Chapter 18.35 — NORTH TODOS SANTOS DISTRICT (NTS)

Sections:

18.35.010 Purpose.

18.35.020 Table 18.35.020 – North Todos Santos district – Allowed uses and permit requirements.

18.35.030 Tables 18.35.030(A) and (B) – North Todos Santos district – Floor area ratio and development standards.

18.35.040 Building conversions.

18.35.050 Repealed.

18.35.060 North Todos Santos design guidelines.

18.35.070 Parking and drive aisle standards.

18.35.080 Findings.

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].

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.

Table 18.35.020 ZC = Permitted Use, Zoning Clearance
Required

North Todos Santos District AP = Administrative Permit Required Allowed Uses and Permit Requirements MP = Minor Use Permit Required

UP = Use Permit Required

6409 = Section 6409 Application

– = Use Not Allowed
Permit
Land Use Classifications Required by Additional Requirements
District

Residential Uses Bed and Breakfast Inn UP Dwelling, Dwelling Unit, Housing Unit Single-Family, Detached ZC Single-Family, Detached – Small Lot UP Subdivision Single-Family, Attached ZC Chapter 18.152 CDC, Objective Design

Standards

Duplex ZC, MP Chapter 18.152 CDC, Objective Design

Standards

Multifamily ZC(4), MP, UP Chapter 18.152 CDC, Objective Design

Standards

Table 18.35.020 ZC = Permitted Use, Zoning Clearance Required North Todos Santos District AP = Administrative Permit Required Allowed Uses and Permit Requirements MP = Minor Use Permit Required

UP = Use Permit Required

6409 = Section 6409 Application

– = Use Not Allowed
Permit
Land Use Classifications Required by Additional Requirements
District

Family Day Care Home ZC Group Housing UP Home-Based Business ZC, AP CDC 18.200.100, Home-based businesses Live/Work Unit AP CDC 18.200.110, Live/work or work/live units Mixed-Use Projects ZC(5), MP Chapter 18.152 CDC, Objective Design Standards

CDC 18.200.140, Mixed-use projects

Mobile Home Park – Residential Care Facility, Small ZC Residential Care Facility, Large MP Residential Facility for Seniors, UP Assisted Living Supportive Housing ZC, UP(3) California Government Code Section 65650 et seq. Transitional Housing, Multifamily MP, UP Transitional Housing, Single-Family ZC Work/Live Unit AP CDC 18.200.110, Live/work or work/live units

Office, Commercial, and Retail Services Adult Day Care Center UP Adult-Oriented Business – Chapter 18.210 CDC, Adult- Oriented Businesses Animal Services Boarding, Kennel – Dog Day Care, Training – Grooming – Hospital, Veterinary Clinic MP Antique, Collectible Store – Automobile Sales and Rental/Leasing Auction – Brokers Office Only – Brokers Office with Vehicle Display –

Table 18.35.020 ZC = Permitted Use, Zoning Clearance Required North Todos Santos District AP = Administrative Permit Required Allowed Uses and Permit Requirements MP = Minor Use Permit Required

UP = Use Permit Required

6409 = Section 6409 Application

– = Use Not Allowed Permit Land Use Classifications Required by Additional Requirements District Dealership, New – Dealership, Used – Dealership, Motorcycles – Rental – Automobile Services and Repair Car Wash, Attended – CDC 18.200.090, Gas stations and car washes Car Wash, Unattended – CDC 18.200.090, Gas stations and car washes Gas Station – CDC 18.200.090, Gas stations and car washes Maintenance Services – Major Repair/Body Work – Minor Repair – Banks and Financial Services Bank, Credit Union – Bank with Drive-Through Service – CDC 18.200.060, Drive- through facilities Check Cashing Business – Building Materials Sales and Services No Outdoor Storage – With Outdoor Storage – CDC 18.200.160, Outdoor sales and displays Business Support Services MP Catering Service – Eating and Drinking Establishments Bar, Night Club, Lounge – CDC 18.200.080, Entertainment uses Food Vendor Group Site – CDC 18.200.210, Food vendor group sites Micro-Brewery/Distillery – CDC 18.200.040, Alcoholic beverage sales Micro-Brewery/Distillery, Large – CDC 18.200.040, Alcoholic beverage sales Restaurant, Full Service – Restaurant, Limited Service –

Table 18.35.020 ZC = Permitted Use, Zoning Clearance Required North Todos Santos District AP = Administrative Permit Required Allowed Uses and Permit Requirements MP = Minor Use Permit Required

UP = Use Permit Required

6409 = Section 6409 Application

– = Use Not Allowed Permit Land Use Classifications Required by Additional Requirements District Restaurant, with Drive-Through – CDC 18.200.060, Drive- through facilities Restaurant, with Live Entertainment – CDC 18.200.080, Entertainment uses Tasting Room – CDC 18.200.040, Alcoholic beverage sales Fitness Facility, Health Club – Food, Beverage Sales Convenience Store, no Alcohol Sales – Convenience Store, with Alcohol Sales – CDC 18.200.040, Alcoholic beverage sales Grocery Store – Liquor Store – CDC 18.200.040, Alcoholic beverage sales Hotel, Motel – Maintenance Services Office with No Outdoor Storage/or – Activities Office with Outdoor Storage/or – Activities Nursery, Preschool, Childcare UP CDC 18.200.050, Child day care facilities Offices Administrative, Information AP, MP(2) Processing Professional AP, MP(2) Personal Services General UP Improvement, Instructional – Restricted – Repair Service, Appliance and Small – Equipment Retail Sales Big Box – General – Nursery, Garden Center – CDC 18.200.160, Outdoor sales and displays

Table 18.35.020 ZC = Permitted Use, Zoning Clearance Required North Todos Santos District AP = Administrative Permit Required Allowed Uses and Permit Requirements MP = Minor Use Permit Required

UP = Use Permit Required

6409 = Section 6409 Application

– = Use Not Allowed
Permit
Land Use Classifications Required by Additional Requirements
District

Restricted – With Drive-Through – CDC 18.200.060, Drive- through facilities Secondhand Sales –

Public/Quasi-Public and Recreational Uses Airport – Ambulance Service – Cannabis Uses Commercial Cultivation – Distribution (Type 11) – Distribution Transport Only (Type 13) – Indoor Personal Cannabis Cultivation ZC Up to six plants per residence, pursuant to state law Industrial Hemp Cultivation – Manufacturing – Microbusiness – Non-Storefront Retail – Storefront Retail – Testing Laboratory – Cemetery, Columbarium, Mausoleum – Conference, Convention Facility – Cultural Institution UP Emergency and Homeless Shelter – CDC 18.200.070, Emergency shelter and homeless shelters Low Barrier Navigation Center ZC, UP(3) California Government Code Section 65660 et seq. Farmers’ Market – Funeral Parlor, Mortuary – Government Office MP Heliport – Library – Medical Hospital, Medical Center – Medical Services Facility AP, MP(2) Nursing Facility/Extended Care UP

Table 18.35.020 ZC = Permitted Use, Zoning Clearance Required North Todos Santos District AP = Administrative Permit Required Allowed Uses and Permit Requirements MP = Minor Use Permit Required

UP = Use Permit Required

6409 = Section 6409 Application

– = Use Not Allowed Permit Land Use Classifications Required by Additional Requirements District Urgent Care Facility – Meeting Facility, Public/Private – Military – Parking Facility – Public Maintenance and Service – Facility Recreational Facilities Bingo Hall – Commercial Recreation, Indoor – Golf Course, Country Club – CDC 18.200.130, Mechanical and electronic games Park and Recreation Facility ZC Residential Recreation Facility UP Sports and Entertainment, Assembly – CDC 18.200.080, Entertainment uses Sports and Recreation Facility – CDC 18.200.130, Mechanical and electronic games Recycling Facilities Small Collection Facility – CDC 18.200.170, Recycling facilities Large Collection Facility – CDC 18.200.170, Recycling facilities Processing Facility – CDC 18.200.170, Recycling facilities Religious Facility UP Schools Elementary, Middle, Secondary UP College, University – Trade School, Vocational Training – Social Services Facility – Theater, Auditorium – CDC 18.200.130, Mechanical and electronic games Utility Facility, Transmission Towers – Wireless Communications Facility AP, MP or Chapters 18.205 and 18.207 6409 CDC

Open Space and Agricultural Uses

Table 18.35.020 ZC = Permitted Use, Zoning Clearance Required North Todos Santos District AP = Administrative Permit Required Allowed Uses and Permit Requirements MP = Minor Use Permit Required

UP = Use Permit Required

6409 = Section 6409 Application

– = Use Not Allowed
Permit
Land Use Classifications Required by Additional Requirements
District

Companion Animal, Horses, Fowl – Community Garden AP Crop Production, Orchard, Vineyard ZC Livestock, Grazing – Mining and Quarrying –

Business Park and Industrial Uses Auto Wrecking, Dismantling Yard – Contractors, Special Trade Cabinet Shop – Contractor Office, No Outdoor Storage – Contractor Yard, with Outdoor Storage – Fleet-Based Service – Freight and Truck Terminal – Heavy Vehicle and Large Equipment, Sales/Rental, Service, and Repair Commercial Vehicles and Equipment – Recreational Vehicles – Laboratory, Research, and – Development Manufacturing and Processing Artisan/Custom Product – Industry, Heavy – Within a Building – With Outdoor Storage or Activities – Warehouse Show Room with Assembly – and Sales Media Production Facility – Storage Hazardous Materials – Self-Storage Facility, Mini-Storage – Vehicle – Towing Service – Warehouse, with No Outdoor Storage – Warehouse, with Outdoor Storage – Wholesaling, Distribution –

(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.

(4) Zoning clearance required for multifamily projects when a project is located entirely on a parcel or parcels listed in the current housing element sites inventory that conform to objective development standards and Chapter 18.152 CDC (Objective Design Standards).

(5) Zoning clearance required for mixed-use projects when a project is located entirely on a parcel or parcels listed in the current housing element sites inventory, with at least two-thirds of the total square footage designated for residential use, and that conform to objective development standards and Chapter 18.152 CDC (Objective Design Standards).

[Ord. 24-7 § 7 (Exh. C); Ord. 24-6 § 8 (Exh. C); 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].

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.

Table 18.35.030(A)

North Todos Santos District (NTS)

Floor Area Ratio(1)

Maximum FAR Parcel Size (square feet) Additional Standards

0.30 < or = 5,000 0.32 5,001 – 6,000 0.34 6,001 – 7,000 0.36 7,001 – 8,000 0.38 8,001 – 9,000 0.40 9,001 – 10,000 0.41 10,001 – 11,000 0.42 11,001 – 12,000 0.43 12,001 – 13,000 0.44 13,001 – 14,000 0.45 14,001 – 15,000 0.46 15,001 – 16,000 0.47 16,001 – 17,000 0.48 17,001 – 18,000 0.49 18,001 – 19,000 0.50 19,001 – 20,000 (1) Floor area ratio shall not apply to residential uses.

Table 18.35.030(B)

North Todos Santos District

Development Standards(1)

Standards NTS(3) Additional Standards

Lot Area (square feet) minimum Residential 5,000 Nonresidential 5,000 Lot Width (feet) minimum

Standards NTS(3) Additional Standards Residential 50 Nonresidential 50 Lot Depth (feet) minimum Residential 80 Nonresidential 80 Density (dwelling unit per net acre) Residential 2.5 (minimum) – 32 (maximum) Lot Coverage (percent) maximum Residential 50 percent Nonresidential 50 percent Building Height (feet) maximum Residential 30 ft. or three stories, whichever is less Nonresidential Setbacks (feet) minimum Residential Front 15 Interior Side 5 Corner Side 15(2) Rear 15(2) Porches 10 Garages 20 Second Story 20(2) Third Story and Above 25(2) 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. Open Space/Unit (square See CDC 18.150.100, Open space and recreational facilities feet) minimum for residential developments

(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. 24-7 § 7 (Exh. C); Ord. 24-6 § 8 (Exh. C); Ord. 18-1 § 1 (Exh. A); Ord. 12-4. DC 2012 § 122-104].

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 development standards in Tables 18.35.030(A) and (B). [Ord. 24-7 § 7 (Exh. C); Ord. 12-4. DC 2012 § 122-105].

Repealed by Ord. 24-7. [Ord. 12-4. DC 2012 § 122-106].

All projects requiring design and site review shall comply with the North Todos Santos design guidelines, unless the city has adopted new guidelines applicable to this district. [Ord. 24-7 § 7 (Exh. C); Ord. 12-4. DC 2012 § 122-107].

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].

Except for residential projects subject to Chapter 18.152 CDC (Objective Design Standards), 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. 24-6 § 8 (Exh. C); Ord. 12-4. DC 2012 § 122-109].