Chapter 11.2.10 COMMERCIAL AND MIXED-USE DISTRICTS

The provisions of this chapter are applicable to the following zoning code district designations:

LC-RMD: Limited Commercial/Residential Medium Density Zone. To allow limited commercial and office uses in conjunction with residential uses.

MC-RHD: Mix Commercial/Residential High Density Zone. To allow resident-serving, visitor-serving, commercial, and office uses in conjunction with high-density residential uses.

PO: Professional Office. To allow office, medical and related uses that may also serve as a buffer area between residential areas and more intensive commercial areas.

MSSP: Main Street Specific Plan. To allow visitor-serving and resident-serving office, retail, restaurant, and personal service uses with upper floors devoted to office uses along Main Street.

SC: Service Commercial. To allow neighborhood-serving commercial areas that provide retail, restaurant, and personal service uses.

GC: General Commercial. To allow sub-regional and regional centers of commercial activity and may include both pedestrian- and auto-oriented development. Other typical uses are auto service stations, auto repair, and sales.

(Ord. 1598; Ord. 1721, 11/10/2025)

11.2.10.010 Land Use Regulations.

Table 11.2.10.010: Use Regulations—Commercial and Mixed-Use Districts prescribes the land use regulations for commercial and mixed-use districts. The regulations for each district are established by letter designations as follows:

"P" Uses permitted as-of-right that require no discretionary review if in compliance with all standards.

"L" Uses permitted as-of-right subject to limitations restricting location, size, or other characteristics to ensure compatibility with surrounding uses. Limitations are referenced by number designations listed at the end of Table 11.2.10.010: Use Regulations—Commercial and Mixed-Use Districts.

"M" Uses subject to a minor use permit following discretionary review by the planning commission pursuant to Chapter 11.5.20: Development Permits.

"C" Uses subject to a conditional use permit following discretionary review and public hearing by the planning commission pursuant to Chapter 11.5.20: Development Permits.

"—" Uses that are not permitted.

The "Additional Regulations" column includes specific regulations applicable to the use classification, that are located elsewhere in this zoning code. Use classifications are defined in Chapter 11.4.85: Use Classifications. Use classifications not listed in Table 11.2.10.010: Use Regulations—Commercial and Mixed-Use Districts are prohibited

Table 11.2.10.010 USE REGULATIONS—COMMERCIAL AND MIXED-USE DISTRICTS
	LC/RMD	MCH-RHD (L-9)	PO	MSSP	SC	GC	Additional Regulations
Residential Use Types
Single Unit Residential	P	—	—	L-1	—	—	See Section 11.2.10.015 and Section 11.4.05.060
Second Unit	—	—	—	—	—	—
Two-Unit Residential (Duplex)	P	—	—	—	L-1	—
Multiple Unit Residential	P	P	—	L-8	—	—
Family Day Care
Small Family	P	P	—	—	—	—
Large Family	C	C	C	—	C	C	See Section 11.4.05.045
Emergency Shelter	—	P	—	—	—	—
Group Housing	—	P	C	—	—	—
Senior Citizen Housing	—	P	—	—	—	—
Marijuana—Commercial Uses	—	—	—	—	—	—	See Section 11.4.100.010.A and C; and Section 5.70.025
Marijuana—Outdoor Cultivation	—	—	—	—	—	—	See Section 11.4.100.010.B; and Section 5.70.025
Marijuana—Indoor Cultivation at Private Residence (legally nonconforming private residence)	L-7	L-7	L-7	L-7	L-7	L-7	See Section 11.4.100.010.C.1 and C; and Section 5.70.025
Public, Semi-Public, and Service Use Types
Clubs and Lodges	—	C	—	—	C	C	See Section 11.4.05.080
Community Center	C	C	C	—	C	C
Community Social Service Facilities	—	C	C	—	C	C
Cultural Institutions	—	C	C	—	C	C	See Section 11.4.05.080
Day Care Center	C	C	C	—	C	C	See Section 11.4.05.045
Government Offices	M	M	M	M	M	M
Hospitals and Clinics
Hospitals	—	—	C	—	C	C
Clinics	—	C	C	—	C	C
Park and Recreation Facilities	P	P	P	P	P	P
Parking Facilities, Public	C	C	C	C	C	C	See Chapter 11.4.20
Public Safety Facilities	M	M	M	M	M	M
Religious Facilities	—	—	C	—	C	C
Residential Care Facilities							See Section 11.4.05.105
Residential Care, General	—	P	C	—	C	C
Residential Care, Limited	P	P	C	—	C	C
Residential Care, Senior	—	P	C	—	C	C
Schools, Private	C	C	C	—	C	C	See Section 11.4.05.080
Marijuana—Commercial Uses	—	—	—	—	—	—	See Section 11.4.100.010.A and C; and Section 5.70.025
Marijuana—Outdoor Cultivation	—	—	—	—	—	—	See Section 11.4.100.010.B; and Section 5.70.025
Marijuana—Indoor Cultivation at Private Residence (legally nonconforming private residence)	L-7	L-7	L-7	L-7	L-7	L-7	See Section 11.4.100.010.C.1 and C; and Section 5.70.025
Commercial Use Types
Adult Business Establishments	—	—	—	—	—	P	See Chapter 11.4.50
Animal Sales and Services	—	M	—	M	M	M
Artists' Studios	P	P	P	P	P	P
Automobile/Vehicle Sales and Services		—
Automobile Rentals	—	—	—	—	M	M
Automobile/Vehicle Sales and Leasing	—	—	—	—	—	P
Automobile/Vehicle Service and Repair, Major	—	—	—	—	C	C	See Section 11.4.05.040
Automobile Service Stations/Vehicle Service and Repair, Minor	—	—	—	—	C	C	See Section 11.4.05.035
Automobile Washing	—	—	—	—	M	M
Large Vehicle Sales, Services and Rental	—	—	—	—	—	M
Bakery	L-4	L4	—	L-4	L-4	L-4
Banks and Other Financial Institutions	—	P	P	P	P	P
With Drive-Through Facilities	—	—	C	C	C	C	See Section 11.4.05.050
Automated Teller Machines (ATMs)	—	M	M	M	M	M	See Section 11.4.05.030
Building Materials and Services	—	—	—	—	—	C
Business Services	P	P	P	L-2, L-3	P	P
Commercial Recreation
Large-scale	—	C	—	—	C	C
Small-scale	—	M	—	—	M	M
Eating and Drinking Establishments
Bars	—	C	—	C	C	C
Coffee House/Dessert Shop	—	P	—	P; L-5; L-6	P	P
Restaurants, Fast Food	—	C	—	—	C	C	See Section 11.4.05.050
Restaurants, Full Service	—	C	—	P, C	P, C	P, C	See Section 11.4.05.015
Restaurants, Limited Service	—	P	—	P	P	P	See Section 11.4.05.015
Restaurants, Take Out Only	—	P	—	P	M	M
With Drive-Through Facilities	—	—	—	—	C	C	See Section 11.4.05.050
With Outdoor Eating Areas	—	M	—	M, C	M, C	M, C	See Section 11.4.05.090
Extended Hour Business	C	C	—	—	C	C	See Section 11.4.05.055
Food and Beverage Sales
Catering Services	—	P	—	—	—	P
Convenience Market	—	P	—	—	P, C	P, C	See Section 11.4.05.015
General Market	—	P	—	P, C	P, C	P, C	See Section 11.4.05.015
Liquor Stores	—	C	—	C	C	C	See Section 11.4.05.070
Funeral Parlors and Mortuaries	—	—	—	—	—	P
Home Improvement Sales and Services	—	—	—	—	—	C	See Sections 11.4.05.090 and 11.4.05.140
Hotels and Motels	—	—	—	—	—	C
Kennel	—	—	—	—	C	C
Kiosks	—	—	—	—	M	M	See Section 11.4.05.065
Laboratories	—	—	P	L-2, L-3	P	P
Maintenance and Repair Services	P	P	—	—	P	P
Massage Establishment	P	P	P	L-2, L-3	P	P	See Chapter 5.45, Massage and Massage Establishments
Marijuana—Commercial Uses	—	—	—	—	—	—	See Section 11.4.100.010.A and C; and Section 5.70.025
Marijuana—Outdoor Cultivation	—	—	—	—	—	—	See Section 11.4.100.010.B; and Section 5.70.025
Marijuana—Indoor Cultivation at Private Residence (legally nonconforming private residence)	L-7	L-7	L-7	L-7	L-7	L-7	See Section 11.4.100.010.C.1 and C; and Section 5.70.025
Offices, Business and Professional	P	P	P	L-2, L-3	P	P
Walk-in Clientele	P	P	P	L-2, L-3	P	P
Offices, Medical and Dental	P	P	P	L-2, L-3	P	P
Parking Facilities, Commercial	—	—	—	C	—	C	See Chapter 11.4.20
Personal Services	P	P	P	P	P	P
Retail Sales	P	P	—	P	P	P	See Section 11.4.05.090
Large Format	—	—	—	—	P	P	See Section 11.4.05.140
Smoke Shop	—	—	—	—	C	C	See Chapter 5.75
Tattoo Establishments	—		—	—	—	C	See Chapter 11.4.65
Theaters	—		—	C	—	C
Light Manufacturing Use Types
Contractors' Yards	—	—	—	—	—	—
Handicraft/Custom Manufacturing	P	P	P	P	P	P
Industry, Limited	—	—	—	—	—	—
Industry, General	—	—	—	—	—	—
Warehousing and Storage	—	—	—	—	—	—
Marijuana—Commercial Uses	—	—	—	—	—	—	See Section 11.4.100.010.A and C; and Section 5.70.025
Marijuana—Outdoor Cultivation	—	—	—	—	—	—	See Section 11.4.100.010.B; and Section 5.70.025
Marijuana—Indoor Cultivation at Private Residence (legally nonconforming private residence)	L-7	L-7	L-7	L-7	L-7	L-7	See Section 11.4.100.010.C.1 and C; and Section 5.70.025
Storage—Indoor Commercial	—	—	—	—	—	—
Storage—Outdoor	—	—	—	—	—	—
Storage—Personal	—	—	—	—	—	—
Transportation, Communication, and Utility Use Types
Wireless Communication Facilities							See Chapter 11.4.70
Antennae and Transmission Towers	C	C	C	C	C	C
Satellite dishes less than 79" in diameter	P	P	P	P	P	P
Recycling Facilities							See Section 11.4.10.025
Recycling Collection Point	—	—	—	—	C	C
Recycling Processing Facility	—	—	—	—	—	C
Reverse Vending Machines	P	P	P	P	P	P
Utilities, Major
Hazardous Waste Facility	—	—	—	—	—	C	See Chapter 11.4.60
Utilities, Minor	P	P	P	P	P	P
Agriculture Use Types
Nurseries	—	—	—	P	P	P
Marijuana—Commercial Uses	—	—	—	—	—	—	See Section 11.4.100.010.A and C; and Section 5.70.025
Marijuana—Outdoor Cultivation	—	—	—	—	—	—	See Section 11.4.100.010.B; and Section 5.70.025
Marijuana—Indoor Cultivation at Private Residence (legally nonconforming private residence)	L-7	L-7	L-7	L-7	L-7	L-7	See Section 11.4.100.010.C.1 and C; and Section 5.70.025
Other Applicable Use Regulations
Accessory Use	See Section 11.4.05.010: Accessory Business Uses and Activities
Nonconforming Use	See Chapter 11.4.40: Nonconforming Uses, Structures, and Lots
Temporary Use	See Chapter 11.5.25: Director Determinations"

Notes:
L-1 Permitted if an existing use; new uses are prohibited. See Chapter 11.4.40: Nonconforming Uses, Structures, and Lots.
L-2 Not allowed on the ground floor along Main Street without a conditional use permit; allowed on side streets as a permitted use.
L-3 If on the ground floor along Main Street permitted if an existing use; new uses are prohibited. See Chapter 11.4.40: Nonconforming Uses, Structures, and Lots.
L-4 Bakery production sold at retail on-premises.
L-5 Permitted use if less than 1,000 square feet and less than 10 seats.
L-6 Minor use permit required if 1,000 square feet or more and 10 seats or more.
L-7 Limited to indoor marijuana cultivation of no more than 6 live marijuana plants for personal use, to be planted, cultivated, harvested, dried, or processed within a single private residence or inside an accessory structure located upon the grounds of a private residence that is fully enclosed and secured and conducted in accordance with Section 5.70.025 of Chapter 5.70.
L-8 Permitted on the second floor or above only. Ground floor residences are permitted if existing, but new ground floor residences are prohibited. See Chapter 11.4.40: Nonconforming Uses, Structures, and Lots.
L-9 For mixed-use development or redevelopment on sites within the MC-RHD zone, such projects may be 100% residential use but in no case shall residential use occupy less than 50% of the total floor area of the mixed-use project. The prior sentence does not apply to tenant improvements or changes in nonresidential uses within existing nonresidential structures.

(Ord. 1598; Ord. 1617; Ord. 1630; Ord. 1638; Ord. 1664; Ord. 1712, 8/12/2024; Ord. 1721, 11/10/2025)

11.2.10.015 Development Standards.

Table 11.2.10.015: Development Standards—Commercial and Mixed-Use Districts prescribes the development standards for the commercial and mixed use districts. The "Additional Regulations" column indicates more detailed explanations or regulations that follow the table (by letter designation) or that are located elsewhere in this zoning code.

Table 11.2.10.015 DEVELOPMENT STANDARDS—COMMERCIAL AND MIXED-USE DISTRICTS
	LC/RMD	MCH-RHD	PO	MSSP	SC	GC	Additional Regulations
Lot Size and Density
Minimum Lot Size (sq. ft.)	2,500	5,000	7,000	2,750	7,000	10,000
Maximum Floor Area Ratio	0.90	0.90	—	—	—	—
Minimum Residential Floor Area	—	50% of total floor area (L-1)	—	—	—	—
Residential Density (du/ac)	—	Min. 40, Max. 46 (L-1)	—	—	—	—	(A)
Maximum Residential Density - lot area per unit (sq. ft.)
Base Density	2,500	—	—	—	—	—	(A)
Density for Mixed Use Development	2,000	—	—	—	—	—	(A)
Density - Affordable Housing Bonus	See Additional Regulations		—	—	—	—	See Chapter 11.4.55: Affordable Housing Bonus
Building Form and Location
Maximum Building Height (ft.)	35	Max 5 stories	35	25, two-story maximum	35	35	(B)
Building Setback on Street Frontages	varies	varies	varies	varies	varies	varies	(C)
Minimum Yard Requirements
Interior Side	varies	varies	varies	varies	varies	varies	(C) (L)
Rear	varies	varies	varies	varies	varies	varies	(C) (L)
Building Transition Zone Adjacent to R Districts	Yes	Yes					(D)
Landscaping and Public Open Space
Public Open Space	Yes	Yes					(E)
Minimum lot area to be landscaped	5%	10%	10%	0%	10%	10%	See Chapter 11.4.30: Landscaping and Buffer Yards
Minimum required front yard area to be landscaped	60%	25%	—	—	—	—
Circulation and Parking
Limitations - Location of Parking	Yes						(F)
Limitations on Curb Cuts	Yes						(G)
Limitations - Location of Truck Docks; Loading and Service Areas	Yes						(H)
Off-Street Parking and Loading	Yes						See Chapter 11.4.20: Off-Street Parking and Loading
Reduced Parking Requirements	Yes						See Chapter 11.4.20: Off-Street Parking and Loading
Building Design
Building Orientation	Yes						(I)
Design Provisions	—	Yes	—	Yes	—	—	(J) (P)
Special Requirements for Residential Development
Open Space (sq. ft. per unit)	100	—	—	—	—	—	(K)
Private Open Space (sq. ft. per unit)	—	Min. 48	—	—	—	—	(K)
Common Open Space (sq. ft. per unit)	—	Min. 15 per unit or 400 total, whichever is greater	—	—	—	—	(K)
Side and Rear Yard Setbacks	Yes	Yes	—	—	—	—	(L)
Other Applicable Development Standards
Consistency with Council Adopted Design Guidelines, Area Plans, or Specific Plans	(M)
Pedestrian Access to Buildings Setback from the Street	(N)
Projections into Required Yards	(O)
General Site Standards	See Chapter 11.4.10: General Site Standards
Fencing	See Chapter 11.4.15: Fences, Hedges, and Walls
Parking and Loading	See Chapter 11.4.20: Off-Street Parking and Loading
Signs	See Chapter 11.4.25: Sign Regulations
Landscaping and Buffer Yards	See Chapter 11.4.30: Landscaping and Buffer Yards
Coastal Development Permit	See Chapter 11.4.35: Coastal Development Permit
Nonconforming Structures and Lots	See Chapter 11.4.40: Nonconforming Uses, Structures, and Lots

Notes:
L-1 For mixed-use development or redevelopment on sites within the MC-RHD zone, such projects may be 100% residential use but in no case shall residential use occupy less than 50% of the total floor area of the mixed-use project. The prior sentence does not apply to tenant improvements or changes in nonresidential uses within existing nonresidential structures.

Maximum Residential Density/Development Standards.

Calculation of Residential Density and FARs for Mixed Use Projects. Permitted residential densities for mixed-use projects shall be in addition to floor area ratios permitted for commercial uses in Table 11.2.10.015, above, within the limits of all required yard, height and other developments standards.

FAR for Nonresidential Development. The FAR for nonresidential development in the LC-RMD District is set forth in Table 11.2.10.015.A: Nonresidential FAR—LC-RMD District.

Table 11.2.10.015.A NONRESIDENTIAL FAR—LC-RMD DISTRICT
Lot Size	Maximum FAR
5,000 sq. ft. or less	0.90
More than 5,000 sq. ft.	0.75 - minimum 4,500 sq. ft.

Density Bonus for Mixed Use Projects. See Chapter 11.4.55: Affordable Housing Bonus regarding allowable density bonus programs.

Residential Development Standards. The residential development standards for the LC-RMD district are as follows.

Mixed Use Project. May only be located on the second floor in compliance with all applicable requirements of this chapter.

Residential Project. A residential development shall comply with all other applicable development standards for the RHD-20 district.

Building Height. Building height requirements are set forth in Table 11.2.10.015.B: Building Height—Commercial and Mixed-Use Districts.

Table 11.2.10.015.B BUILDING HEIGHT—COMMERCIAL AND MIXED-USE DISTRICTS
Commercial District	Height
LC-RMD District
Lots less than 37.5 feet in width	30 feet
Lots greater than 37.5 feet in width
Front ½ of lot	25 feet, 2-story maximum
Rear ½ of lot	35 feet, 3-story maximum
MC-RHD
Within Coastal Zone	50 feet; 4-story maximum
Outside Coastal Zone	65 feet; 5-story maximum
PO District
District I	30 feet
District II	35 feet
MSSP District	25 feet, 2-story maximum
SC District
District I	30 feet, 3-story maximum
District II	35 feet, 3-story maximum

Additional Height. Additional height may be allowed at specific locations designated in design guidelines, planned unit developments, or specific plans adopted by the city council.

Accessory Commercial Structures. Accessory commercial structures shall not exceed 15 feet in height. See also Section 11.4.05.010: Accessory Business Uses and Activities.

Flood Zone Heights. In special flood hazard zones as defined in Title 9: Public Property, Public Works and Building Regulations, Chapter 9.45: Floodplain Management, the maximum building height is increased by the increase in elevation required to reach the base flood elevation.

Building Setbacks. Building Setbacks from street and alley frontages and interior lot lines are set forth in Table 11.2.10.015.C.1: Building Setbacks from Street Frontages—Commercial and Mixed-Use Districts, Table 11.2.10.015.C.2: Building Setbacks from Alleys—Commercial and Mixed-Use Districts, and Table 11.2.10.015.C.3: Building Setbacks from Interior Lot Lines— Commercial and Mixed-Use Districts.

Table 11.2.10.015.C.1 Building Setbacks From Street Frontages—Commercial and Mixed-Use Districts
Commercial District	Street Frontage Building Setback
LC-RMD District
Commercial Use	6-foot average; 3-foot minimum
Side Street	10% lot width; 5-foot maximum
Residential Use	12-foot average; 6-foot minimum
Side Street	10% lot width; 8-foot maximum
MC-RHD
Street-Facing	10% lot width; 10-foot minimum; 15-foot maximum
Street-Facing Where Directly Across From an RLD-9 District	15-foot minimum
PO District
District I	10-foot minimum
Side Street	15% lot width; 3-foot minimum; 10-foot maximum
District II	18 feet minimum
Side Street	15% lot width; 5-foot minimum; 15-foot maximum
MSSP District	0 feet
SC District
District I	0 feet
District II	0 feet
Side Street	15% lot width; 6-foot maximum
Rear Street	6 feet minimum
GC District
District I	0 feet
District II	0 feet
Side Street	15% lot width; 6-foot maximum
Rear Street	6 feet minimum
District VI	18 feet minimum

Table 11.2.10.015.C.2 MINIMUM BUILDING SETBACKS FROM ALLEYS— COMMERCIAL AND MIXED-USE DISTRICTS
Commercial District	Minimum Setback Distance from Alley
LC-RMD District
Commercial Structure
Rear Alley	22 feet
Side Alley	4 feet
Residential Structure (includes garage)
15 foot wide alley	9 feet
12 foot wide alley	12 feet
13 foot wide alley	11 feet
Second Story and Above	May encroach ½ the required first floor setback
PO District
District I
15 foot wide rear alley	9 feet
12 foot wide rear alley	12 feet
13 foot wide rear alley	11 feet
Side alley	4 feet
District II
Rear alley	0 feet
Side alley	0 feet
MSSP District
Rear Alley	22 feet
Side Alley	4 feet
SC District
District I
Rear alley	22 feet
Side alley	4 feet
District II
Rear alley	4 feet
Side alley	4 feet
GC District
District I
Rear alley	22 feet
Side alley	4 feet
District II
Rear alley	4 feet
Side alley	4 feet
District VI
Rear alley	4 feet
Side alley	4 feet

Table 11.2.10.015.C.3 BUILDING SETBACKS FROM INTERIOR LOT LINES— COMMERCIAL AND MIXED-USE DISTRICTS
Commercial District	Setback Distance from Interior Lot Lines
LC-RMD District
Commercial Structure	0 feet
Residential Structure (includes garage)	3 feet minimum, 10 feet maximum
MC-RHD District
Side yard	10% lot width; 5 feet minimum; 15 feet maximum
Rear yard	6 feet minimum
PO District
District I
Side yard	10% lot width; 10 feet maximum
Rear yard	10 feet minimum
District II
Side yard	10% lot width; 15 feet maximum
Rear yard	18 feet minimum
MSSP District
Side yard	0 feet
Rear yard	10% lot width; 10 feet maximum
SC District
District I
Side yard	0 feet
Rear yard	10% lot width; 5 feet minimum, 10 feet maximum
District II
Side yard	0 feet
Rear yard	6 feet minimum
GC District
District I
Side yard	0 feet
Rear yard	0 feet
District II
Side yard	0 feet
Rear yard	6 feet minimum
District VI
Side yard	10% lot width; 10 feet maximum
Rear yard	18 feet minimum

Building Setbacks and Landscaping Adjacent to Front Property Line.

LC-RMD and MSSP Districts. Buildings in the LC-RMD and MSSP districts shall be located between zero and 10 feet from property lines facing a street, for at least 80% of the linear street frontage of the property. See Figure 11.2.10.015.C.1.a: Building Setback on Streets—LC-RMD and MSSP Districts. Up to 25% of the area between the property line and the building may be landscaped, subject to the following standards; all other setback areas shall be paved for public use.

Landscaping along the building frontage shall not exceed a depth that prevents pedestrian access up to building windows or detracts from a pedestrian street frontage, generally 2 feet.

ii.

All landscaping shall be integrated into the building; the use of planter boxes at windows is encouraged.

MC-RHD District. Buildings in the MC-RHD district shall be located between 10 and 15 feet from property lines facing a street, for at least 80% of the linear street frontage of the property. The entire front yard (required setback plus any additional open area) not including areas used for exit and entry shall be landscaped, subject to the following standards:

Native trees 15-gallon in size shall be planted no more than 25 feet on center. Where possible, tress shall be planted in the same configuration as the street trees to create a colonnade along the sidewalk.

ii.

Shrubs at least 5-gallon in size shall cover at minimum 30% of required landscape area.

iii.

At-grade landscaping and landscaping in raised planters shall be designed and located to punctuate building entrances and ground level windows and to create strong edges for plazas, patios, courtyards, and pathways.

iv.

Tree species shall be selected to minimize shedding of flowers, fruit, or other debris over the right-of-way. Where trees do shed debris, the area must be maintained and kept clear of hazards.

All paving in required setback areas shall be either permeable or pervious.

PO District. Buildings in the PO district shall be located between zero and 10 feet from property lines facing a street and for at least 70% of the linear street frontage of the property. See Figure 11.2.10.015.C.1.b: Building Setback on Streets—PO District. In the PO district, the area between the property line and the building shall be landscaped, except for pedestrian access walkways.

Figure 11.2.10.015.C.1.a Building Setback on Streets—LC-RMD and MSSP Districts

Figure 11.2.10.015.C.1.b Building Setback on Streets—PO District

Cross-visibility Area in All Districts.

Intersection of Driveways and Public Rights-of-Way. No development is allowed within a triangle having two sides 10 feet long and running along the driveway and public right-of-way, with the two 10-foot sides beginning at the intersection and the third side formed by a line connecting the two ends. All measurements shall be from the edge of the curb, or the edge of the vehicular travel area if no curb exists.

ii.

Intersection of Two Public Rights-of-Way. No development is allowed within a triangle having two sides 18 feet long and running along each public right-of-way, with the sides beginning at their intersection and the third side formed by a line connecting the two ends. All measurements shall be from the edge of the curb, or the edge of the vehicular travel area if no curb exists. (The triangle shall be referred to as the "cross-visibility area.")

Figure 11.2.10.015.C.1.c

Cross-Visibility Areas

Minimum Yard Requirements: Building Transition Zone Adjacent to Residential Districts.

Residential Setback Shall Apply. For any portion of a structure adjacent to an adjoining residential district boundary along a common side yard boundary the minimum required setbacks of the residential district shall apply.

Daylight Plane Requirements. To protect privacy and minimize sunlight blockage, structures shall not intercept a 45-degree daylight plane inclined inward starting from the following heights:

35 feet above existing grade at the setback line in the MC-RHD district along CA-1;

50 feet above existing grade at the setback line in the MC-RHD district along all other rights-of-way;

35 feet above existing grade at the setback line in all other commercial and mixed-use districts.

Exceptions for Parking Structures. Exceptions to the above requirements are permitted for a one-story parking or garage structure that does not exceed 10 feet in height in a side or rear yard that does not front on a street.

Public Open Space. For buildings over 25,000 square feet in all districts and mixed use buildings over 10,000 square feet in the MC-RHD district, outdoor open space which is accessible to the public during daytime hours shall be provided at a ratio of 25 square feet per 1,000 non-residential square feet of building. An open space area shall only be counted toward meeting the public open space requirement if it is possible to inscribe a rectangle within such area that has no side less than 15 feet in dimension. Open space(s) shall be visible from a public street and shall be located within 40 feet of the street-facing property line.

Exceptions:

Minor Use Permit Required. A minor use permit is required pursuant to Chapter 11.5.20: Development Permits for a public open space that is not visible from a public street and not located within 40 feet of the street-facing property line.

In the MC-RHD district, residential-only projects are exempt from this requirement.

Limitations on Location of Parking.

Parking Location Generally. Commercial and mixed-use buildings shall be placed as close to the street as possible, with parking located either behind habitable space, on the interior side or rear of the site, underground, or in parking structures. See Figure 11.2.10.015.G: Limitations on Parking and Curb Cuts.

Parking Location—LC-RMD, MC-RHD, PO, and MSSP Districts. Above ground parking may not be located within 40 feet of a street facing property line in the LC-RMD, MC-RHD, PO, and MSSP districts.

Exceptions. Exceptions may be granted with the approval of a minor use permit pursuant to Chapter 11.5.20: Development Permits for projects that do not meet this standard, including projects with parking on upper levels.

Additional Findings. Additional findings for approval of a minor use permit for exceptions to this regulation are as follows:

The design incorporates habitable space built close to the public sidewalk to the maximum extent feasible; and any parking within 40 feet of the street facing property line is well screened with a wall, hedge, trellis, and/or landscaping.

ii.

The site is small and constrained such that underground parking or surface parking located more than 40 feet from street frontages is not feasible.

Additional Parking Facility Requirements. See Chapter 11.4.20: Off-Street Parking and Loading for additional parking facility requirements.

Parking and Driveway Design in the MC-RHD District.

Parking Design. Parking may be located in individually secured "tuck-under" garages; a shared garage (podium or underground); or an above-ground structure "wrapped" with habitable spaces. Detached garages and carports are not allowed. All parking spaces, whether individual or shared, shall be secured.

Individually secured garages shall be accessed from a shared rear or side drive aisle where such abuts the property. Where individual garages are accessed from the right-of-way, garages shall occupy no more than 50% of the frontage of each unit.

Figure 11.2.10.015. F.4.b: Individual Garages

Parking Visibility. Where structured parking faces the street frontage, the structure must be either:

A maximum of 30% of the building frontage or 60 feet in length (whichever is greater);

ii.

Recessed a minimum of four feet from the rest of the building facade and screened with a living wall or textured or decorative screening; and

iii.

Designed such that the parking area is located in a basement, where the vertical distance from grade to the finished floor directly above the parking area is a maximum of 42 inches.

Figure 11.2.10.015.F.4.c: Parking Visibility

Upper-level visibility. All upper-level street-facing structured parking must be screened from view from the right-of-way by at least one of the following features:

Regular openings designed to resemble windows of habitable spaces;

ii.

A trellis or living wall; or

iii.

Textured or decorative screening.

Parking garages shall be designed to accommodate large vehicles. The structure shall have a height clearance of a minimum of 8.5 feet.

Limitations on Curb Cuts.

Curb cuts are limited to a maximum of 25 feet of linear frontage for property that does not exceed 10,000 square feet in area. This may be achieved through a combination of 1 or 2 separate curb cuts. See Figure 11.2.10.015.G: Limitations on Parking and Curb Cuts. Curb cut width is measured to include the vehicular access area only, excluding any transition or "wing" sections outside of the area intended for vehicular access.

Figure 11.2.10.015.G Limitations on Parking and Curb Cuts

Curb cuts are not allowed on lots that have alley access.

Curb cuts shall be located in the location least likely to impede pedestrian circulation and vehicular traffic flow.

Additional areas for curb cuts are allowed for properties over 10,000 square feet where it can be demonstrated that additional cuts are necessary to protect pedestrian safety or accommodate total vehicular traffic.

Sites Abutting an Existing or Proposed Alley. For new developments, proposed new street curb openings or retention of existing street curb openings shall not be permitted for residential property which abuts an alley. All vehicle access shall be from the alley.

An exception may be made in the case of corner lots where the street on which the proposed new or existing curb opening is not located on an arterial street and the street frontage is available for the full depth of the lot, subject to the one of the following conditions:

A new curb opening from the street shall be permitted where existing utility conditions, that cannot be removed/relocated, prevent alley access and one additional covered non-tandem off-street parking space beyond code required amount is being provided. The proposed new curb opening shall be located to maximize the remaining on-street parking; or

An existing curb opening can be maintained or relocated when one additional covered non-tandem off-street parking space beyond code required amount is being provided and no loss of on-street parking is proposed.

In no case shall there be more than one street curb opening on a residential property that abuts an alley.

Limitations on Location of Truck Docks, Loading, and Service Areas. Truck docks, loading, and service areas shall not be located within 50 feet of any residential district boundary or within 40 feet of a street-facing property line. These facilities shall be located at the interior side of buildings or on the rear of the site and be screened so as not to be visible from public streets. Facilities within 150 feet of a residential district shall provide screen walls and sounds attenuation to comply with a noise level of 55 CNEL at the residential district boundary. Exceptions may be granted with approval of a minor use permit pursuant to Chapter 11.5.20: Development Permits, if an alternative location for the truck dock, loading and/or service area better protects the pedestrian environment of the commercial district and/or better shields adjoining residential neighborhoods from noise and visual impacts.

Exception—MSSP District. Truck docks are not permitted in the MSSP District. All loading and service shall be accomplished from either Main Street or the alleyways in such a manner as to not impede traffic to the maximum extent practicable.

Building Orientation.

Primary Entrance Toward Public Street. All buildings located along a public street shall be oriented toward, and have their primary entrances toward, the public street.

Exception: Minor Use Permit Required. A minor use permit is required pursuant to Chapter 11.5.20: Development Permits, for a building located along a public street that is not oriented toward, and does not have their primary entrances toward, the public street.

Interior Buildings—Entrance from Sidewalk. All buildings and dwelling units located in the interior of a site shall have entrances from sidewalks that are designed as an extension of the public sidewalk and connect to a public sidewalk

Design Provisions—Main Street Specific Plan District. All buildings in the Main Street Specific Plan District shall meet the following criteria:

Transparency. At sidewalk level, buildings shall be primarily transparent. A minimum of 50% of all first floor façades with street frontage shall consist of pedestrian entrances, display windows or windows affording views into retail, offices, gallery or lobby space. The building wall subject to transparency requirements shall include the portion between three feet and 10 feet above the sidewalk. Blank walls should be avoided and lively façades encouraged.

Glass. All glass in windows and doorways shall be clear for maximizing visibility into stores. A minimal amount of neutral tinting of glass to achieve some sun control is acceptable if the glass appears essentially transparent when viewed from the outside. Opaque and reflecting glass shall not be used.

Window Security Bars. Window security bars shall only be allowed if installed on the interior of the window area.

Façade Set-Back. Buildings shall be located on or within four feet of the street property line. Exceptions shall be: (a) outdoor restaurant seating areas or (b) areas where abutting buildings are, as of the effective date of this title, set back creating in effect continuous store frontages with a wider sidewalk. In the latter case, the abutting buildings' set back shall be considered the equivalent of the property line.

Façade Continuity. Building street façades shall be continuous from lot line to lot line. Parking or loading areas shall not abut Main Street or Ocean Avenue frontages.

Façade Width. Façades of interconnecting buildings should retain their individual identity. Buildings should not be remodeled or painted to give the appearance of a single building. Any street side building façade exceeding 50 feet in width shall be segmented into individual designs not exceeding 50 feet in width.

Trademark Buildings. Trademark buildings used to house a franchise operation shall be prohibited.

Open Space Requirements for Residential Uses.

Required Open Space in the MC-RMD District. A minimum of 100 square feet of open space is required per residential unit and may be provided as common or private open space.

Residential Open Space in the MC-RHD District. Residential open space in the MC-RHD district must comply with the standards of Table 11.2.10.015, Development Standards-Commercial and Mixed-Use Districts, as well as the following standards:

Private Open Space Design. The minimum dimension of any private open space is eight feet for ground-level units or units directly over podium parking, and six feet for any upper level units.

Common Open Space Design.

The minimum dimension of any common open space shall be 15 feet.

ii.

Common open spaces may be at-grade, elevated, on parking podiums, or on rooftops, provided they are accessible to all living units on the development site by a stairway or other accessway qualifying as an egress facility from a habitable room.

iii.

Common open space may be designed as landscaped areas, walks, patios, swimming pools, barbeque areas, playgrounds, turf, parklets, dog parks, or other such improvements that enhance the outdoor environment of the development.

iv.

Surfaces of common open spaces may be any combination of lawn, garden, flagstone, wood planking, concrete, or other dust-free surfacing. No more than 70% of common open area may be hardscaped.

The slope of common open space shall not exceed 10%.

All required roof deck railings in accordance with the provisions of the California Building Code shall not exceed the height limit provisions of Table 11.2.10.015. The provisions of Section 11.2.10.015.O: Projections, are not applicable to roof decks.

Required Side and Rear Yards for Residential Uses. In order to provide light and air for residential units, the following minimum setbacks apply for any side or rear yard not fronting a street. When the site is adjacent to a residential district, the standards of Section 11.2.10.015.D—Minimum Yard Requirements: Building Transition Zone Adjacent to Residential Districts, above also apply, and the project must comply with whichever standard is stricter. The length of the required setbacks must be at least the width of the window plus three feet on either side and never less than 10 feet:

Five feet for any wall with windows.

10 feet for any wall with bedroom or kitchen windows.

15 feet for any wall with living room or other primary windows.

The building shall be set back one foot for every two feet of height above 50 feet in the MC-RHD district and above 35 feet in all other commercial and mixed-use districts. See Figure 11.2.10.015.L: Required Side and Rear Yards for Residential Uses in Mixed Use Zones.

Figure 11.2.10.015.L Required Side and Rear Yards for Residential Uses in Mixed Use Zones

Consistency with Design Guidelines, Specific Plans, or Area Plans Adopted by the City Council. All projects shall be consistent with any design guidelines, planned unit developments, specific plans, or other similar documents that give specific guidance for development on private property and public improvements.

Pedestrian Access to Buildings Set Back from the Street. If a minor use permit is approved for buildings in the LC/RMD, MSSP, or MC-RHD districts set back farther than the minimum 10-foot setback requirement, the following standards shall apply:

To Neighbors. Direct and convenient access shall be provided from commercial and mixed-use projects to adjoining neighborhood residential and commercial areas. These connections shall remain accessible at all times and not be gated.

To Street Network. Pedestrian access from the public right-of-way to the primary uses on the site shall occur as often as necessary to connect the on-site walkways and the public sidewalk. Landscape strips shall be crossed for pedestrian access at regular intervals. When pedestrian access to a site is in the same location as automobile entries (i.e., at driveways), the auto and pedestrian paths shall be separated from each other by a curb. The pedestrian access shall be integrated with the parking lot landscaping so as to provide a shaded walkway.

To Transit. Safe and convenient pedestrian connections shall be provided from transit stops to building entrances with public sidewalk and pedestrian walkways. Sidewalk "bulb-outs" or bus "pull-outs" may be required at potential bus stops.

Pedestrian Walkway Design.

Primary pedestrian routes and access points shall be specially treated and include trees at regular intervals, adequate lighting, and paving that distinguishes pedestrian from automobile areas. A minimum five-foot wide clear walkway is required to ensure pedestrian safety.

All dedicated pedestrian routes, including those through parking areas, shall be separated from automobile routes by a curb.

Projections. Projections into yards are permitted subject to the following standards:

Architectural Features.

Architectural Features in the MC-RHD District. Architectural features such as bay windows eight feet or less in length, cornices, eaves, canopies, and chimneys may not:

Extend closer than three feet to any interior side or rear lot line.

ii.

Project more than three feet into any required street-facing setback.

Architectural Features in All Other Commercial and Mixed-Use Zones. Architectural features, such as bay windows not exceeding 10 feet in length, cornices, eaves, canopies, and chimneys may not extend closer than three feet to any side lot line or more than four feet into any required front or rear setback.

Stairs, Decks, and Balconies.

Stairs, Decks and Balconies in the MC-RHD District. Open, uncovered stair landings, decks and balconies 12 feet or less in length and less than six feet above grade may not be located within three feet from any interior side or rear lot line, nor project more than three feet into any required street-facing setback.

Stairs, Decks and Balconies in All Other Commercial and Mixed-Use Zones. Open uncovered stair landings, decks, and balconies 12 feet or less in length and less than six feet above grade may not extend closer than three feet to any side lot line or more than four feet into any required front or rear setback.

Design Standards in the Mixed Commercial/Residential High Density (MC-RHD) Zone. All buildings in the MC-RHD district shall meet the following criteria:

Block Standards. The maximum block length of new blocks is 500 feet or 800 feet long when an alley is provided through the block.

The new through streets may become dedicated rights-of-way or remain private roads so long as the streets are publicly accessible.

All new streets must include continuous sidewalks and bike lanes.

Building Separation. The minimum distance between buildings walls with front doors or primary living room windows shall be 20 feet.

Street-Facing Building Step-Backs.

All street-facing building facades must be stepped back at the fourth story and above by a minimum six horizontal feet from the ground floor facade.

Where facing an RI district on the opposite site of the right-of-way, the third story and above zone must be stepped back a minimum eight feet from the ground floor facade.

A sixth story may be allowed provided that the top three stories contain a minimum step-back of 40 feet from the ground floor facade and that the elevated space provided by the step-back is usable and landscaped.

Figure 11.2.10.015.P.3: Street-Facing Step-Backs

Vertical Articulation.

Building facades up to 75 feet in length along a right-of-way must be separated into facade bays no greater than 35 feet in width defined by a recess a minimum of five feet in depth and two or more of the following:

A change in roof parapet height or shape;

ii.

A change in roof form and slope; or

iii.

A change in building height with a minimum difference of eight vertical feet.

Figure 11.2.10.015.P.4.a: Vertical Articulation—Facades up to 75 feet in Length

When a building facade exceeds 75 feet in length along a right-of-way, it must be separated into facade bays no greater than 50 feet in width defined by a recess a minimum of eight feet in depth and two or more of the following:

A change in roof parapet height or shape;

ii.

A change in roof form and slope; or

iii.

A change in building height with a minimum difference of eight vertical feet.

Figure 11.2.10.015.P.4.b: Vertical Articulation—Facades over 75 Feet in Length

Roof Form and Design.

Allowed Roof Forms. Roof forms shall be limited to:

Hipped.

ii.

Gable.

iii.

Dormers where dormers do not exceed eight feet in length.

iv.

Parapet.

(A)

Parapet segments may not exceed 25 feet in length without interruption in height or form.

(B)

Parapets may take the form of a false gable enclosing a flat roof.

Roof-line balustrade.

Pitch. The pitch of the roof must be 3:12 to 5:12 ratio. Solar roofs and other building integrated photovoltaic (BIPV) roof designs are exempt if needed to achieve a net zero energy consumption result on site.

Eaves. Where eaves exceed 18 inches in depth, exterior brackets or beams are required.

Building Entrances.

Entry Location.

Each street-facing building facade must have at least one pedestrian entry into the structure.

ii.

All ground floor dwelling units located along public rights-of-way, public open space, or internal pathways must have a primary entrance, either individual or shared, facing a public street, open space, or pathway.

iii.

Primary entrances to ground floor dwelling units internal to a site may face an internal drive aisle or pathway. Such units must be designed so that the primary entryway is visible from a pedestrian pathway connected to a street.

iv.

Street-facing non-residential building facades must incorporate at least one ground floor shopfront entrance per 50 linear feet of building frontage (see Section 11.2.10.015.c.iv below). The shopfront entrance may be paired with a terrace entrance (see Section 11.2.10.015.c.iii below.

Entry Protection. All building entrances must have a roofed projection or recess with a minimum depth of four feet and a minimum horizontal area of 24 square feet.

Entry Types. Building entries must take one of the following forms:

Stoop.

(A)

Width of stoop: Minimum five feet, maximum 12 feet.

(B)

Depth of stoop: Minimum five feet, maximum eight feet.

(C)

Finish floor level above sidewalk: Minimum 18 inches.

(D)

Projection depth: Minimum five feet, maximum eight feet.

(E)

Clear height to projection: Minimum eight feet.

Figure 11.2.10.015.P.5.c.i: Stoop

ii.

Dooryard.

(A)

Width of usable yard area: Minimum six feet.

(B)

Depth of dooryard from door: Minimum four feet, maximum eight feet.

(C)

Projection depth: Maximum six feet.

(D)

Height of enclosure: Maximum three feet.

(E)

Clear height to projection: Minimum eight feet, maximum 12 feet.

Figure 11.2.10.01.015.P.5.c.ii: Dooryard

iii.

Terrace.

(A)

Width of terrace: Maximum 120 feet.

(B)

Depth of terrace: Minimum eight feet.

(C)

Distance of between entry stairs: Maximum 50 feet.

(D)

Finish floor level above sidewalk: Minimum 24 inches, maximum five feet.

(E)

The at-grade areas, not including areas used for exist and entry, shall be landscaped.

Figure 11.2.10.015.P.5.c.iii: Terrace

iv.

Shopfront.

(A)

Combined recess/projection depth: Minimum four feet.

(B)

Projection setback from curb: Minimum two feet.

(C)

Clear height: Minimum eight feet.

(D)

Finish floor level above sidewalk: Maximum 12 inches.

(E)

Shopfront width: Minimum six feet, maximum 20 feet.

(F)

Shopfront entrances are allowed for non-residential uses only.

(G)

On buildings with street frontages exceeding 50 feet in length, shopfront frontages must incorporate:

(1)

A recess a maximum depth of four feet and minimum width of six feet to provide additional window display space; and

(2)

Variations in building base, awnings, materials, and/or color to visually articulate individual shopfronts.

Figure 11.2.10.015.P.5.c.iv: Shopfront

Separation of Residential and Non-residential Entrances. Entrances to residential units, either shared or common, shall be a minimum 30 horizontal feet from commercial entrances.

Upper Floor Entrances. Exterior stairs to upper units are not permitted.

Ground Floor Design.

Ground Floor Height. The minimum ground floor height for buildings with non-residential uses at the ground level is 15 feet, with a minimum 12-foot clearance from floor to ceiling. For residential buildings, a ground floor garage may be exempt from this requirement, subject to evaluation by the decision-making authority in the review process.

Finished Floor Height for Residential Uses. The maximum finished floor height for ground floor residential uses is five feet above grade.

Window and Door Design.

Window Recess and Trim. All windows must be either:

Recessed a minimum of one inch from the outer wall surface with trim at least two inches in width; or

ii.

Recessed a minimum of three inches from the outer wall surface.

Figure 11.2.10.015.P.8.a: Window Design

Exterior Doors. Exterior doors must include raised panels, glass, transom windows, or other forms of details and articulation and must be inset a minimum of three inches from the building facade.

Residential Unit Design.

Affordable Unit Design. Affordable units and market rate units in the same development shall be constructed of the same or similar exterior materials and details such that the units are not distinguishable.

Universal Design. For residential projects with at least 10 dwelling units, a minimum 15% of the units must adhere to the following principles of Universal Design. At minimum, this includes:

At least one entrance without steps and a flat threshold.

ii.

Living space on one floor or stair landings big enough to accept lifts.

iii.

Wide interior doors (32-inch clear, typically provided with 36-inch door), hallways and alcoves with 60 by 60-inch turning space at doors, in kitchens, and dead ends.

iv.

At least one bathroom must be located on the ground level.

A 30 by 48-inch clear space at appliances and fixtures in bathrooms and kitchens.

10.

Exterior Lighting.

Fixtures. All exterior lighting fixtures shall be a cutoff fixture oriented downward, and certified by the international Dark Sky Association to prevent light intrusion into adjacent building use and sensitive habitat such as riparian habitat, streams, and wetlands.

Controls. All exterior lighting must be capable of accepting controls that enable dimmers, timers motion sensors, or networking to avoid unnecessary lighting and energy use, especially in areas adjacent to sensitive habitat, such as riparian habitat, streams, and wetlands.

Exterior Building Lighting. Ground-floor building facades, an adjacent four-foot-wide zone, and signage shall be illuminated with lighting fixtures that are placed:

Every 40 feet or less for all building facades to illuminate the sidewalk along primary and secondary streets.

ii.

Every 30 feet or less for all building facades facing public open spaces and pathways.

iii.

Every 20 feet or less for all ground floor blank walls.

Electrical elements such as wires, conduits, and panel boxes shall be concealed from public view or painted to match the background surface color.

Other On-site Lighting.

Driveways, circulation areas, aisles, passageways, and recesses, shall achieve a minimum one foot-candle of illumination at ground level.

ii.

Lighting shall be designed and installed so that light and glare is not directed onto residential use areas, adjacent public rights-of-way, or sensitive habitat, such as riparian habitat, streams, and wetlands.

Prohibited Lighting. The following types of exterior lighting are prohibited:

Mercury vapor luminaires;

ii.

Searchlights;

iii.

Aerial lasers;

iv.

Lighting with a color temperature that exceeds 4000 Kelvin.

11.

Signage.

All monument signage shall be consistent with the design of the primary building in terms of materials and colors.

Signage in mixed-use areas shall be provided and located to facilitate access to structured parking for all abutting rights-of-way.

12.

Design in the Coastal Zone of the MC-RHD District. Development in the Coastal Zones is subject to the requirements of the Seal Beach Local Coastal Program.

13.

Refuse Areas.

All refuse areas shall be accessible.

Refuse areas shall not be visible from rights-of-way.

Refuse areas shall be a minimum of 10 feet from all building entrances.

(Ord. 1598; Ord. 1658; Ord. 1712, 8/12/2024; Ord. 1721, 11/10/2025

11.2.10.020 Review of Plans.

All development is subject to review under the city's administrative provisions, found in Part V: Land Use and Zoning Decisions, of this title.

(Ord. 1598)