The city is divided into the following districts for the purposes of classifying, regulating, restricting, and separating the use and development of land, buildings, and structures; regulating and limiting the type, height, and bulk of buildings, improvements, and structures; and regulating areas of yards and other open areas abutting and between buildings and structures.

(a)

Base Districts. Every parcel shall have a base district that establishes the primary type and intensity of land use permitted, along with development regulations for that particular type and intensity of land use. Table 37-20.10 lists the base zoning districts within Salinas.

(b)

Overlay Districts. An overlay district supplements the base district for the purpose of establishing special use or development regulations for a particular area in addition to the provisions of the underlying base district. In the event of conflict between the base district regulations and the overlay district regulations, the provisions of the overlay district shall apply. Table 37-20.20 lists the overlay districts zoned within Salinas.

(c)

New Urbanism Districts. The Salinas general plan has integrated principles of new urbanism into the development goals and policies for the city's long-term growth. Two base districts and two overlay districts have been established that allow a mixture of land uses and a higher density and intensity of development standards than typically described for the other zoning districts in the city. These districts provide standards for growth for designated areas outside the city and existing urbanized areas within the city and are as follows:

(1)

New Urbanism (NU) Districts. The new urbanism (NU) districts, consisting of five districts: neighborhood edge/low density residential (NE), neighborhood general 1/medium density residential (NG-1), neighborhood general 2/high density residential (NG-2), village center (VC), and new urbanism interim (NI) are applied to largely undeveloped areas outside of the existing city limits that the city wishes to see developed with a mixture of pedestrian-friendly uses. Development in the new urbanism districts will be subject to the preparation of specific plans that incorporate the design standards and development and use regulations of the new urbanism districts.

(2)

Mixed Use (MU) Districts. The mixed use (MU) districts, consisting of mixed use (MX) and mixed arterial frontage (MAF), are applied to areas that the Salinas general plan has identified as appropriate for a mixture of commercial, office, institutional, and business uses emphasizing retail, entertainment, and service activities at grade in addition to medium and high density residential uses. Specific use regulations and development and design standards are applied to these properties to minimize conflicts between uses and facilitate pedestrian-oriented activity centers.

(3)

Focused Growth (FG) Overlay District. The focused growth (FG) overlay district is applied to existing urbanized areas that the Salinas general plan has identified for additional growth and/or redevelopment and revitalization. In addition to the general regulations of this Zoning Code, properties located in a focused growth (FG) overlay district are subject to the more specific standards identified in Article IV, Division 4: Focused Growth (FG) Overlay District.

(4)

Central City (CC) Overlay District. The central city (CC) overlay district, consisting of two areas, the downtown core (DC) and downtown neighborhood (DN), are applied to the existing urbanized areas of the city's downtown. In addition to the general regulations of the Zoning Code, properties located within the central city (CC) overlay district are subject to the more specific development standards and design regulations identified in Article IV, Division 5: Central City (CC) Overlay District.

(Ord. No. 2463 (NCS).).

(a)

Unlisted Uses. Unless a use is specifically identified, it is not permitted in the district. However, the city planner shall have the authority to review proposed uses not listed in this Zoning Code. A proposed unlisted use may be permitted as a principal, conditional, temporary, or accessory use within a base zoning district if the city planner determines that such use falls within the purpose and intent of that base district, is of a comparable nature with similar environmental impacts to the principal, accessory, or conditional uses set forth as permitted in the base district, is not listed in another base district, and will not be detrimental to property in the vicinity of such use.

(b)

Interpretation of Regulations and Standards. Where uncertainty exists regarding the interpretation of any provision of this article or its application to a specific site, the city planner shall determine the intent of the provision.

(Ord. No. 2463 (NCS).)

(a)

Adoption. A map known as the "Official Zoning Map of the City of Salinas" or herein as "zoning map," which is on file with the city clerk, is adopted herein by reference and shall hereafter exist pursuant to and as an integral part of this Zoning Code. The map shall be maintained to reflect the current zoning of the city.

(b)

Amendments. Amendments to the zoning map shall be processed as described in Article VI, Division 14: Rezones/Pre-zones/Zoning Code Amendments.

(c)

Replacement. In the event the zoning map becomes damaged, destroyed, lost, or difficult to read because of the nature or number of changes and additions, the city council, by resolution, may adopt a new zoning map, which shall supersede the prior zoning map. The new zoning map may correct drafting or other errors or omissions in the prior zoning map and reflect zoning map amendments adopted by resolution of the city council.

(d)

Interpretation of District Boundaries. Where uncertainty exists as to the exact zoning boundaries, the following rules shall apply:

(1)

A street, alley, railroad right-of-way, watercourse channel, or other right-of-way shall be included within the zone of the adjoining property.

(2)

When the zoning district boundary is or approximately follows a street, alley, railroad right-of-way, watercourse channel, or other right-of-way, the centerline of that right-of-way shall be considered the boundary.

(3)

When the zone boundaries approximately follow lot lines or city limits, these lines shall be considered the boundaries.

(4)

Where the boundary splits the lot or parcel, or uncertainty still exists, the exact boundary shall be determined by written decision of the city planner.

(5)

When the street, alley, or right-of-way that serves as a zone boundary is vacated, the new zone boundary shall be at the new property line. Where the vacation does not result in a new property line, the zone boundary shall be determined by written decision of the city planner.

(6)

Should any uncertainty remain as to the location of a district boundary or other feature shown on the zoning map, the city planner shall determine the location.

(e)

Pre-zoning. Areas located outside the city limits shall be assigned pre-zoning designations prior to annexation to the city in accordance with Article VI, Division 14: Rezones/Pre-zones/Zoning Code Amendments. Upon annexation of the areas to the city, the pre-zoning designation(s) shall become zoning districts for the area. The zoning map shall be amended to show the new city limits and zoning district(s) of the area, as applicable.

(Ord. No. 2463 (NCS).)