The hotel-motel or R-4 zone is designed to accommodate and cater to the needs of tourist serving lodging and other facilities.

   In the hotel-motel zone the following uses are permitted and are subject to the general provisions and exceptions set forth in Chapters 17.102 and 17.105:

   A.   Hotels;

   B.   Motels;

   C.   Bed and breakfast inns;

   D.   Restaurants and cocktail lounges associated with restaurants;

   E.   Other visitor-serving commercial uses;

   F.   Vacation rental (see Chapter 5.22) ;

   Small shops for retail sale of clothing articles, jewelry, souvenirs, books, magazines, and uses that are similar or accessory to permitted uses and cater primarily to guests of hotel, motel or restaurant. Specifically, sale of groceries or frozen food stuffs is not permitted.

   A.   Permitted uses in the R-1, R-2 and R-3 zones;*

   B.   Residential and/or non-visitor-serving commercial uses.*

* These residential and/or non-visitor serving uses may be allowed only if the applicant can substantially show that the size, shape or location of the parcel makes it infeasible for a visitor-serving use as stated pursuant to the local coastal program land use plan and Chapter 17.099. Uses prohibited specifically from the zone shall include office space for general or medical businesses and non-retail commercial services.

   Conversion of visitor serving lodging in R-4 and R-R zones to non-visitor serving types of uses shall be prohibited unless the cost of rehabilitation is greater than fifty percent of the market value of the structure or the city finds, based upon supporting data, that the existing use can no longer be made economically viable.