Chapter 10.26
INDUSTRIAL MARINSHIP DISTRICT

Sections:

10.26.010    Specific purposes.

10.26.020    Land uses allowed.

10.26.030    Inclusionary uses.

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

 

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.]