The South Laguna Village Commercial Area is intended to serve
the commercial needs of local residents, with an emphasis on resident-serving
retail. Office uses on the second floor and street-level retail uses
are encouraged. Building design should be pedestrian-friendly with
parking not visible from Coast Highway. The regulations of this zone
are intended to enhance a pedestrian-scale of development and preserve
the existing, eclectic character of the South Laguna Village commercial
area.
(Ord. 1492 § 1, 2009)
Buildings, structures and land shall be used, and buildings
and structures shall hereafter be erected, designed, structurally
altered or enlarged only for the following purposes, conducted entirely
within an enclosed building unless otherwise noted:
(A)
Art gallery or studio;
(B)
Banks, savings and loan;
(C)
Bakery;
(D)
Barber shop, beauty salon, day spa and nail salon;
(E)
Bookstore;
(F)
Clothing, shoes, retail sales;
(G)
Drug store, pharmacy;
(H)
Florists and flower stands;
(I)
Furniture and antique sales;
(J)
Handicraft or hobby shop;
(K)
Jewelry store;
(L)
Music and record store;
(M)
Musical instrument, sales, supplies, repair;
(N)
Office uses, including business and professional, medical and dental
office or clinic, or financial office, except for conversion from
ground-floor retail;
(O)
Paper reproduction or copy shop;
(P)
Packaging and/or postal services;
(Q)
Pet grooming and supplies, excluding overnight boarding;
(R)
Photographers, photo processing and photographic galleries;
(S)
Plant nursery;
(T)
Retail supply stores, including but not limited to yardage, hardware,
art supplies, kitchen and bath goods, etc., with no open storage of
materials or equipment;
(U)
Specialty food store;
(V)
Trade services: custom dressmaking, shoe repair, tailor, clock repair,
electric appliance repair, etc.
(Ord. 1492 § 1, 2009)
The following uses may be permitted subject to the granting of a conditional use permit as provided in Section 25.05.030. The existing balance of resident-serving uses in the same vicinity and zone shall be a consideration when reviewing conditional use permit applications.
(A)
Café, restaurant, delicatessen and tea room, with outdoor
seating, serving of alcoholic beverages, and/or entertainment only
as authorized under the conditional use permit (drive-in restaurants
are not permitted);
(B)
Market or grocery store, or mini-market;
(C)
Dry cleaning/laundry facilities;
(D)
Office uses, when a conversion of ground-floor retail space is proposed;
(E)
Residential uses (excluding time shares) as an integral part of commercial
development, but limited to not more than fifty percent of the gross
floor area;
(F)
Veterinary clinic, including overnight boarding for care;
(G)
Outdoor display of merchandise;
(H)
Liquor sales;
(J)
Philanthropic and charitable institutions;
(K)
Automobile service stations;
(L)
Health clubs;
(N)
Extended care facility;
(O)
Residential care facility, general subject to: (1) no outdoor smoking,
(2) fire and building code inspection and compliance, (3) one thousand
feet separation from any other general residential care facility,
and (4) being an integral part of commercial development, but limited
to not more than fifty percent of the gross floor area;
(P)
Residential care facility, small unlicensed subject to: (1) no outdoor
smoking, (2) fire and building code inspection and compliance, (3)
maximum occupancy of six persons, and (4) being an integral part of
commercial development, but limited to not more than fifty percent
of the gross floor area;
(Q)
Residential care facility, small licensed, subject to: (1) no outdoor
smoking, (2) fire and building code inspection and compliance, (3)
maximum occupancy of six persons, and (4) being an integral part of
commercial development, but limited to not more than fifty percent
of the gross floor area; and
(R)
Residential housing, special needs as an integral part of commercial
development, but not limited to not more than fifty percent of the
gross floor area; and
(S)
Other uses the planning commission deems, after conducting a public
hearing, to be similar to and no more obnoxious or detrimental to
the public, health, safety and welfare of the neighborhood than any
use listed above.
(Ord. 1492 § 1, 2009; Ord. 1550 § 18, 2011; Ord. 1575 § 18, 2013)
The following property development standards shall apply to
all land and structures in this zone.
(A)
Lot Area and Dimension Standards. Parcels shall not be further subdivided
for development purposes or otherwise reduced in size.
(B)
Yard Area, Building Setback, Open Space and Coverage Standards for
Nonresidential and/or Mixed Uses.
(2)
Front Yards. A front yard open space equal to five feet times the
lot frontage shall be provided and maintained on each lot.
(a)
Said open space shall be used for landscaping, pedestrian access
or similar pedestrian facilities, accessible to the general public.
Said open space may be used for open-air seating areas to serve adjacent
interior restaurant uses. The dimension parallel to the front lot
line must exceed the dimension perpendicular to the front lot line.
(b)
Opaque walls shall be limited to three feet if erected within said
open space.
(3)
Side Yards. No requirement, except where a building on the adjacent
lot maintains a side yard setback, an abutting side yard of not less
than three feet shall be provided, with no ground floor architectural
projections allowed in such side yard. In the case where the side
lot line abuts a different zone, the side yard shall be at least equal
to the minimum required for that zone; if the side lot line abuts
a street or alley, the setback shall be a minimum of five feet.
(4)
Rear Yards. No requirement, unless the rear lot line abuts a different
zone, street or alley, in which case the rear yard setback shall be
a minimum of five feet.
(5)
Open Space Requirements. Open space shall equal twenty-five percent of the nonresidential gross floor area, exclusive of parking and driveways, which area may be used for the purposes outlined in subsection (B)(2) of this section. This open space is in addition to that required for residential uses and in conformance with the standards outlined in Section 25.50.010.
(6)
Space Between Buildings. No requirement, except as required by design
review.
(D)
Parapets. Parapet walls shall not be permitted, unless the design
review board determines that use of a parapet wall(s) would not reduce
the compatibility of the project with the site and adjacent properties
or the parapet wall(s) is found to be necessary to screen roof-mounted
equipment.
(E)
Design Review. All buildings, structures and improvements are subject to design review as provided in Section 25.05.040.
(F)
Building Height Standards.
(1)
No building or structure in this zone shall have a height greater
than the following:
|
Rear Lot Line Above Street
(slope in percent)
|
Maximum Height Permitted Above Rear Lot Line
(in feet)
|
|---|---|
|
0 to 5
|
22 ft.
|
|
5+ to 10
|
17 ft.
|
|
Over 10
|
12 ft.
|
|
Through Lot
(slope in percent)
|
Height Permitted Above Upper Curb Elevation
|
|---|---|
|
Or
|
|
|
Rear Lot Line Below Street
(slope in percent)
|
Maximum Height Permitted Above Curb Elevation
(in feet)
|
|---|---|
|
0 to 5
|
27 ft.
|
|
5+ to 10
|
25 ft.
|
|
Over 10
|
20 ft.
|
(2)
Building height shall be limited to two stories, not to exceed the
above height limits or twenty-two feet, excluding roof, as measured
from the curb, whichever is more restrictive. No point of the building
elevation height shall exceed thirty feet as measured from natural
or finished grade, whichever is more restrictive. These building heights
represent the maximum permitted and may be reduced as determined appropriate
by the design review board.
(3)
Refer to Chapter 25.51 for other standards related to building height. The provisions of Section 25.50.004(D) pertaining to additional building setbacks shall apply only to the rear setback.
(G)
Parking Garage Setbacks, Entrances and Standards. The provisions of Chapter 25.52 shall apply. Parking lots and any portion of a parking garage structure built at or above the exterior natural or finish grade elevation, whichever is lower, shall adhere to the yard setbacks specified in this zone. Parking garage floor levels built below the exterior natural or finish grade elevation, whichever is lower, may be built to the property lines provided a landscape/hardscape plan is provided and approved by the design review authority addressing the above grade areas within the required above grade setbacks. Subterranean parking garage levels shall be designed to accommodate the growth of street trees. Notwithstanding the above language, no subterranean parking garage level(s) shall be allowed within the required bluff top setback area.
Parking garage accessways or entrances shall be designed to
diminish their impacts by minimizing their size and architecturally
integrating amenities, such as gates, landscaping and special paving,
and their placement shall maximize pedestrian safety.
See the provisions of Chapter 25.52 for additional parking requirements.
Incentives. The city council may approve a conditional use permit, upon recommendation by the planning commission, to reduce the parking standards required under Chapter 25.52 in accordance with the incentives provision in such chapter. Additionally, the parking standards may be reduced in accordance with the following conditions:
(1)
The proposed use is a sidewalk café having outdoor seating
that is available to the general public, as well as restaurant customers,
and contributes positively to the local pedestrian environment. The
parking reduction may be granted on a temporary, seasonal or permanent
basis and shall be limited to a maximum of five parking spaces; or
(2)
The proposed use is a restaurant that primarily serves the needs
of the local residents and contributes positively to the character
of the South Laguna Village commercial area. The parking reduction
for this type of use shall be limited to a maximum of three parking
spaces; or
(3)
The proposed use is a beauty salon or barber shop that is determined
to primarily serve the needs of the local residents. The parking reduction
shall be limited to a maximum of one parking space.
(I)
Access from Streets. For lots which possess frontage on Coast Highway
and another street, the design review board may require secondary
or sole access to be provided from the secondary street as determined
appropriate for proper circulation.
(J)
Signs. The provisions of Chapter 25.54 shall apply, except as modified herein.
(1)
Window signs, which means any sign that is placed upon, within or
behind a window, fewer than three feet from such window and which
is visible from the exterior of the window, shall be limited to a
maximum of ten percent of the window area, up to a maximum of five
square feet and three window signs per site.
(2)
Individual logos (company symbol or trademark) on any exterior commercial
sign shall be limited in size, as determined by the planning commission.
(K)
Loading Space. Loading spaces shall be provided as required by the
design review board.
(L)
Trash and Outdoor Storage Areas. Areas for trash or outdoor storage
shall be provided. Such areas shall be enclosed and architecturally
screened in such a manner as to conceal all trash or stored material
from public view and shall be subject to approval by the design review
board.
(Ord. 1489 § 5, 2008; Ord. 1492 § 1, 2009; Ord. 1524 § 6, 2010)
The South Laguna Village commercial zone is located in close
proximity to residential areas; commercial properties frequently share
a functional and/or visual relationship with residential properties.
It is therefore necessary for special attention to be placed on the
compatible design and orientation of development in the South Laguna
Village commercial zone. The following performance standards shall
be used for the purpose of evaluating the development proposals in
this zone. The standards are general in nature and are to be applied
on a site-specific basis. They are intended to serve as a guide for
achieving proper design and to supplement other design criteria used
by the design review board.
(A)
New development shall be designed to be compatible with nearby residential
areas. This shall involve preservation of the character and integrity
of residential areas and maintaining an appropriate visual and functional
interrelationship between residential and commercial uses. Potentially
intrusive design elements such as traffic circulation and light and
glare shall be designed to avoid interference with the residential
environment.
(B)
The height, scale, mass and bulk of buildings shall not be overbearing
in relation to nearby residential structures. Height, scale, mass
and bulk shall also be a function of their proximity to residential
structures, with buildings in close proximity made to adhere to a
similar scale of development. Potential view impediments shall also
be considered.
(C)
The first floor of buildings should be located at the grade of the
adjacent Coast Highway public sidewalk, and the building frontage
on Coast Highway should be utilized for retail uses.
(D)
All parking facilities, including surface parking, tuck-under parking
or parking structures, must be designed to maintain a pedestrian-friendly
streetscape through screening, minimizing size, integrating the opening
with the overall architecture, and using aesthetic amenities such
as gates, landscaping and special paving.
(E)
Architectural styles and features shall be compatible with and complimentary
to nearby residential structures to the extent commercial and residential
structures share a visual relationship. All architectural planning
and design should maintain and/or enhance the diverse architectural
character of the South Laguna Village commercial zone. Rooflines shall
be compatible with the historic character of the surrounding area.
Gabled roofs are encouraged.
(F)
Landscaping shall be utilized and designed to help make commercial
development more compatible with nearby residential areas to the extent
practicable. Clustered, informal planting schemes are encouraged to
reflect a natural, unstructured theme. Landscape themes should include
diversity in height, form, texture and color of plant material as
well as a mixture of container sizes for particular plant types to
achieve an informal theme. Existing landscape that enhances the scenic
character of the zone should be preserved.
(G)
Commercial signage shall be designed so as not to interfere with
residential areas. This shall involve the lighting, location, orientation
and size of signs.
(H)
Every use shall operate in such a manner as to not be objectionable
to adjacent residential neighborhoods.
(Ord. 1492 § 1, 2009)
Provide streetscape improvements on both sides of the street,
including street trees, median improvements and plantings, lighting,
benches and related improvements, with reference to the Landscape
and Scenic Highways Resource Document or as approved in the Streetscape
Capital Improvement Program.
(Ord. 1492 § 1, 2009)
Pursuant to Chapter 25.53 regarding access and improvement requirements, fifty feet of right-of-way from the Coast Highway centerline shall be dedicated to the city to provide for sidewalk and other street improvements.
 |
(Ord. 1492 § 1, 2009)
