(a) “C-1,” “C-2” and “C-4” Use Standards.
(1) In the “C-1” or “C-2” Districts, all business, services and processes shall be conducted entirely within a completely enclosed structure except for outdoor food and drink establishments, recycling collection facilities, off-street parking and loading areas, gasoline stations, garden supply stores, Christmas tree lots, bus depots, transit stations, public utility uses, and radio and television transmission towers. Outside storage of stock-in-trade may be allowed pursuant to a Level IV Approval provided that the storage area is adequately screened from view from adjacent parcels. (Ord. 3843, 6/23/87)
(2) In the “C-1” District, all products produced on the site of any of the permitted uses shall be sold, primarily at retail only, on the site where produced.
(3) In the “C-1” District not more than five persons, and in a “C-2” District not more than ten persons, shall be engaged in the production, repair or processing of materials on any one site, except that this provision shall not apply to bars, restaurants and soda fountains.
(4) In the “C-4” District, all office and retail uses that are required to be ancillary and incidental, shall be related to the main use of the site such as business offices to operate the permitted use or the retail sale of goods produced or served as a part of the primary permitted use. (Ord. 4346, 12/13/94)
(b) Visitor Accommodations Use Standards.
1. Allowed Densities Chart

2. Density Calculations. Types of visitor accommodations may be combined; however, combined densities may not exceed the maximum allowed for the total number of net developable square footage on the property. All values given above are maximums and may be reduced based on services and access constraints, compatibility with adjacent land uses and neighborhood character, or adverse environmental impacts. Permanent residential units for site personnel shall be in place of density credits for visitor accommodations use at the rate of one kitchen and up to 5 permanent residents per 3000 net developable square feet. A unit over 400 square feet in total square footage, including bathrooms and kitchens, creates a presumption of more than one habitable room. Inside the Coastal Zone, the performance standards in Figure 2-5 in the Local Coastal Program Land Use Plan for priority accommodations sites also apply. (Ord. 4496-C, 8/4/98)
3. Permit Conditions. All Development Permits for visitor accommodations shall include the following conditions:
(i) All visitor accommodations units shall be managed for short-term occupancy with occupancy limited to not more than 29 consecutive days and limited to 29 days in any one calendar year by an individual or group of occupants, except that single-ownership units may be occupied by the owner(s) up to 45 days in any one calendar year. Notwithstanding the foregoing, visitor accommodation units described as follows may be occupied by the owner(s) up to 90 days in one calendar year: units located on coastal bluff property which has been the subject of litigation in which a remittitur was issued by the California Court of Appeal on or before April 25, 1983 in a decision requiring the County of Santa Cruz to grant either “compensating densities” in excess of “the base densities” thereon, or to grant “some other transfer of development rights,” and which litigation has been settled by Stipulation for Judgment and Judgment Thereon.”
(ii) A rental contract for the short-term rental of all units shall be maintained at all times with a professional management firm approved by the County. Such contract shall contain occupancy restrictions for Visitor Accommodations Units as specified in (i) above. The rental contract shall be established prior to issuance of building permits for the project.
(iii) Centralized, on-site management shall be provided at all times for the maintenance and operation of the visitor accommodations, related facilities, and the property. Such management may be provided by the property owner or by a separate management firm under contract. Plans for management shall be submitted to and approved by the Planning Director and a Transient Occupancy Tax Permit obtained from the Treasurer-Tax Collector by such management prior to the issuance of building permits.
(iv) Deed restrictions running with the property and limiting use of short-term occupancy and providing for the maintenance of centralized rental and management of the facility shall be recorded prior to issuance of building permits.
(v) All Visitor accommodations units shall be subject to any County Uniform Transient Occupancy Tax Ordinance or a special tax on time share units, camping units, or other visitor accommodation units. Reports of the occupancy of Visitor Accommodations Units together with payment of transient occupancy taxes or any other taxes due from the use of visitor accommodations units shall be made in accordance with Santa Cruz County Code Section 4.24.080.
(vi) Visitor accommodation projects shall be evaluated to insure that a diversity of all types of visitor accommodations is provided in the Coastal Zone consistent with Local Coastal Program Land Use Plan policy. Visitor accommodations projects on Priority Sites shall primarily provide accommodations available to the general public.
(vii) Visitor accommodations development in areas designated for Neighborhood or Community Commercial use shall not adversely affect the integrity of the retail commercial centers. (Ord. 4346, 12/13/94)
(c) Master Occupancy Program Requirements
1. Master Occupancy Program Requirements. When requested by a property owner, or prior to or concurrently with the approval of any new or expanded use for which a Level V or VI Approval is required in any of the Commercial Use Zone Districts, a Development Permit for a Master Occupancy Program may be approved by the Zoning Administrator or Planning Commission. Such approval shall be accompanied by a finding of General Plan consistency pursuant to Section 65402 of the California Government Code.
2. Master Occupancy Program Elements. The Master Occupancy Program shall establish all allowed occupancies and shall include provisions for adequate site improvements for each occupancy.
3. Environmental Review. The adoption or amendment of a Master Occupancy Program is a “project” within the meaning of CEQA and the County Environmental Review Guidelines and is subject to environmental review.
4. Development Permit Approval. Occupancy permits, when applied for pursuant to an approved Master Occupancy Program, shall be processed as a Level I Approval or other level as specified by the conditions of the Master Occupancy Program Development Permit. (Ord. 4346, 12/13/94)
See also: Regulations for Visitor Accommodations Special Uses in Section 13.10.690 et seq. (Ord. 839, 11/28/62; 3277, 7/27/82; 3186, 1/12/82; 3344, 11/23/82; 3432, 8/23/83; 3994, 6/6/89; 4496-C, 8/4/98)