Chapter 10.26 INDUSTRIAL MARINSHIP DISTRICT

Chapter 10.26
INDUSTRIAL MARINSHIP DISTRICT

Sections:

10.26.040 Site development requirements.

10.26.010 Specific purposes.

In addition to the general purposes established in SMC 10.10.030 (Title and purpose), the specific purposes of the industrial marinship zoning district are as follows:

A. To provide for nonpolluting, low intensity industrial uses;

B. To provide for uses compatible with an industrial area;

C. To provide for non-invasive industry with minimal community impacts;

D. To provide for industrial, service and arts uses, with the necessary support elements for the Sausalito community;

E. To ensure all uses and development are compatible with the marinship specific plan;

F. To encourage a mixture of uses;

G. To provide for urban development standards;

H. To maintain the land use entitlements that were contained in prior code Section 10.700 (Industrial District Regulations); and

I. To provide for public access to and views of Richardson Bay.

The industrial marinship district is a base district which is entirely within an overlay district (-M, marinship). The entire district is subject to the requirements established by SMC 10.28.050 (Marinship (-M)). [Ord. 1167 § 2, 2003.]

10.26.020 Land uses allowed.

Table 10.26-1 (Land Uses Allowed in Industrial Marinship District) outlines the uses that are allowed in the industrial marinship district. The notations indicate whether the use is permitted or requires a minor use permit or a conditional use permit. The table also indicates the uses that are subject to additional special requirements and notes the section of the Zoning Ordinance where these standards can be found. In addition, all uses in the industrial marinship district are subject to the marinship overlay district, which identifies use and development requirements for all properties in the marinship specific planning area. Chapter 10.88 SMC (Definitions) provides definitions for general land use categories.

Residential and office uses which existed when the marinship specific plan was adopted are permitted to remain, provided no expansion occurs and no new uses are established, consistent with the marinship specific plan. Existing restaurants are also permitted to remain. Additions to existing restaurants and new eating establishments are subject to the marinship specific plan, this chapter, and SMC 10.44.210 (Restaurants), as indicated in Table 10.26-1 (Land Uses Allowed in Industrial Marinship District). In addition, site-specific exceptions shall be allowed, consistent with the marinship specific plan and SMC 10.28.050 (Marinship (-M)).

Table 10.26-1

LAND USES ALLOWED IN INDUSTRIAL MARINSHIP DISTRICT
Allowable Land Uses	Land Use Permit	Special Requirements	Specific Standards in SMC
Manufacturing and Processing Uses
Applied arts	MUP		SMC 10.26.030(A) (Applied Arts) and 10.28.050(D)(3) (Arts and Applied Arts) See marinship specific plan
Arts (fine, industrial, and marine)	P		See marinship specific plan
Commercial fishing facilities	CUP	Not processing plants	See marinship specific plan
Industrial research and development	P		See marinship specific plan
Industrial service and supply	P		See marinship specific plan
Light manufacturing	P		See marinship specific plan
Lumber yards	CUP		See marinship specific plan
Marine-oriented research and development	P		See marinship specific plan
Marine industrial uses	P		See marinship specific plan
Photofinishing labs	CUP		See marinship specific plan
Printing and publishing	MUP		See marinship specific plan
Recycling collection stations	See SMC 10.44.200 (Recycling collection stations)
Wholesaling and distribution	P		See marinship specific plan
Recreation, Education and Public Assembly Uses
Parks and playgrounds	P		See marinship specific plan
Recreation and fitness centers	CUP		See marinship specific plan
Schools – specialized education and training	CUP		See marinship specific plan
Temporary uses and events	P		SMC 10.44.310 (Temporary uses and events)
Performing arts, theaters and rehearsal use	P	Occasional live performances or films require CUP	See marinship specific plan
Yacht clubs (tax exempt)	CUP		See marinship specific plan
Resource and Open Space Uses
Plant nurseries	CUP		See marinship specific plan
Retail Trade
Auto, vehicle and parts sales	CUP		See marinship specific plan
Building material stores	CUP		See marinship specific plan
Nurseries	CUP		See marinship specific plan
Restaurants	CUP		SMC 10.44.210 (Restaurants) and 10.44.220 (Restaurants – Outdoor dining areas) and see marinship specific plan
Wholesale and retail fish sales	CUP		See marinship specific plan
Service Uses
Business/office supply and support services	P		See marinship specific plan
Catering	P		See marinship specific plan
Equipment rental and sales	P		See marinship specific plan
Financial institutions	P		See marinship specific plan
Laundry and dry cleaning plants	P		See marinship specific plan
Marine commercial service uses	P		See marinship specific plan
Marine fuel facility	CUP		See marinship specific plan
Medical services – clinics and laboratories	P		See marinship specific plan
Existing offices – prior to April 5, 1988	P		SMC 10.28.050(D)(4) (Office uses) See marinship specific plan
Parcel delivery service	P		See marinship specific plan
Public safety facilities	P		See marinship specific plan
Public utility facilities	P		See marinship specific plan
Publishers	CUP		See marinship specific plan
Recording studios	P		See marinship specific plan
Repair and maintenance – consumer products	P		See marinship specific plan
Repair and maintenance – vehicle	P		See marinship specific plan
Service stations	CUP		SMC 10.44.260 (Service stations) See marinship specific plan
Storage, accessory	P	Less than 90 days	SMC 10.44.050 (Storage, accessory) See marinship specific plan
Storage yards	CUP	Containerized or outdoor	See marinship specific plan
Veterinary clinics	CUP	Only when accessory to marine research laboratory	See marinship specific plan
Warehousing	P		See marinship specific plan
Transportation and Communications
Antennas, communications facilities	CUP	See SMC 10.44.260 (Antennas and personal communication service facilities) and see marinship specific plan
Boat storage	P		See marinship specific plan
Boat launching ramps, haul out and drydocks	CUP		See marinship specific plan
Off-street parking	CUP	To serve use in W district	See marinship specific plan
Piers or docks for pleasure craft	CUP	Only when incidental and accessory to marine industrial use	See marinship specific plan
Pipelines and transmission lines	P		See marinship specific plan
Vehicle storage	CUP		See marinship specific plan
Zoning permit required for all uses P Permitted use MUP Minor use permit required CUP Conditional use permit required			Chapter 10.52 SMC Chapter 10.58 SMC Chapter 10.60 SMC

[Ord. 1167 § 2, 2003.]

10.26.030 Inclusionary uses.

The following uses may be permitted as inclusionary uses only when accompanied by a specified use:

A. Applied Arts. Applied arts uses may not exceed 50 percent of all arts uses on the parcel. Other required arts uses are fine, industrial and marine arts. Applied arts uses that are established consistent with this requirement may remain if other arts uses vacate the site and/or premises. However, the vacated tenant space cannot be utilized for uses other than required arts uses and must remain dedicated to the re-establishment of another required arts use to fulfill the inclusionary use ratio.

B. Commercial Uses. Commercial office and retail uses may not exceed 40 percent of the floor area permitted on the parcel and must be accompanied by noncommercial uses. Commercial office and retail uses that are established consistent with this requirement may remain if other noncommercial uses vacate the site and/or premises. However, the vacated tenant space cannot be utilized for uses other than noncommercial use and must remain dedicated to the re-establishment of another noncommercial use to fulfill the inclusionary use ratio. [Ord. 1167 § 2, 2003.]

10.26.040 Site development requirements.

Table 10.26-2 (Site Development Standards – Industrial Marinship Zoning District) establishes parcel requirements and site development standards for the industrial marinship zoning district. Minimum standards are provided for parcel size, lot width and setbacks. Floor area ratio, building coverage and height limit are the maximum amounts allowed. Site development standards are also specified by and contained in SMC 10.28.050 (Marinship (-M)). Specific uses may be subject to additional specific standards. In addition, certain standards vary depending on the applicable situation. Refer to noted sections and the marinship specific plan for additional requirements or explanations.

Table 10.26-2

SITE DEVELOPMENT STANDARDS – INDUSTRIAL MARINSHIP ZONING DISTRICT
Development Requirement	IM	See SMC
Minimum parcel size	N/A
Minimum lot width	30 feet
Average lot width (minimum)	50 feet
Maximum density 1 du per	N/A
Maximum floor area ratio	.40	SMC 10.40.040(G) (Industrial-Equivalent FAR Requirements) and 10.26.040(C) (Floor Area Ratio)
Maximum building coverage	50%
Minimum Building Setbacks1
Front	0 feet
Public open space	30 feet
Public streets	0 feet2
Property lines	0 feet3
Shorelines	Determined by Community Development Director
View corridors	Determined by Community Development Director
Minimum Parking Setbacks
Public streets, rights-of-way, and/or pedestrian or bicycle pathways	5 feet
Property lines	0 feet
Shorelines	50 feet4
View corridors	Subject to Community Development Director review
Public open space	10 feet
Buildings	0 feet
Minimum landscaped area	10% of floor area
Maximum building height	32 feet5

1 Setback required only when adjacent to residential, public or public open space zoning district. See noted section for additional setback requirements between structures on the same site and in other situations. Different setbacks may also apply if district is combined with other zoning districts.

2 The marinship specific plan “prefers” buildings be located at the street (public or private) right-of-way line.

3 Except adjacent to H district (20 feet) or P district (30 feet).

4 Unless otherwise approved by Community Development Director.

5 Along shoreline, lower height is encouraged. Taller buildings may be allowed for heavy marine industrial uses or remodeled existing historic structures with a conditional use permit. See marinship specific plan.

The following requirements also apply:

A. Minimum Parcel Size. New parcels proposed in a subdivision shall comply with applicable provisions of SMC 10.40.030 (Minimum parcel standards) and SMC Title 9 (Subdivisions). Existing parcels which do not meet the minimum lot area or width requirements specified by this section may be developed in accordance with the development standards outlined in the following section; provided, that the subject parcel has been legally created.

B. Setbacks. Setbacks will only be required where the subject parcel is adjacent to a residential (including H, houseboat) or public zoning district. Additional requirements for setbacks between structures on the same site, and setbacks in other situations are established by SMC 10.28.050 (Marinship (-M)), 10.40.080 (Exceptions to required setbacks) and by Chapter 10.44 SMC (Specific Use Requirements) for certain specific land uses.

C. Floor Area Ratio. Accessory commercial and office use is limited to a floor area ratio of 0.15 of the total permitted floor area ratio (0.40).

D. Commercial Uses. Commercial uses shall not exceed 40 percent of the permitted FAR. For the purposes of this section, commercial uses shall include commercial office, commercial services, restaurants and food services. Accessory office uses shall not be included for the purposes of this section. Commercial uses shall be permitted when developed with approved noncommercial uses. No new commercial office uses are permitted, except for accessory offices (see SMC 10.28.050(D), Land Uses).

E. Uses in Enclosed Buildings. All uses shall be conducted within completely enclosed buildings, except the following:

1. Off-street parking and loading;

2. Nurseries (CUP required);

3. Marine industrial uses;

4. Outdoor eating and drinking area;

5. Recreational facilities;

6. Public utility substations;

7. Storage and lumber yards (CUP required); and

8. Temporary accessory storage, accessory to permitted uses (90 days).

F. Marinship Overlay. All development is subject to the development requirements contained and specified in SMC 10.28.050 (Marinship (-M)).

G. Operational Requirements. All new and existing operations and uses shall be subject to review of impacts, including but not limited to noise, air quality (including dust, fumes, gases, vapors, and other particulate matter), vibration, radiation, electrical disturbances, illumination and glare, odor, solid and liquid waste, and temperature variations. [Ord. 1167 § 2, 2003.]