Part 7C — R-T(C) SUBDISTRICT C – BEACH COMMERCIAL

The purpose of the R-T(C) Subdistrict is to establish standards for development of residential uses mixed with neighborhood commercial, motel, and regional tourist commercial use. These standards are designed both to improve existing uses and encourage new developments in a manner that maintains a harmonious balance between residential and regional commercial uses. New development including residential units or uses within the zone, is encouraged to incorporate uses for active frontage along the site frontage. It is the intent of this

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

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

c. Any third story element of residential or support development shall be stepped back from the two story element by at least fifteen feet, from the property lines at the streets.

d. Building design shall be encouraged to include significant building modulation and

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zoning that preservation of La Bahia be conducted in accordance with the measures described in the certified Final Environmental Impact Report for the Beach and South of Laurel Comprehensive Area Plan.

(Ord. 2022-19 § 17, 2022; Ord. 2000-18 § 7 (part), 2000: Ord. 93-21 § 2, 1993: Ord. 85-05 § 1 (part), 1985).

1. The following uses are allowed, subject to a design permit for new construction per Section 24.08.410 and other 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. Further refinement of uses within these 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. Food and beverage stores (except liquor stores) (240);

b. Eating and drinking establishments without alcohol sales and subject to the live entertainment regulations in Chapter 24.12, Part 2 (280);

c. Low-barrier navigation centers, subject to the requirements of Section 24.12.165. Residential Uses.

d. Flexible density unit (FDU) housing as part of a mixed-use project;

e. Mixed residential and commercial developments when multiple family units are located either in the same lot or above a first floor of commercial uses, subject to the R-T(A) District regulations (830);

f. Multiple dwellings, townhouse dwelling groups and condominiums when ground-floor units are designed as live-work units consistent with Section 24.12.185(13) and subject to the R-T(A) District regulations (830);

g. One or two multiple-family units when located above the first floor of permitted com-

mercial uses with no additional parking required (820);

h. Small and large family daycare homes in residential units (no design permit required unless otherwise required under Section 24.08.410);

i. Single-room occupancy (SRO) housing (860);

j. Single-family residences if lot size does not allow multifamily development, with no live-work or active frontage requirement (800);

k. Supportive and transitional housing in one or two units when located above the first floor of permitted commercial uses with no additional parking required;

l. Accessory dwelling units subject to the provisions of Chapter 24.16, Part 2, except accessory dwelling units are not subject to approval of a design permit;

m. Junior accessory dwelling units on a parcel with an approved residential use that does not include a building containing two or more units other than accessory dwelling units, subject to the provisions of Chapter 24.16, Part 2, except junior accessory dwelling units are not subject to approval of a design permit.

Commercial Uses.

n. Motel, hotel, and bed-and-breakfast inn uses subject to annual business license review (300);

o. Off-site parking fewer than five spaces (930);

p. Wireless telecommunications facilities, subject to the regulations in Chapter 24.12, Part 15, requiring no public hearing.

2. Accessory 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 24.10.620.

(Ord. 2025-15 § 18, 2025; Ord. 2024-24 § 11, 2025; Ord. 2022-19 § 17, 2022; Ord. 2016-11 § 27, 2016: Ord. 2005-30 § 2 (part), 2005: Ord. 2000-18 § 7 (part), 2000: Ord. 96-39 § 9, 1996: Ord. 93-21 § 3, 1993).

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1. The following uses require an administrative use permit and may also require a design permit per Section 24.08.410 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) Acting/art/music/dance studios/schools (610);

(b) Apparel and accessory stores (250);

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

(d) Convenience stores, subject to alcohol regulations in Chapter 24.12, Part 12 (240B);

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

(f) Educational facilities (public/private) (510);

(g) General merchandise stores (drug and department stores) (230);

(h) Government and public agencies (530);

(i) Home furnishings (270);

(j) Liquor stores, subject to alcohol regulations in Chapter 24.12, Part 12 (240B);

(k) Museum and art galleries (600);

(l) Professional offices associated with a visitor-serving use (400);

(m) Repairs, alterations, maintenance services to household items (except boat repair)(340);

(n) Specialty retail supply stores (290);

(o) Video rental (360B); Residential Uses.

(p) Supportive and transitional housing (three to nine units) subject to the R-T(A) District regulations;

Commercial Uses.

(q) Accessory buildings containing plumbing fixtures subject to provisions of Section 24.12.140;

(r) Churches (500);

(s) Developed parks (710);

(t) Undeveloped parks and open space (700);

(u) Temporary structures and uses;

(v) Sports and recreation facilities, without alcohol sales (720);

(w) Wireless telecommunications facilities, subject to the regulations in Chapter 24.12, Part 15 requiring a public hearing;

(x) Private property outdoor seating, subject to the requirements in Section 24.12.191.

2. The following uses require a special use permit and design 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 alcohol regulations in Chapter 24.12, Part 12 (280C);

(b) Fast-food restaurants subject to alcohol regulations in Chapter 24.12, Part 12 (280H);

(c) Financial, insurance, real estate offices (420);

(d) Fish/seafood wholesale sales (200F);

(e) Medical/health offices (410);

(f) Nightclubs/music halls, subject to live entertainment and alcohol regulations in Chapter 24.12, Part 12 (630);

(g) Personal services (except contractors’ yards and mortuaries) (310);

(h) Theaters (620); Residential Uses.

(i) Supportive and transitional housing, subject to the R-T(A) District regulations; Commercial Uses.

(j) Communication and information (550);

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(k) Marine facilities and related uses (560E);

(l) Related research facilities (400L);

(m) Related storage and warehousing (330);

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

(o) Professional offices (400), except as associated with a visitor-serving use;

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

(q) Utilities and resources (540). (Ord. 2024-12 § 1, 2024; Ord. 2022-19 § 17, 2022; Ord. 2022-02 § 2, 2022; Ord. 2016-11

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§ 28, 2016: Ord. 2005-30 § 2 (part), 2005: Ord. 2005-15 § 6, 2005: Ord. 2004-27 § 5, 2004: Ord. 2000-18 § 7 (part), 2000: Ord. 96-39 § 10, 1996: Ord. 96-08 § 1, 1996: Ord. 95-04 § 1, 1995: Ord. 93-21 § 4, 1993; Ord. 89-39 § 3, 1989; Ord. 88-60 § 12, 1988; Ord. 88-41 § 4, 1988; Ord. 88-26 § 1, 1988; Ord. 88-25 § 7, 1988; Ord. 87-22 § 1, 1987; Ord. 85-66 § 12, 1985: 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 poten-

tial 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 § 17, 2022; Ord. 2000-18 § 7 (part), 2000: Ord. 85-05 § 1 (part), 1985).

1. General.

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2. Other Requirements.

a. When located across a street from Subdistrict A, parking and loading facilities shall be at least ten feet distant from said property line, and buildings and structures at least fifteen feet from said property line.

b. The minimum distance between buildings shall be six feet or one foot of setback for each two feet of height of, or portions thereof, a structure, whichever is greater.

c. For any attached garage or carport fronting on a front or exterior side property line, the setback shall be twenty feet from said property line, to the entrance of the garage.

d. Other regulations which may be applicable to site design in this zone are set forth in General Site Design Standards, Part 2, Chapter 24.12.

e. Height.

e.1. Maximum Building Height. Uninhabitable 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.

e.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.

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

f.1. The design of all new structures shall 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.

f.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.

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

f.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.

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f.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.

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

g. Siting.

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

g.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.

g.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.

h. Accessibility.

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

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

i. Setbacks. Development on this site should be designed to encourage and support activities that 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.

j. Parking. j.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.

j.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.

j.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.

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

j.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.

• k. Landscaping.

k.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. Landscaping shall be maintained in an attractive condition.

k.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

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the frontages of Beach Street and Riverside Avenue.

l. 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.

3. New development including residential units or uses, with the exception of projects consisting of one hundred percent SRO units, shall incorporate either:

a. Uses for active frontage along a minimum of fifty percent of the length of the site frontage; or

b. Live-work units as defined in Section 24.12.185(13) along one hundred percent of the site frontage.

4. 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 § 17, 2022; Ord. 2015-11 §§ 10, 18, 2015; Ord. 2007-24 § 1, 2007: Ord. 200610 § 2, 2006: Ord. 2002-41 § 1, 2002: Ord. 2000-23 § 2, 2000: Ord. 2000-18 § 8 (part), 2000).

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 RTA and RTB 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 § 17, 2022; Ord. 2000-18 § 7 (part), 2000).