Chapter 24.234

C-1A INTERMEDIATE COMMERCIAL ZONE

Sections:

• 24.234.010 Chapter Description.

• 24.234.020 Uses – Permitted.

• 24.234.030 Same – Subject to a Use Permit.

• 24.234.040 Same – Incidental.

The San Buenaventura Coastal Zoning Code is current through Ordinance 2024-005, passed June 4, 2024.

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• 24.234.050 Same – Special Provisions.

• 24.234.060 Standards – Density. 24.234.070 Same – Height. 24.234.080 Same – Yards. 24.234.090 Same – Setbacks. 24.234.100 Same – Accessory Structures.

• 24.234.110 Same – Attached Patio Covers.

• 24.234.120 Same – Other. 24.234.130 Density Review. 24.234.140 Nonconformance.

Chapter 24.234 establishes the C-1A Intermediate Commercial Zone, also known as the “C-1A” Zone, and prescribes use types and other regulations for this zone. Any applicable overlay zones described in chapters 24.300 through 24.399 may impose regulations in addition to those prescribed by this chapter for the C-1A zone. (Code 1971, § 15.234.010)

The following use types are permitted, subject to the provisions of this chapter:

1. Residential. Family Residential: Large Multi-Family

Family Residential: Mobile Home

Family Residential: Single Family

Family Residential: Small Multi-Family

Family Residential: Two Family

Residential Care

Residential Condominiums

2. General. Administrative, Business, and Professional Services

Animal Sales and Services: Grooming and Pet Stores

Animal Sales and Services: Veterinary

The San Buenaventura Coastal Zoning Code is current through Ordinance 2024-005, passed June 4, 2024.

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Automotive and Accessories: Automotive Rentals

Automotive and Accessories: Parking

Business and Professional Support

Community Meeting

Construction Sales and Services: Building Supply Stores

Cultural and Library Services

Day Care Centers

Dining Establishments: Ancillary Service

Dining Establishments: Full Service

Dining Establishments: Take Out

Drinking Establishments

Education Services: Commercial

Food and Beverage Retail Sales

Funeral and Interment Services

Government Services

Lodging Services: Bed and Breakfast Inns

Medical Services: Consulting

Medical Services: Mobile Equipment

Nursery Sales

Personal Services

Property Maintenance Services

Recreation Services: Amusement Centers

Recreation Services: Indoor Entertainment

Recreation Services: Indoor Sports and Recreation

Recreation Services: Public Parks and Playgrounds

The San Buenaventura Coastal Zoning Code is current through Ordinance 2024-005, passed June 4, 2024.

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Recycling Services: Consumer Recycling Collection Points

Repair Services

Retail Sales

Safety Services

Shopping Center: Small

3. Agricultural. None (Code 1971, § 15.234.020)

The following use types may be permitted, subject to the provisions of this chapter and further provided that a use permit is approved pursuant to chapter 24.520:

1. Residential. Group Residential

2. General. Auction Sales

Automotive and Accessories: Automotive Repairs, Systems

Automotive and Accessories: Automotive Sales, Retail

Automotive and Accessories: Cleaning

Automotive and Accessories: Gasoline Sales

Boating and Harbor Activities: Boat Sales and Services

Dining Establishments: Fast Service, Drive-Up

Education Services: General

Equipment Rentals, Sales, and Services: Light

Farmers’ Market, Certified

Group Care

Helicopter Landing Services

Lodging Services: Hotels and Motels

Recreation Services: Outdoor Entertainment

Recreation Services: Outdoor Sports and Recreation

The San Buenaventura Coastal Zoning Code is current through Ordinance 2024-005, passed June 4, 2024.

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Shopping Center: Large

Swap Meets

Transportation Services

Utility or Equipment Substations

3. Agricultural. None (Code 1971, § 15.234.030)

Incidental uses as defined in chapter 24.110 may be permitted. (Code 1971, § 15.234.040)

Uses listed in sections 24.234.020 through section 24.234.040 must also comply with the following special provisions:

1. Design Review. Design review approval must be obtained to the extent required by chapter 24.545.

2. Planned Development Permit. Approval of a planned development permit pursuant to chapter 24.525 is required for any construction of new structures, or additions or alterations to existing structures in conjunction with, or in any way related to the following use types:

   • a. Family Residential: Large Multi-Family; and

   • b. Residential Condominiums and for any Residential Condominium Conversion in the C-1A zone.

3. Temporary Uses. Temporary uses may be conducted in the C-1A zone only to the extent permitted by chapter 24.120.

4. Home Occupations. Home occupations may be conducted in the C-1A zone only to the extent permitted by chapter 24.125.

5. Factory-Built Homes. Factory-built homes may be used for residential purposes in the same manner as conventional site-built housing subject to the provisions of this chapter.

6. Group Care. All Group care uses must comply with the provisions of chapter 24.435.

7. Dining Establishments: Fast Service Drive-Up. All Dining Establishments: Fast Service, Drive-Up uses shall comply with the provisions of chapter 24.475.

8. Domestic Animals.

The San Buenaventura Coastal Zoning Code is current through Ordinance 2024-005, passed June 4, 2024.

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• a. Domestic animals, as defined in chapter 24.110, are permitted in the C-1A zone, provided that, no more than four adult animals over the age of four months are permitted per dwelling unit or establishment and, further provided that, no more than three adult dogs shall be permitted per dwelling unit or establishment.

• b. Notwithstanding paragraph (a) of this subsection 8, for uses conducted in the C-1A zone that are classified in the Family Residential: Mobile Home; Family Residential: Single Family; Family Residential: Two Family; and Residential Condominiums use types, up to six adult animals over the age of four months are permitted, provided that, no more than three adult dogs shall be permitted per dwelling unit.

9. Livestock Animals. Livestock animals are not permitted in the C-1A zone.

10. Wild Animals. Wild animals are not permitted in the C-1A zone.

11. Recycling Services: Consumer Recycling Collection Points. Uses classified in the Recycling Services: Consumer Recycling Collection Points use type must comply with the provisions of chapter 24.485.

12. Swap Meets. Uses classified within the Swap Meets use type may be conducted in the C-1A zone, provided that, all such uses must obtain a use permit pursuant to chapter 24.520, and further provided that, any such use may be conducted only for a maximum of 48 hours within any seven day consecutive period. (Code 1971, § 15.234.050)

For buildings and lots in the C-1A zone not used exclusively for residential purposes, there shall be no lot area, lot width, or lot coverage standards. For buildings or lots used exclusively for residential purposes, the lot area, lot width, and lot coverage standards for the R-3 zone, and the standards for minimum lot area per dwelling unit of the R-3-3 subzone, shall apply. (Code 1971, § 15.234.060)

A. Height Determination. The height of buildings and other structures in the C-1A zone shall be determined in accordance with section 24.405.040.

• B. Maximum Number of Stories. Buildings and other structures in the C-1A zone shall not exceed six stories.

C. Maximum Height. Regardless of the number of stories comprising a building or structure, no portion of a building or other structure in the C-1A zone shall exceed 75 feet in height except as provided in section 24.405.030. (Code 1971, § 15.234.070)

The San Buenaventura Coastal Zoning Code is current through Ordinance 2024-005, passed June 4, 2024.

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Fences, walls, or other uses of yards in the C-1A zone shall comply with the yard requirements contained in chapter 24.410. (Code 1971, § 15.234.080)

Buildings and other structures, not including fences or walls, on a lot in the C-1A zone shall comply with all the following setback requirements:

1. Front Setbacks. There shall be no front setback requirement in the C-1A zone, except as provided in this subsection 1:

   • a. Where the frontage of a lot not used exclusively for residential purposes is located partly in, or adjacent to, a residential zone, the front setback requirement for that residential zone shall apply.

   • b. Buildings and lots used exclusively for residential purposes shall comply with the front setback regulations of the R-3 zone.

2. Side Setbacks. There shall be no side setback requirement in the C-1A zone, except as provided in this subsection 2:

   • a. Where the side of a lot in the C-1A zone not used exclusively for residential purposes abuts any residential zone, there shall be a side setback of not less than ten percent of the width of the lot; except that such side setback shall not be less than three feet, and need not exceed five feet in width.

b. Buildings or lots used exclusively for residential purposes shall comply with the side setback regulations of the R-3 zone.

3. Rear Setbacks.

   • a. Each lot in the C-1A zone not used exclusively for residential purposes shall have a required rear setback of not less than 20 percent of the depth of the lot; except that such rear setback need not exceed 20 feet.

   • b. Buildings and lots in the C-1A zone used exclusively for residential purposes shall comply with the rear setback regulations of the R-3 zone. (Code 1971, § 15.234.090)

Accessory structures, as defined in chapter 24.110, shall only be allowed to the extent such accessory structures comply with subsections 1 through 4 of this section:

The San Buenaventura Coastal Zoning Code is current through Ordinance 2024-005, passed June 4, 2024.

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1. The portion of any accessory structures used for required parking (e.g., garage, carport), shall provide for adequate ingress and egress as determined by the city engineering division.

2. The portion of any accessory structure that contains a habitable room shall not be located closer than three feet to any lot line, regardless of the location of the accessory structure on the lot.

3. All accessory structures are subject to compliance with all Uniform Building Code requirements, including, but not limited to, separation between structures.

4. In addition to the applicable provisions of subsections 1 through 3 of this section, a detached accessory structure may be located in the required yard areas only to the extent allowed by this subsection 4 as follows:

• a. Detached accessory structures may be entirely or partially located in a required rear yard as long as these accessory structures do not occupy more than 50 percent of that required rear yard;

• b. Detached accessory structures may be partially or entirely located in the portion of the required side yard which overlaps the required rear yard;

c. Detached accessory structures may be partially or entirely located in one of the required front yards of a through lot, provided that, such accessory structure is set back from the nearest front lot line a distance of not less than ten percent of the depth of the lot, but need not exceed a setback of 25 feet, and at least five feet from any side lot line;

d. Where the average natural grade of a required front setback line is more than eight feet above the average established curb grade of the street upon which the lot abuts, a garage may be erected so as to extend into the required front yard or required side yard, but not so as to extend closer than five feet to any street property line; and

e. All detached accessory structures located in required yard areas shall not exceed one story in height and shall be no more than 14 feet in height. (Code 1971, § 15.234.100)

A patio cover attached to a dwelling unit may be located partially or entirely in a required rear yard subject to all of the following provisions:

1. Width of Covering. The width of such patio cover shall not exceed one-half of the width of the lot upon which it is located.

2. Location of Supports. Supports shall be a minimum of 12 feet from the rear lot line and a minimum of five feet from each of the side lot lines.

3. Overhang Allowable. Eave overhangs shall be a minimum of ten feet from the rear lot line and a minimum of three feet from each of the side lot lines.

The San Buenaventura Coastal Zoning Code is current through Ordinance 2024-005, passed June 4, 2024.

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4. Side Enclosure Prohibited. No enclosure of any kind shall be permitted on any nonattached side of such structure.

5. Coverage of Building Area Limited. The area of the attached patio cover combined with the area of all other buildings and structures on the lot shall not exceed the maximum lot coverage permitted in this chapter. (Code 1971, § 15.234.110)

The following development regulations and standards shall also apply within the C-1A zone:

1. Parking. Offstreet parking shall be provided for all uses as required by chapter 24.415, except as provided in this subsection 1.

For the seaward parking corridor, as defined in chapter 24.110, the number of offstreet parking spaces required for General use types shall be determined in accordance with this subsection as follows:

Use Type Parking Spaces Required

a Administrative, Business, and Professional One space for each 250 square feet of gross Services floor area.

Animal Sales and Services: Grooming and Pet Stores

Animal Sales and Services: Veterinary

Auction Sales

Automotive and Accessories: Automotive Repairs, System

Automotive and Accessories: Cleaning

Automotive and Accessories: Gasoline Sales

Business and Professional Support

Construction Sales and Services: Building Supply Stores

Cultural and Library Services

Dining Establishments: Ancillary Service

The San Buenaventura Coastal Zoning Code is current through Ordinance 2024-005, passed June 4, 2024.

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Parking Spaces Required

Use Type Parking Spaces Required Dining Establishments: Take Out Equipment Rentals, Sales, and Services: Light Food and Beverage Retail Sales Funeral and Interment Services Government Services Medical Services: Consulting Medical Services: Mobile Equipment Personal Services Property Maintenance Services Repair Services Retail Sales Safety Services Shopping Center: Large Shopping Center: Small Transportation Services b Automotive and Accessories: Automotive One space for each 250 square feet of gross Rentals floor area plus one space for each 1,000 square feet of outdoor sales, display or Automotive and Accessories: Auto Sales, storage area up to 5,000 square feet plus Retail one parking space for each 5,000 square feet of outdoor sales area, display, or storage Boating and Harbor Activities: Boat Sales and area thereafter. Services Nursery Sales c Community Meeting One space for each four fixed seats or each 96 inches, or fraction thereof, of the length of bench-type seats, or 28 gross square feet where no permanent seats are maintained, in any main meeting area, auditorium,

The San Buenaventura Coastal Zoning Code is current through Ordinance 2024-005, passed June 4, 2024.

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Use Type Parking Spaces Required meeting room, sanctuary or place of worship. d Day Care Centers One space for every group of 13 children plus one for each staff member on site at any one time. e Dining Establishments: Fast Service, Drive-Up One space for each 45 square feet of customer service area, plus one space for Dining Establishments: Full Service each 250 square feet of other gross floor area. Drinking Establishments f Educational Services: Commercial One space for each 150 gross square feet of floor area of classroom area plus one space for each 250 gross square feet of other floor area. g Educational Services: General Elementary Schools and Middle Schools: One space for each classroom plus one space for High Schools: Five spaces for each classroom each five fixed seats of any area utilized for plus one space for each five fixed seats of auditorium purposes or for each 35 gross any area utilized for auditorium purposes or square feet of seating area where there are for each 35 gross square feet of seating area no fixed seats in any area utilized for where there are no fixed seats in any area auditorium purposes. utilized for auditorium purposes.

Colleges: Seven spaces for each classroom plus one space for each five fixed seats of any area utilized for auditorium purposes or for each 35 gross square feet of seating area where there are no fixed seats in any area utilized for auditorium purposes. h Farmers’ Market, Certified A number of spaces as determined necessary by the decision-making authority Helicopter Landing Services to provide adequate vehicular access while minimizing adverse impacts on the Recreation Services: Outdoor Entertainment surrounding neighborhood. Recreation Services: Outdoor Sports and Recreation

The San Buenaventura Coastal Zoning Code is current through Ordinance 2024-005, passed June 4, 2024.

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Use Type

Parking Spaces Required

The San Buenaventura Coastal Zoning Code is current through Ordinance 2024-005, passed June 4, 2024.

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Use Type

Parking Spaces Required

n Utility or Equipment Substation

One space for each 250 square feet; provided that, no parking spaces are required for completely automated, unattended facilities.

o Automotive and Accessories: Parking Recycling Services: Consumer Recycling Collection Points

No additional parking spaces required.

2. Signs. All signs must comply with the provisions of chapter 24.420;

3. Coastal Development. All development within the CP Overlay Zone must comply with the provisions of chapter 24.310 and chapter 24.515;

4. Flood Plain Overlay Zones. All development within a designated Flood Plain (FP) Overlay Zone must comply with the provisions of chapter 24.320 and chapter 24.530;

5. Mobile Homes. Uses classified as Family Residential: Mobile Home use type must be located on a permanent foundation system and must comply with the following architectural standards:

   • a. Roofing and siding materials shall be non-reflective; and

   • b. Roofs shall have a minimum roof overhang of 16 inches.

6. Displays for Uses in the Automotive and Accessories Use Type Category. Outdoor display of merchandise in conjunction with uses classified within the Automotive and Accessories: Gasoline Sales use type may be permitted provided that all of the following standards are met.

• a. Lubricating Materials. Not more than one day’s supply of lubricating materials, computed on the basis of average daily sales, may be placed upon the pump island or within two feet of the pump island or primary building. All such lubricating materials must be displayed in appropriate racks.

b. Tire Display. Not more than two enclosed tire storage or display cabinets are permitted. In lieu of tire cabinets, not more than four individual new tires in appropriate open racks or stands may be displayed, provided that such racks or stands are located within two feet of the perimeter of the pump island or primary building.

c. Vending Machines. Vending machines, including but not limited to, soft drink dispensers or cigarette or candy vending machines, may be displayed within two feet of the perimeter of the primary building. Not more than four such machines are permitted.

7. Open Storage. Open storage in the front yard of any lot occupied by a use classified within a residential use type is prohibited. Open storage of materials and equipment for uses other than those classified within residential

The San Buenaventura Coastal Zoning Code is current through Ordinance 2024-005, passed June 4, 2024.

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use types, other than outdoor displays of merchandise conditionally allowed by subsection 6 of this section, shall only be permitted when incidental to the permitted use of an office, store, or other main commercial building and only if the following standards are met:

• a. Such storage shall be located on the rear one-half of the lot and shall be confined to an area not to exceed 3,000 square feet;

• b. No power-driven excavating or road-building equipment shall be stored on the lot;

• c. The storage area shall be completely enclosed by a solid wall or fence not less than six feet in height and which may include a solid gate; and

d. No materials or equipment shall be stored to a height greater than the height of the required fence or wall.

8. Outdoor Retail Activities.

   • a. Uses classified within general use types, other than those listed in paragraph (b) of this subsection 8, shall be conducted entirely within a completely enclosed building except as may be otherwise permitted pursuant to chapter 24.120 or by the terms or conditions of a use permit authorizing such uses.

   • b. The following general use types need not be conducted entirely within a completely enclosed building:

     1. Automotive and Accessories: Automotive Rentals

     2. Automotive and Accessories: Automotive Sales, Retail

     3. Automotive and Accessories: Cleaning

     4. Automotive and Accessories: Gasoline Sales

     5. Automotive and Accessories: Parking

     6. Boating and Harbor Activities: Boat Sales and Services

     7. Dining Establishments: Ancillary Service

     8. Dining Establishments: Fast Service, Drive-Up

     9. Dining Establishments: Full Service

     10. Farmers’ Market, Certified

     11. Helicopter Landing Services

     12. Medical Services: Mobile Equipment

     13. Nursery Sales

The San Buenaventura Coastal Zoning Code is current through Ordinance 2024-005, passed June 4, 2024.

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  14. Recreation Services: Outdoor Entertainment 

  15. Recreation Services: Outdoor Sports and Recreation 

  16. Recreation Services: Public Parks and Playgrounds 

  17. Recycling Services: Consumer Recycling Collection Points 

  18. Swap Meets 

  19. Utility or Equipment Substations 

9. Equipment Repair and Reconditioning. All new and used automobile, trailer, and boat sales, services, or repairs shall comply with the following standards:

   • a. All outdoor display areas related to such uses shall be entirely surfaced with concrete or asphaltic concrete.

   • b. No repair or reconditioning of automobiles, trailers, or boats shall be permitted unless conducted entirely within an enclosed building.

10. Vehicle Repair. No vehicles may be repaired on sites occupied by residential land uses unless all the following conditions are met:

• a. The vehicle under repair must be owned by the current resident of the property upon which the repairs are being made.

• b. Registration or proof of current ownership of the vehicle being repaired shall be available for inspection on the premises at all times while the vehicle is under repair.

• c. Vehicle repairs may be conducted only between the hours of 7:00 a.m. and 10:00 p.m.

• d. Repair of a particular vehicle shall be conducted and completed in no more than 30 days.

• e. Storage of any vehicle under repair, or storage of parts of a vehicle, upon a public street or alley or upon an unpaved yard area, other than a driveway, is prohibited.

• f. Body work on a vehicle is prohibited.

• g. Painting of a vehicle or any portion of a vehicle is prohibited. (Code 1971, § 15.234.120)

Prior to issuance of building permits, floor plans may be reviewed by the director to determine that density standards will not be exceeded. In order to preclude or lessen the possibility that density standards will be exceeded, or that unlawful density increases will occur in the future, no more than one kitchen shall be allowed

The San Buenaventura Coastal Zoning Code is current through Ordinance 2024-005, passed June 4, 2024.

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per dwelling unit. In the density review process, additional changes may be required in the placement of exterior doors, windows, stairways, hallways, utility connections, or other fixtures or architectural features when determined by the director to be necessary or desirable to preclude or lessen the likelihood of unlawful density increases. (Code 1971, § 15.234.130)

All nonconforming uses, nonconforming structures, and nonconforming lots are subject to the provisions of chapter 24.465. (Code 1971, § 15.234.140)