Open Space and Landscaping Requirements in the North Todos Santos District

The North Todos Santos District (NTS) requires all new development, expansion, and major remodeling projects to comply with specific landscaping and open space standards established in the North Todos Santos District development tables and general citywide requirements. Residential development within the North Todos Santos District must provide a minimum of 200 square feet of private or common open space per unit, while commercial and office uses are subject to project-specific landscaping and design requirements intended to maintain the historic character of the neighborhood.

Landscaping and Open Space Standards for Residential Development

Residential projects in the North Todos Santos District (NTS) must provide private and common open space for residents. For residential development of three or more new dwelling units, or the conversion of three or more units into condominiums, the following standards apply:

Private and Common Open Space: Developments must provide at least 200 square feet of private and/or common open space per dwelling unit [Section 18.150.100(C)].
Private Open Space Minimum: At least 60 square feet of the required open space must be private for each individual unit [Section 18.150.100(C)].
Recreational Facilities: Projects of 25 units or more must provide at least one recreational facility (such as a game court, play lot, or exercise room) [Section 18.150.100(D)].

Landscape Requirements in the North Todos Santos District

Landscaping in the North Todos Santos District must be designed to enhance the neighborhood's historic and architectural character.

General Landscaping Requirements

Applicability: Landscaping requirements apply to all new nonresidential and multi-unit residential projects, as well as significant additions or alterations to existing properties [Section 18.165.020].
Design Standards: All landscape plans must be prepared by a California licensed landscape architect [Section 18.165.030].
Installation: Required landscaping must be installed in accordance with approved plans prior to the occupancy or use of a site [Section 18.165.030].
Maintenance: All landscaping in the North Todos Santos District must be permanently maintained in a healthy and thriving condition, including irrigation systems [Section 18.165.080].

Screening and Buffering

Perimeter Screening: Surface parking areas must be screened from the street and adjoining properties. For parking areas adjacent to streets, landscaping must screen cars from view at a minimum and maximum height of 30 to 36 inches [Section 18.165.060].
Transition to Residential: A landscape buffer must be provided between active uses (such as parking and loading areas) and any abutting residential district [Section 18.150.180, Section 18.150.180(E)].

Tree Preservation

Protection: The North Todos Santos District prioritizes the protection of large native trees, trees of historic/cultural significance, and mature trees [Section 18.310.010].
Tree Protection Zone (TPZ): A TPZ must be established at the outer edge of the tree canopy or drip zone for all protected trees. Any activity requiring a planning permit that causes damage to a protected tree or involves ground-disturbing activity within the TPZ (if encroachment exceeds 20 percent) requires a tree permit [Section 18.310.050].
Replacement: If the preservation of a protected tree is determined to be infeasible, a replacement ratio of at least three replacement trees for every one tree removed is required [Section 18.310.060].

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