Part 12 — C-B BEACH COMMERCIAL DISTRICT

To provide for commercial uses which are primarily coastal-dependent in nature and which serve tourists and visitors to the Santa Cruz coastal recreational areas. Also, to provide commodities and services to residents of such areas. The C-B District shall be applied only in areas designated in the General Plan and the Local Coastal Program. This section of the Zoning Ordinance is also part of the Local Coastal Implementation Plan.

(Ord. 2022-19 § 24, 2022; Ord. 2000-18 § 11 (part), 2000: Ord. 94-33 § 37, 1994: Ord. 93-21 § 7, 1993: Ord. 85-05 § 1 (part), 1985).

1. The following uses are allowed outright, subject to other applicable requirements of the municipal code (numerical references at the end of these categories reflect the general use classifications listed in the city’s land use codes. Subcategories of uses within these use categories can be found in the land use codes, but they are not intended to be an exhaustive list of potential uses):

Uses for Active Frontage.

a. Acting/art/music/dance schools and studios (610);

b. Apparel and accessory stores (250);

c. Eating and drinking establishments (except fast-food restaurants), subject to live entertainment and alcohol regulations of Chapter 24.12 (280);

d. Food and beverage stores (except convenience/liquor stores) (240);

e. General merchandise (drug and department stores) (230);

• f. Handicraft shops and workshops;

• g. Low-barrier navigation centers, subject

• to the requirements of Section 24.12.165;

  • h. Museums and art galleries (600);

• i. Personal/professional services (except

• contractors’ yards and mortuaries) (310);

j. Specialty retail supply stores (290);

k. Thrift stores consistent with the requirements of Section 24.12.146 (290m); Residential Uses.

l. One or two multiple-family units when located above the first floor with no additional parking required (830);

m. Small and large family daycare homes in residential units;

n. Mixed residential and commercial development involving permitted or administrative uses on the ground floor and multiple dwellings or condominiums either on the same lot or above the first floor, subject to the minimum land area (net) per dwelling unit of the R- M District (830);

o. Accessory dwelling units on parcels with an approved residential use, subject to the provisions of Chapter 24.16, Part 2;

Commercial Uses.

p. Financial, insurance, real estate offices above first floor (420);

• q. Lodging (300);

• r. Marine facilities (560E);

s. Mechanical contrivances for amusement purposes, such as Ferris wheels and roller coasters, south and east of Beach Street only;

t. Off-site public/private parking facilities, five or fewer spaces (930);

u. Professional offices above first floor

(400);

v. Sports and recreation facilities, subject to alcohol regulations in Part 12 of Chapter 24.12 (720);

w. Theaters (620);

• x. Video rental (650);

24-120.12r

(Supp. No. xx – 9/22/2025)

24.10.1130

y. Wireless telecommunications facilities, subject to the regulations in Part 15 of Chapter 24.12 requiring no public hearing. (Ord. 2025-15 § 27, 2025; Ord. 2024-17 § 24, 2024; Ord. 2022-19 § 24, 2022; Ord. 2005-30 § 10, 2005: Ord. 2000-18 § 11 (part), 2000: Ord. 97-17 § 5, 1997: Ord. 96-39 § 18, 1996: Ord. 95-04 § 6, 1995: Ord. 93-21 § 7, 1993; Ord. 88-26 § 10, 1988: Ord. 85-05 § 1 (part), 1985).

g. Community organizations, associations, clubs and meeting halls (570);

• h. Churches (500);

• i. Financial services (320);

• j. Government and public agencies (530);

k. Liquor stores, subject to alcohol regulations in Part 12 of Chapter 24.12;

• l. Parks and open spaces (700);

m. Repairs, alterations, maintenance services for household items (340);

n. Temporary structures and uses;

Other uses and buildings customarily appurtenant to a permitted use, subject to the provisions of Section 24.12.140, Accessory buildings and structures, and Section 24.10.1130.

(Ord. 2022-19 § 24, 2022; Ord. 2000-18 § 11 (part), 2000: Ord. 93-21 § 7, 1993; Ord. 88-60 § 2, 1988: Ord. 85-05 § 1 (part), 1985).

1. The following uses require an administrative use permit and are subject to other applicable requirements of the municipal code (numerical references at the end of these categories reflect the general use classifications listed in the city’s land use codes. Subcategories of uses within these use categories can be found in the land use codes, but they are not intended to be an exhaustive list of potential uses):

Uses for Active Frontage.

a. Convenience store, subject to alcohol regulations in Part 12 of Chapter 24.12 (240B); b. Educational facilities (public/private)

(510);

• c. Fish/seafood/wholesale (200F);

• d. Home furnishings (270B);

e. Professional offices associated with a visitor-serving use; Commercial Uses.

f. Accessory buildings containing plumbing fixtures subject to the provisions of Section 24.12.140;

o. Wireless telecommunications facilities, subject to the regulations in Part 15 of Chapter 24.12 requiring a public hearing;

p. Private property outdoor seating, subject to the requirements in Section 24.12.191.

2. The following uses require a special use permit and are subject to other applicable requirements of the municipal code (numerical references at the end of these categories reflect the general use classifications listed in the city’s land use codes. Subcategories of uses within these use categories can be found in the land use codes, but they are not intended to be an exhaustive list of potential uses):

Uses for Active Frontage.

a. Bars/taverns, subject to live entertainment and alcohol regulations of Chapter 24.12;

b. Fast-food restaurants or drive-in eating facilities subject to performance standards in Section 24.12.290 and subject to live entertainment and alcohol regulations of Chapter 24.12 (280H);

c. Nightclubs/music halls, subject to live entertainment and alcohol regulations of Chapter 24.12 (630);

Residential Uses.

d. Group quarters (850); Commercial Uses.

e. Off-site public/private parking facilities, five or more spaces (930);

f. Refreshment stands and vehicles, when located on private property, in locations clearly incidental and adjacent to beach, park, camp-

24-120.12s

(Supp. No. xx – 9/22/2025)

24.10.1140

grounds, or other major recreational and tourist facilities or activities.

(Ord. 2025-15 § 28, 2025; Ord. 2024-12 § 12, 2024; Ord. 2022-19 § 24, 2022; Ord. 2005-30 § 11, 2005: Ord. 2005-15 § 12, 2005: Ord. 2004-27 § 9, 2004: Ord. 2002-02 § 1 (part), 2002: Ord. 2000-23 § 1, 2000: Ord. 2000-18 § 11 (part), 2000: Ord. 97-17 § 6, 1997: Ord. 96-39 § 19, 1996: Ord. 95-04 § 7, 1995: Ord. 93-21 § 7, 1993; Ord. 89-21 § 5, 1989; Ord. 8860 § 23, 1988; Ord. 88-26 § 11, 1988; Ord. 8722 § 6, 1987; Ord. 86-12 § 3, 1986: Ord. 85-05 § 1 (part), 1985).

Any other use or service establishment determined by the zoning administrator to be of the same general character as the foregoing uses, and which will not impair the present or potential use of adjacent properties, may be permitted. If the zoning administrator determines that the proposed use is more in character with the conditional uses for this zone, then a use permit shall be required and processed pursuant to Part 1, Chapter 24.08, Use Permits. The decision as to whether the use determination requires an administrative use permit or a special use permit shall be based on the use category that is most similar to the proposed use as determined by the zoning administrator.

(Ord. 2022-19 § 24, 2022; Ord. 2000-18 § 11 (part), 2000: Ord. 93-21 § 7, 1993: Ord. 85-05 § 1 (part), 1985).

1. General.

1. Except where abutting an R-District, then not less than the minimum yard required for the adjacent yard in the said R-District.

2. Except where special street setback requirements for designated streets apply, then the setback shall not be less than the minimum setback listed in Section 24.12.115 for affected streets.

2. Other Requirements.

a. All uses shall be conducted wholly within a completely enclosed building, except for parking facilities, or other outdoor uses when appropriately screened and as approved by the zoning administrator.

3. The following regulations are applicable to site design in the CB Zone north of Beach Street as set forth in General Site Design Standards, Part 2, Chapter 24.12, and the following: a. Height.

a.1. Maximum Building Height. Maximum building height shall be thirty-six feet. Unin-

24-120.12t

(Supp. No. xx – 9/22/2025)

24.10.1150

habitable mechanical penthouses shall be limited to ten percent of the roof area and will be permitted an additional ten-foot height allowance; provided, that they are set back from the face of the building by a minimum of twenty feet so as not to be visible by pedestrians.

• Architectural elements such as bell towers, spires, turrets, cupolas, chimneys, dormers, flag poles, etc., are limited to fifteen percent of the roof area and may extend ten feet above the height limitation, subject to design permit review.

a.2. Minimum Building Height. Not less than two stories, of which the first floor retail, restaurant and entertainment uses must have a minimum floor-to-floor height of fifteen feet.

b. Design. All development must be in compliance with adopted design guidelines. Regulations which may be applicable to site

24-120.12u

(Supp. No. xx – 9/22/2025)

THIS PAGE INTENTIONALLY LEFT BLANK

==> picture [481 x 651] intentionally omitted <==

24-120.12v/120.12x

(Supp. No. xx – 9/22/2025)

24.10.1150

design in this zone are set forth in General Site Design Standards, Part 2, Chapter 24.12 and the Design Guidelines of the Beach and South of Laurel Comprehensive Area Plan.

b.1. The design of all new structures be based upon Spanish Colonial Revival architecture as well as Mission Revival and Mediterranean architecture as described in the design guidelines. Fantasy Victorian is encouraged for recreational and entertainment development.

b.2. Buildings shall be designed with stucco walls, courtyards, arches, towers, balconies, wood doors and windows, or appropriate materials that emulate the scale, proportions and look of wood, decorative iron and tile details or other features typical of Spanish Colonial Revival style.

b.3. Building forms shall suggest thick masonry reminiscent of Spanish Colonial Revival architecture and incorporate features such as recessed doors and windows.

b.4. Building walls shall be stucco and colored white, off-white or very light value, warmtoned hues. Multiple color combinations may be used, provided they are subtle and consist of a limited number of colors. Variations in shade or tone can be used to articulate architectural features.

b.5. Roofs shall be hipped terra cotta tile roofs or flat roofs completely surrounded by a parapet. This parapet shall incorporate curvilinear decorative shapes and moldings.

b.6. Flat-roofed buildings shall incorporate porches, window overhangs, trellises, wall and opening articulation or other features to avoid a bare-box appearance.

c. Siting.

c.1. Development shall be designed to create plazas and pedestrian spaces featuring amenities such as shade, benches, outdoor dining, fountains, gardens and performance spaces.

c.2. All storefronts, theater entries, and hotel lobbies shall be located along streets, plazas, courtyards, or sidewalks in order to create visual interest to the pedestrian.

c.3. Building facades shall be articulated with wall offsets, recesses, openings, ornamentation, and appropriate colors and materials to add texture and detail to the streetscape.

d. Accessibility. d.1. All retail uses must be directly accessible from a sidewalk, plaza, courtyard or other public open spaces.

d.2. Access must be aesthetically integrated within the development.

e. Setbacks. Development on this site should be designed to encourage and support activities which unify both sides of Beach Street. For that reason, development shall be required to build to the property line adjacent to Beach Street. Significant planter boxes and other narrowscape concepts should be used to soften this edge but provide active pedestrian access.

f. Parking. f.1. Surface or structured parking may be constructed if the parking is visually screened and/or separated from the street by commercial development of at least fifty feet in depth.

f.2. Parking structure exteriors shall maintain the same high-quality architectural design and construction standards as all other commercial buildings.

• The large scale and mass of parking structures shall be alleviated through wall offsets, pilasters, arched openings and other distinctive design elements.

• • Decorative elements such as cornices, balustrades, finish materials, colors and lighting shall be used to add interest and integrate the structures within the design character of the area.

f.3. Parking shall not be the dominant visual element of the site. Existing and/or expanded surface parking which is visible from the street or other areas exposed to public view must be screened and softened by landscaping, low screen wall or a combination of these elements.

f.4. Surface lots must be planted with trees to reduce heat and glare, that include at least fifteen percent of the surface area to provide

24-120.12y

(Supp. No. xx – 11/21/2024)

24.10.1160

visual relief from broad expanses of paving. Shade trees shall be planted around the perimeter and within the lot.

f.5. Off-site parking may be permitted within this subdistrict if:

• The city establishes a parking district for the area, the district develops a suitable parking facility, and the development pays an in-lieu parking fee; or

• The development identifies and develops a suitable permanent parking facility; or

• The development secures and provides evidence of a long-term lease from a suitable permanent parking facility.

• g. Landscaping.

g.1. Interior courtyards and passages are encouraged and shall be planted with colorful perennial and annual plant species. A combination of trees, shrubs and groundcovers shall be used to frame, soften and embellish the quality of the development, to screen undesirable views and to define development boundaries. All landscaping shall be maintained in an attractive condition.

g.2. Permanent containers for flowering plants, such as window boxes and planters, are encouraged for use in limited space areas, at entries and in courtyards and plazas, and along the frontages of Beach Street and Riverside Avenue.

h. Transit. All development proposals within the RTC shall:

• Discourage employee automotive use by instituting one or more of the following: carpooling requirements, transit subsidies, employee shuttle service, and/or

• Provide a contribution and/or cost-sharing for shuttle and/or parking such as on the depot site.

4. New development including residential units or uses within the zone shall incorporate uses for active frontage along the site frontage. 5. All new development adjacent to a “CON – Neighborhood Conservation District” Overlay Zone shall comply with Section

24.10.4060 standards for new construction on sites abutting overlay district boundaries, to ensure compatibility with the established district.

(Ord. 2022-19 § 24, 2022; Ord. 2007-24 § 5, 2007: Ord. 2006-10 § 5, 2006: Ord. 2000-18 § 11 (part), 2000: Ord. 93-21 § 7, 1993: Ord. 85-05 § 1 (part), 1985).

In addition to required use and design permit findings, any development permit must also meet the following findings. The proposed project:

1. Can be coordinated with existing and proposed development of the surrounding areas, and, if appropriate, particularly addressing the issue of transition to the adjacent R- T(C) and R-T(E) neighborhoods; and

2. Shall provide the amenity level of the development, the quality of architecture, and the landscaping to meet the requirements listed above;

3. Shall be found to contribute to the overall economic health, vitality and general mix of uses in the beach area by providing diverse retail and merchandising for the area. (Ord. 2022-19 § 24, 2022; Ord. 2000-18 § 11 (part), 2000).