Chapter 17.30
V-S VISITOR SERVING DISTRICT

Sections:

17.30.010    Applicability.

17.30.020    Purpose.

17.30.030    Architectural and site approval.

17.30.040    Conditionally permitted uses.

17.30.042    Conditional visitor-serving uses – Rispin.

17.30.045    Conditional visitor-serving uses – Shadowbrook.

17.30.047    Conditionally permitted uses – Monarch Cove Inn.

17.30.048    Conditionally permitted uses – El Salto.

17.30.050    Accessory uses.

17.30.070    Development standards.

17.30.080    Height.

17.30.090    Lot area.

17.30.100    Lot coverage.

17.30.110    Yards.

17.30.120    Parking.

17.30.130    Loading areas.

17.30.140    Landscaping and lighting.

*    Prior ordinance history: Ord. 677.

17.30.010 Applicability.

The regulations set forth in this chapter apply in all V-S districts, except that Section 17.30.040 does not apply to the Rispin, Shadowbrook, and El Salto Resort parcels; Sections 17.30.042 and 17.30.045 apply only to the Rispin and Shadowbrook sites, respectively. Sections 17.30.047 and 17.30.048 apply to the visitor-serving designated El Salto Resort parcels. (Ord. 886 § 2, 2005; Ord. 868 § 1, 2004)

17.30.020 Purpose.

The purpose of V-S districts is to accommodate the visiting public with a range of opportunities to enjoy the city of Capitola’s coastal location. (Ord. 868 § 1, 2004)

17.30.030 Architectural and site approval.

Architectural and site approval shall be secured for the establishment and conduct of any conditional or accessory use in a V-S district as provided in Chapter 17.63. (Ord. 868 § 1, 2004)

17.30.040 Conditionally permitted uses.

The following are conditional uses in a V-S district (except for the Shadowbrook, Rispin and El Salto parcels) subject in each case to the securing of a use permit as provided in Chapter 17.60:

A. Accessory structures and accessory uses appurtenant to any conditionally allowed use provided there is no intensification of the permitted use;

B. Hotels, motels, hostels, inns, bed and breakfast lodging;

C. Restaurants, not including restaurants with drive-up windows or car service;

D. Recreational vehicle parks;

E. Employee housing, accessory to an allowed use;

F. Day care centers;

G. Assemblages of people, such as carnivals, festivals, races and circuses not exceeding ten days, and not involving construction of permanent facilities;

H. Accessory structures and uses established prior to establishment of main use or structure;

I. Legal nonconforming use of a portion of a structure extended throughout the structure;

J. Legal nonconforming use changed to a use of a similar or more restricted nature;

K. Habitat restoration; and habitat interpretive facility;

L. Single-family consistent with R-1 standards;

M. Multi-family consistent with RM-LM standards;

N. Live entertainment;

O. Public and quasi-public uses including, wharfs, churches, parks, playgrounds, schools, public safety facilities, public utility facilities, and parking lots;

P. Business establishments that provide commercial places of amusement or recreation, live entertainment, or service of alcoholic beverages and that are located within two hundred feet of the boundary of a residential district;

Q. Weddings;

R. Campgrounds and moderate intensity recreational use, including tent platforms, cabins, parks, stables, bicycle paths, restrooms, and interpretive facilities;

S. Business establishments that sell or dispense alcoholic beverages for consumption upon the premises;

T. Other visitor-serving uses of a similar character, density and intensity as those listed in this section determined by the planning commission to be consistent and compatible with the intent of this chapter and the applicable land use plan;

U. Retail stores and offices accessory to visitor serving uses;

V. Change of visitor serving commercial uses within a structure provided the new use will not change the nature or intensity of the commercial use of the structure;

W. One caretaker unit for the purpose of providing on-site security. (Ord 886 § 2, 2005; Ord. 868 § 1, 2004)

17.30.042 Conditional visitor-serving uses – Rispin.

The following are conditional visitor-serving uses on the Rispin site:

A. Accessory structures and accessory uses appurtenant to any conditionally allowed use;

B. Hotels, motels, hostels, inns, bed and breakfast lodging;

C. On-site food service or restaurant, not including restaurants with drive-up windows or car service;

D. Assemblages of people, such as festivals, not exceeding ten days and not involving construction of permanent facilities;

E. Accessory structures and uses established prior to establishment of main use or structure;

F. Habitat restoration; habitat interpretive facility;

G. Live entertainment;

H. Public and quasi-public uses including paths, public parks/gardens, public utility facilities; parking areas;

I. Business establishments that provide commercial places of amusement or recreation, live entertainment, or service of alcoholic beverages and that are located within two hundred feet of the boundary of a residential district;

J. Weddings;

K. Business establishments that sell or dispense alcoholic beverages for consumption upon the premises;

L. Other visitor-serving uses of a similar character, density, and intensity as those listed in this section and determined by the planning commission to be consistent and compatible with the intent of this chapter and the applicable land use plan;

M. Retail shops and offices accessory to visitor-serving uses;

N. One caretaker unit for the purpose of providing on-site security. (Ord. 886 § 3, 2005)

17.30.045 Conditional visitor-serving uses – Shadowbrook.

The following are conditional visitor-serving uses on the Shadowbrook parcels:

A. Restaurants, not including restaurants with drive-up windows or car service;

B. Assemblages of people, such as festivals, not exceeding ten days and not involving construction of permanent facilities;

C. Habitat restoration; habitat interpretive facility;

D. Public paths;

E. Live entertainment;

F. Parking areas to serve the main facility;

G. Business establishments that provide commercial places of amusement or recreation, live entertainment, or service of alcoholic beverages and that are located within two hundred feet of the boundary of a residential district;

H. Weddings;

I. Business establishments that sell or dispense alcoholic beverages for consumption upon the premises;

J. Other visitor-serving uses of a similar character, density, and intensity as those listed in this section determined by the planning commission to be consistent and compatible with the intent of this chapter and the applicable land use plan;

K. Offices accessory to visitor-serving uses;

L. One caretaker unit for the purposes of providing on-site security. (Ord. 886 § 3, 2005)

17.30.047 Conditionally permitted uses – Monarch Cove Inn.

The following are the conditionally permitted uses allowed on the Monarch Cove Inn parcels and the portion of parcel 036-142-28 that is located between the two Monarch Cove Inn parcels:

A. Accessory structures and accessory uses appurtenant to any conditionally allowed use;

B. Hotels, motels, hostels, inns; bed and breakfast lodging;

C. Food service related to lodging;

D. Assemblages of people, such as festivals, not exceeding ten days and not involving construction of permanent facilities;

E. Accessory structures and uses established prior to establishment of main use or structure;

F. Habitat restoration; habitat interpretive facility;

G. Live entertainment;

H. Public paths;

I. Business establishments that provide commercial places of amusement or recreation, live entertainment, or service of alcoholic beverages and that are located within two hundred feet of the boundary of a residential district;

J. Weddings;

K. Business establishments that sell or dispense alcoholic beverages for consumption upon the premises;

L. Other visitor-serving uses of a similar character, density, and intensity as those listed in this section and determined by the planning commission to be consistent and compatible with the intent of this chapter and the applicable land use plan;

M. Offices and limited retail use, accessory to visitor-serving uses;

N. One caretaker unit for the purpose of providing on-site security;

O. Access roadway;

P. Residential use by the owners and their family members of up to one unit per parcel on the three parcels, as long as a minimum of six guest bedrooms are available for visitor-serving use within the three parcels;

Q. Non-family residential use during the off-season months (November through April). (Ord. 886 § 3, 2005)

17.30.048 Conditionally permitted uses – El Salto.

The following are the conditionally permitted uses allowed on El Salto parcels 036-142-26, 036-143-30, and the portion of parcel 036-142-28 located outside the Monarch Cove Inn properties:

A. Accessory structures and accessory uses appurtenant to any conditionally allowed use;

B. Hotels, motels, hostels, inns, bed and breakfast lodging;

C. Food service related to lodging use;

D. Single family residential use consistent with R-1 standards;

E. Multi-family residential use consistent with RM-LM standards;

F. Public paths;

G. One caretaker unit for the purpose of providing on-site security. (Ord. 886 § 3, 2005)

17.30.050 Accessory uses.

The following are accessory uses permitted in a V-S district:

A. Signs complying with the applicable regulations set forth in the sign ordinance;

B. Accessory uses and buildings customarily appurtenant to a permitted use. (Ord. 868 § 1, 2004)

17.30.070 Development standards.

The V-S (visitor serving) district may be the only zoning district applicable to a property, but at times it is applied along with other zoning districts to a property, such as “VS/R-1,” or “VS/PF” dual zoning. Dual zoning means that the uses and development standards of the V-S district apply, although uses allowed by the other district may also be permitted through approval of a conditional use permit, and the planning commission may apply development standards from the other zoning district in lieu of or as well as the V-S district, as determined through architectural and site review. (Ord. 868 § 1, 2004)

17.30.080 Height.

No structures shall exceed thirty feet in height. Exceptions up to thirty-six feet in height may be granted subject to approval by the city council upon the recommendation of the planning commission when the following findings can be made:

A. The proposed development and design are compatible with existing land uses of surrounding areas and the general plan;

B. Streets and thoroughfares are suitable and adequate to serve the proposed development;

C. The proposed development does not produce shadows which may adversely affect the enjoyment of adjacent streets, buildings or open space;

D. Major public views are not blocked by the proposed development. (Ord. 886 § 2, 2005; Ord. 868 § 1, 2004)

17.30.090 Lot area.

The minimum lot area required shall be five thousand square feet. (Ord. 868 § 1, 2004)

17.30.100 Lot coverage.

There shall be no specific maximum lot coverage set except as follows:

A. Sufficient space shall be provided to satisfy off-street parking and loading area requirements, notwithstanding that all parking may be provided within a structure(s);

B. Front yard and open space requirements shall be satisfied;

C. For the Rispin site, the maximum allowable impervious site coverage (e.g., buildings, paving, decks, etc.) is twenty-five percent;

D. For the visitor-serving El Salto Resort parcels (except for the portion of parcel 036-142-28 that is located outside of the Monarch Cove Inn) and the Shadowbrook Restaurant parcel located directly adjacent to Soquel Creek, the allowable impervious site coverage (e.g., buildings, paving, decks, etc.) is fifty percent. (Ord. 886 § 2, 2005; Ord. 868 § 1, 2004)

17.30.110 Yards.

A. Front, side and rear yard setbacks may be required through architectural and site approval in order to provide adequate light and air, assure sufficient distance between adjoining uses to minimize any incompatibility and to promote excellence of development. Where a side or rear yard abuts residential property a setback of at least ten feet shall be provided.

B. Front yards and corner lot side yards shall not be used for required parking facilities.

C. For the visitor-serving El Salto properties located adjacent to the bluff top, new development shall adhere to the setback and development provisions provided in the LUP’s natural hazards policies and in certified zoning Chapter 17.48 (Geologic Hazards District).

D. To protect the waters and riparian habitat of Soquel Creek, new development on the Shadowbrook Restaurant and Rispin parcels shall adhere to the LUP’s natural systems policies and to certified zoning Chapter 17.95 (Environmentally Sensitive Habitats). (Ord. 886 § 2, 2005; Ord. 868 § 1, 2004)

17.30.120 Parking.

Parking standards shall be as provided in Chapter 17.51. (Ord. 868 § 1, 2004)

17.30.130 Loading areas.

Loading areas shall be as provided in Chapter 17.51. (Ord. 868 § 1, 2004)

17.30.140 Landscaping and lighting.

A minimum of five percent of the lot area shall be landscaped to ensure harmony with adjacent development in accordance with architectural and site approval standards. Exceptions to this standard are as follows: for the Rispin site, seventy-five percent of the site shall consist of either landscaped areas located within the developed areas of the site, or unlandscaped natural areas for those portions of the site subject to conservation easements. For the Shadowbrook Restaurant parcel that is adjacent to Soquel Creek, fifty percent of the site shall consist of landscaped or open space areas. For the visitor-serving El Salto parcels, fifty percent of the parcels shall consist of landscaped or open space areas. The planting of invasive plant species is prohibited. All exterior lighting shall be unobtrusive, harmonious with the local area and constructed or located so that only the area intended is illuminated and off-site glare is fully controlled. The location, type and wattage of the exterior lighting must be approved by the community development director prior to the issuance of building permits or the establishment of the use. (Ord. 886 § 3, 2005; Ord. 868 § 1, 2004)