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, street-level retail uses, and single- and multi-family residential as part of mixed-use sites 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; Ord. 1712, 3/11/2025)
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.;
(W) 
Residential uses, subject to the following:
1. 
It shall be designed as part of a mixed-use commercial site and satisfy one of the following criteria:
a. 
Located above the ground floor level; or
b. 
Located on the ground floor, subject to the following additional requirements:
i. 
The residential use is separated from the highway, with a commercial use fronting the highway; and
ii. 
The commercial use has a useable, enclosed depth of no less than 30 feet at any point, measured perpendicular to the highway or primary street, except for areas used for open space, pedestrian circulation, or vehicular access. This standard may be modified by the Planning Commission if it finds that the ground-floor commercial use would meet the functional needs of a commercial tenant and provide sufficient street presence to encourage healthy levels of pedestrian activity, or when necessary to comply with the Secretary of the Interior's Standards for the Treatment of Historic Properties.
2. 
It shall comply with the property development standards of this Chapter.
a. 
Exceptions. As provided by Section 25.96.030, exceptions from certain development standards shall be granted when the property owner agrees not to convert any of the residential units to short-term lodging use, thereby preserving the City's long-term housing stock.
3. 
The required number of parking spaces shall be 0.5 spaces for each dwelling unit located within a quarter mile walking distance of a fixed public transit stop and not exceeding 700 square feet in gross floor area, and one space for all other dwelling units. Residential parking may be covered or uncovered. Parking requirements may also be modified or reduced pursuant to Section 25.52.006. Applicants may request to purchase in-lieu parking certificates in a lump sum or amortized basis to satisfy all or part of the residential parking requirement.
(X) 
Residential care facility, small unlicensed subject to the residential use standards established by subsection (W) above and: (1) no outdoor smoking, (2) fire and building code inspection and compliance, and (3) maximum occupancy of six persons;
(Y) 
Residential care facility, small licensed, subject to the residential use standards established by subsection (W) above and: (1) no outdoor smoking, (2) fire and building code inspection and compliance, and (3) maximum occupancy of six persons; and
(Z) 
Supportive or affordable housing, provided it is a residential component of a mixed-use project.
(Ord. 1492 § 1, 2009; Ord. 1712, 3/11/2025)
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) 
Cafe, 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) 
Veterinary clinic, including overnight boarding for care;
(F) 
Outdoor display of merchandise;
(G) 
Liquor sales;
(H) 
Artists' joint living and working units, as defined in Chapter 25.16;
(I) 
Philanthropic and charitable institutions;
(J) 
Automobile service stations;
(K) 
Health clubs;
(L) 
Short-term lodging as defined and specified in Chapter 25.23 of this title;
(M) 
Residential facility, assisted living;
(N) 
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; and
(O) 
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; Ord. 1712, 3/11/2025)
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.
1. 
The general provisions of Chapter 25.50 shall apply, except as modified herein.
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.
c. 
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.
3. 
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.
4. 
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. Mixed-use properties with residential uses shall not be required to provide additional open space beyond what is required for the nonresidential uses.
5. 
Space Between Buildings. No requirement, except as required by design review.
(C) 
Fences and Walls. Except as provided in subsection (B)(2)(b) of this section, the provisions of Section 25.50.012 shall apply.
(D) 
Parapets. Parapet walls shall not be permitted, unless the design review authority 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 cafe 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.
(H) 
Access and Improvement Standards. The provisions of Chapter 25.53 shall apply.
(I) 
Access from Streets. For lots which possess frontage on Coast Highway and another street, the design review authority 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 authority.
(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 authority.
(M) 
Landscaping. Landscaping shall be provided subject to design review approval, except that parking lot landscaping shall, at a minimum, conform to the standards specified in Chapter 25.52.
(Ord. 1489 § 5, 2008; Ord. 1492 § 1, 2009; Ord. 1524 § 6, 2010; Ord. 1712, 3/11/2025)
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 authority.
(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; Ord. 1712, 3/11/2025)
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; Ord. 1712, 3/11/2025)
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; Ord. 1712, 3/11/2025)