North Todos Santos (NTS) Zoning District Overview
The North Todos Santos (NTS) District is designed to encourage the flexible reuse and expansion of existing neighborhood buildings while preserving their unique architectural and historical significance. The district allows for a variety of residential, commercial, and institutional uses, subject to specific design guidelines and standards that maintain the district's character. New development and building conversions in the NTS district must prioritize compatibility with the existing neighborhood scale and architectural features.
Purpose and Applicability
The North Todos Santos District (NTS) is established to provide for flexible reuse and building expansions that blend with the scale of existing neighborhood buildings [Section 18.35.010]. The district encourages the retention and preservation of buildings that possess special architectural and historical significance [Section 18.35.010]. These regulations apply to property within the designated North Todos Santos District as shown on the city's official zoning map [Section 18.15.020, Section 18.35.010].
Allowed Uses and Permit Requirements
Land uses within the North Todos Santos District (NTS) require specific permits as detailed in the North Todos Santos District use tables [Section 18.35.020]. Below is a summary of typical permit requirements for common land use classifications within the NTS district:
| Land Use Classification | Permit Required |
|---|---|
| Bed and Breakfast Inn | UP |
| Single-Family, Detached | ZC |
| Single-Family, Detached – Small Lot Subdivision | UP |
| Single-Family, Attached | ZC |
| Duplex | ZC, MP |
| Multifamily | ZC(4), MP, UP |
| Family Day Care Home | ZC |
| Group Housing | UP |
| Home-Based Business | ZC, AP |
| Mixed-Use Projects | ZC(5), MP |
| Residential Care Facility, Small | ZC |
| Residential Care Facility, Large | MP |
| Supportive Housing | ZC, UP(3) |
| Transitional Housing, Multifamily | MP, UP |
| Transitional Housing, Single-Family | ZC |
| Work/Live Unit | AP |
Note: ZC = Zoning Clearance; AP = Administrative Permit; MP = Minor Use Permit; UP = Use Permit. See Section 18.35.020 for specific requirements and footnotes.
Development Standards
Development in the North Todos Santos District (NTS) must adhere to specific standards to ensure compatibility with the existing neighborhood character.
Dimensional Standards
| Standard | Requirement |
|---|---|
| Minimum Lot Area (Residential/Nonresidential) | 5,000 square feet |
| Minimum Lot Width (Residential/Nonresidential) | 50 feet |
| Minimum Lot Depth (Residential/Nonresidential) | 80 feet |
| Maximum Density | 2.5 (min) – 32 (max) du/net acre |
| Maximum Lot Coverage (Residential/Nonresidential) | 50 percent |
| Maximum Building Height (Residential) | 30 ft. or three stories, whichever is less |
Setbacks
| Location | Minimum Setback |
|---|---|
| Front | 15 feet |
| Interior Side | 5 feet |
| Corner Side | 15 feet |
| Rear | 15 feet |
| Porches | 10 feet |
| Garages | 20 feet |
| Second Story | 20 feet |
| Third Story and Above | 25 feet |
Key Restrictions and Guidelines
- Design Guidelines: All projects requiring design and site review must comply with the North Todos Santos design guidelines [Section 18.35.060].
- Parking and Drive Aisle Standards: Parking and drive aisle standards must conform to the requirements in the parking and access chapter, except that drive aisles may be reduced to 12 feet for the conversion of residential dwellings to office uses, subject to approval by the city engineer [Section 18.35.070].
- Findings for Review: The review authority must find that any new construction, conversion, or expansion will not be disruptive to the North Todos Santos neighborhood regarding traffic, parking, or scale, and that it maintains the dominant residential character of the original buildings [Section 18.35.080].
- Building Conversions: The conversion of an existing residence to office space requires a minor use permit and design review, provided it complies with the district's development standards [Section 18.35.040].
Sections Cited
- Section 18.15.020 (Zoning map and districts)
- Section 18.35.010 (Purpose)
- Section 18.35.020 (Table 18.35.020 – North Todos Santos district – Allowed uses and permit requirements)
- Section 18.35.030 (Tables 18.35.030(A) and (B) – North Todos Santos district – Floor area ratio and development standards)
- Section 18.35.040 (Building conversions)
- Section 18.35.060 (North Todos Santos design guidelines)
- Section 18.35.070 (Parking and drive aisle standards)
- Section 18.35.080 (Findings)