Chapter 18.35
NORTH TODOS SANTOS DISTRICT (NTS)
Sections:
18.35.020 Table 18.35.020 – North Todos Santos district – Allowed uses and permit requirements.
18.35.040 Building conversions.
18.35.060 North Todos Santos design guidelines.
18.35.070 Parking and drive aisle standards.
18.35.010 Purpose.
The NTS district provides for flexible, reuse, and building expansions that blend with the scale of the existing neighborhood buildings to encourage retention and preservation of buildings, many of which have special architectural and historical significance. [Ord. 12-5; Ord. 12-4. DC 2012 § 122-102].
18.35.020 Table 18.35.020 – North Todos Santos district – Allowed uses and permit requirements.
A. Applicability. Table 18.35.020 identifies the uses allowed in the NTS zoning district and the type of permit required to establish each use. See CDC 18.25.030(B) or Division VII of this title (Permits and Permit Procedures). Additional requirements may apply pursuant to Division IV (Development Standards) and Division V (Standards for Specific Uses) of this title.
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Table 18.35.020 North Todos Santos District |
ZC = Permitted Use, Zoning Clearance Required AP = Administrative Permit Required MP = Minor Use Permit Required UP = Use Permit Required 6409 = Section 6409 Application – = Use Not Allowed |
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|---|---|---|
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Land Use Classifications |
Additional Requirements |
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Bed and Breakfast Inn |
UP |
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Dwelling, Dwelling Unit, Housing Unit |
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Single-Family, Detached |
ZC |
|
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Single-Family, Detached – Small Lot Subdivision |
UP |
|
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Single-Family, Attached |
ZC |
|
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Duplex |
ZC, MP |
|
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Multifamily |
MP, UP |
|
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Family Day Care Home, Small |
ZC |
CDC 18.200.050, Child day care facilities |
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Family Day Care Home, Large |
MP |
CDC 18.200.050, Child day care facilities |
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Group Housing |
UP |
|
|
AP |
CDC 18.200.100, Home-based businesses |
|
|
Live/Work Unit |
AP |
CDC 18.200.110, Live/work or work/live units |
|
MP |
|
|
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Mobile Home Park |
– |
|
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Residential Care Facility, Small |
ZC |
|
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Residential Care Facility, Large |
MP |
|
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Residential Facility for Seniors, Assisted Living |
UP |
|
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Supportive Housing |
ZC, UP(3) |
California Government Code Section 65650 et seq. |
|
Transitional Housing, Multifamily |
MP, UP |
|
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Transitional Housing, Single-Family |
ZC |
|
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Work/Live Unit |
AP |
CDC 18.200.110, Live/work or work/live units |
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|
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Office, Commercial, and Retail Services |
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Adult Day Care Center |
UP |
|
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Adult-Oriented Business |
– |
Chapter 18.210 CDC, Adult-Oriented Businesses |
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Animal Services |
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Boarding, Kennel |
– |
|
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Dog Day Care, Training |
– |
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Grooming |
– |
|
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Hospital, Veterinary Clinic |
MP |
|
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Antique, Collectible Store |
– |
|
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Automobile Sales and Rental/Leasing |
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Auction |
– |
|
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Brokers Office Only |
– |
|
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Brokers Office with Vehicle Display |
– |
|
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Dealership, New |
– |
|
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Dealership, Used |
– |
|
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Dealership, Motorcycles |
– |
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Rental |
– |
|
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Automobile Services and Repair |
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Car Wash, Attended |
– |
CDC 18.200.090, Gas stations and car washes |
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Car Wash, Unattended |
– |
CDC 18.200.090, Gas stations and car washes |
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Gas Station |
– |
CDC 18.200.090, Gas stations and car washes |
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Maintenance Services |
– |
|
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Major Repair/Body Work |
– |
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Minor Repair |
– |
|
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Banks and Financial Services |
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Bank, Credit Union |
– |
|
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Bank with Drive-Through Service |
– |
CDC 18.200.060, Drive-through facilities |
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Check Cashing Business |
– |
|
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Building Materials Sales and Services |
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|
– |
|
|
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With Outdoor Storage |
– |
CDC 18.200.160, Outdoor sales and displays |
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Business Support Services |
MP |
|
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Catering Service |
– |
|
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Eating and Drinking Establishments |
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Bar, Night Club, Lounge |
– |
CDC 18.200.080, Entertainment uses |
|
– |
CDC 18.200.210, Food vendor group sites |
|
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Micro-Brewery/Distillery |
– |
|
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Micro-Brewery/Distillery, Large |
– |
|
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Restaurant, Full Service |
– |
|
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Restaurant, Limited Service |
– |
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Restaurant, with Drive-Through |
– |
CDC 18.200.060, Drive-through facilities |
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Restaurant, with Live Entertainment |
– |
CDC 18.200.080, Entertainment uses |
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Tasting Room |
– |
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Fitness Facility, Health Club |
– |
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Food, Beverage Sales |
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Convenience Store, no Alcohol Sales |
– |
|
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Convenience Store, with Alcohol Sales |
– |
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Grocery Store |
– |
|
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Liquor Store |
– |
|
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Hotel, Motel |
– |
|
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Maintenance Services |
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Office with No Outdoor Storage/or Activities |
– |
|
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Office with Outdoor Storage/or Activities |
– |
|
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Nursery, Preschool, Childcare |
UP |
CDC 18.200.050, Child day care facilities |
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Offices |
||
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Administrative, Information Processing |
AP, MP(2) |
|
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Professional |
AP, MP(2) |
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Personal Services |
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General |
UP |
|
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Improvement, Instructional |
– |
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Restricted |
– |
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Repair Service, Appliance and Small Equipment |
– |
|
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Retail Sales |
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Big Box |
– |
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General |
– |
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Nursery, Garden Center |
– |
CDC 18.200.160, Outdoor sales and displays |
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Restricted |
– |
|
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With Drive-Through |
– |
CDC 18.200.060, Drive-through facilities |
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Secondhand Sales |
– |
|
|
|
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Public/Quasi-Public and Recreational Uses |
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Airport |
– |
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Ambulance Service |
– |
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Cannabis Uses |
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Commercial Cultivation |
– |
|
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Distribution (Type 11) |
– |
|
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Distribution Transport Only (Type 13) |
– |
|
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Indoor Personal Cannabis Cultivation |
ZC |
Up to six plants per residence, pursuant to state law |
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Industrial Hemp Cultivation |
– |
|
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Manufacturing |
– |
|
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Microbusiness |
– |
|
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Non-Storefront Retail |
– |
|
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Storefront Retail |
– |
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Testing Laboratory |
– |
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Cemetery, Columbarium, Mausoleum |
– |
|
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Conference, Convention Facility |
– |
|
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Cultural Institution |
UP |
|
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Emergency and Homeless Shelter |
– |
CDC 18.200.070, Emergency shelter and homeless shelters |
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Low Barrier Navigation Center |
ZC, UP(3) |
California Government Code Section 65660 et seq. |
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Farmers’ Market |
– |
|
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Funeral Parlor, Mortuary |
– |
|
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Government Office |
MP |
|
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Heliport |
– |
|
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Library |
– |
|
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Medical |
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Hospital, Medical Center |
– |
|
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Medical Services Facility |
AP, MP(2) |
|
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Nursing Facility/Extended Care |
UP |
|
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Urgent Care Facility |
– |
|
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Meeting Facility, Public/Private |
– |
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Military |
– |
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Parking Facility |
– |
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Public Maintenance and Service Facility |
– |
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Recreational Facilities |
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Bingo Hall |
– |
|
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Commercial Recreation, Indoor |
– |
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Golf Course, Country Club |
– |
CDC 18.200.130, Mechanical and electronic games |
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Park and Recreation Facility |
ZC |
|
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Residential Recreation Facility |
UP |
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Sports and Entertainment, Assembly |
– |
CDC 18.200.080, Entertainment uses |
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Sports and Recreation Facility |
– |
CDC 18.200.130, Mechanical and electronic games |
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Recycling Facilities |
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Small Collection Facility |
– |
CDC 18.200.170, Recycling facilities |
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Large Collection Facility |
– |
CDC 18.200.170, Recycling facilities |
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Processing Facility |
– |
CDC 18.200.170, Recycling facilities |
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Religious Facility |
UP |
|
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Elementary, Middle, Secondary |
UP |
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College, University |
– |
|
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Trade School, Vocational Training |
– |
|
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Social Services Facility |
– |
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Theater, Auditorium |
– |
CDC 18.200.130, Mechanical and electronic games |
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Utility Facility, Transmission Towers |
– |
|
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Wireless Communications Facility |
AP, MP or 6409 |
|
|
|
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Open Space and Agricultural Uses |
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Companion Animal, Horses, Fowl |
– |
|
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Community Garden |
AP |
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Crop Production, Orchard, Vineyard |
ZC |
|
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Livestock, Grazing |
– |
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Mining and Quarrying |
– |
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|
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Business Park and Industrial Uses |
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Auto Wrecking, Dismantling Yard |
– |
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Contractors, Special Trade |
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Cabinet Shop |
– |
|
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Contractor Office, No Outdoor Storage |
– |
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Contractor Yard, with Outdoor Storage |
– |
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Fleet-Based Service |
– |
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Freight and Truck Terminal |
– |
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Heavy Vehicle and Large Equipment, Sales/Rental, Service, and Repair |
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Commercial Vehicles and Equipment |
– |
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Recreational Vehicles |
– |
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Laboratory, Research, and Development |
– |
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Manufacturing and Processing |
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Artisan/Custom Product |
– |
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Industry, Heavy |
– |
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Within a Building |
– |
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With Outdoor Storage or Activities |
– |
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Warehouse Show Room with Assembly and Sales |
– |
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Media Production Facility |
– |
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Hazardous Materials |
– |
|
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Self-Storage Facility, Mini-Storage |
– |
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Vehicle |
– |
|
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Towing Service |
– |
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Warehouse, with No Outdoor Storage |
– |
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Warehouse, with Outdoor Storage |
– |
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Wholesaling, Distribution |
– |
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(1) Repealed by Ord. 21-2.
(2) Minor use permit required for the conversion of an existing residence to office space.
(3) Use permit required for any facility that does not meet the requirements set forth in the referenced article of the California Government Code.
[Ord. 24-5 § 7 (Exh. C); Ord. 21-2 § 5 (Exh. D); Ord. 20-4 (Exh. B); Ord. 19-5 § 1 (Exh. C); Ord. 18-3 § 7 (Exh. A); Ord. 17-13 § 3 (Exh. A); Ord. 17-11 § 3 (Exh. 4); Ord. 17-5 § 2 (Exh. I); Ord. 17-2 § 2 (Exh. E); Ord. 14-6 § 2; Ord. 12-4. DC 2012 § 122-103].
18.35.030 Tables 18.35.030(A) and (B) – North Todos Santos district – Floor area ratio and development standards.
Subdivisions, new uses and structures, and alterations to existing uses and structures shall be designed, constructed, and established in compliance with the requirements specified in Tables 18.35.030(A) and (B). Additional requirements may apply pursuant to Division IV (Development Standards) and Division V (Standards for Specific Uses) of this title.
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Maximum FAR |
Parcel Size (square feet) |
Additional Standards |
|---|---|---|
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0.30 |
< or = 5,000 |
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0.32 |
5,001 – 6,000 |
|
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0.34 |
6,001 – 7,000 |
|
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0.36 |
7,001 – 8,000 |
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0.38 |
8,001 – 9,000 |
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0.40 |
9,001 – 10,000 |
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0.41 |
10,001 – 11,000 |
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0.42 |
11,001 – 12,000 |
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0.43 |
12,001 – 13,000 |
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0.44 |
13,001 – 14,000 |
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0.45 |
14,001 – 15,000 |
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0.46 |
15,001 – 16,000 |
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0.47 |
16,001 – 17,000 |
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0.48 |
17,001 – 18,000 |
|
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0.49 |
18,001 – 19,000 |
|
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0.50 |
19,001 – 20,000 |
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Standards |
NTS(3) |
Additional Standards |
|---|---|---|
|
Lot Area (square feet) minimum |
|
|
|
Residential |
5,000 |
|
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Nonresidential |
5,000 |
|
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Lot Width (feet) minimum |
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Residential |
50 |
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Nonresidential |
50 |
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Lot Depth (feet) minimum |
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Residential |
80 |
|
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Nonresidential |
80 |
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Density (dwelling unit per net acre) |
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Residential |
2.5 (minimum) – 32 (maximum) |
|
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Lot Coverage (percent) maximum |
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Residential |
50 percent |
|
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Nonresidential |
50 percent |
|
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Building Height (feet) maximum |
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Residential |
30 ft. or three stories, whichever is less |
|
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Nonresidential |
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Setbacks (feet) minimum |
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Residential |
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Front |
15 |
|
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Interior Side |
5 |
|
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Corner Side |
15(2) |
|
|
15(2) |
|
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Porches |
10 |
|
|
20 |
|
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Second Story |
20(2) |
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Third Story and Above |
25(2) |
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Nonresidential |
Nonresidential building height and setbacks, new uses and structures, and alterations to existing uses and structures shall be established in compliance with the permit; except that if the permit does not regulate a development feature regulated by an abutting district, or if a permit is not required, the regulations of the abutting district shall apply to each adjacent portion of the property. |
|
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Open Space/Unit (square feet) minimum |
See CDC 18.150.100, Open space and recreational facilities for residential developments |
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(1) Additional requirements may apply pursuant to Division IV (Development Standards) and Division V (Standards for Specific Uses) of this title.
(2) Minimum for each side.
(3) Standard does not apply to small, independent parcels corresponding to individual dwellings within a larger multifamily residential, mixed-use, or townhome development.
[Ord. 18-1 § 1 (Exh. A); Ord. 12-4. DC 2012 § 122-104].
18.35.040 Building conversions.
A. Conversion of Single-Family Dwellings to Multifamily Dwellings. The conversion of an existing single-family dwelling into duets, duplexes, or three or more dwellings is allowed with an administrative permit and design review (Division VII of this title, Permits and Permit Procedures), if in compliance with density requirements and development standards as shown in Tables 18.35.030(A) and (B), and other applicable standards in Division IV of this title (Development Standards).
B. Conversion of Residential Dwellings to Offices. The conversion of an existing residence to office space requires a minor use permit and design review (Division VII of this title, Permits and Permit Procedures), if in compliance with density requirements and development standards in Tables 18.35.030(A) and (B), with the exception that the conversion shall not exceed 0.45 for both residential and office floor area combined. [Ord. 12-4. DC 2012 § 122-105].
18.35.050 Building expansion.
The expansion of an existing building greater than 100 percent of the original building size requires a use permit and design review (Division VII of this title, Permits and Permit Procedures), and shall comply with development standards in Tables 18.35.030(A) and (B), and any other applicable standards in Divisions IV, V, and VII of this title. [Ord. 12-4. DC 2012 § 122-106].
18.35.060 North Todos Santos design guidelines.
All new construction shall comply with the North Todos Santos design guidelines, unless the city has adopted new guidelines applicable to this district. [Ord. 12-4. DC 2012 § 122-107].
18.35.070 Parking and drive aisle standards.
All conversions, expansions, and new construction shall meet the parking and drive aisle standards contained in Chapter 18.160 CDC (Parking, Loading and Access) except as follows:
A. If parking ratios are reduced to accommodate senior housing pursuant to Chapter 18.160 CDC (Parking, Loading, and Access), common areas such as congregate dining and recreation rooms may be exempt from the computation of the FAR.
B. Drive aisles may be reduced in width to 12 feet for the conversion of residential dwellings to office uses as approved by the city engineer. [Ord. 12-4. DC 2012 § 122-108].
18.35.080 Findings.
The review authority shall make the following findings for all building conversions, expansions, and new construction:
A. The conversion, expansion or new construction will not be disruptive to the North Todos Santos neighborhood regarding traffic generation, parking availability, and the scale of the proposed buildings in relationship to neighboring buildings; and
B. Any exterior addition or changes maintain the dominant residential character of the original buildings and/or the surrounding area, consistent with the North Todos Santos design guidelines. [Ord. 12-4. DC 2012 § 122-109].