Larkspur City Zoning Code
18.48 C-2
Commercial District Regulations
18.48.010 Regulations Established.
The regulations herein are applicable to properties zoned Commercial District and are in addition to the regulations set forth in Larkspur Municipal Code Chapter 18.16. (Ord. 1030 § 2(12), 2018; Ord. 295 § 140, 1962)
18.48.020 Permitted Uses.
The following uses are permitted in the C-2 District:
A. Stores and shops for the conduct of retail businesses as listed in Larkspur Municipal Code Section 18.44.020(B).
B. Offices.
C. Public or public service uses or buildings.
D. Group homes, transitional and supportive housing, family daycare homes, and accessory dwelling units and junior accessory dwelling units pursuant to Larkspur Municipal Code Chapter 18.23 associated with residential units.
Permanent supportive housing in compliance with California Government Code Section 65651 is allowed by right, subject to written, objective development standards and policies that apply to other multifamily development within the zone.
E. Instructional services having no associated noise impact potential, such as language, fine arts/small craft work.
F. Instructional services having the potential for noise impacts such as classes in dance, aerobics or fitness, martial arts, music in C-2 districts north of Corte Madera Creek. (Ord. 1081 § 8, 2024; Ord. 1079 § 11, 2024; Ord. 1078 § 10, 2024; Ord. 1071 § 9, 2023; Ord. 1030 § 2(12), 2018; Ord. 855 § 9 (part), 1993; Ord. 736 § 3, 1986; Ord. 675 § 3, 1982; Ord. 578 § 1, 1977; Ord. 491 § 1, 1974; Ord. 478 § 1, 1973; Ord. 467 § 3, 1973; Ord. 398 § 1, 1971; Ord. 355 § 1, 1968; Ord. 313 § 13, 1965; Ord. 295 § 141, 1962; Res. 1359)
18.48.022 Conditional Uses.
The following uses are allowed in the C-2 District, subject to securing a use permit in each instance:
A. Automobile courts or motels.
B. Automobile garage – sales, service, repair and/or storage.
C. Automobile sales lots.
D. Automobile service stations.
E. Contractor offices and storage yards; provided such yards are fenced or screened as provided by the Planning Commission.
F. Boat berthing facilities.
G. Churches.
H. Colleges and schools (not including riding schools or riding academies).
I. Community clubhouses.
J. Medical and dental offices.
K. Multiple dwellings and residential units above first-story commercial.
L. Day care center.
M. Recreation, public or commercial.
N. Restaurant, drive-in.
O. Trailer courts.
P. Theatres.
Q. Retail or service business, consistent with the intent of the district, conducted out-of-doors or in a nonpermanent shelter.
R. Stores and shops for the conduct of retail business as listed in Larkspur Municipal Code Section 18.44.020(B), where the total square footage of gross floor area is four thousand (4,000) square feet or more. (The use permit procedure for such stores and shops shall be as provided in Larkspur Municipal Code Chapter 18.76. However, final action on the permit application may be taken by the City Council, rather than the Planning Commission, if a majority of the City Council notifies the City Clerk in writing, within fifteen (15) days of the Planning Commission action, of the Council’s intention to hold a public hearing by the City Council on the use permit application. The Council hearing shall be held within thirty (30) days following the Planning Commission action. Upon completion of the hearing, the City Council shall either approve or deny the application. In approving a use permit, the Council may impose any conditions it may deem reasonable and necessary to ensure closer compliance with the objectives of this title and with the Larkspur General Plan. The Council’s action becomes final and effective as of the date of such action.)
S. Pet shops.
T. Live Entertainment. In addition to the findings of Larkspur Municipal Code Chapter 18.76, the Planning Commission’s decision on a use permit to allow live entertainment shall be based upon the following:
1. The noise level at the use’s property lines shall not exceed the levels established by the City. This determination shall be based upon studies prepared by an acoustical engineer or by other means as deemed appropriate by the Planning Commission.
2. The off-street parking provided for the proposed use is adequate to serve the use.
3. The volume of the project’s traffic shall not exceed the capacity of the street system serving the use.
U. Restaurant, Fast Food. The Planning Commission’s decision on a use permit to allow a fast food restaurant shall be based upon being able to make the following findings in addition to the findings of Larkspur Municipal Code Chapter 18.76:
1. It must be demonstrated that the proposed restaurant will not create unacceptable levels of noise, on- or off-site litter, air quality or odor impact, traffic, or glare.
V. Banks and savings and loans.
W. Small-scale manufacturing and art-making.
X. Live/work unit pursuant to Larkspur Municipal Code Section 18.16.260.
Y. Outdoor dining for restaurants where the following criteria are met:
1. The outdoor dining area is contiguous to the main restaurant;
2. The outdoor dining area is owned and operated by the same person(s) as the main restaurant.
Z. Instructional services having the potential for noise impacts such as classes in dance, aerobics or fitness, martial arts, music in C-2 areas south of Corte Madera Creek. (Ord. 1081 § 9, 2024; Ord. 1071 § 9, 2023; Ord. 1030 § 2(12), 2018; Ord. 953 § 1(55), 2007; Ord. 940 §§ 4, 5, 2004; Ord. 939 § 14, 2004; Ord. 929 § 48, 2004; Ord. 855 §§ 8, 9 (part), 1993; Ord. 815 § 3, 1991; Ord. 785 § 1, 1989; Ord. 746 § 1, 1987; Ord. 736 § 4, 1986; Ord. 686 § 4, 1983; Ord. 675 § 5, 1982)
18.48.025 Condominiums.
The development of condominiums must follow the standards and regulations of Larkspur Municipal Code Chapter 18.38. Further, the conversion of existing residential real property to a condominium project, community apartment project, or stock cooperative requires the approval of a use permit under Larkspur Municipal Code Section 18.38.070 et seq. (Ord. 1030 § 2(12), 2018; Ord. 667 § 11, 1981)
18.48.030 Lot Area Required.
The following lot areas are required in the C-2 District:
A. For each multiple dwelling, a minimum of two thousand (2,000) square feet of lot area per family.
B. For other uses, an area large enough to provide required yards, parking space and loading space specified for the particular use. (Ord. 1030 § 2(12), 2018; Ord. 295 § 142, 1962)
18.48.040 Building Height Limit.
No structure shall be erected to a height in excess of twenty-five (25) feet or two (2) stories, whichever is less, except as provided in Larkspur Municipal Code Section 18.16.090 or as otherwise allowed in the following:
A. Exceptions. The Planning Commission may grant exceptions to the height limit set by this section at a duly noticed public hearing, provided the Commission is able to make the following findings in the affirmative:
1. The height of the proposed building will be consistent with the pattern of development in the neighborhood;
2. The height exception will result in a building that is either functionally or aesthetically superior to what would have been allowed without the exception;
3. The exception will not result in a building with a floor area that is significantly larger than would have been achieved without the exception;
4. The proposed exception will not be detrimental to the health, safety, morals, comfort, convenience, or general welfare of persons residing or working in the neighborhood of the structure in question, nor be injurious to property or improvements in the neighborhood. The basis for this finding shall include but not be limited to the fact that the proposed building does not block the significant views from the adjoining properties, nor does it significantly impair the access of the adjoining properties to light, air, or insolation nor significantly impair the privacy of adjoining residential properties.
B. The application for the exception shall be accompanied by fees or deposits and drawings as required by the Planning Department.
C. Public hearings on said exceptions shall be noticed in the manner as set forth for use permits in Larkspur Municipal Code Section 18.76.030. (Ord. 1030 § 2(12), 2018; Ord. 739 § 1, 1986; Ord. 676 § 1, 1982; Ord. 295 § 143, 1962)
18.48.050 Percentage of Lot Coverage.
There are no lot coverage requirements in the C-2 District. (Ord. 1030 § 2(12), 2018; Ord. 295 § 144, 1962)
18.48.055 Floor Area Ratio.
The maximum floor area ratio (FAR) in the C-2 District is 0.40, subject to the following exceptions:
A. Second-story residential units over first-story commercial units are exempt from floor area ratio restrictions.
B. Properties exceeding the maximum FAR on the effective date of the ordinance codified in this chapter shall not be considered nonconforming. If such buildings are damaged or destroyed, floor area equal to the building(s)’ original size may be reconstructed, provided:
1. The floor area of the reconstructed or altered structure does not exceed that of the original.
2. The reconstruction or alteration otherwise meets the provisions of the Larkspur Municipal Code.
C. Exceptions. Exceptions to the floor area ratio set by this section may be granted by the Planning Commission at a public hearing to allow architectural spaces within a building, provided the Commission is able to make the following findings in the affirmative:
1. The architectural space is an amenity and publicly accessible such as, but not limited to, an atrium lobby.
2. The architectural space will not increase the traffic generation of the structure.
3. The design of the proposed building has been determined to be consistent with Larkspur Municipal Code Chapter 18.64, Design Review.
D. Application for Exceptions. The application for this exception shall include an application form, fees or deposits to cover the costs of processing, and plans, drawings, and other documents of the type and number required by the Planning Department.
E. Noticing for Exceptions. Public hearings for this exception shall be noticed as required for use permits in Larkspur Municipal Code Section 18.76.030. (Ord. 1030 § 2(12), 2018; Ord. 939 § 15, 2004; Ord. 933 § 3, 2004; Ord. 929 § 49, 2004)
18.48.060 Yards Required for Main Structures.
A. Front Yard. No requirement, except that for multiple dwellings the R-3 District regulations shall apply.
B. Side Yards. Shall be the same for multiple dwellings as in R-3 District regulations. No side yards are required for uses other than multiple dwellings except under the following conditions:
1. When a lot sides upon a lot in a residential district, the side yard on that side shall be at least four (4) feet.
2. When a reversed corner lot rears upon a lot in a residential district, the street side yard of the reversed corner lot shall be the same as that required for the residential district.
C. Rear Yard. Shall be the same for multiple dwellings as in R-3 District regulations. No rear yard is required for other uses except when a lot rears upon the side yard of a lot in a residential district; in which case the rear yard shall be ten (10) feet. (Ord. 1030 § 2(12), 2018; Ord. 295 § 145, 1962)
18.48.070 Location of Accessory Buildings.
Yard requirements for main buildings shall apply to accessory buildings. (Ord. 1030 § 2(12), 2018; Ord. 295 § 146, 1962)
18.48.080 Floor Area Required.
Repealed by Ord. 1079.
18.48.085 Design Review and Heritage Preservation Board Review.
All proposed new structures, additions, and other modifications to the exterior of a building shall be subject to the provisions of Larkspur Municipal Code Chapter 18.64, Design Review, and for those parcels in the Combining Heritage Preservation District, review and recommendation by the Heritage Preservation Board, per Larkspur Municipal Code Chapter 18.19. (Ord. 1030 § 2(12), 2018; Ord. 933 § 1, 2004)
18.48.090 Signs.
Signs shall be permitted only in accordance with Larkspur Municipal Code Chapter 18.60. (Ord. 1030 § 2(12), 2018; Ord. 352 § 2, 1968; Ord. 313 § 14, 1965; Ord. 295 § 148, 1962)
18.48.100 Off-Street Parking.
When a new building is constructed or a building is structurally altered or the use is substantially changed, the minimum off-street parking and loading space to be provided on the lot shall be as indicated in Larkspur Municipal Code Chapter 18.56, except that for residential units above first-story commercial the parking requirement shall be one parking space per dwelling unit. (Ord. 1030 § 2(12), 2018; Ord. 939 § 16, 2004; Ord. 313 § 2, 1965; Ord. 295 § 149, 1962)
18.48.110 Circulation Assessment Permit.
The provisions of Larkspur Municipal Code Chapter 18.14, Circulation Assessment Permit, are applicable to properties in this zoning district. (Ord. 1030 § 2(12), 2018; Ord. 737 § 11, 1986)