The purpose of this Chapter is to provide and regulate a zone for beach and port related commercial, recreational, and visitor-serving uses in response to the provisions of the California Coastal Act of 1976, in order that public opportunities for coastal recreation be enhanced, as provided by Sections 30221 and 30222 of the California Public Resources Code. The regulations specified in this Chapter shall apply to all property designated C-S (Special Commercial) Zone unless otherwise provided in this Article.

No building or land shall be used and no building shall be hereafter erected or structurally altered except for one or more of the following uses:

A.

Visitor-Serving Facilities. Development which provides accommodations, food, or services for tourists, visitors and residents, including:

1.

Restaurants, fast food establishments, delicatessens, confectionery and ice cream stores;

2.

Hotels, motels and boatels;

3.

Museums; and

4.

Music and theatre/entertainment establishments.

B.

Commercial-Recreational Facilities. Facilities which provide, serve or enhance recreational needs, including:

1.

Sportfishing ticket offices and related facilities;

2.

Racquetball, tennis and related sport participant facilities;

3.

Sporting equipment rental shops;

4.

Marine hardware establishments;

5.

Bait/tackle supplies and sporting good stores;

6.

Retail fish markets;

7.

Sport fish cleaning services; and

8.

Ice supply shops.

The following uses may be permitted in the C-S Zone; provided, further, that no Development Permit shall be required under the provisions of Section 10352 of this Article so long as the use or uses proposed do not involve any physical alteration of land or structure other than improvements which are clearly incidental or accessory to the use including, but not limited to, furnishings, equipment, and signs; provided, further that such improvements may be allowed only if they do not constitute a major modification as defined in Section 10352(H)(2) and are otherwise consistent with the provisions on any pre-existing development permit which serves the same general function and purpose as that prescribed in Section 10352 and 10353 of this Article:

A.

Limited General Commercial Uses. General commercial uses of a professional, service-oriented or specialized retail nature may be permitted in the C-S Zone; provided, further, that such uses may only be comprised of the following:

1.

Bakeries;

2.

Barbershops;

3.

Financial institutions;

4.

Florist shops;

5.

Delicatessens;

6.

Newsstands;

7.

Confectionery stores;

8.

Art and photo studios;

9.

Office, professional or business;

10.

Travel agencies;

11.

Antique shops; and

12.

Specialty retail shops.

a.

Harbor-Related Office Uses. Offices and establishments doing business with coastal-dependent industries may be permitted in the C-S Zone; provided, further, that such uses may only be comprised of the following:

13.

Business offices of port users; and

14.

Professional and general offices of establishments doing business with the port or users, or with the Naval Construction Battalion Center.

(Ord. 644 § 2, 2003)

Minimum development standards applicable to the C-S Zone shall be the same standards as apply to the C-1 (General Commercial) Zone as prescribed in Section 10483; provided, however, that these standards may be superseded under a Planned Development Zone designation pursuant to Section 10582 of this Article; provided, further, that underlying development standards for the C-S Zone shall have a maximum building height of thirty-five (35) feet and a maximum floor area ratio of 0.50:1.

(Ord. 626 § 2 (22), 1999)

Uses within the C-S (Special Commercial) Zone existing as of the effective date of this Chapter which are nonconforming to the Permitted Uses listed in Section 10501, may be continued or changed to a comparable nonconforming use provided that there is no increase or enlargement of the area, space, or volume occupied or devoted to such nonconforming uses nor any increase in the intensity of such uses and provided, further, that such uses were, on the effective date of this Chapter, in conformance with the underlying zone classification in effect immediately prior thereto.