This chapter describes the City’s requirements for the approval of proposed development and new land uses. The permit requirements established by this Zoning Ordinance for specific land uses are in Chapters 17.12 through 17.24.

Each land use and/or structure within the City shall be established, constructed, reconstructed, altered, moved or replaced in compliance with the following requirements:

A.    Permitted uses. The land use shall be allowed by this Zoning Ordinance in the zone designated to the site. The basis for determining whether a use is allowable is described in Section 17.10.030 (Permitted Land Uses and Planning Permit Requirements).

B.    Planning permit and approval requirements. Any planning permit or other approval required by Section 17.10.030 (Permitted Land Uses and Planning Permit Requirements) shall be obtained before the issuance of any required grading, building, or other construction permit, and before the proposed use is constructed, otherwise established or put into operation, unless the proposed use is listed in Section 17.10.040 (Exemptions from Planning Permit Requirements).

C.    Development standards, conditions of approval. Each land use and structure shall comply with the development standards of this chapter, applicable standards and requirements in Articles 3 (Site Planning, Design, and Operational Standards), and 4 (Standards for Specific Land Uses), and any applicable conditions imposed by a previously granted planning permit, except where any of these are superseded by the standards and requirements of an adopted and current redevelopment plan.

D.    Legal parcel. The site of a proposed development or new land use shall be a parcel that was legally created in compliance with the Subdivision Map Act and the City’s Subdivision Ordinance.

A.    Permitted land uses. The uses of land allowed by this Zoning Ordinance in each zone are listed in tables in Chapters 17.12, 17.18, and 17.24, together with the type of planning permit required for each use. Each listed land use is defined in Article 7 (Glossary).

1.    Establishment of a permitted use.

a.    Any one or more land uses identified as being permitted within a specific zone may be established on any parcel within that zone, subject to the planning permit requirements of Subsection B of this section, and compliance with all applicable requirements of this Zoning Ordinance.

b.    Where a single parcel is proposed for development with two or more of the land uses listed in the tables at the same time, the overall project shall be subject to the highest permit level required by Subsection B of this section for any individual use.

2.    Use not listed.

a.    A land use that is not listed and is determined by the Director to not be included in Article 7 (Glossary) under the definition of a listed land use, is not allowed within the City, except as otherwise provided in Subsection A.3 of this section, or Section 17.10.040 (Exemptions from Planning Permit Requirements).

b.    A land use that is not listed in the tables within a particular zone is not allowed within that zone, except as otherwise provided in Subsection A.3 of this section, or Section 17.10.040.

3.    Similar and compatible use may be allowed. The Director may determine that a proposed use not listed in this article is allowable as follows:

a.    Required findings. The Director may determine that a proposed use is similar to and compatible with a listed use and may be allowed, only after first making all of the following findings with the determination:

(1)    The characteristics of, and activities associated with the use are similar to one or more of the listed uses, and will not involve a greater intensity than the uses listed in the zone;

(2)    The use will be consistent with the purposes of the applicable zone;

(3)    The use will be consistent with the General Plan, and any applicable specific plan;

(4)    The use will be compatible with the other uses allowed in the zone; and

(5)    The use is not listed as allowable in another zone.

A determination that a use qualifies as a similar and compatible use, and the findings supporting the determination shall be in writing.

b.    Applicable standards and permit requirements. When the Director determines that a proposed, but unlisted use is similar and compatible to a listed use, the proposed use will be treated in the same manner as the listed use in determining where it is allowed, what permits are required, and what other standards and requirements of this Zoning Ordinance apply. Once such a determination is made, the Director shall, at the next earliest opportunity, process a text amendment to the Zoning Ordinance in accordance with Chapter 17.74 (Amendments) in order to reflect the determination.

c.    Referral for determination. The Director may refer the question of whether a proposed use qualifies as a similar and compatible use directly to the Commission for a determination at a public meeting.

d.    Appeal. A determination of similar and compatible use may be appealed in compliance with Chapter 17.76 (Appeals).

B.    Permit requirements. Tables 2-1, 2-4, and 2-7 within Chapters 17.12 through 17.14 provide for land uses that are:

1.    Permitted subject to compliance with all applicable provisions of this Zoning Ordinance, subject to first obtaining a Zoning Clearance (Section 17.62.020). These are shown as “P” uses in the tables;

2.    Allowed subject to the approval of a Minor Use Permit (Section 17.62.070), and shown as “MUP” uses in the tables;

3.    Allowed subject to the approval of a Use Permit (Section 17.62.070), and shown as “UP” uses in the tables;

4.    Allowed subject to specific standards and/or City approvals of Chapter 17.52 (Standards for Specific Land Uses), noted with the specific code section in as Tables 2-1, 2-4, and 2-7;

5.    Not allowed in particular zones, and shown as “–” in the tables.

Note: a land use authorized through the approval of a Zoning Clearance, Minor Use Permit, or Use Permit may also require Architectural Review approval (Section 17.62.030), a Building Permit, and/or other permit required by the Municipal Code.

The planning permit requirements of this Zoning Ordinance do not apply to the land uses, structures, and activities identified by this section. These are allowed in all zones subject to compliance with this section.

A.    General requirements for exemption. The land uses, structures, and activities identified by Subsection B of this section are exempt from the planning permit requirements of this Zoning Ordinance only when:

1.    The use, activity or structure is established and operated in compliance with the setback requirements, height limits, and all other applicable standards of this article (Zones, Permitted Land Uses, and Zoning Standards), and Articles 3 (Site Planning, Design, and Operational Standards), 4 (Standards for Specific Land Uses) and, where applicable, Chapter 17.72 (Nonconforming Uses, Structures, and Parcels); and

2.    Any permit or approval required by regulations other than this Zoning Ordinance is obtained (for example, a Building Permit).

B.    Exempt activities and land uses. The following activities and/or land uses are exempt from the planning permit requirements of this Zoning Ordinance when in compliance with Subsection A of this section:

1.    Decks, paths and driveways. Decks, platforms, on-site paths, and driveways that are not required to have a Building Permit or Grading Permit.

2.    Fences and walls. See Section 17.30.020 (Fences, Walls, Hedges, and Screening).

3.    Interior remodeling. Interior alterations that do not increase the gross floor area of the structure, or change the permitted use of the structure.

4.    Repairs and maintenance.

a.    Single-family dwellings. Ordinary repairs to and maintenance of single-family dwellings.

b.    Multi-family, and nonresidential structures. Ordinary repairs to and maintenance of multi-family residential and nonresidential structures, if:

(1)    The work does not change the approved land use of the site or structure, or add to, enlarge or expand the land use and/or structure; and

(2)    Any exterior repairs employ the same materials and design as the original construction.

5.    Small, portable residential accessory structures. A single portable structure per lot or unit, including premanufactured storage sheds or other small structures in residential zones, that are exempt from Building Permit requirements in compliance with the Municipal Code and the California Building Code. Additional structures may be approved in compliance with Section 17.52.220 (Residential Accessory Buildings, Structures, and Uses), where allowed by the applicable zone.

6.    Solar collectors. The addition of solar collectors to the roof or side of a building; provided, that the collectors comply with applicable height limit requirements; and ground-mounted solar collectors that comply with the setback requirements and height limitations of the applicable zone and are not visible from off the site.

7.    Spas, hot tubs, and fish ponds. Portable spas, hot tubs, and constructed fish ponds, and similar equipment and structures that do not exceed 120 square feet in total area including related equipment; contain more than 2,000 gallons of water; or exceed three feet in depth. (Ord. 1044 § 2, 2017)

Requirements for establishing a temporary use (for example, a construction yard, seasonal sales lot, special event, temporary office trailer, etc.) are in Section 17.62.040 (Limited Term Permit).

This chapter lists the land uses that may be allowed within the residential zones established by Section 17.06.020 (Zoning Map and Zones), determines the type of planning permit/approval required for each use, and provides basic standards for site layout and building size.

The purposes of the individual residential zones and the manner in which they are applied are as follows:

A.    RS (Single-Family Residential) zone. The RS zone is applied to areas of the City that are appropriate for neighborhoods of detached single-family dwellings, surrounding the more densely developed core of the City. The maximum allowable residential density within the RS zone is up to eight dwelling units per acre in areas designated Low Density Single-Family Residential (RLS) by the General Plan and shown on the Zoning Map as RS-8, and up to 12 dwelling units per acre in areas designated Medium Density Single-Family Residential (RMS) by the General Plan and shown on the Zoning Map as RS-12. The RS zone implements and is consistent with the Low Density Single-Family Residential (RLS) and Medium Density Single-Family Residential (RMS) land use designations of the General Plan, with maximum allowable density indicated on the Zoning Map by either a numerical suffix to the RS designation (e.g., RS-12).

B.    RM (Medium Density Residential) zone. The RM zone is applied to areas of the City that are appropriate for neighborhoods with a variety of housing types including attached and detached single-family dwellings, duplexes and triplexes, and some condominiums. The maximum allowable residential density within the RM zone is 15 dwelling units per acre. The RM zone implements and is consistent with the Medium Density Residential (RM) land use designation of the General Plan.

C.    RH (High Density Residential) zone. The RH zone is applied to areas of the City that are appropriate for a mixture of multi-family housing, including apartments, townhomes, and condominiums, and professional offices, convalescent homes, and care facilities. The maximum allowable residential density within the RH zone is 25 dwelling units per acre. The RH zone implements and is consistent with the High Density Residential (RH) land use designation of the General Plan.

A.    General permit requirements. Table 2-1 identifies the land uses allowed by this Zoning Ordinance in each residential zone, and the planning permit required to establish each use, in compliance with Section 17.10.030 (Permitted Land Uses and Planning Permit Requirements).

B.    Architectural Review. A land use that is identified by this chapter as permitted, or allowed with a Use Permit or Minor Use Permit approval may also require Architectural Review. See Section 17.62.030 for Architectural Review requirements.

C.    Requirements for certain specific land uses. Where the last column in Table 2-1 (“Specific Use Regulations”) includes a section number, the referenced section may affect whether the use requires a Zoning Clearance, Minor Use Permit, or Use Permit, and/or may establish other requirements and standards applicable to the use.

Notes:

(1)    See Article 7 for land use definitions.

(2)    Specialized education/training schools that are associated with automotive, manufacturing, or industrial training programs are not allowed in any residential zone. Such programs would only be allowed where permitted under Section 17.14.030 (Commercial Zone Land Uses and Permit Requirements) as “School – Specialized training/education.”

(Ord. 2006 § 1(C) (Exh. C), 2021)

A.    Minimum parcel size. Each subdivision shall comply with the minimum parcel size requirements shown in Table 2-2 for the applicable zone, except as the minimum area may be reduced for road widening or corner lot curb returns, and as minimum width may be reduced by the review authority to accommodate cul-de-sac lots on a limited basis. No cul-de-sac lot shall be approved with a frontage of less than 35 feet. Parcel size shall be determined as the gross lot area of the subject parcel.

B.    Larger parcels may be required. The minimum parcel size requirements for a specific subdivision are determined by the review authority as part of subdivision approval. The review authority may require one or more parcels within a specific subdivision to be larger than the minimums required by the following table based on potential environmental impacts, the physical characteristics of the site or surrounding parcels, and/or other factors.

C.    Condominium and other common interest subdivisions. A condominium or other common interest project may be subdivided with smaller parcels for ownership purposes, with the minimum lot area determined through subdivision review; provided, that the overall development site complies with the minimum parcel size, and the total number of any dwellings complies with the maximum density for the applicable zone.

Subdivisions, new land uses and structures, and alterations to existing land uses and structures shall be designed, constructed, and established in compliance with the requirements in Table 2-3, in addition to the applicable standards in Article 3 (for example, landscaping, parking and loading). Alternatives and/or exceptions may be granted in compliance with Sections 17.62.050 (Planned Development Permit) and 17.62.080 (Variance).

Notes:

(1)    See Chapter 17.52 (Standards for Specific Land Uses).

(2)    See Section 17.30.100 (Setback Requirements and Exceptions).

(3)    Up to 440 square feet of garage area may be excluded from FAR calculations.

(4)    See Subsection 17.34.120.G.5.

(5)    See Section 17.30.030 for height exceptions for specific architectural features.

(6)    Exterior stairways that would lead to a second floor or roof deck may be allowed subject to the approval of an Architectural Review. (Ord. 2027 § 2 (Exh. A §§ 1, 2), 2024)

The Zoning Administrator may approve modifications to the development standards of this Zoning Ordinance for a residential project providing reasonable accommodations for persons with disabilities after first making the following findings. This review shall be ministerial and shall not be subject to public notice or hearing unless appealed in accordance with Chapter 17.76.

A.    An individual residing at the property and protected under the Americans with Disabilities Act has a special need that would only be served by the requested modification to development standards for the proposed project;

B.    If applicable, the applicant has taken reasonable steps to ensure that the design, location, size, and operating characteristics of the proposed modification are compatible with the existing and planned future land uses in the vicinity; and

C.    Alternative accommodations which may provide an equivalent level of benefit, but would not require modifications to the development standards of this Zoning Ordinance, are cost-prohibitive or infeasible for the proposed project. (Ord. 2027 § 2 (Exh. A § 3), 2024)

This chapter lists the land uses that may be allowed within the commercial zones established by Section 17.06.020 (Zoning Map and Zones), determines the type of planning permit/approval required for each use, and provides basic standards for site layout and building size.

The purposes of the individual commercial zones and the manner in which they are applied are as follows:

A.    CMX (Commercial-Mixed Use) zone. The CMX zone is applied to areas of the City identified by the General Plan as appropriate for pedestrian- and transit-oriented activity centers. The CMX zone is intended to accommodate retail stores, offices, theaters, restaurants, and other similar and related uses together with residential units in the context of mixed use, pedestrian-oriented development, although mixed use development is not required. The maximum allowable residential density within the CMX zone for the residential component of a mixed use project is 25 dwelling units per acre; the maximum floor area ratio (FAR) is 2.0. The CMX zone implements and is consistent with the Mixed Use (MX) land use designation of the General Plan.

B.    CC (Community Commercial) zone. The CC zone is applied to areas of the City that are intended for retail and service-oriented business activities primarily serving the local community or neighborhood. Permitted land uses may include restaurants, supermarkets, health clubs, offices, retail sales, services, personal services, and neighborhood-oriented retail uses. The maximum floor area ratio (FAR) is 0.50; except that a maximum FAR of 2.0 is allowed within the Broadway Corridor Specific Plan area designated by the General Plan. The CC zone implements and is consistent with the Community Commercial (CC) land use designation of the General Plan.

C.    CRG (Regional Commercial) zone. The CRG zone is applied to areas of the City that are appropriate for large-scale commercial development with retail, entertainment, and/or service uses, or business parks of a scale and function to serve a regional market. Permitted land uses may include hotels, “big-box” retail, movie theaters, and business parks in the North Seaside area only. The maximum floor area ratio (FAR) is 1.0; except that hotels are allowed a maximum FAR of 3.0. The CRG zone implements and is consistent with the Regional Commercial (RCC) land use designation of the General Plan.

D.    CA (Automotive Regional Commercial) zone. The CA zone is applied to the area covered by the Gateway Auto Center Area Plan, to provide a consolidated area for new automotive dealerships and related and compatible uses. The maximum floor area ratio (FAR) is 1.0. The CA zone is consistent with and implements the Regional Commercial (RGC) land use designation of the General Plan.

E.    CH (Heavy Commercial) zone. The CH zone is applied to areas of the City suitable for wholesale, heavy commercial, and light industrial uses that which are best suited away from areas regularly generating large amounts of pedestrian traffic. The maximum floor area ratio (FAR) is 0.5. The CH zone implements and is consistent with the Heavy Commercial (HC) land use designation of the General Plan.

A.    General permit requirements. Table 2-4 identifies the uses of land allowed by this Zoning Ordinance in each commercial zone, and the planning permit required to establish each use, in compliance with Section 17.10.030 (Permitted Land Uses and Planning Permit Requirements).

B.    Requirements for certain specific land uses. Where the last column in Table 2-4 (“Specific Use Regulations”) includes a section number, the referenced section may affect whether the use requires a Zoning Clearance, Minor Use Permit, or Use Permit, and/or may establish other requirements and standards applicable to the use.

Notes:

(1)    See Article 7 for land use definitions.

(2)    Office – Business/service may be allowed on ground floor with Minor Use Permit.

(3)    Accessory “Alcoholic Beverage Sales” for all land uses shall require the approval of a Use Permit in accordance with Section 17.62.070.

(4)    Use limited to the establishments existing in the City as of December 4, 2006.

(5)    Only allowed as an accessory use to a new car sales agency.

(6)    Loading and unloading activity is prohibited from occurring with the public right-of-way or a nondesignated loading zone.

(7)    A Minor Use Permit for a Cannabis Microbusiness shall not result in a new Cannabis Retail business. An existing Cannabis Retail business to be reclassified as a Cannabis Microbusiness shall require a new Conditional Use Permit in accordance with Title 19.

(8)    In the West Broadway Urban Village, a Cannabis Microbusiness requires a Minor Use Permit.

(9)    Cannabis Retail businesses require a Conditional Use Permit in accordance with Title 19.

(10)    In the West Broadway Urban Village, a Cannabis Retail business requires a Conditional Use Permit in accordance with Title 19.

(11)    Only allowed as part of a legally established residential use (mixed-use or legal nonconforming): see Chapter 17.98 for definitions of family daycare home.

*    Only facing the alleyway between Broadway Ave. and Olympia St. and Olympia St.

(Ord. 2031 § 2 (Exh. A), 2024; Ord. 2006 § 1(D) (Exh. D), 2021; Ord. 2005 § 3 (Exh. A), 2021;Ord. 1091 § 4 (Exh. A), 2020; Ord. 1087 § 4 (Exh. B), 2020; Ord. 1086 § 1(C) (Exh. C), 2020; Ord. 1069 § 4, 2019; Ord. 1048 § 2(1), 2018; Ord. 1046 § 1(A), 2018; Ord. 1043 § 3, 2017; Ord. 1030 § 4 (Exh. A), 2016)

A.    Each subdivision shall comply with the minimum parcel size requirements shown in Table 2-5 for the applicable zone. Parcel size shall be determined as the gross lot area of the subject parcel.

B.    The minimum parcel size requirements for a specific subdivision are determined by the review authority as part of subdivision approval. The review authority may require one or more parcels within a specific subdivision to be larger than the minimums required by this table based on potential environmental impacts, the physical characteristics of the site or surrounding parcels, and/or other factors.

C.    A condominium or other common interest project may be subdivided with smaller parcels for ownership purposes, with the minimum lot area determined through subdivision review; provided, that the overall development site complies with the minimum parcel size, and the total number of any allowed dwellings complies with the maximum density for the applicable zone.

A.    General standards. Subdivisions, new land uses and structures, and alterations to existing land uses and structures, shall be designed, constructed, and/or established in compliance with the requirements in Table 2-6 in addition to the applicable development standards (e.g., landscaping, parking and loading) in Article 3.

Notes:

(1)    See Chapter 17.52 (Standards for Specific Land Uses).

(2)    See Section 17.30.100 for setback requirement on a block with existing development.

(3)    Area within parking garages is not included in calculation.

Notes:

(1)    See Chapter 17.52 (Standards for Specific Land Uses).

(2)    See Section 17.30.100 (Setback Requirements and Exceptions).

(3)    Area within parking garages is not included in calculation.

A.    Purpose. The requirements of this section are intended to provide for pedestrian orientation and traditional building form in the CMX zones. A principal design objective of this section is for the street frontages in this zone to have continuous building facades with as few interruptions as possible in the progression of stores and other buildings, creating attractive, pedestrian oriented streetscapes.

B.    Applicability. The requirements of this section apply to proposed development within the CMX (Commercial Mixed Use) zone. Each new nonresidential structure, and all alterations to existing structures involving any change in the facade at the street frontage, shall comply with the standards of this section. The review authority may approve minor variations to these standards as deemed appropriate; provided, that the review authority also first finds that the minor variation will still produce a new or altered building that complies with the intent of this section.

C.    Building placement. Each building shall be designed so that its front facade occupies 100 percent of its front property line. The review authority may grant exceptions to this requirement for:

1.    A driveway that is necessary because no side street, alley, or easement can provide access to required parking on the rear of the lot;

2.    The initial phases of a multi-phased building project that will occupy the entire frontage upon completion;

3.    A multiple building project proposed with a pedestrian-only plaza occupying a portion of the street frontage;

4.    A pedestrian corridor; or

5.    A view corridor to on- or off-site natural features, or pedestrian areas on the rear portions of the site.

D.    Building design and architectural elements. Each building shall be designed to comply with the following requirements:

1.    Formula design prohibited. The architectural style and exterior materials of each proposed structure shall be designed based upon the architectural traditions of Monterey County, the architectural styles prevalent in the site vicinity, and the characteristics of the site, as determined by the review authority. The review authority shall not approve a building proposed with architectural features substantially similar to those found in other communities on buildings operated by the same corporate or franchise entity, unless the review authority determines that the similar features are also reflective of local architectural traditions and styles.

2.    Facade articulation. To encourage visual continuity and pedestrian activity, at least 60 percent of the total street frontage ground floor length of any new or reconstructed building shall be differentiated architecturally by recessed windows and entries, display windows, offset surfaces, differentiated piers and columns, offset planes, textured materials, awnings, or other details or displays of interest to pedestrians.

3.    Windows. Clear, untinted glass shall occupy at least 80 percent of the ground-floor street-fronting facades of each building, to allow maximum visual interaction between sidewalk areas and the interior of buildings. Mirrored, reflective glass or tinted glass shall not be used except as an architectural or decorative accent. After installation, clear glass windows shall not later be treated or so as to become opaque, or to be blocked so as to prevent visibility of the ground floor interior from the sidewalk.

4.    Railings and decorative grilles. Any decorative railing or grille work that is placed behind street level windows shall be at least 75 percent open to perpendicular view and no more than six feet in height above grade. No security gate or grille shall be installed on the exterior of any structure.

5.    Upper story design features. A minimum of 50 percent of the building frontage width above the first story shall be differentiated by recessed windows, balconies, offset planes, or other architectural details that provide dimensional relief.

E.    Pedestrian access to buildings. The primary entrance of each ground floor use shall be located within the primary building frontage, and shall be recessed a minimum of three feet when accessed from the public right-of-way. Walk-up facilities and entries shall be recessed and provide adequate queuing space to avoid interruption of pedestrian flow.

Proposed development and new land uses within the CA (Automotive Regional Commercial) zone shall comply with the standards and guidelines as established under Chapter 17.16 (Automotive Regional Commercial (CA) Zone Standards), where applicable, in addition to the requirements of Section 17.14.050 (Commercial Zone Site Planning and Building Standards).

The purpose of this chapter is to establish development standards for all uses within the CA (Automotive Regional Commercial) zoning district by ensuring that the character of the area is presented with integrity and creativity while maintaining a congruent appearance throughout the CA zone. These standards will ensure consistency and compatibility between the exterior appearances of buildings while providing flexibility for tenants to identify themselves through innovative design. The landscaping standards will result in well designed and maintained sites while the lighting standards will provide for safety of pedestrians and motorists and well as protection of adjacent properties from glare and light spillover.

All uses within the CA (Automotive Regional Commercial) zone, with the exception of public safety facilities and automated teller machines, shall be subject to the standards set forth in this chapter (See Figure 2-1, Automotive Regional Commercial Zone).

Figure 2-1 – Automotive Regional Commercial Zone

Elements regulated by Sections 17.16.040 through 17.16.080 must receive design approval from the Board of Architectural Review. At the time a project application is filed, all plans and information, along with any necessary forms and fees, shall be submitted to the City as outlined in the Automotive Regional Commercial Submittal Guidelines (available from the Planning Department).

A.    Purpose. The requirements of this section are intended to provide for pedestrian- and customer-oriented design and encourage modern and contemporary building styles in the CA zone. The primary design objectives of this section are to create a unified CA zone district and attractive streetscapes. The intent of these standards is not to limit innovative design approaches, nor is it to have all dealerships look exactly alike. Manufacturer image programs are acceptable. Modifications to the requirements of this section may be considered through the Architectural Review process.

B.    Building design requirements.

1.    Colors. The color palette used on the exterior of the main showroom building shall be used on each subsequent building located on the property and shall work to integrate all architectural elements of the building.

2.    Facade articulation.

a.    To encourage visual continuity, at least 60 percent of the total length of any new or reconstructed building wall/facade shall be differentiated architecturally by using a combination of recessed windows and entries, display windows, offset surfaces, differentiated piers and columns, offset planes, textured materials, or other details or displays of interest to pedestrians (see Figure 2-2 – Facade Articulation).

b.    Facade elements (e.g., windows, doors, bays, joints) shall display a logical rhythm and order. Articulation shall be simple in form, avoiding overly articulated and random features, which can be visually confusing. Articulation and detailing shall not consist solely of color changes without changes in material or planes, as color change alone does not create a feeling of permanence, variety, or interest (see Figure 2-2 – Facade Articulation).

Figure 2-2 – Facade Articulation

c.    Building facades shall be articulated at the street level to provide visual interest through the use of materials, colors, and architectural detailing.

d.    All sides of a building visible from the public right-of-way shall have a consistent style and use of materials. While the primary frontage may utilize special architectural treatments, a common theme of basic primary exterior finish materials and colors shall be used on all building facades.

e.    In no case shall any facade consist of unarticulated blank walls visible from the public right-of-way, exterior vehicle display areas, or other areas accessible to the public.

3.    Windows.

a.    Clear glass on the ground floor of each building shall be used to facilitate maximum visual interaction between exterior vehicle display areas and the interior of buildings. “Clear glass” means glass that is generally transparent (e.g., less than 50 percent tinting). The use of mirrored, reflective, tinted, or smoked glass is strictly prohibited (see Subsection C of this section, Prohibited building materials).

b.    After installation, clear glass windows shall not be treated to become mirrored, reflective, tinted, or smoked or prevent visibility of the building’s interior from public spaces or the public right-of-way in any other manner.

4.    Upper story design features. A minimum of 50 percent of the length of each building facade above the first story shall be differentiated by architectural details that provide dimensional relief (see Figure 2-3 – Upper Story Design Features).

Figure 2-3 – Upper Story Design Features

5.    Screening.

a.    Roof mounted mechanical equipment, ductwork, vents, access ladders, and any other equipment located on any roof visible from public rights-of-way, pedestrian walkways and areas accessible to the public shall be screened. The equipment shall be screened through the use of architectural elements (parapets, roofs, etc.) (see Subsection 17.16.070.B.7, Screening Requirements – ground-mounted equipment).

b.    Individual equipment screens are not permitted unless they are determined by the Board of Architectural Review to be consistent with the overall building design.

6.    Building orientation.

a.    Service bays and required parking spaces shall be oriented, and located at, the rear of the property or in a location that limits visibility of the bays from the public right-of-way (see Section 17.26.060, Landscape Design Requirements).

b.    Buildings and exterior vehicle display areas shall be sited to complement the existing topography, site configuration, and adjacent uses.

c.    No building shall be closer than 15 feet from the back of the public rights-of-way along Fremont and Del Monte Boulevards. Exception: The setback requirement along Fremont and Del Monte Boulevards may be reduced for the following use (as listed in Table 2-4 – Allowed Land Uses and Permit Requirements for Commercial Zones): Auto and vehicle sales, new vehicles, with accessory used sales which include showroom, administrative offices and work bays when screened.

C.    Prohibited building materials. The following building materials are prohibited (also see Subsection 17.16.070.D.1, Prohibited materials):

1.    Exposed wood siding.

2.    Corrugated metal, unless powder coated (or similar treatment proved to prevent rusting) on both sides and approved by the Board of Architectural Review.

3.    Unpainted metal trim or flashing.

4.    Wood shakes or shingles.

5.    Fiberglass.

6.    Materials that create glare.

7.    Mirrored, reflective, tinted, or smoked glass.

8.    Unfinished concrete masonry units or tilt-up panels.

9.    False fronts.

D.    Exterior vehicle display pads. Automobile display pads or structures may be provided for each automobile dealership subject to the following:

1.    Prohibited locations.

a.    Within traffic safety visibility areas.

b.    Within any required landscaped areas, including the landscaped areas dedicated by the City of Seaside. Exception: Vehicle display pads that incorporate permeable pavers or other permeable paving materials shall count toward the minimum landscape requirement (see Subsection 17.16.060.D.1.b).

c.    On building rooftops.

d.    In areas designated as walkways, driveways, parking lot aisles, or other areas designed to provide on-site vehicular and pedestrian circulation for customers.

2.    Siting.

a.    The vehicle display pad shall be located within the exterior vehicle display area.

b.    The vehicle display pads shall be separated by a minimum of 100 feet.

c.    Dual-fronted lots are encouraged to place display pads in areas visible along each frontage.

d.    If located within an exterior vehicle display area, the placement of the display pad shall not result in the reduction of required parking or required landscape areas.

3.    Vehicle display pad requirements.

a.    Maximum area and height.

(1)    A vehicle display pad shall not exceed a width, length, or diameter of 30 feet.

(2)    The overall height of a vehicle display structure shall not exceed five feet.

b.    Design. The entire area of on-grade display pads shall be differentiated from the surrounding hardscape through the use of a non-asphaltic concrete material, such as permeable pavers, colored and/or textured concrete, stamped concrete, or permeable concrete.

c.    Display pad structures.

(1)    Display pad structures that elevate vehicles above the surrounding grade are permitted provided the following:

i.    The base and underside of the display structure shall be covered so it is not visible from any location on or off the site.

ii.    A solid “skirt” shall be securely attached to the base of the display structure.

iii.    The skirt shall be a finished material that is architecturally compatible with other site development features in terms of colors and materials.

(2)    Plants shall not be used as screening around the display pad skirt unless they are part of a larger design theme that utilizes other materials.

(3)    The screening shall not:

i.    Consist of loose materials.

ii.    Consist of any prohibited materials specified in Subsection C of this section, Prohibited Building Materials.

iii.    Be located beyond the permitted display pad area. (Ord. 2027 § 2 (Exh. A § 4), 2024)

A.    Purpose. The purpose of these regulations is to improve the appearance of the CA zone. Providing limitations regarding specific types of signs promotes compatible signage and avoids visual clutter. These standards will help promote the aesthetic and environmental values of the community by providing for signs that do not impair the attractiveness of the City as a place to live, work, and shop, provide for signs as an effective channel of communication, while ensuring that signs are aesthetically proportioned in relation to adjacent structures and the structures to which they are attached. Exceptions to the requirements of this section may be considered through the Master Sign Program process.

B.    Definitions. For purposes of this section, the following terms shall have the definitions as described below. Additional definitions are listed in Chapter 17.98 (Definitions):

1.    Balloon arch. A collection of balloons that are attached close together to create a solid band of color forming an arch.

2.    Construction sign. A temporary sign directly connected with a construction project and may include the construction company’s name, addresses and telephone number.

3.    Freestanding monument sign. A freestanding sign less than six feet in height which is detached from a building and having a support structure that is a solid-appearing base constructed of a permanent material, such as concrete block or brick (see Figure 2-4 – Freestanding Monument Sign).

Figure 2-4 – Freestanding Monument Sign

4.    Inflatable advertising display. A three-dimensional object filled or activated by moving or unmoving air or other gas, located, attached, or tethered to the ground, site, merchandise, structure, or roof and used as a sign or to attract attention.

5.    Projecting sign. A type of wall sign which is attached to a building but extends beyond the building structure. The sign face is typically perpendicular to the building fascia (see Figure 2-5 – Projecting Sign).

Figure 2-5 – Projecting Sign

6.    Promotional temporary banner. A temporary banner displayed by an establishment to advertise events such as sales, seasonal events, liquidation sales, service specials, grand openings, and going out of business sales.

7.    Pylon sign. A freestanding sign greater than six feet in height which is detached from a building and having a support structure that is a solid-appearing base constructed of a permanent material, such as concrete block or brick.

8.    Wall sign. A sign attached to or erected against the wall of a building or structure with the exposed face of the sign parallel to the plane of such wall.

9.    Window sign. A sign attached to, suspended behind, placed, or painted upon the window or glass door of a building and is intended for viewing from the exterior of such building. This definition does not include merchandise offered for sale on site, when on display in a window.

C.    Sign Permit requirements.

1.    Sign Permit. As described in Section 17.40.030 (Sign Permit Requirements), all signs shall require the issuance of a Sign Permit prior to construction, installation, or modification.

2.    Master Sign Program. A Master Sign Program shall be required for all auto sales/rentals within the CA zone. A Master Sign Program shall be required for all proposed permanent sign(s) and relocation or alterations to existing signs. Review of the proposed Master Sign Program will evaluate existing and proposed signs, site conditions and constraints, building uses, and on-site circulation in order to determine sign allowances. The Zoning Administrator shall have the authority to administratively approve a Master Sign Program in which all allowed signs would comply with the requirements of this chapter, including requirements for maximum sign area, sign type, and sign placement. All other Master Sign Programs shall require approval of the Planning Commission. Approval of a Master Sign Program does not eliminate the need to obtain Sign Permits.

3.    Temporary promotional banners, flags, and balloons are exempt from Sign Permit and Master Sign Program requirements.

D.    Exemptions from Sign Permit requirements. See Section 17.40.040 (Exemptions from Sign Permit Requirements).

E.    Prohibited signs. All signs not expressly allowed by this section shall be prohibited. Specifically prohibited signs include the following:

1.    Neon signs.

2.    Streamers.

3.    Inflatable advertising displays.

4.    Billboards.

5.    Stringed pennants.

6.    Revolving signs.

7.    Flashing signs.

8.    Awning signs.

9.    A-board and other portable sidewalk signs located in the public right-of-way.

10.    Permanent signs that advertise continuous sales, special prices, or including phone numbers.

11.    Abandoned signs.

12.    Balloon arches.

13.    A grouping of balloons: two or more balloons attached to nonmetallic string, which are clustered together.

14.    Animated signs, including electronic message display signs, and variable intensity, blinking, flashing signs, and signs that emit a varying intensity of light or color.

15.    Billboards and any other off-premises signs, except as allowed by Civil Code Section 713 (Subsection 17.40.040.D.1.a(1)).

16.    Illegal signs.

17.    Signs that are stationary but contain moving parts.

18.    Roof-mounted signs.

19.    Signs that simulate in color, size, or design, any traffic control sign or signal, or that make use of characters, symbols, or words in a manner that interferes with, misleads, or confuses pedestrian or vehicular traffic.

20.    Signs in the form or shape of a directional arrow, or otherwise displaying a directional arrow, except as may be required for safety and convenience and for control of pedestrian or vehicular traffic within the premises of the subject use.

21.    Signs attached to or suspended from a boat, float, vehicle, or other movable objects parked within the public right-of-way, except a sign painted directly upon, magnetically affixed to the body or other integral part of the vehicle.

22.    Signs within, or projecting into, the public right-of-way, except for signs installed or maintained by a government agency for traffic safety and directional purposes.

23.    Signs burned, cut, or otherwise marked on or otherwise affixed to a hillside or tree.

24.    Signs with reflective material determined by Public Works to be likely to cause a traffic hazard.

25.    Human directionals, also known as sign twirlers, sign spinners, human arrows, and sign holders.

26.    Signs in storage or in the process of assembly or repair, located outside on premises that are visible from a public right-of-way.

F.    Sign area and height measurement. Sign area measurement and sign height measurements shall be in compliance with Section 17.40.060, General Requirements for All Signs. Street address numbers not exceeding 12 inches in height shall not be included in calculations of allowed sign area.

G.    Sign design, copy, lighting, and maintenance standards. Design criteria, copy design, sign lighting, and maintenance of signs shall be in compliance with Section 17.40.060, General Requirements for All Signs and the CA zone lighting standards.

H.    Sign location requirements. The following location standards and requirements shall apply to all new signs and the relocation of existing signs within the CA zone:

1.    Each sign shall be located on the same property as the subject of the sign.

2.    No sign shall be placed so as to interfere with the operation of a door, fire escape, or window.

3.    A sign(s) proposed to be placed within required landscaped areas and/or the landscaped areas dedicated by the City of Seaside shall be reviewed on a case-by-case basis and will be subject to sight line and visibility area limitations. The proposal may be subject to the following: replacing the landscape area reduced by the sign base elsewhere on the site, replanting existing planter areas, or other project conditions approved by the Board of Architectural Review.

4.    A sign shall not project over public property, vehicular easements, or public rights-of-way, and shall not obstruct a traffic safety visibility area, except where the City has granted an encroachment permit in addition to a sign permit.

5.    All signs, except for certain temporary signs, shall be permanently attached to the ground or a structure.

6.    The sign supports or sign structures shall be placed entirely within the boundaries of the premises on which the sign is located.

7.    Signs shall comply with Subsection 17.40.060.E, Signs placed within the public right-of-way.

I.    Standards for specific sign types. The following standards apply to certain sign types as listed below and defined in Subsection B, Definitions, of this section:

1.    Freestanding monument signs and pylon signs.

a.    Multiple signs shall be separated by a minimum of 75 feet to ensure adequate visibility for all signs. The Board of Architectural Review may modify this requirement where the 75-foot separation would be impractical.

b.    Signs shall be ground-mounted and contain the dealership name and the principal makes of the new automobiles sold on site.

c.    To assist emergency response personnel in locating the site, freestanding monument signs shall contain an illuminated street address plate. Numbers shall be a minimum of six inches in height.

2.    Projecting sign.

a.    No portion of the sign shall project above the eave line of a sloped roof or the top of the parapet on a flat roof. Exception: A projecting sign that is attached to an architectural feature projecting above the eave line or top of the parapet.

b.    A projecting sign shall maintain a minimum clearance of eight feet from the bottom of the sign to the finished grade below.

c.    Signs featuring shapes, logos, and/or symbols uniquely suited to the business are encouraged.

d.    Sign supports shall be well designed and compatible with the design of the sign.

3.    Temporary promotional banners, flags, and balloons.

a.    Temporary promotional banners, flags, and balloons are exempt from the Master Sign Program requirements.

b.    Temporary promotional banners may be displayed on automobile sales lots provided that:

(1)    A maximum of one banner per building frontage for a single building site. In the case of a multi-building site, one banner per building shall be allowed.

(2)    Banners shall be securely affixed to a building wall and hung below a roof eave.

(3)    Banners shall be professionally made and constructed of cloth, canvas, plastic, PVC or similar material.

(4)    No banner sign may exceed 32 square feet in area, except that a single banner sign of up to 100 square feet may be allowed on the Fremont and Del Monte Boulevard frontages that have a building wall area of at least 1,000 square feet.

(5)    Banners shall be limited to the advertisement of temporary events and shall not contain information that should be displayed in a permanent sign.

(6)    The banner shall not be attached to fences, trees, shrubbery, or utility poles.

(7)    The banner shall not be placed in or project into the public right-of-way.

(8)    The banner shall not obstruct or obscure primary signs on the subject premises and adjacent premises.

(9)    The banners are maintained in good repair and shall not fade, tear, or become partially detached during the display period.

(10)    The owner or occupant shall remove banner(s) within 15 days after receiving a notice that the display is improperly maintained or displayed beyond the allowed duration.

(11)    The banner(s) shall be removed within one business day of expiration of the advertised offer/event.

c.    Decorative flags may be displayed on automobile sales lots; provided, that:

(1)    Flags are limited to be displayed within 20 feet of the perimeter property lines.

(2)    One flag is permitted for every three cars within 20 feet of the perimeter property lines.

(3)    The display shall be securely attached to the vehicle or ground and shall be able to withstand strong winds without falling over.

(4)    Pole height shall not exceed 16 feet above grade.

(5)    The flag shall not exceed an area of 20 square feet, with a maximum height or length of 10 feet and a maximum width of two feet.

(6)    All flags shall be professionally made and constructed of cloth, canvas, plastic, PVC or similar material.

(7)    Flags shall not be displayed in lieu of a permanent sign.

(8)    The flags shall not be attached to fences, trees, shrubbery, utility poles, or be stretched between two supports.

(9)    The flags shall not be placed in or project into the public right-of-way.

(10)    The flags shall not obstruct or obscure primary signs on the subject premises and adjacent premises.

(11)    The flags are maintained in good repair and shall not fade or tear during the display period.

(12)    The owner or occupant shall remove flags within 15 days after receiving a notice that the display is improperly maintained or is tattered or worn.

(13)    The owner or occupant shall remove flags within one business day after receiving a notice that the display is improperly maintained.

d.    Individual balloons may be displayed on automobile sales lots provided that:

(1)    Maximum size of balloons 12 inches in diameter.

(2)    Balloons shall not be placed on vehicles upon which a decorative flag is located.

(3)    One balloon per vehicle located within 20 feet of the perimeter property lines.

(4)    Individual balloons shall be attached separately to vehicles with a nonmetallic string.

(5)    Balloon height shall not exceed 10 feet above grade.

(6)    Balloons may be displayed a maximum of three consecutive days, limited to opening of business on Friday and closing of business on Sunday.

4.    Wall signs.

a.    The area of the largest wall sign shall not exceed 10 percent of the area of the building facade on which the sign is mounted or painted, including the area of windows, doors, and recesses.

b.    A wall sign, except for projecting signs as regulated in Subsection I.2 of this section, shall not project more than 12 inches from the surface to which it is attached.

c.    One wall sign is allowed for each department (e.g., used cars, service, parts, body shop).

d.    Dealership directional signs shall be provided and communicate messages such as: “enter,” “do not enter,” “exit,” “service entrance,” “customer parking,” and “employee parking.”

5.    Window signs.

a.    Maximum sign area. Permanent window signs shall not occupy more than 25 percent of the total window area of the elevations on which the sign is proposed to be located.

b.    Sign location. Signs shall be allowed only on windows located on the ground level of a structure frontage.

c.    Sign materials. Signs shall consist of individual letters, logos, or symbols applied to, stenciled on, or etched into the glass surface.

d.    Unobstructed observation. The lowermost portion of the entire window(s) (a minimum of 24 inches) shall be clear of any signs in order to allow for unobstructed observation by security personal (e.g., City police, private security).

6.    Construction and other temporary signs. Construction and other temporary signs shall be developed in conformance with Subsections 17.40.080.F.3 and 4.

J.    Public nuisance, abatement, and violation as outlined in conformance with Section 17.40.100.

K.    Judicial review as outlined in Section 17.40.110.

L.    Nonconforming signs. A nonconforming sign is any permanent or temporary sign that was legally established and maintained in compliance with the provisions of all applicable laws in effect at the time of original installation but that does not currently comply with the provisions of the Automotive Regional Commercial Zone Standards. A nonconforming sign shall not be:

1.    Enlarged.

2.    Re-established after damage or destruction to 50 percent or more of the value of the sign, or its components, as determined by the City’s Building Official.

3.    Re-installed after facade improvements that required the removal of the sign during construction.

4.    Re-established after an interruption in the use of a nonconforming sign(s) that continues for 60 days. Such discontinuation shall be deemed an abandonment of the sign(s) and the sign must be removed from the site. Subsequent signage shall comply with the regulations of this chapter. Nonoccupation or nonoperation of the building or business advertised on the sign shall be deemed an interruption of the use of the sign(s). (Ord. 2027 § 2 (Exh. A §§ 5, 6), 2024)

A.    Purpose. The purpose of these regulations is to improve the appearance of the CA zone by providing on-site landscaping that is visible from public rights-of-way, adjacent properties and to conserve water through the use of drought-tolerant plant species.

B.    Definitions. See Chapter 17.98 (Definitions).

C.    Approvals.

1.    Statement of surety. The Zoning Administrator may require statements of surety for phased development projects, a legitimate delay in landscape installation due to seasonal requirements (including adverse weather conditions) and similar circumstances where it may not be advisable or desirable to install all approved landscaping before occupancy of the site. When required by the Zoning Administrator, security in the form of cash, performance bond, letter of credit, or instrument of credit, in an amount equal to 150 percent of the total value of all plant materials, irrigation, installation, and maintenance shall be posted with the City for a two-year period in compliance with Section 17.64.070 (Performance Guarantees).

2.    Installation and inspection. All landscaping shall be installed and inspected by a representative of the Planning Department before the City will perform a final building inspection or authorize the issuance of a Certificate of Occupancy.

3.    Maintenance agreement. Before final inspection or occupancy, and before the recordation of a final subdivision map where applicable, the applicant shall enter into a landscape maintenance agreement with the City to guarantee proper maintenance in compliance with the above regulations. The City Attorney and the Zoning Administrator shall approve the form and content of the agreement.

D.    Landscape design. Landscaping shall be provided in the locations, consistent with the provided design standards listed below:

1.    Required landscaping.

a.    “Landscaping” includes berms, decorative fences and walls, perennials, lawn/turf, ground cover, hedges, shrubs, and trees within a designated area.

(1)    Permeable pavers or stamped concrete may be used to satisfy the landscape requirement only if used in combination with at least one of the items defined above as “landscaping.”

(2)    The landscaping shall be incorporated with the pavers and shall occupy a minimum of 50 percent of the proposed area and shall be dispersed along the entire length of the paved surface.

b.    A minimum five percent of the total site area shall be landscaped. Landscape materials shall be selected from the approved plant lists available from the Planning Department.

2.    Minimum dimensions.

a.    Wherever this section requires a landscape area of a specified width, the width shall be measured within any curb or wall bordering the landscape area.

b.    Each landscape area shall have a minimum interior length of eight feet and a width of three feet.

c.    Lawn areas require minimum dimensions of 10 feet or greater.

d.    The requirement may be reduced if the Board of Architectural Review determines the minimum dimensions are infeasible due to site constraints such as limited site area and manufacturer-required exterior display area. Alternatives such as container planting and permeable paving without “landscaping” elements shall be required if the minimum dimensions are reduced by the Board of Architectural Review.

3.    Planting requirements.

a.    In order to achieve a more immediate effect, all trees planted on the street sides of a newly developed parcel shall be transplanted from a minimum 24-inch box size container.

b.    A tree proposed to replace an existing mature specimen tree shall be transplanted from a minimum 24-inch box size container.

c.    All trees shall be adequately supported when planted. The supports shall be maintained until the trees are capable of withstanding the force of wind on their own.

d.    Nonbiodegradable root barriers shall be installed around new trees planted within five feet of, and in, the public right-of-way to direct tree root growth downward and away from adjacent sidewalks, curbs, gutters, driveways, and other public improvements. Root barriers may be eliminated where the combination of tree species, soil type, soil area, and drainage conditions can be shown to afford equivalent protection against tree root damage to public improvements.

e.    Organic amendments shall be added to the soil to improve soil structure and other physical properties of the soil. Examples of organic amendments include compost, composted sawdust, peat moss, and redwood soil conditioner.

f.    Woody groundcovers shall be planted from containers or liners and the area between plants shall be covered with a two-inch bark mulch layer or herbaceous groundcovers.

g.    Porous mulch shall be applied to the soil surface at a minimum of a two-inch layer to reduce evaporation and retard weed growth. One of the following materials will be used: compost, decomposed granite, or wood chips.

h.    Herbaceous groundcovers shall be planted with triangular spacing at a distance that will typically ensure 100 percent coverage within one year of installation.

i.    Loose gravel shall not be permitted in landscaped areas.

j.    Decorative boulders and rocks can be placed within landscaped areas to highlight unique landscape features when the area is completely surrounded by a six-inch curb.

4.    Lawn/turf planting. Drought resistant cool season grass shall be used for lawn areas, which are limited to 10 percent of the total landscaped area on the site. No lawns shall be allowed:

a.    In any area with a dimension of less than 10 feet; and

b.    On any slope exceeding 10 percent.

(1)    A level buffer zone of 18 inches shall be provided between bermed lawn areas and any hardscape (e.g., any street, walkway, or similar feature).

5.    Water features. Decorative water features (e.g., fountains, ponds, waterfalls) shall have re-circulating water systems.

6.    Traffic safety visibility areas.

a.    Maximum height of landscaping. Landscaping over three feet in height shall not be allowed within a traffic safety visibility area, unless approved by the Zoning Administrator in consultation with the Public Works Director. Exception: Trees with the canopy trimmed to a minimum of six feet in height measured from finished grade (see Figure 2-6 – Traffic Safety Visibility Areas).

Figure 2-6 – Traffic Safety Visibility Areas

b.    Measurement of visibility area. A traffic safety visibility area may include private property and/or public rights-of-way and is a triangle measured as follows (see Figure 2-6 – Traffic Safety Visibility Areas):

(1)    Street intersections. The street visibility area shall be defined by measuring 30 feet from the intersection of the front and street side property lines, and connecting the lines across the property.

(2)    Driveways. The driveway visibility area shall be defined by measuring 15 feet along the driveway from the intersection of the driveway with the street right-of-way line, and 15 feet along the street line, away from the driveway, and connecting the lines across the intervening property (see Figure 2-6 – Traffic Safety Visibility Areas). Generally, all driveways have two visibility areas, one on each side; however, in the event that a raised median divides the directions of travel in front of a driveway and limits access to only one direction of travel, there shall be only one visibility area on the side of the oncoming traffic.

7.    Parking lot and vehicle display area landscaping. Landscaping shall be provided throughout the parking lot and vehicle display areas as a combination of ground cover, shrubs, and trees and shall be used to break up large paved areas and soften building lines.

a.    Vehicles overhanging landscape areas or walkways are prohibited.

(1)    The required length of a parking space shall not include a vehicle overhanging a landscape area or walkway.

b.    Wheel stops and/or curbing.

(1)    Continuous concrete curbing at least six inches high and six inches wide shall be provided for landscaped areas located in parking lots and vehicle display areas.

(2)    Individual wheel stops may be provided in lieu of continuous curbing only when the parking is adjacent to a landscaped area and the drainage is directed to the landscape area. When provided, wheel stops shall be placed to allow for two feet of vehicle overhang area within the dimension of the parking space.

(3)    Vehicles shall not overhang into landscape areas.

c.    Location of landscaping. Landscaping shall be evenly dispersed throughout the parking and vehicle display areas, as follows:

(1)    Trees not less than six feet in height and 24-inch box container size shall be planted throughout the parcel.

(2)    One tree shall be located within 30 feet of required employee and customer parking spaces.

(3)    A concentration of landscape elements shall be provided at primary building entrances, and shall include specimen trees, flowering plants, and enhanced paving.

(4)    Landscaping shall be located so that pedestrians are not required to cross unpaved landscaped areas to reach building entrances from parked cars. This shall be achieved through proper orientation of the landscaped fingers and islands, and by providing pedestrian access through landscaped areas that would otherwise block direct pedestrian routes.

8.    Perimeter landscaping. Landscaping shall be located to create separation between on-site structures and customer and employee parking spaces.

a.    Adjacent to structures. When customer and employee parking areas are located adjacent to a structure, a landscape strip with a minimum depth of three feet that spans the entire length of the adjacent parking stalls shall be provided immediately adjacent to the structure, exclusive of any building entries, or areas immediately adjacent to the wall of the structure that serve as pedestrian access ways. The required dimensions of the landscape strip may be reduced by the Board of Architectural Review where it determines that overall site area is insufficient to accommodate allowable structures and required parking along with a landscape strip of the otherwise required width.

E.    Irrigation system requirements. All landscaped areas shall include an automatic irrigation system. The design of the irrigation system shall be consistent with the following requirements:

1.    Water-efficient systems (e.g., bubbler-type, drip, mini-spray, or similar system) shall be used.

2.    Low-flow sprinkler heads with matched precipitation rates shall be used when spray or rotor-type heads are specified for watering shrubs and ground cover areas.

3.    Lawn areas shall be sized and shaped so they can be efficiently irrigated.

4.    Spray or runoff onto paved areas shall be avoided.

5.    Dual or multi-program controllers with separated valves and circuits shall be used when the project contains more than one type of landscape treatment (e.g., ground cover, lawn, shrub, tree areas), or a variety of solar aspects. Soil moisture-sensing devices and rain sensors shall be used on larger projects (50,000 plus square feet of landscaped area) to minimize or eliminate overwatering.

6.    The irrigation system shall deliver water efficiently and uniformly and shall be appropriate to the needs of the plant materials.

7.    Watering shall be scheduled at times of minimal wind conflict and evaporation loss.

8.    Sprinkler heads shall have matched precipitation rates within each valve zone.

9.    Check valves are required where elevation differential may cause low head drainage.

10.    Sprinkler heads located within 12 inches of a walkway or parking area shall be pop-up type.

11.    The irrigation system will be equipped with an automatic rain shut-off device.

F.    Landscape lighting. The use of landscape lighting to highlight the unique design features and surrounding landscape design may be approved by the Board of Architectural Review, in accordance with the following standards:

1.    The lighting will illuminate a landscape feature that is unique to the particular project due to the use of materials, colors, or design characteristics which are not commonly found within the CA zone.

2.    The landscape lighting proposal will enhance the design of a project and is not solely used as an attention-getting device.

3.    Highlighting fixtures shall be located on the adjacent ground. These fixtures are to be arranged such that they are not generally visible from the public right-of-way.

4.    Highlighting fixtures shall be located and designed in such a manner that the actual lamp and reflector are shielded or louvered so that it is not seen from a normal public viewing area. It is especially important in areas where there is considerable vehicle and pedestrian traffic that direct glare be avoided.

G.    Landscape maintenance criteria. The following maintenance criteria shall apply to all site landscaping and irrigation:

1.    Landscaping.

a.    The developer, his successor and/or subsequent owners and their agents shall be responsible for continued landscape maintenance.

b.    Plant material that exhibits evidence of insect pests, disease, and/or damage shall be appropriately treated, and dead plants promptly removed and replaced within the next planting season. All landscaping will be subject to periodic inspection by City personnel as designated by the Zoning Administrator.

c.    Regular maintenance shall include aerating and de-thatching lawn areas; adding/replenishing mulch, fertilizer, and soil amendments; and mowing, pruning, trimming, and watering all landscaped areas. In addition, the landscaping shall regularly be kept free of weeds and debris.

d.    Plants shall be pruned in accordance with professional trimming standards to maintain their intended shapes and sizes, and to ensure the health of the specimen and the safety of the public. “Topping” is not permitted because it causes severe injury to trees. Any trees that are topped shall be removed and replaced with a specimen one size larger than what is specified on the approved plans.

e.    Plants shall be pruned to avoid blocking walks, passageways, visibility areas and sight distance views for vehicular traffic.

f.    Shrubs and vines used for screening trash enclosures and service areas shall be pruned to maximize screening while allowing access to the storage/service areas.

g.    All fences and walls that have been incorporated into an approved landscaping plan shall regularly be maintained in an attractive and safe manner.

h.    Shrubs, trees, and vines for screening adjacent properties shall be kept pruned so they do not interfere with pedestrian traffic and do not encroach excessively onto the adjacent property.

i.    Trees shall be watered deeply to promote deeper rooting and shall be fertilized as required by sound horticultural practices.

j.    Tree guys and stake ties shall be inspected and adjusted periodically, and removed when necessary, to ensure that they are adequately surrounding the tree without girdling trunks or branches.

k.    Trees selected shall grow to maturity without impacts to sidewalks, curbs, and other public improvements.

l.    Any required plant material that dies after installation shall be replaced within 30 calendar days of plant death with the same size and species of plant material shown on the approved plan. Required plant material that dies after three years or more after installation, or is not maintained in accordance with the maintenance criteria, shall be replaced with a gallon or box size specimen one size larger than what is specified on the approved plans (shrubs: one-gallon, five-gallon, 15-gallon; trees: 15-gallon, 24-inch box, 30-inch box, 36-inch box, 42-inch box, 48-inch box).

m.    Dead plants shall be replaced with those materials specified in the original approval, damaged branches shall be removed, and overgrown areas shall be thinned by the selective removal of excessive growth.

n.    Required landscaped areas including those installed and dedicated by the City shall not be reduced in area or planting.

2.    Irrigation systems.

a.    Water waste resulting from inefficient landscape irrigation leading to excessive runoff, low head drainage, overspray, and other similar conditions where water flows onto adjacent property, nonirrigated areas, public right-of-way, walks, roadways, or structures is prohibited.

b.    The irrigation system will be checked, as part of scheduled maintenance, to prevent overspray outside of the desired planting area, especially water that wets adjacent hard surfaces (e.g., patios, sidewalks, and streets).

c.    The irrigation system will be checked, as part of scheduled maintenance, to prevent runoff. If runoff occurs, then the water application rate will be reduced so it is not greater than the infiltration rate of the soil.

d.    Regular maintenance shall include checking, adjusting, and repairing irrigation equipment, resetting automatic controllers, and watering all landscaped areas after maintenance is performed in order to verify proper working condition.

3.    Enforcement. Should landscaping not be installed, maintained and replaced as specified in the maintenance criteria, the owner and his agent or agents shall be considered in violation of the terms of the Building or Occupancy Permit. The Zoning Administrator is empowered to enforce the requirements of the CA zone standards Chapter 17.80 (Enforcement and Penalties).

A.    Purpose. The purpose of this section is to provide regulations for the screening and buffering of service bays, outdoor storage, trash enclosures, equipment, and parking areas, and provide regulations for the location, height, and materials for fences, walls, and gates. The intent of these regulations is to ensure that service and storage areas are screened from public view by limiting the appearance of unsightly and unrestricted clutter.

B.    Screening requirements. Screening means the provision of a minimum six-foot-tall vertical buffer designed to diffuse glare, noise, and negative visual impacts. Screening shall be provided consistent with the following standards:

1.    Screening materials may include a combination of plant materials, earth berms, raised planters, solid decorative masonry walls, and other screening devices approved by the Board of Architectural Review.

2.    Masonry walls shall be architecturally treated on both sides.

3.    Wall design, materials, and colors shall be compatible with the primary structure on the site.

4.    Plant materials shall be incorporated with the fence and wall structures with a height or length of six feet and greater and shall provide full coverage within three years. The plant materials specified shall reach a minimum height and/or spread at maturity of at least six feet.

5.    Whenever required screening is located adjacent to parking areas or driveways, the required landscaping shall be protected by concrete curbing at least six inches high and six inches wide.

6.    The method of screening shall be architecturally compatible with other site development in terms of colors, materials, and architectural style.

7.    Ground-mounted mechanical equipment (e.g., air conditioning, heating, ventilation ducts and exhaust, water heaters), loading docks, service yards, waste and storage areas, and utility services shall be screened from public view from abutting public streets and rights-of-way.

C.    Outdoor storage and work yards. Outdoor storage and work areas shall comply with the following provisions. For the purposes of this section, auto work area means the area used for storage of automobiles waiting for service or repair:

1.    Outside uses shall have a solid sight-obscuring wall not less than six feet, or more than eight feet, in height.

2.    If necessary, the wall shall include sight-obscuring gates.

3.    The wall and gate(s) shall be maintained to conform to the screening requirements.

4.    Site operations in conjunction with the outdoor uses, including the loading and unloading of materials and equipment, shall be conducted entirely within a walled area.

D.    Fences, walls, and gates. Fences, walls, and gates shall comply with the following provisions:

1.    Prohibited materials. The following materials are prohibited unless approved by the Zoning Administrator for special security needs or as required by a City, state, or federal law or regulation:

a.    Barbed wire, barbed wire or broken glass on fences, or electrified wire fence.

b.    Razor or concertina wire.

c.    Chain link fencing, unless vinyl coated chain link.

d.    Other materials designed to inflict injury.

2.    Fences, walls, and gates shall comply with the following standards in addition to those in Section 17.30.020 (Fences, Walls, Hedges, and Screening). When in conflict with Section 17.30.020, these standards shall prevail.

a.    Solid fences, walls, and/or gates greater than four feet in height shall not be used to define or separate property boundaries. Masonry walls shall be architecturally treated on both sides.

b.    Solid, decorative fences and walls may be used to meet the screening requirements outlined in Subsection B of this section.

c.    Combination fences, walls, and gates shall not exceed eight feet in height, and where located within 20 feet of any access drive entering a public or private street used for vehicular access, shall not exceed three feet in height.

(1)    An open fence is permitted on top of a solid fence; provided, that the solid fence and open fence do not each exceed four feet in height and the total height does not exceed eight feet.

(2)    Open fence shall mean a fence that has at least 50 percent of the vertical surface area of each six-foot section open to the passage of light and air.

d.    Fences, walls, and/or gates located within the traffic safety visibility areas shall not exceed three feet in height, unless approved by the Zoning Administrator in consultation with the Public Works Director.

e.    The exterior appearance of fences, walls, and gates shall be ornamental.

f.    Rolling gates are only permitted to be located across driveways, aisles, or other vehicular use areas if approved by the Zoning Administrator in consultation with the Public Works Director.

g.    Swinging gates are not permitted within vehicular use areas.

A.    Purpose. The requirements of this section are intended to provide for illumination requirements, which are important for the safety and security of the business, pedestrian and motorist. The quality of the lighting needs to be maintained throughout the CA zone and reinforced through the consistent use, height, spacing, color, and type of fixture used within the zone. The principal design objectives of this section are to promote quality lighting design, energy conservation and prevent glare of light spillover onto adjacent properties.

B.    Definitions. For purposes of this chapter, the following words and phrases shall have the meanings respectively ascribed to them:

1.    Foot-candle. A unit of illumination produced on a surface, all points of which are one foot from a uniform point of one candle.

2.    Full shielding. A technique or method of construction which causes all light emitted from an outdoor light fixture to be projected below an imaginary horizontal plane passing through the lowest point on the fixtures from which light is emitted.

3.    Glare. Light emitting from a luminaire with intensity great enough to reduce a viewer’s ability to see and, in extreme cases, causing momentary blindness.

4.    Light pollution. Artificial light which causes a detrimental effect on the environment, astronomical research or enjoyment of the night sky or causes undesirable glare or unnecessary illumination of adjacent property.

5.    Light trespass. The shining of light produced by a luminaire beyond the boundaries of the property on which it is located.

6.    Luminaire. A complete lighting unit consisting of a light source and all necessary mechanical, electrical, and decorative parts. The pole, post, or bracket is not considered a part of the luminaire.

7.    Shielding. A technique or method of construction which causes light emitted from an outdoor light fixture to be projected below an imaginary horizontal plane passing through the fixtures.

C.    Photometric study required. All applications which include new outdoor lighting, or amendments to an existing lighting plan, shall be required to submit a photometric study. The study must include the impacts of the City street lights located in public rights-of-way adjacent to the subject property.

D.    Prohibited lights. The following types of lighting are prohibited:

1.    Search lights.

2.    Blinking lights.

3.    Chasing lights.

4.    Stroboscopic lights.

5.    Intermittent lights (other than motion detector lights).

6.    Rotary beacons.

7.    Lights with halogen and mercury vapor sources.

8.    Exposed string lighting, except that exposed string lighting is permitted subject to the following provisions:

a.    Seasonal exposed string lighting shall be permitted without a permit during the period between Thanksgiving and New Year’s Day. Lights are to be removed by January 8th of each year.

b.    String lights shall not exceed 200 linear feet prior to installation.

c.    String lights shall not include any prohibited light types.

E.    Lighting design and installation.

1.    Fixture design features.

a.    All outdoor light fixtures are subject to the Backlighting, Uplighting and Glare (BUG) limitations of the California Energy Code (CALGreen 5.106.8) prior to the issuance of an electrical permit.

b.    All outdoor lighting shall feature “full shielding” designs to control and reduce light spillover and glare beyond the parcel boundaries.

c.    Lighting fixtures/lamps shall be the most energy efficient available and shall comply with the standards in Title 24 of the California Code of Regulations (California Building Standards Code). Fixture types that could comply with these standards include, but are not limited to, fluorescent, compact fluorescent, high pressure sodium, low pressure sodium, metal halide, or LED.

2.    Fixture orientation.

a.    Light fixtures shall be parallel to the final grade and installed so that no direct light will shine beyond the subject property.

b.    Exterior light sources shall be controlled and/or shielded downward so not create glare or be directly visible beyond the limits of the parcel.

3.    Fixture location.

a.    Parking lot and display area lighting.

(1)    Parking lot and display area lighting is necessary for traffic and pedestrian safety and protection against theft and vandalism. Parking and display area lighting design shall provide for the safe movement of both vehicles and pedestrians.

b.    Building-mounted fixtures.

(1)    The proposed fixture type shall be in scale with the building elevation on which it is to be installed.

(2)    When installed to illuminate a second-story entry eave, balcony, or outside stairway or door, the installation height shall be no higher than eight feet above the finished floor elevation of the second story.

c.    Architectural lighting. The use of architectural lighting to highlight the unique features of a building may be approved by the Board of Architectural Review in accordance with the following standards:

(1)    The lighting will illuminate an architectural feature that is unique to the particular project due to the use of materials, colors, or design characteristics which are not commonly found within the CA zone.

(2)    The architectural lighting proposal will enhance the design of a project and is not solely used as an attraction-seeking device.

(3)    Highlighting fixtures shall be located either on the building or on adjacent ground. These fixtures are to be arranged such that they are not generally visible from the public right-of-way.

(4)    Highlighting fixtures shall be located and designed in such a manner that the actual lamp and reflector are shielded or louvered so that it is not seen from a normal public viewing area. It is especially important in areas where there is considerable vehicle and pedestrian traffic and direct glare be avoided.

d.    Freestanding light fixture height.

(1)    Allowable heights of light fixtures shall be measured from finished grade to the bottom of the light-emitting surface.

(2)    Pole mounted fixtures shall not exceed 26 feet in height as measured from the finished grade, adjacent to the base of concrete pedestal (limited to a maximum height of two feet) on which the light pole is located, to bottom of the light emitting surface.

(3)    Concrete light fixture pedestals located within the vehicle display area shall not exceed two feet by two feet.

F.    Levels of illumination. Outdoor lighting illuminations shall be designed to illuminate at the minimum level necessary for safety and security, and to avoid the harsh contrasts in lighting levels between the project site and adjacent properties. Lighting shall not be of a high intensity so as to cause a traffic hazard, be used as an advertising element, or adversely affect adjacent properties. Illumination standards are as follows:

1.    The average level of illuminance for the display areas shall not exceed an average of 50 foot-candles with a maximum level of 65 foot-candles.

2.    The average level of illuminance for lighting within service areas shall not exceed an average of five foot-candles with a maximum level of 10 foot-candles.

G.    Energy conservation. The regulation of outdoor light fixtures can result in conservation of electrical energy and thus reduce the use of fossil fuel. Light fixtures shall be subject to the following standards:

1.    Fixtures shall have good optical control to distribute light in the most effective and efficient manner.

2.    Fixtures shall use the minimum amount of light necessary for display and security purposes.

3.    Fixtures shall have full cut-off, down-lit fixtures.

4.    Energizing light fixtures only when necessary by means of automatic timing devices.

5.    Preservation of night skies: Comply with City’s General Plan policies. The sky is an important aspect of our environment, and it is necessary for the City to regulate the use of outdoor light fixtures to minimize light pollution, which has a detrimental effect on the environment, astronomical research, amateur astronomy, enjoyment of the night sky, and causes unnecessary illumination of adjacent properties.

H.    Security lighting.

1.    Security lighting shall be provided and shall be limited to the following: all on-site pedestrian walkway lighting, a maximum one-third of the parking lot lights, lights over all building entries, and motion detector lights.

2.    Motion detector lights.

a.    Once activated, motion detector lights shall be limited to an illumination period of not more than five minutes.

b.    Motion detector lights shall not be disabled to allow for continuous illumination.

I.    Automatic timing devices. Timing devices enhance the flexibility of the design by providing the right amount of light at the right time. Turning lights off in noncritical areas will eliminate nuisance light on adjacent areas at night. Controls can adjust lighting levels based on the level of activity at different times during the evening. The energy savings achieved by incorporating lighting controls can be much more effective in saving energy than the selection of the light source.

1.    Parking lot lights shall be equipped with a photocell so they automatically turn on at dusk.

2.    All outdoor light fixtures shall be turned off no later than 11:00 p.m. or one-half hour after close of business, whichever is earlier. The exception to this standard shall be for one-third of the parking lot lights, which, for security purposes, shall be reduced to less than half the illumination level used during business hours.

J.    Monitoring. The City may decide to restrict lighting to a level less than that specified in the approved photometric plans if it is determined that the lighting levels of individual dealership, in combination with surrounding City-installed lighting, has the potential for creating traffic hazards and/or is not consistent with the intent of the CA zone lighting standards.

This chapter lists the land uses that may be allowed within the special purpose zones established by Section 17.06.020 (Zoning Map and Zones), determines the type of planning permit/approval required for each use, and provides basic standards for site layout and building size.

The purposes of the individual special purpose zones and the manner in which they are applied are as follows:

A.    OSR (Open Space – Recreation) zone. The OSR zone is applied to land in public ownership that is either used or intended for community recreational purposes, and areas of important aesthetic, historical, or public health and safety significance. Appropriate uses include park, recreational, and cultural facilities. The OSR zone implements and is consistent with the Parks and Open Space (POS), and Recreational Commercial (RC) land use designations of the General Plan.

B.    OSC (Open Space – Conservation) zone. The OSC zone is applied to properties that have been designated for the preservation of natural and scenic resources. Development is limited to structures that support the habitat and open space features being conserved. The OSC zone is consistent with and implements the Habitat Management (HM) land use designation of the General Plan.

C.    PI (Public/Institutional) zone. The PI zone is applied to the sites of existing and proposed public buildings and facilities, utility facilities, and similar and related facilities. The PI zone implements and is consistent with the Public/Institutional (PI) land use designation of the General Plan.

D.    M (Military) zone. The M zone is applied to areas that remain under the jurisdiction and ownership of the United States government for ongoing military activities within the former Fort Ord boundary. Allowable uses include military housing, schools, day care centers, meeting facilities, reserve unit training, exchange retail activities, and motor pool activities. The M zone implements and is consistent with the Military (M) land use designation of the General Plan.

A.    General permit requirements. Table 2-7 identifies the uses of land allowed by this Zoning Ordinance in each special purpose zone, and the planning permit required to establish each use, in compliance with Section 17.10.030 (Permitted Land Uses and Planning Permit Requirements).

B.    Requirements for certain specific land uses. Where the last column in Table 2-7 (“Specific Use Regulations”) includes a section number, the referenced section may affect whether the use requires a Zoning Clearance, Minor Use Permit, or Use Permit, and/or may establish other requirements and standards applicable to the use.

Notes:

(1)    See Article 7 for land use definitions.

The minimum area and dimensions for new parcels in the special purpose zones shall be determined by the City through the subdivision process.

Subdivisions, new land uses and structures, and alterations to existing land uses and structures shall be designed, constructed, and/or established in compliance with the following standards and any requirements established by the City through the Use Permit process, capital improvements programming process, or leasing of public property, as applicable, in addition to the applicable development standards (e.g., landscaping, parking and loading, etc.) in Article 3.

A.    OSR zone standards. Proposed development and new land uses within the OSR zone shall be consistent with the Parks, Recreation and Open Space Element of the General Plan. Structures and uses which do not require a Use Permit approval shall require Zoning Clearance approval by the Zoning Administrator.

B.    OSC zone standards. Proposed development and new land uses within the OSC zone shall comply with the habitat management plan and the HMP implementing/management agreement of the Fort Ord Reuse Plan and standards established through Use Permit approval.

C.    PI zone standards. Proposed development and new land uses within the PI zone shall comply with the requirements of the OSR zone in Subsection A of this section.

D.    M zone standards. Standards for development proposed within the M zone shall be determined by the Department of the Army until the property is released to the nonmilitary sector for private development. Subsequent to Department of the Army release of the property to the nonmilitary sector for private development, proposed development and new land uses shall comply with the following standards, and all other applicable provisions of this Zoning Ordinance (e.g., Article 3 – Site Planning, Design, and Operational Standards):

1.    Setbacks. Proposed structures shall be set back a minimum of 30 feet from each property line, and shall be screened with landscaping, incorporating plant materials native to the region, to minimize the visual impact from adjoining properties.

2    Height limit. No structure shall exceed a maximum height of 32 feet.

3.    Ancillary and supporting uses. Office uses and retail sales activities shall be directly related and incidental or providing support to commercial recreational use.

St. Seraphim’s Russian Orthodox Church, located in Laguna Grande Regional Park, shall be considered a conforming use for the duration of its useful life.

The purpose of this chapter is to incorporate by reference adopted specific plans within the City of Seaside. Under California law, cities may adopt specific plans to develop policies, programs, regulations and guidelines to implement the jurisdiction’s adopted general plan. A specific plan effectively establishes a link between implementing policies of the General Plan and the individual development proposals in a defined area and may augment or replace development standards and regulations in place for the jurisdiction at large.

The provisions of adopted specific plans apply to proposed land uses and development projects within the boundaries of each specific plan area, in addition to other applicable requirements of this Zoning Ordinance not covered by an adopted specific plan. If there is a discrepancy between an adopted specific plan and the Zoning Ordinance, the specific plan shall take precedence.

A.    Purpose and intent. The West Broadway Urban Village Specific Plan was adopted by the City on January 21, 2010, to facilitate a pedestrian-friendly Urban Village concept that offers a mix of market-rate and affordable for-sale and rental residences with ground-floor retail and commercial uses. Over time, the West Broadway Urban Village Specific Plan Area will become the City’s new downtown, strengthening the Seaside community by developing a strong urban core.

B.    Applicability. All land use policies, development standards and design guidelines, and infrastructure improvements applicable to proposed land uses and development projects within the West Broadway Urban Village Specific Plan Area may be found in the adopted West Broadway Urban Village Specific Plan, available at Seaside City Hall, on the City’s website, or by contacting Planning Division staff directly. Cannabis medical and adult usage dispensaries shall be permitted land uses in this Specific Plan Area subject to obtaining a Conditional Use Permit in accordance with Chapter 17.60.

C.    Specific Plan Area. The West Broadway Urban Village Specific Plan Area is located in the southwest portion of the City, immediately south of the Seaside Auto Mall. Figure 2-7 shows the boundaries of the Specific Plan Area, encompassing approximately 40 acres. The Plan Area includes Broadway Avenue between Fremont Boulevard and Del Monte Boulevard, and portions of Del Monte Boulevard, Palm Avenue, and Canyon Del Rey Boulevard. The Plan Area is approximately bounded by Olympic Avenue, Elm Avenue, Imperial Street, Canyon Del Rey Boulevard, and Harcourt Avenue. (Ord. 1046 § 1(B), 2018)

A.    Purpose and intent. The Projects at Main Gate Specific Plan was adopted by the City on July 15, 2010, to reuse a key portion of the former Fort Ord for regional commercial use, consistent with the General Plan and Base Reuse Plan. As adopted, the specific plan intends to provide a destination hotel, spa and conference facility to expand tourism and hospitality services in Seaside. Design objectives include an open-air retail environment with distinct districts, connections to state park land, pedestrian-scale architecture, and incorporation of energy-wise technology.

B.    Applicability. All land use policies, development standards and design guidelines, and infrastructure improvements applicable to proposed land uses and development project within the Projects at Main Gate Specific Plan Area may be found in the adopted Projects at Main Gate Specific Plan, available at the City of Seaside City Hall, on the City’s website, or by contacting Planning Division staff directly.

C.    Specific Plan Area. The Projects at Main Gate Specific Plan Area is located at the north “gateway” to the City on approximately 56 acres at the northwest corner of Lightfighter Drive and 2nd Avenue. Figure 2-8 shows the boundaries of the Specific Plan Area. The area is surrounded by Caltrans right-of-way, Highway 1 and state park land along the Pacific Ocean to the west, vacant land, deteriorating military barracks and Monterey County offices to the north; 2nd Avenue and recreational facilities of CSUMB to the east; and Lightfighter Drive and lands within the City of Seaside planned for mixed uses to the south.

The provisions of this chapter regulate development and new land uses in the overlay zones established by Section 17.06.020 (Zoning Map and Zones), and guide development within the overlay zones through standards that apply to proposed development in addition to the standards and regulations of the primary zone, where important site, environmental, safety, compatibility, or design issues require particular attention in project planning.

The provisions of this chapter apply to proposed land uses and development in addition to all other applicable requirements of this Zoning Ordinance. Any perceived conflict between the provisions of this chapter and any other provision of this Zoning Ordinance shall be resolved in compliance with Chapter 17.04 (Interpretation of Code Provisions).

A.    Mapping of overlay zones. The applicability of any overlay zone to a specific site is shown by the overlay Zoning Map symbol established by Section 17.06.020 (Zoning Map and Zones), being appended as a suffix to the symbol for the primary zone on the Zoning Map. The overlay zones are applied to property through the rezoning process (Chapter 17.74).

B.    Allowed land uses, permit requirements, development standards. Except as may be otherwise provided by this chapter for a specific overlay zone:

1.    Any land use normally allowed in the primary zone by this article may be allowed within an overlay zone, subject to any additional requirements of the overlay zone;

2.    Development and new land uses within a overlay zone shall obtain the zoning approvals required by this article for the primary zone; and

3.    Development and new land uses within an overlay zone shall comply with all applicable development standards of the primary zone, and all other applicable provisions of this Zoning Ordinance (e.g., Article 3 – Site Planning, Design, and Operational Standards).

A.    Purpose. The purpose of this section is to identify lands within the former Fort Ord Military Installation that have been designated for the possible removal of ordnance and additional cleanup of hazardous materials.

B.    Applicability. The Ordnance Remediation Overlay Zone shall apply to all lands located on the former Fort Ord Military Installation that are listed on the map identified as Exhibit “A” of Ordinance No. 924 and which said map is further referenced in Section 15.34.010. (Ord. 1025 § 7, 2015)

A.    Purpose. This section provides enhanced design standards and development limitations to protect the viewshed of Highway 1.

B.    Applicability. The H1 overlay is applied to areas of the Fort Ord lands identified by the General Plan that are within 500 feet of the Highway 1 right-of-way, or the edge of the Highway 1 viewshed, whichever is greater.

C.    Development standards. Proposed development and new land uses shall comply with the following standards, in addition to the requirements of the primary zone:

1.    Highway 1 setback requirements. All development shall be set back a minimum of 100 feet from the eastern edge of Highway 1. The setback area shall be reserved solely for:

a.    Landscaping to provide a visual and/or sound buffer from Highway 1, and which emphasizes Monterey cypress and other locally prominent trees to reinforce the regional landscaping of the Monterey Peninsula; and

b.    Existing public infrastructure and improvements; and

c.    Environmental enhancement elements in compliance with the General Plan, Fort Ord lands, including habitat restoration, landscaping, water recharge and stormwater detention and/or retention features.

2.    Landscaping requirements. Proposed development shall provide substantial landscaping, incorporating regional plant materials, to minimize the visual impact of development on Highway 1 scenic views. Landscaping shall be suitable for the climate, soils and ecological characteristics of the area.

3.    View protection. Proposed structures shall be designed and located to:

a.    Not block public views of the Monterey Bay from scenic road turnouts or public vista points; and

b.    To the greatest extent feasible, fit the natural topography and features of the site (including streams and mature trees) with minimal grading, cutting or filling.

4.    Building design.

a.    The exteriors of structures shall be of natural looking materials and colors selected to blend with the surrounding vegetation and topography.

b.    Architecture of structures shall emphasize traditional and classic Monterey Peninsula architectural style including Mission, Craftsman, and Mediterranean.

5.    Alternative transportation. Development projects within the zone shall incorporate:

a.    Recreational bicycle trails in general conformance with the proposed bicycle network shown in the General Plan, Fort Ord lands, Circulation Element; and

b.    Pedestrian systems, in the form of sidewalks and/or trails, which are designed to create links to adjacent uses.

D.    Design standards. Proposed structures and signs within the H1 overlay shall also comply with all applicable provisions of the Fort Ord Reuse Authority Highway 1 Design Corridor Design Guidelines.

A.    Purpose. This section provides zoning designation where an emergency shelter can be permitted without a discretionary permit.

B.    Applicability. The Emergency Shelter Overlay is applied to areas of Census Tract 137.

C.    Development standards. Proposed development standards for an emergency shelter that is permitted within the Emergency Shelter Overlay Zone is listed under Section 17.52.100.D. (Ord. 1048 § 1(2), 2018)

A.    Purpose. The purpose of this chapter is to provide consistent development guidelines for lands designated visitor-serving in the City of Seaside General Plan, Fort Ord lands, Land Use Element, to promote development of hotel and resort uses, along with associated commercial recreation uses such as golf courses and recreation-oriented residential uses.

B.    Area of jurisdiction. The regulations in this chapter are applicable to lands designated visitor-serving in the City of Seaside General Plan, Fort Ord lands, land use concept, Polygon 22.

C.    Other zoning regulations. Where not in conflict with the regulations in this chapter, the regulations of the Seaside Zoning Code shall apply to development within this district.

D.    Principal permitted uses.

1.    Hotels;

2.    Conference centers;

3.    Restaurants;

4.    Golf courses.

E.    Accessory buildings, structures and uses. Any use, building or structure which is appurtenant and incidental to a permitted use within the zone district shall conform to the provisions of Section 17.52.220 – Residential Accessory Buildings, Structures and Uses.

F.    Conditional uses. The following uses are subject to approval of a Conditional Use Permit pursuant to the procedures in Section 17.62.070:

1.    Residential uses;

2.    Timeshare uses, as defined in Section 17.52.260;

3.    Employee housing.

G.    Use determination. Any other use determined by the Zoning Administrator to be of the same general character as the foregoing uses, which is consistent with the City of Seaside General Plan, Fort Ord lands and which will not impair the present or potential use of adjacent properties may be allowed subject to the approval of a Conditional Use Permit.

H.    District regulations. The following regulations shall control development in the V-FO district:

1.    Where not in conflict with this chapter, the property development standards listed in this section for commercial and transient occupancy uses development in the V-FO district shall be (a) consistent with the standards described in Chapter 17.14 (Commercial Zones); or (b) as determined by the City pursuant to its approval of a planned unit development under Section 17.62.050 for the following development standards: (1) minimum lot area, (2) minimum lot width, (3) minimum front and rear yard setbacks, (4) minimum side yard setbacks, (5) maximum lot coverage, (6) off-street parking, (7) signs, (8) landscaping and screening, and (9) minimum floor area.

2.    Total number of hotel rooms and timeshare units permitted within Polygon 22 shall not exceed 800.

3.    Hotel rooms shall be distributed in several buildings to reduce the scale of the project and the visual intrusion into the Highway 1 Scenic Corridor.

4.    Development within the district shall provide substantial landscaping, incorporating regional plant material, to minimize the visual impact of development on Highway 1 scenic views.

5.    All development within the district which is located within 500 feet of the Highway 1 right-of-way or the edge of the Highway 1 viewshed shall conform to the regulations of the Highway 1 Special Overlay Design District, Section 17.22.040.

6.    Building height shall not exceed the mature landscape height of the trees in the golf course area.

7.    Structures shall be integrated into the existing topography and landscaped setting so as to minimize grading and tree removal.

8.    Where not in conflict with this chapter, the property development standards for residential uses shall be those applicable in the RS-8 (Single-Family Residential) zoning district.

9.    The average overall density for residential uses, exclusive of golf course and commercial areas, shall not exceed 10 dwelling units per acre.