Part 9C — MU-OH MIXED-USE OCEAN STREET HIGH-DENSITY DISTRICT

• Editor’s Note: The provisions of this section do not apply to any land inside the Coastal Zone, and therefore have not been approved by the California Coastal Commission. These provisions are not approved for use within the Coastal Zone.

24-120.12

(Supp. No. xx – 9/22/2025)

24.10.831

To encourage high-quality neighborhoodand visitor-serving commercial development along Ocean Street and adjacent thoroughfares, particularly hotels and motels, while accommodating other multi-story commercial development in both exclusively commercial and medium-density mixed-use developments within larger buildings oriented toward Ocean Street and Broadway, and using building height and massing to create a sense of place, while promoting a vibrant and pedestrian oriented environment for residents, workers and visitors consistent with the Ocean Street Area Plan. This section of the Zoning Ordinance is also part of the Local Coastal Implementation Plan. Also refer to Section 24.12.185 and the Ocean Street Area Plan for design standards. (Ord. 2022-19 § 22, 2022).

This district allows a mix of residential and commercial uses within each proposed development, or exclusively commercial development. Each new development within the zone shall incorporate active commercial uses along the site frontage per requirements of Chapter 24.12.

The following uses are permitted outright if a design permit is obtained for new structures and environmental review is conducted in accordance with city and state guidelines. Design permits are not required for accessory structures and additions that are less than one hundred twenty square feet and less than fifteen feet in building height. (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.

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

2. Apparel and accessory stores (250);

   3. Communication and information (550);

3. Eating and drinking establishments

(except bars, fast food) subject to live entertainment and alcohol regulations of Chapter 24.12 (280);

5. Educational facilities (public/private)

(510);

6. Financial, insurance, real estate offices

(420);

7. Financial services (320);

8. Food and beverage stores (except liquor

and convenience stores) (240);

9. General retail merchandise (drug and department stores) (230);

10. Government and public agencies (530);

11. Hardware stores (indoor sales only) (220A);

12. Home furnishing stores (270);

13. Low-barrier navigation centers, subject to the requirements of Section 24.12.165;

14. Medical/health offices (except veterinarians and ambulance services) (410);

15. Museums and art galleries (600);

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

17. Professional/personal service (except contractors’ yards and mortuaries) (310);

18. Repairs, alterations and maintenance services for household items (except boat repair) (340);

19. Small preschool/childcare (twelve or fewer) (510A);

20. Specialty retail supply stores (290); except thrift stores (290m);

21. Theaters (620);

22. Thrift stores, consistent with the requirements of Section 24.12.146 (290m);

Residential Uses.

23. Community care facilities including daycare (except family daycare homes), foster home, and retirement home (six or fewer persons);

24. Flexible density units (FDU) housing; 25. Multiple dwellings, townhouse dwelling groups, and condominium projects in one or more structures (830, 840);

24-120.12a

(Supp. No. xx – 9/22/2025)

24.10.832

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

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

28. Accessory uses are principally permitted when they are a subordinate use to the principal use of the lot:

a. Home occupations subject to home occupation regulations as provided in Section 24.10.160;

b. Residential accessory uses and buildings customarily appurtenant to a permitted use, subject to the provisions of Section 24.12.140, Accessory buildings and structures;

29. Supportive and transitional housing;

30. Accessory dwelling units on parcels with an approved residential use, subject to the provisions of Chapter 24.16, Part 2; however, accessory dwelling units shall not be subject to approval of a design permit;

Commercial Uses.

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

32. Houses of worship/religious facilities (500);

33. Lodging (300);

34. Off-site public/private parking facilities, five or more spaces, when combined with another allowed use (930);

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

(Ord. 2025-14 § 11, 2025; Ord. 2022-19 § 22, 2022).

1. The following uses are subject to approval of an administrative use permit and may also require a design permit per Section 24.08.410:

Uses for Active Frontage.

a. Bakery, handicrafts or similar light manufacturing and assembly uses and wholesale trade associated with retail sales if floor area is less than seven thousand square feet and retail

sale or service area occupies at least thirty percent of the floor area, where retail sale or service occupies the building frontage;

b. Brewpubs and microbreweries, subject to alcohol regulations in Part 12 of Chapter 24.12;

c. Cannabis retail, subject to the commercial cannabis regulations, Part 14 of Chapter 24.12;

d. Tasting rooms, subject to alcohol regulations in Part 12 of Chapter 24.12;

e. Veterinarians (410A); Residential Uses.

f. Temporary structures and uses;

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

Commercial Uses.

h. 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);

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

j. Recycling collection facilities; k. Temporary commercial structures and

uses;

l. Utilities and resources (540);

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

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

2. The following uses are subject to approval of a special use permit and may also require a design permit per Section 24.08.410:

Uses for Active Frontage.

a. Bar and cocktail lounges subject to live entertainment and alcohol regulations of Chapter 24.12 (280C);

b. Convenience stores, subject to alcohol regulations in Part 12 of Chapter 24.12 (240B); c. Liquor stores, subject to alcohol regulations in Part 12 of Chapter 24.12;

24-120.12b

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24.10.834

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

e. Smoking lounges as defined in Section 24.22.748.2 and subject to siting criteria and performance standards in Chapter 5.54;

Residential Uses.

f. Community care facilities (seven or more persons) including daycare (except family daycare homes), nursing home, retirement home;

g. Dormitories, fraternity/sorority residence halls, boardinghouses;

h. Health facilities for inpatient and outpatient psychiatric care and treatment;

i. Social halls, lodges, fraternal organizations, and clubs, except those operated for a profit;

Commercial Uses.

j. Contractor/building (310E); k. Fabricated metal products (manufacturing) (150);

l. Fabricated wire products (manufacturing) (155A);

m. Food and beverage preparation (manufacturing) (100);

n. Furniture and fixtures (manufacturing) (120);

o. Hospitals (520);

p. Laboratory research experimentation, testing, software development;

q. Millwork, textile products, knit goods, woven fabrics, clothing (manufacturing) (105); r. Mortuaries (310I);

s. Motion picture production (manufacturing) (155E);

t. Rental services (360); u. Solar equipment (manufacturing) (155C);

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

w. Stone, clay, glass products (manufacturing) (140);

x. Storage and warehouse when connected with permitted use (330);

• y. Wholesale trade (nondurable goods)

• (200):

  • i. Bakery;

  • ii. Confectionery;

  • iii. Dairy;

  • iv. Health foods;

  • z. Wholesale trade (durable goods) (210):

  • i. Paper products and related (210E);

• ii. Special equipment (machine supply)

• (210F).

(Ord. 2025-14 § 12, 2025; Ord. 2024-12 § 7, 2024; Ord. 2022-19 § 22, 2022).

Any other use or service establishment determined by the zoning administrator to be of the same general character as the foregoing principal permitted uses, and which will not impair the present or potential use of adjacent properties, shall 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 § 22, 2022).

24.10.834 DISTRICT REGULATIONS. 1. General.

24-120.12c

(Supp. No. xx – 9/22/2025)

24.10.835

• Where a mixed-use district abuts a residential district, the setbacks for the first three stories shall be as listed, or as required for the adjacent residential district, whichever is greater. When mixed-use development is proposed, above three stories or thirty-five feet (whichever is less), a neighborhood transition plane at forty-five degrees shall apply per Section 24.12.185.

• ** 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 street.

2. Commercial uses are required with any new development proposal, and uses for active frontage must be incorporated on any Ocean

Street frontage. Development with a mix of residential and commercial development is encouraged, and residential-only development is not permitted.

3. Where mixed-use is proposed, residential and commercial uses may be mixed either horizontally on the same parcel, or vertically within the same structure. In all cases, uses for active frontage shall occupy any Ocean Street frontage to the dimensions required by Section 24.12.185.

4. Residential units shall not be located on any Ocean Street frontage, but may be located on the ground floor of mixed-use buildings, or on the ground floor of residential buildings on sites where a commercial or mixed-use building occupies the street frontage. Residential units can occupy up to fifty percent of the frontage on thoroughfares other than Ocean Street.

5. Other Requirements. Other regulations which may be applicable to site and building design in this zone are set forth in Chapter 24.12.

6. 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 § 22, 2022).

Off-street parking requirements must be fulfilled in accordance with the provisions of Chapter 24.12, Part 3, Off-Street Parking and Loading Facilities. Guest parking spaces required for the residential units may also be counted toward required commercial parking. (Ord. 2022-19 § 22, 2022).