Permitted Land Uses and Development Standards in the North Todos Santos (NTS) District
The North Todos Santos (NTS) District is designed to encourage the flexible reuse and expansion of buildings that complement the existing neighborhood scale while preserving structures with special architectural or historical significance. Development within the North Todos Santos District must comply with specific use permits and development standards, including floor area ratios (FAR) based on parcel size and strict building height limitations.
Allowed Uses and Permit Requirements in the North Todos Santos District
The North Todos Santos (NTS) District allows a variety of residential, commercial, and institutional uses, subject to specific planning permits. The following table summarizes the permit requirements for key land use classifications within the North Todos Santos District.
Table: Land Use and Permit Requirements in the NTS District
| Land Use Classification | Permit Required |
|---|---|
| Residential Uses | |
| Bed and Breakfast Inn | Use Permit (UP) |
| Single-Family, Detached | Zoning Clearance (ZC) |
| Single-Family, Detached – Small Lot Subdivision | Use Permit (UP) |
| Single-Family, Attached | Zoning Clearance (ZC) |
| Duplex | Zoning Clearance (ZC) / Minor Use Permit (MP) |
| Multifamily | ZC, MP, or UP |
| Family Day Care Home | Zoning Clearance (ZC) |
| Group Housing | Use Permit (UP) |
| Home-Based Business | ZC and Administrative Permit (AP) |
| Live/Work Unit | Administrative Permit (AP) |
| Mixed-Use Projects | ZC or Minor Use Permit (MP) |
| Residential Care Facility, Small | Zoning Clearance (ZC) |
| Residential Care Facility, Large | Minor Use Permit (MP) |
| Residential Facility for Seniors, Assisted Living | Use Permit (UP) |
| Supportive Housing | ZC or Use Permit (UP) |
| Transitional Housing, Multifamily | Minor Use Permit (MP) or Use Permit (UP) |
| Transitional Housing, Single-Family | Zoning Clearance (ZC) |
| Work/Live Unit | Administrative Permit (AP) |
| Public/Quasi-Public and Recreational Uses | |
| Cemetery, Columbarium, Mausoleum | Use Permit (UP) |
| Conference, Convention Facility | Use Permit (UP) |
| Cultural Institution | Use Permit (UP) |
| Farmers’ Market | Use Permit (UP) |
| Funeral Parlor, Mortuary | Use Permit (UP) |
| Government Office | Minor Use Permit (MP) |
| Park and Recreation Facility | Zoning Clearance (ZC) |
| Residential Recreation Facility | Use Permit (UP) |
| Sports and Entertainment, Assembly | Use Permit (UP) |
| Sports and Recreation Facility | Use Permit (UP) |
| Religious Facility | Use Permit (UP) |
| Schools (Elementary, Middle, Secondary) | Use Permit (UP) |
| Theater, Auditorium | Use Permit (UP) |
| Wireless Communications Facility | AP, MP, or Section 6409 Application |
Note: A complete list of uses and associated permit requirements is available in the North Todos Santos District land use tables [Section 18.35.020].
Development Standards in the North Todos Santos District
The North Todos Santos (NTS) District is governed by specific development standards that regulate density, building intensity, and site dimensions.
Floor Area Ratio (FAR) Standards
In the North Todos Santos District, the maximum allowed Floor Area Ratio (FAR) is determined by the size of the parcel, as indicated below:
| Maximum FAR | Parcel Size (square feet) |
|---|---|
| 0.30 | ≤ 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 | 13,000 – 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 |
Note: FAR standards do not apply to residential uses in the North Todos Santos District [Section 18.35.030].
Additional Development Standards
| Standard | Requirement |
|---|---|
| Minimum Lot Area | 5,000 square feet |
| Minimum Lot Width | 50 feet |
| Minimum Lot Depth | 80 feet |
| Residential Density | 2.5 (min) – 32 (max) du/net acre |
| Maximum Lot Coverage | 50 percent |
| Maximum Building Height | 30 feet or three stories (whichever is less) |
Setback Requirements
The North Todos Santos District requires the following minimum setbacks [Section 18.35.030(B)]:
| Setback Feature | Minimum Distance |
|---|---|
| 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 |
Design Guidelines and Requirements
All projects in the North Todos Santos District that require design and site review must comply with the North Todos Santos design guidelines [Section 18.35.060]. Additionally, any conversion of an existing residence to office space requires a minor use permit and design review [Section 18.35.040]. All development must also meet standard parking and drive aisle requirements, with specific exceptions available for senior housing or the conversion of residential dwellings to office use [Section 18.35.070].
Sections Cited
- 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)