on every FG area map) sometimes appear in figure captions and area diagrams — Not found in retrieved materials (verify with the zoning map figures). (§ 37‑40.230; § 37‑40.330 referenced figures) .
• Administrative fee schedules, application submittal checklists and current planning intake procedures — Not found in the Zoning Code excerpts; check the City's permit center and design review pages. Verify with the jurisdiction.

Source References

• Table of Base and Overlay Districts; Overlay description — § 37‑20.10(b); § 37‑20.020 (Zoning district tables) .
• Official Zoning Map adoption/maintenance — § 37‑20.030 .
• Flood Overlay — § 37‑40.020; § 37‑40.030; § 37‑40.040; § 37‑40.050 .
• Specific Plan Overlay and specific‑plan process — § 37‑40.070–§ 37‑40.130; § 37‑60.1150–§ 37‑60.1160 .
• Gateway Overlay (use table, design items, sign/telecom rules) — § 37‑40.140–§ 37‑40.190; Table 37‑40.10; design subsections (§ 37‑40.160–§ 37‑40.180) .
• Focused Growth Overlay (purpose, applicability, density, development regs) — § 37‑40.200–§ 37‑40.280; § 37‑40.230; § 37‑40.235 .
• Central City Overlay (DC/DN design and development regulations) — § 37‑40.290–§ 37‑40.350; § 37‑40.330 and related tables (§ 37‑40.330 subsections) .
• East Romie Lane Corridor Overlay (applicability, parking, FAR/density rules) — § 37‑40.360–§ 37‑40.400; § 37‑40.380 .
• Airport Overlay (compatibility review, avigation easements, use limits) — § 37‑40.410–§ 37‑40.470; § 37‑40.430–§ 37‑40.450; Table notes on uses (§ 37‑50.xx cross refs) .
• City planner authority and interpretation — § 37‑10.160 .
• Telecommunication facilities and stealth requirements — § 37‑50.290 (telecom section) .
• Parking and parking design cross‑references — Article V, Division 2 (Parking) and Table references (§ 37‑50.350–§ 37‑50.450) .

Also see these related Salinas guide pages (internal links used in the text above):

• Salinas zoning & planning overview
• Salinas Zoning
• Salinas Development Standards
• Salinas Parking
• Salinas Design Review
• Salinas Signage
• Salinas ADUs

Retrieved passages

• Salinas Zoning Code (Article IV) High relevance show source text
• Salinas Zoning Code (Article IV) High relevance show source text
• Salinas Zoning Code High relevance show source text
• Salinas Zoning Code (section is) High relevance show source text
• Salinas Zoning Code (Article III) High relevance show source text
• Salinas Zoning Code (Article 8) High relevance show source text
• Salinas Zoning Code (§ 2) High relevance show source text
• Salinas Zoning Code (Section 3750.290) Medium relevance show source text
• Salinas Zoning Code (Article III) High relevance show source text
• Salinas Zoning Code (Article III) Medium relevance show source text
• Salinas Zoning Code Medium relevance show source text
• Salinas Zoning Code (section of) Medium relevance show source text
• Salinas Zoning Code Medium relevance show source text
• Salinas Zoning Code (Section 37-50.690) Medium relevance show source text
• Salinas Zoning Code (Section 37-40.330) Medium relevance show source text

Cited sections

• Table of Base and Overlay Districts; Overlay description — § 37‑20.10(b); § 37‑20.020 (Zoning district tables) . (§ 37)
• Official Zoning Map adoption/maintenance — § 37‑20.030 . (§ 37)
• Flood Overlay — § 37‑40.020; § 37‑40.030; § 37‑40.040; § 37‑40.050 . (§ 37)
• Specific Plan Overlay and specific‑plan process — § 37‑40.070–§ 37‑40.130; § 37‑60.1150–§ 37‑60.1160 . (§ 37)
• Gateway Overlay (use table, design items, sign/telecom rules) — § 37‑40.140–§ 37‑40.190; Table 37‑40.10; design subsections (§ 37‑40.160–§ 37‑40.180) . (§ 37)
• Focused Growth Overlay (purpose, applicability, density, development regs) — § 37‑40.200–§ 37‑40.280; § 37‑40.230; § 37‑40.235 . (§ 37)
• Central City Overlay (DC/DN design and development regulations) — § 37‑40.290–§ 37‑40.350; § 37‑40.330 and related tables (§ 37‑40.330 subsections) . (§ 37)
• East Romie Lane Corridor Overlay (applicability, parking, FAR/density rules) — § 37‑40.360–§ 37‑40.400; § 37‑40.380 . (§ 37)
• Airport Overlay (compatibility review, avigation easements, use limits) — § 37‑40.410–§ 37‑40.470; § 37‑40.430–§ 37‑40.450; Table notes on uses (§ 37‑50.xx cross refs) . (§ 37)
• City planner authority and interpretation — § 37‑10.160 . (§ 37)
• Telecommunication facilities and stealth requirements — § 37‑50.290 (telecom section) . (§ 37)
• Parking and parking design cross‑references — Article V, Division 2 (Parking) and Table references (§ 37‑50.350–§ 37‑50.450) . (Article V)
• Salinas zoning & planning overview
• Salinas Zoning
• Salinas Development Standards
• Salinas Parking
• Salinas Design Review
• Salinas Signage
• Salinas ADUs
• Salinas_ZoningCode.md

• Official Salinas code library