The C-S district is intended to apply to all lands designated in the General Plan as "service commercial." This district is designed to create and maintain areas accommodating city-wide and regional service that may be inappropriate in neighborhood or pedestrian-oriented shopping areas and which generally require automotive access for customer convenience, servicing of vehicles or equipment, loading or unloading, or parking of commercial service vehicles.

The service commercial zone is intended to achieve the following purposes:

A.

To provide appropriately located areas for retail stores, offices, service establishments and businesses offering various ranges of commodities and services scaled to meet the needs of different geographical areas and various categories of patrons they serve;

B.

To provide opportunities for retail stores, offices, service establishments and businesses to concentrate for the convenience of the public and in mutually beneficial relationship to each other;

[C.

Reserved.]

D.

To provide adequate space to meet the needs of modern commercial development, including off-street parking and truck loading facilities;

E.

To minimize traffic congestion and to avoid the overloading of utilities by preventing the construction of buildings of excessive size in relation to the amount of land around them;

F.

To protect commercial properties from noise, odor, dust, dirt, smoke, vibration, heat, glare, heavy truck traffic and other objectionable influences incidental to industrial uses;

G.

To protect commercial properties from fire, explosion, noxious fumes and other hazards.

(Ord. 16.76 § 1(part), 1989)

Permitted uses are as follows:

A.

Retail establishments;

B.

Banks;

C.

Business and personal service establishments;

D.

Emergency shelters (≤25 occupants), subject to compliance with Section 17.44.110;

E.

Medical, professional and general business offices;

F.

Radio and television broadcast studios (excluding transmission towers); and

G.

Accessory uses located on the same site with a permitted use which are customarily incidental to the permitted use, including, but not limited to, incidental storage facilities and signs which pertain only to a permitted use on the premises and which are in accordance with the standards of Chapter 17.56 of this title;

H.

Day care center;

I.

A low barrier navigation center that meets the requirements specified in Government Code Section 65662;

J.

Supportive housing that meets the requirements specified in Government Code Section 65651;

K.

Accessory dwelling units pursuant to Chapter 17.57 of this title.

(Ord. 16.76 § 1(part), 1989; Ord. 16.84 § 1, 1992; Ord. 16.87 § 3(part), 1993; Ord. 16.89 § 2, 1993; Ord. 16.123, §§ 40, 41, 9-5-2007; Ord. No. 16-138, § 5, 7-15-2015; Ord. No. 16.142, § 35, 12-4-2024)

The following conditional uses may be permitted upon the granting of a use permit in accordance with the provisions of Section 17.50.020 of this title:

A.

Animal hospitals;

B.

Automobile sales, including sale of used cars in conjunction with the sale of new cars;

C.

Automotive repair and related services (such as auto supply and detail shops) in an enclosed building. This conditional use category excludes auto body repair and auto painting as well as any other use that is incompatible with surrounding uses or that may be detrimental to the health, safety and welfare of the surrounding neighbors;

D.

Automotive service stations;

E.

Carwash;

F.

Coin-operated laundries;

G.

Commercial recreation;

H.

Equipment rental yards;

I.

Hotels and motels;

J.

Multiple-family dwellings located either above the ground-level commercial use or at ground level at the rear of a commercial space. Residential uses must occupy less than fifty percent of the total gross square feet on the property except as otherwise allowed in the housing element;

K.

Outdoor storage;

L.

Public utility service yards;

M.

Recreational vehicle sales, including boat sales;

N.

Restaurants and bars;

O.

Wholesale establishments;

P.

Service shops, including printing, photographic, cabinet repair, electrical repair, heating and ventilating shops, and catering services;

Q.

Social halls, lodges, fraternal organizations and clubs;

R.

Churches, synagogues and other places of worship;

S.

Other uses the planning commission finds to be of a similar nature to those listed above, subject to the requirements of Section 17.50.020 of this title;

T.

Transitional Housing. No person shall operate a transitional housing facility without obtaining a conditional use permit in accordance with Section 17.50.020 and subject to the requirements of Section 17.44.170 of this title;

U.

Emergency shelters (>25 occupants), subject to compliance with Section 17.44.110;

V.

Firearms retail.

(Ord. 16.76 § 1 (part), 1989; Ord. 16.84 § 2, 1992; Ord. 16.103 § 1, 1996; Ord. 16.123, § 42, 9-5-2007; Ord. No. 16-133.3, § 3, 7-15-2015; Ord. No. 16-138, §§ 6, 12, 7-15-2015; Ord. No. 16.139, § 3, 12-20-2017; Ord. No. 16.142, § 36, 12-4-2024)

Outdoor storage uses are prohibited in the C-S zone on Scotts Valley Drive and on all properties located on Scotts Valley Drive, no matter the zone. On all other properties zoned C-S, outdoor storage uses are conditional uses. Permitted outdoor storage uses may remain in place until their individual use permits expire, or in accordance with Chapter 17.48, Nonconforming Uses and Structures, of this Title. Unpermitted outdoor storage uses shall vacate the properties by July 1, 2016. Every person violating any provision of this section shall be guilty of a misdemeanor and subject to Title 4 of the Municipal Code.

(Ord. No. 16-133.3, § 4, 7-15-2015)

The following development standards shall apply in the C-S zoning district:

A.

Minimum lot area: Ten thousand square feet;

B.

Minimum lot width: One hundred feet;

C.

Minimum lot depth: One hundred feet;

D.

Minimum lot frontage: One hundred feet;

E.

Maximum building coverage: Forty-five percent;

F.

Minimum setbacks:

1.

Front, twenty feet,

2.

Rear, zero feet,

3.

Side, zero feet,

4.

Interior lot: Where the lot is adjacent to any "R" district, the side yard shall be a minimum of ten feet in width,

5.

Corner lot: The exterior side yard of a corner lot shall be a minimum of fifteen feet,

6.

Rear yard: There are no rear yard requirements except if abutting an R district; then rear yard shall be a minimum of twenty feet;

G.

No structure shall exceed thirty-five feet in height in the C-S districts. However, if the first floor of the structure is used for parking and is at a natural grade, the thirty-five-foot height limit may be exceeded upon the granting of a use permit by the planning commission, subject to the provisions of Section 17.50.020 of this title. In addition to the findings required in Section 17.50.020, the planning commission also must be able to make the following findings:

1.

On a parcel which slopes down from an arterial or collector street, the garage is below the level of the adjacent street(s) or on parcels sloping up from a major street, the garage is below natural grade,

2.

The garage will be buffered from view by earthen mounds three feet in height and landscaping, including shrubs, will be installed. The landscaping plan has been prepared showing the buffer and landscaping;

H.

Where a site adjoins any residential zoning district, a solid wall or a fence, vine-covered fence or compact evergreen hedge six feet in height shall be located on the property line except in a required front yard and permanently maintained. In addition, a minimum of five feet adjoining the property line shall be landscaped with plant material and permanently maintained when such landscaping is necessary to insure privacy or to screen views, as determined by the design review board;

I.

Not less than ten percent of the total site area shall be landscaped and permanently maintained;

J.

Not less than ten feet of a required yard adjoining a street shall be landscaped and permanently maintained;

K.

Trash disposal: Each parcel shall provide adequate and accessible trash disposal areas. Such disposal areas shall be screened from public view by masonry or solid wood fencing of at least six feet in height;

L.

All business, services and processes shall be conducted entirely within a completely enclosed structure, except for off-street parking and loading areas, gasoline service stations, garden shops, Christmas tree sales, open-air markets, outdoor theatrical activities and the sale of nursery products;

M.

Hours of Operation. All commercial activity located on the same site as multiple-family dwellings shall be limited to the hours of operation between seven a.m. and nine p.m., Monday through Friday, and between nine a.m. and six p.m. on Saturdays and Sundays;

N.

Outdoor seating at restaurants will be allowed by permit issued by the planning department under the following conditions:

1.

A site plan shall be submitted to the planning department for review and approval;

2.

The plan shall be reviewed and approved by the building department, fire district and police department to insure compliance with federal, state and local laws;

3.

All seating shall be confined to a specific area; and

4.

Failure to maintain the seating within the identified area or interference with the free flow of pedestrians shall be sufficient grounds for revocation of the outdoor seating permit.

O.

Outdoor Storage:

1.

Location. Outdoor storage uses are prohibited next to housing;

2.

Development standards. To ensure adequate screening of new outdoor storage uses, design review approval by the planning commission shall be required and processed with the required use permit application. Screening of outdoor storage shall meet the following standards:

a.

Permanent screening from any adjacent public and private rights-of-way and/or adjacent property;

b.

Solid or semi-solid fence of brick, stone, tile, masonry units, or wood at least eight feet tall. Chain-link fence may not be acceptable;

c.

Stored materials not to project above the wall or fence, unless approved;

d.

Public works department review for adequacy of access;

e.

Gates securely locked when not in use; and,

f.

Any other requirements deemed appropriate by the community development director.

3.

Maintenance: All required screening shall be regularly well-maintained in a good and upright condition and shall be repaired or replaced to the original required state if damaged, destroyed, or in need of repair. Screening shall remain in place for as long as the use is allowed on the property.

P.

Multi-unit residential development shall comply with the Multi-Unit Residential Design Standards. See Section 17.44.180.

Q.

Accessory Structures. See Section 17.46.130 (Accessory Structures).

(Ord. 16.76 § 1 (part), 1989; Ord. 16.77 (part), 1989; Ord. 16.82 § 9, 1991; Ord. 16.88 § 1, 1994; Ord. No. 16-133.3, § 5, 7-15-2015; Ord. No. 16.140, § 8, 11-15-2023; Ord. No. 16.142, § 37, 12-4-2024)

A.

Density range is fifteen to twenty residential units per acre.

B.

Parking for both the non-residential and the residential units shall be as specified in the zoning ordinance. The planning commission may reduce parking standards in cases where shared parking is feasible and viable.

C.

Truck docks shall not be located within fifty feet of any residential.

D.

Minimum setbacks for residential:

1.

Front from the street: Ten feet; and front from a garage: Twenty feet.

2.

Rear: Fifteen feet.

3.

Side: Ten feet.

4.

Corner from the street, ten feet and corner from a garage, twenty feet.

(Ord. 16.123, § 43, 9-5-2007; Ord. No. 16.142, § 38, 12-4-2024)

A.

Architectural and site plan review by the design review board shall be required for all structures, alterations to structures and signage in the C-S zoning district.

B.

All uses shall be subject to the performance standards specified in the applicable provisions of Section 17.44.020 of this title.

C.

All roofs shall be architecturally designed to provide an appearance which is compatible with the exterior walls of the building. The design review board shall review and approve the roofscape.

D.

No building shall be located closer than twenty-five feet from the top of the bank of a perennial or intermittent stream, as shown in Section 17.04.230 of this title. All proposed structures shall be constructed above the one-hundred-year floodplain.

(Ord. 16.76 § 1 (part), 1989)