Chapter 17.32 — LANDSCAPING STANDARDS

The purpose of this chapter is to establish landscaping regulations that are intended to:

A.

Protect and preserve the natural environment in the City of Banning, and to incorporate green space, vegetation, and shade into the urban landscape.

B.

Enhance the aesthetic appearance of development in all areas of the City by providing standards for quality, quantity and functional aspects of landscaping and landscape screening.

C.

Reduce the heat and glare generated by development

D.

Increase the compatibility between residential land uses and those abutting commercial and industrial land uses.

E.

Provide privacy within residential developments, and to provide privacy on the perimeter of residential areas from various residential, commercial or other uses outside of the development.

F.

Protect the public health, safety and welfare by minimizing the impact of all forms of physical and visual pollution, controlling soil erosion, screening incompatible land uses, preserving the integrity of neighborhoods, and enhancing pedestrian, cyclist and vehicular traffic and safety.

G.

Increase the liveability of the City of Banning for children, adults, and visitors.

(Zoning Ord. dated 1/31/06, § 9108.01.)

A.

A concept landscaping plan shall be submitted as part of a planning permit application. The concept plan shall meet the intent of this chapter by exhibiting a generalized design layout which adequately demonstrates the desired landscaping program in terms of location, size/scale, function, theme and other attributes.

B.

The concept plan shall provide the review authority with a clear understanding of the landscaping program prior to the preparation of a detailed, comprehensive landscaping plan. All landscaping plans must take into account the preservation of natural features including hills, topography, trees, shrubs, wildlife habitat, etc. The landscaping plan should refer to such natural elements, and enhance rather than detract from such elements.

C.

Landscaping plans shall rely primarily on indigenous plant and tree species which are suitable to the local climate and soil types, rather than relying on foreign or invasive species which often compete with, and

displace local species. The use of indigenous plant, shrub and tree types is also important in providing continuity of habitat for wildlife species, including local birds. The use of invasive species which have proven to be detrimental to flora species native to Southern California are strongly discouraged in all landscaping plans. Such species include the tamarisk (or salt cedar tree), and the Russian olive. Likewise many plants and trees from other areas (such as the tropics or the American southeast) have much greater water requirements than native species, and the planting and maintenance of such flora species will undermine the City's goal of water conservation.

(Zoning Ord. dated 1/31/06, § 9108.02.)

A comprehensive landscaping plan shall be prepared following approval of the permit application by the review authority, and shall be submitted at the same time as the grading plan and related documents and reports. The landscape and irrigation plans shall be approved by the Community Development Department, and this department may obtain any necessary input from the Public Works Department. Landscaping requirements include the following:

A.

Designs shall be in harmony with the surrounding environment.

B.

Landscape design and construction shall emphasize drought-tolerant landscaping whenever and wherever possible.

C.

A comprehensive landscape and irrigation plan shall include, but not be limited to:

1.

List of all plants (common and Latin) including trees and shrubs;

2.

Size of plants;

3.

Location of plants;

4.

Irrigation plan for the plants;

5.

Hardscape;

Water elements;

7.

Any other information deemed necessary by the City.

D.

Planting of trees and shrubs shall comply with the following installation requirements:

1.

Landscape areas shall include plant material and planting methods which are suitable for the soil of the site. The minimum percentage of plant sizes shall be as follows:

2.

Trees and shrubs shall be planted so that at maturity they do not interfere with service lines, traffic safety sight area, and the basic property rights of adjacent property owners.

3.

A variety of flowering trees, fragrant trees, and fruit trees, may all be included in the landscaping plan.

4.

Trees planted near public rights-of-way shall have a limited deep root system and shall be installed so as to prevent physical damage to sidewalks, curbs, gutters and other public improvements.

5.

Tree grates shall surround trees installed in paved areas or sidewalks. Trees with a deep root system shall be used in such areas.

F.

Concrete mow strips are required to separate all turf areas from other landscaped areas in the commercial and industrial districts.

G.

Inorganic groundcover shall be used in combination with live plants, and shall be used as an accent feature.

H.

All landscaping shall include a water-efficient automatic irrigation system.

I.

The front yards, and side yards visible from the public right-of-way, of all residential subdivisions shall be landscaped with trees, shrubs and groundcover. At a minimum, each front yard shall include 2 24 inch box trees, and sufficient shrubs and groundcover to provide full coverage within 2 years of installation.

(Zoning Ord. dated 1/31/06, § 9108.03.)

Landscape standards for setback and parkway areas shall include, but not be limited to:

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A.

Setback and parkway areas shall utilize uniform street tree plantings with complementary landscape materials.

B.

Mounding or berming shall be incorporated within the overall design, with landscaped slopes not exceeding a three to one ratio, or four feet in height. A minimum of six feet of landscaping shall be placed on the exterior of perimeter walls and fences.

C.

Walls and fences should be incorporated into the landscape design, including meandering walls, wall breaks, or openings where the design shall complement the landscaping of the adjacent development.

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D.

All designs shall ensure compatibility with established setback and parkway areas, including transitions between landscape types and patterns.

E.

Street trees shall be 24 inch box specimens or larger.

(Zoning Ord. dated 1/31/06, § 9108.04.)

17.32.050 - Installation and maintenance.

A.

Landscaping shall be permanently maintained by the developer or his/her successors. All required landscaping shall be properly installed, irrigated, and inspected prior to the issuance of a Certificate of Occupancy.

B.

Maintenance of approved landscaping shall consist of:

1.

Regular watering;

2.

Mowing;

Pruning;

Fertilizing;

5.

Clearing of debris and weeds;

6.

Removal and replacement of dead plants;

7.

The repair and replacement of irrigation systems; and

8.

The repair and replacement of integrated architectural features.

(Zoning Ord. dated 1/31/06, § 9108.05.)

A.

Removal of healthy, shade providing, and aesthetically valuable trees shall be strongly discouraged, and shall be in conformance with the policies and programs of the General Plan. A tree removal and replacement plan shall be required for the removal and replacement of all trees in excess of 50 years of age, unless their removal is required to protect the public health and safety.

B.

Each tree that is removed in a new subdivision is considered a part of the common wealth of the citizens of Banning, is an important component of the habitat of surrounding wildlife, and is of value to the City. Each identified tree removed shall be replaced with at least one 36 inch box specimen tree, in addition to any other required landscaping. Individual single family residential lots of less than one-half acre and commercial tree farms shall be exempt from this provision.

(Zoning Ord. dated 1/31/06, § 9108.06.)

Article II. - Water Conservation

A.

In order to assure that the City's water resources are not significantly impacted by high water consuming landscape plans, the following standards for water efficiency shall be implemented for all landscaping plans required in this chapter, under Section 17.32.020, Applicability.

B.

Definitions.

Anti-drain valve or check valve means a valve located under a sprinkler head to hold water in the system so it minimizes drainage from the lower elevation sprinkler heads.

Application rate means the depth of water applied to a given area, measured in inches per hour. Also known as precipitation rate (sprinklers) or emission rate (drippers/microsprayers) in gallons per hour.

Applied water means the portion of water supplied by the irrigation system to the landscaping.

Automatic controller means a mechanical or solid-state timer, capable of operating valve stations to set the days and length of time of a water application.

Backflow prevention device means a safety device used to prevent pollution or contamination of the water supply due to the reverse flow of water from the irrigation system.

Conversion factor (0.62) means a number that converts the maximum applied water allowance from acreinches per acre per year to gallons per square foot per year. The conversion factor is calculated as follows:

To convert gallons per year to 100 cubic feet per year, the common billing unit for water, divide gallons per year by 748. (748 gallons = 100 cubic feet.)

Ecological restoration project means a project where the site is intentionally altered to establish a defined, indigenous, historic ecosystem.

Effective precipitation or usable rainfall means the portion of total natural precipitation that is used by the plants.

Emitter means drip irrigation fittings that deliver water slowly from the system to the soil.

Established landscape means the point at which plants in the landscape have developed roots into the soil adjacent to the root ball.

Establishment period means the first year after installing the plant in the landscape.

Estimated annual applied water use means the portion of the estimated annual total water use that is derived from applied water. The estimated annual applied water use shall not exceed the maximum applied water allowance.

Estimated total water use means the annual total amount of water estimated to be needed to keep the plants in the landscaped area healthy. It is based upon such factors as the local evapotranspiration rate, the size of the landscaped area, the types of plants, and the efficiency of the irrigation system.

ET adjustment factor means a factor of 0.6 that, when applied to reference evapotranspiration, adjusts for plant factors and irrigation efficiency, two major influences upon the amount of water that needs to be

applied to the landscape. A combined plant mix with a site-wide average 0.45 is the basis of the plant factor portion of this calculation. The irrigation efficiency for purposes of the ET adjustment factor is 0.75. Therefore, the ET adjustment factor (0.6) = (0.45/0.75).

Evapotranspiration means the quantity of water evaporated from adjacent soil surfaces and transpired by plants during a specific time.

Flow rate means the rate at which water flows through pipes and valves (gallons per minute or cubic feet per second).

Hydrozone means a portion of the landscaped area having plants with similar water needs that are served by a valve or set of valves with the same schedule. A hydrozone may be irrigated or nonirrigated. For example, a naturalized area planted with native vegetation that will not need supplemental irrigation once established is a nonirrigated hydrozone.

Infiltration rate means the rate of water entry into the soil expressed as a depth of water per unit of time (inches per hour).

Irrigation efficiency means the measurement of the amount of water beneficially used divided by the amount of water applied. Irrigation efficiency is derived from measurements and estimates of irrigation system characteristics and management practices. The minimum irrigation efficiency for purposes of this chapter is 0.75. Greater irrigation efficiency can be expected from well-designed and maintained systems.

Landscape irrigation audit means a process to perform site inspections, evaluate irrigation systems, and develop efficient irrigation schedules.

Landscaped area means the entire parcel less the building footprint, driveways, nonirrigated portions of parking lots, hardscapes such as decks and patios, and other nonporous areas. Water features are included in the calculation of the landscaped area.

Lateral line means the water delivery pipeline that supplies water to the emitters or sprinklers from the valve.

Main line means the pressurized pipeline that delivers water from the water meter to the valve or outlet.

Service line means the pressurized pipeline that delivers water from the water source to the water meter.

Maximum applied water allowance means for design purposes, the upper limit of annual applied water for the established landscaped area. It is based upon the area's reference evapotranspiration, the ET adjustment factor, and the size of the landscaped area. The estimated applied water use shall not exceed the maximum applied water allowance.

Mined-land reclamation projects means any surface mining operation with a reclamation plan approved in accordance with the Surface Mining and Reclamation Act of 1975.

Mulch means any material such as gravel, small rocks, pebbles, decorative sand, decomposed granite, bark, straw or other material left loose and applied to the soil surface for the beneficial purpose of reducing evaporation.

Operating pressure means the manufacturer's recommended pressure at which a system of sprinklers, bubblers, drippers or microsprayers is designed to operate.

Overhead sprinkler irrigation systems means those with high flow rates (pop-ups, impulse sprinklers, rotors, etc.)

Overspray means the water which is delivered beyond the landscaped area, wetting pavements, walks, structures, or other non-landscaped areas.

Plant factor means a factor that when multiplied by reference evapotranspiration, estimates the amount of water used by plants. For purposes of this chapter, the average plant factor of very low water using plants ranges from 0.01 to 0.10, for low water using plants the range is 0.10 to 0.35, for moderate water using plants the range is 0.35 to 0.60 and for high water using plants, the range is 0.60 to 0.90.

Rain sensing device means a system which automatically shuts off the irrigation system when it rains.

Record drawing or as-builts means a set of reproducible drawings which show significant changes in the work made during construction which are usually based on drawings marked up in the field and other data furnished by the contractor.

Recreational area means areas of active play or recreation such as sports fields, school yards, picnic grounds, or other areas with intense foot traffic.

Recreational turfgrass means turfgrass that serves as a playing surface for sports and recreational activities. Athletic fields, golf courses, parks and school playgrounds are all examples of areas hosting recreational turf grass.

Recreational turfgrass ET adjustment factor means a factor of 0.82 that, when applied to reference evapotranspiration, adjusts for the additional stress of high traffic on recreational turfgrass and the higher irrigation efficiencies of long range rotary sprinklers. These are the two major influences upon the amount of water that needs to be applied to a recreational landscape. A mixed cool/warm season turfgrass with a seasonal average of 0.7 is the basis of the plant factor portion of this calculation. The irrigation efficiency of long range sprinklers for purposes of the ET adjustment factor is 0.85. Therefore, the ET adjustment factor is 0.82 = 0.7/0.85.

Recycled water, reclaimed water or treated sewage effluent water means treated or recycled waste water of a quality suitable for nonpotable uses such as landscape irrigation; not intended for human consumption.

Reference evapotranspiration or ETo means a standard measurement of environmental parameters which affect the water use of plants. ETo is given in inches per day, month, or year, and is an estimate of the evapotranspiration of a large field of cool-season grass that is well watered. Reference evapotranspiration is used as a basis of determining the maximum applied water allowances so that regional differences in climate can be accommodated. For purposes of this chapter, the following ETo zone map will be used. (See map attached to the ordinance codified in this chapter.)

Rehabilitated landscape means any relandscaping project whose choice of new plant material and/or new irrigation system components is such that the calculation of the site's estimated water use will be

significantly changed. The new estimated water use calculation must not exceed the maximum applied water allowance calculated for the site using a 0.6 ET adjustment factor.

Runoff means water which is not absorbed by the soil or landscape to which it is applied and flows from the planted area. For example, runoff may result from water that is applied at too great a rate (application rate exceeds infiltration rate), when there is a severe slope or when water is misapplied to hardscapes.

Soil moisture sensing device means a device that measures the amount of water in the soil.

Soil texture means the classification of soil based on the percentage of sand, silt and clay in the soil.

Sprinkler head means a device which sprays water through a nozzle.

Static water pressure means the pipeline pressure when water is not flowing.

Station means an area served by one valve or by a set of valves that operates simultaneously.

Turf means a surface layer of earth containing mowed grass with its roots. Perennial and Annual Ryegrass are cool season grasses. Hybrid and common Bermuda grass, are warm season grasses.

Valve means a device used to control the flow of water in the irrigation system.

Water conservation concept statement means a one-page checklist and a narrative summary of the project.

Water feature means any water applied to the landscape for non-irrigation decorative purposes. Fountains, streams, ponds and lakes are considered water features. Water features use more water than efficiently irrigated turf grass and are assigned a plant factor value of 1.1 for a stationary body of water and 1.2 for a moving body of water.

(Zoning Ord. dated 1/31/06, § 9108.07(1).)

A.

Except as provided in Section 17.32.030, this article shall apply to:

1.

All new and rehabilitated landscaping for private, public, commercial and governmental development projects that require a permit; and

2.

Developer-installed landscaping in single-family tracts and multifamily projects.

B.

Projects subject to this section shall conform to the provisions in this section.

C.

This section shall not apply to resident homeowner-provided landscaping at single-family residences.

(Zoning Ord. dated 1/31/06, § 9108.07(2).)

17.32.090 - State model water efficient landscape ordinance adoption by reference.

A.

The California State Model Water Efficient Landscape Ordinance, codified at Title 23, Division 2, Chapter 2.7 (§ 490 et seq.) of the California Code of Regulations, and any amendments thereto, is hereby adopted and incorporated herein by reference as if fully set forth below, and shall be known and may be cited as the Water Efficient Landscape Ordinance of the City of Banning. One copy of the California State Model Water Efficient Landscape Ordinance shall be filed in the office of the Planning Division.

B.

The provisions of Chapter 17.32 shall apply in addition to the applicable provisions of the Water Efficient Landscape Ordinance of the City of Banning. In the event of any conflict between provisions of the Water Efficient Landscape Ordinance of the City of Banning and the provisions of Chapter 17.32, the provisions that contain the more stringent water efficient landscape requirement(s) shall control.

(Ord. No. 1556, § 1, 2-11-20)

Editor's note— Ord. No. 1556, § 1, adopted Feb. 11, 2020, amended § 17.32.090 in its entirety to read as herein set out. Former § 17.32.090, pertained to Landscape documentation package, and derived from Zoning Ord. adopted January 31, 2006, § 9108.07(3).

17.32.100 - Public education.

A.

Publications.

1.

The city will, upon request, provide information to owners of all new, single family residential homes regarding the design, installation, and maintenance of water efficient landscapes.

2.

Information about the efficient use of landscape water shall be provided to water users throughout the community.

B.

Model Homes. At least one model home that is landscaped in each project consisting of eight or more homes shall demonstrate via signs and information, the principles of water efficient landscapes described in this chapter.

Signs shall be used to identify the model as an example of a water efficient landscape and featuring elements such as hydrozones, irrigation equipment, and others which contribute to the overall water efficient theme.

2.

Information shall be provided about designing, installing, and maintaining water efficient landscapes.

(Zoning Ord. dated 1/31/06, § 9108.07(4).)

17.32.110 - Provisions for existing landscapes.

A.

Water Management. All existing landscaped areas which use ground water and are over sixty thousand square feet, including golf courses, green belts, common areas, multifamily housing, schools, businesses, parks, and cemeteries shall have a landscape irrigation audit at least every five years unless granted an exemption by the City. At a minimum, the audit shall be in accordance with the California Landscape Irrigation Auditor Handbook, the entire document which is hereby incorporated by reference. (See Landscape Irrigation Audit Handbook, Department of Water Resources, Water Conservation Office (June, 1990), Version 5.5.)

B.

Water Waste Prevention. Water waste resulting from inefficient landscape irrigation including run-off, low head drainage, overspray, or other similar conditions where water flows onto adjacent property, nonirrigated areas, walks, roadways, or structures shall be discouraged. Penalties for violation of these prohibitions shall be established.

(Zoning Ord. dated 1/31/06, § 9108.07(5).)

17.32.120 - Fees for initial review and program monitoring.

A.

Fees for the purposes of meeting obligations under this chapter, the following fees are deemed necessary to review landscape documentation packages and monitor landscape irrigation audits and shall be imposed on the subject applicant, property owner or designee.

1.

A landscape documentation package review fee will be due at the time initial project application submission to the planning and development department.

2.

The project owner/developer must cause a landscape irrigation audit to be completed by a certified landscape irrigation auditor. No city fees will be due for the review of the audit by the planning and development department.

3.

If a landscape documentation package is not submitted prior to the start of landscape construction work, for those persons required to submit a package, a late submittal fee of twice the review fee shall be required.

B.

The city council, by resolution, shall establish the amount of the above fees in accordance with applicable law.

(Zoning Ord. dated 1/31/06, § 9108.07(6).)

Decisions made by the Director may be appealed by an applicant, property owner(s), or designee(s) of any applicable project to the planning commission and thereafter the city council by an application in writing to the planning and development director and city clerk of the city council respectively within fifteen days from the date of notification of decision.

(Zoning Ord. dated 1/31/06, § 9108.07(7).)

Article III. - Landscape Design Guidelines[[2]]

Footnotes:

--- ( 2 ) ---

Editor's note— Ord. No. 1510, § 3(2), adopted Sept. 11, 2017, renumbered Ch. 17.32, Art. IV as Ch. 17.32, Art. III.

The design guidelines which follow are a reference to assist the designer in understanding the City's objectives for high quality landscaping. These guidelines will be utilized during the design review process to encourage the highest level of design quality while at the same time providing the necessary flexibility to encourage creativity on the part of the project designers.

(Zoning Ord. dated 1/31/06, § 9108.09(1).)

Any addition, remodelling, relocation or construction requiring a building permit subject to review by the Community Development Department, shall adhere to these guidelines unless exempted.

(Zoning Ord. dated 1/31/06, § 9108.09(2).)

A.

Landscaping and open spaces should be designed as a central part of the site design, and should integrate development with the surrounding elements of the natural environment. Landscaping should enhance building design, public views and spaces, provide buffers and transitions, preserve and enhance wildlife habitat, provide shade and cooling, and provide screening from other nearby uses.

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B.

Landscape design should highlight the design theme through the use of arbors and trellises.

C.

Landscaped areas should incorporate grasses and groundcovers; shrubs; and trees.

D.

The following planting design concepts should be used whenever possible:

1.

Trees to create canopies and shade, especially in parking areas;

2.

Pots, vases, wall planters and raised planters;

3.

Specimen trees used in informal groupings and rows at major focal points;

4.

The use of flowering trees in informal groups to provide color;

5.

The use of distinctive plants as focal points;

Berms, plantings and low walls to screen parking areas from public rights of way.

E.

Landscaping should be installed at the base of buildings. Asphalt edges should be avoided.

F.

Plantings should be planned to create a simple, non-uniform arrangement.

(Zoning Ord. dated 1/31/06, § 9108.09(3).)

17.32.170 - Installation and maintenance.

A.

Trees, shrubs and vines should have body and fullness that is typical of the species.

B.

Herbaceous and flat plant groundcovers should be planted no more than 12 inches on center, and woody, shrub groundcover should be planted no more than 3 feet on center.

C.

Plant materials should be spaced so they do not interfere with lighting, and so they do not restrict access to fire hydrants or fire alarm boxes. Proper spacing should ensure unobstructed access for vehicles and pedestrians. The following spacing standards should be used:

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1.

25 feet from the property corner at a street intersection to the center of the first tree or large shrub.

2.

15 feet between trees and large shrubs.

3.

15 feet between trees or large shrubs and fire hydrants.

4.

10 feet between trees or large shrubs and the edge of any driveway.

(Zoning Ord. dated 1/31/06, § 9108.09(4).)

Chapter 17.36 - SIGN REGULATIONS