East Palo Alto Municipal Code Art. VII Landscape and Irrigation Standards

No building permit is issued for buildings until the public works superintendent or designee reviews and approves a landscape plan for the project. A certificate of occupancy is issued only if landscaping and an irrigation system is installed in compliance with the approved landscape plan consisting of the elements set forth below. The landscape plan shall include the following elements: a calculation of water consumption for the landscaped area; a planting scheme; an irrigation plan; and a grading plan if found to be necessary by the community development director. Projects that must adhere to these standards are: apartments; condominiums; any multiple-unit residential developments; commercial developments; industrial developments; single-family residential and recreational developments.

(Ord. 253 § 7.1, 2001)

A. The standards described in this article are intended to be minimum requirements of development. Property enhancements beyond these standards are encouraged as they will further the goal of a more beautiful overall environment in which to live and work. Certain conditions outlined in this article may be waived or changed upon formal request and accepted by the superintendent of public works or designee, but in no case will any condition be modified in a manner which will adversely effect the intent of these standards.

B. Prior to any work at the project site, landscape and irrigation plans must be approved and signed by the superintendent of public works. These drawings shall contain all planting and irrigation work to be constructed as a part of the development. If the plans meet or exceed the requirements, the superintendent of public works or designee will approve them. If corrections to the plans are required, the deficiencies will be noted and the plans will have to be corrected by the developer and resubmitted. Compliance with the letter and intent of these standards is the superintendent's responsibility during construction and the property owner's responsibility for the life of the project. The superintendent of public works or designee has the responsibility to interpret and enforce these standards.

(Ord. 253 § 7.2, 2001)

Areas of projects that will be dedicated to the city such as median islands, maintenance districts, parks, etc., shall be clearly delineated on the plans. Special requirements in addition to these standards may be required for those areas. Any special requirements will be noted after initial submittal of plans. Any questions regarding projects with special requirements are directed to the community development department.

(Ord. 253 § 7.3, 2001)

A. The project developer, with the exception of a developer of only one residential unit, is required to submit two sets of planting and irrigation plans prepared by a state-licensed landscape architect or landscape contractor to the community development department concurrent with submittal of a building construction plan. The landscape improvement plans are checked and approved by the public works department in accordance with these standards and any conditions of approval required by the city. Approval of the plans by the superintendent of public works or designee is required prior to any construction at the project site.

B. The plans shall contain the required information in a clear and understandable format on sheets that are either twenty-four (24) inches by thirty-six (36) inches or thirty (30) inches by forty-two (42) inches and must include a title sheet, irrigation plan including general design criteria and information as specified below.

C. Title sheets must include: project name and address; developer's name, address and telephone number; landscape architect's or landscape contractor's name, address, telephone number, state registration stamp and signature; signature line for approval by superintendent of public works; site map with property lines and adjacent land uses identified; vicinity map indicating the location of the project within the city; sheet index, if applicable.

(Ord. 253 § 7.4, 2001)

The plan shall indicate irrigation systems designed to be water efficient and water conserving. Devices and equipment that aid in water conservation are encouraged and may be required on large projects. The irrigation system shall be compatible with the types of plantings specified and the specific requirements of the various planting area on the project site. The irrigation plan shall clearly note on plans the following information: north arrow; scale; point of connection, including static pressure; pipe size and types; water consumption; and servicing meter location and size.

A. All irrigation systems are to be controlled by a clock specifically designed for irrigation system control, connected to a permanent source of power.

B. Controllers must have multiple cycles start capacity and a flexible calendar program. An automatic rain shutoff valve is required.

C. All systems shall contain an appropriate testable backflow device. Reduced pressure devices are encouraged for all projects but are mandatory for meter box protections.

D. All piping, heads, valves, meters and other equipment shall be clearly located, sized and specified on the plan.

E. All pipes and wires installed under drives, walks or other paving shall be in PVC sleeves.

F. The system shall be valved to ensure variations in water requirements are considered. In no case are lawn and shrub areas allowed on the same valve.

G. All pressure tines two and one-half inches and smaller shall be PVC Schedule 40. Pressure lines over two and one-half inches shall be Class 315.

H. Notes, specifications and details are required on the installation of all items to be constructed.

I. Pop-up heads are required adjacent to areas where foot or vehicular traffic is anticipated except where drip-irrigation systems are installed.

J. Drip or bubbler irrigation systems are required for trees within parkways.

K. Sprinklers and sprays shall not be used in areas less than four inches wide. Drip and bubblers shall be used that do not exceed 1.5 gallons per minute per device.

L. Sprinkler heads with a precipitation rate of .85 inches per hour or less shall be used on slopes exceeding fifteen percent (15%) to minimize runoff, or exceeding ten percent within ten feet of hardscape.

M. Sprinkler head spacing shall be designed for head to head coverage. The system should be designed for minimum runoff and overspray onto non-irrigated areas.

N. Valves and circuits shall be separated based on water use.

O. Sprinkler heads must have matched precipitation rates within each control valve circuit.

P. Serviceable check valves are required where elevation differential may cause low head drainage.

Q. Estimated water consumption shall be calculated in gallons per year.

(Ord. 253 § 7.5, 2001)

A. All planting designs submitted shall be sensitive towards the project site and neighboring developments. All plans should consider water efficiency, practicality of maintenance and enhancement of the site and immediate area of the project. Considerations of the plants' mature size and their appropriateness for the site and climate conditions must be considered. As used in this article, "hydrozone" means a portion of the landscaped area having plants with similar water needs that are served by a value or set of values with the same schedule. The city encourages the use of trees appropriate for East Palo Alto's hydrozone.

B. The city is located in a climate region classified as Mediterranean.

C. As part of any development, all areas not devoted to paving, building, improved recreational or open space structures shall be landscaped and permanently maintained by the property owner. This includes all parkway areas not devoted to sidewalks.

D. Approved landscaping shall be maintained on a scheduled basis.

E. The irrigation plan shall include an annual irrigation program. A monthly irrigation schedule is required for the plant establishment period, for the established landscape, and for any temporarily irrigated areas.

(Ord. 253 § 7.6, 2001)

A. A minimum of two inches of mulch shall be added in non-turf areas to the soil surface after planting. Nonporous material shall not be placed under the mulch.

B. Existing soil shall be scarified to a minimum depth of six inches.

(Ord. 253 § 7.7, 2001)

A. No more than fifty percent (50%) of the total area not covered by structures for multifamily residential projects shall be covered by a combination of turf, pools, spas, and other improved recreational areas. Of this area, no more than seventy-five percent (75%) shall be covered with turf.

B. For single-family residential projects, no more than forty percent (40%) of the front yard may be covered with turf.

C. For nonresidential projects, no more than twenty-five percent (25%) of the total landscaping area shall be covered with turf and/or water (i.e., pools, ponds, and fountains). For such projects irrigated with reclaimed water, turf areas may not exceed forty percent (40%) of the total landscaped area. Turf limitation is excluded for public parks, golf courses, cemeteries and recreation areas.

D. No turf is allowed in areas less than four feet wide.

E. Shrubs shall be minimum five gallons.

F. Ground cover areas will be planted from flats or containers with a maximum spacing of twelve (12) inches on center.

G. Existing plant material to be saved must be healthy and growing. Existing trees and shrubs shall be trimmed in an aesthetically pleasing manner (place noted on plans).

(Ord. 253 § 7.8, 2001)

Editor's note— Ord. No. 02-2022, § 7, adopted May 3, 2022, repealed § 13.24.410 entitled "Street trees," which derived from Ord. 253 § 7.9, 2001.

Safety and maintenance shall be considered in the placement of all plantings with the following specific guidelines:

A. Twenty (20) feet from the curb returns at street intersections.

B. Ten feet from light standard power poles.

C. Ten feet from fire hydrants.

D. Five feet from service walks, driveways, buildings, walls and permanent structure.

E. Ten feet from water and sewer lines.

F. Botanical name, common name, variety, sizes and quantity shall designate all plants specified.

G. All trees and shrubs shall be installed per standard details. The rootball shall be one inch above finished grade set in a temporary water basin with amended backfill. The shrub shall be planted in a plant basin two times the size of the rootball.

H. All trees shall be installed per the standard details. Two ten foot by two inch stakes with #12 gauge galvanized wire in rubber hose placed three feet and seven feet from the ground are required for all trees. A root barrier is required. A one-inch by four-inch croostie water basin shall be included in tree planting. The tree shall be planted with amended backfill in a plant basin one and one-half times the size of the rootball.

I. Plant design shall incorporate water saving materials; plants with similar water requirements shall be grouped together.

J. Not more than one-half of the planting areas shall be turf grass.

K. All turf areas for a total aggregate area of two thousand (2,000) square feet shall be sod. Any area greater than this may be hydroseed.

L. All turf areas should be mounded where possible at a minimum slope of one-foot to three-foot ratio. Maximum height of three feet.

M. At least one-half of the trees shall be canopy/shade trees.

N. An agricultural suitability soil test is recommended for all projects and may be required by the city.

O. Tree selection shall be in accordance with the East Palo Alto hydrozone. A list of plants, shrubs, and trees appropriate for the city shall be made available through the public works department and the water department.

(Ord. 253 § 7.10, 2001)

A. Parking lots of fifteen (15) or more spaces must devote at least two percent of the total area, excluding perimeter landscaping, to landscape planting. This landscaping shall not be concentrated in any one area.

B. A three-foot wide (minimum) planting buffer is required along the perimeter of any parking area. This landscaping area shall not be considered as part of any required interior landscaping.

(Ord. 253 § 7.11, 2001)

Any residential development that has model homes shall include at least one model furnished with water efficient landscaping. Signs shall be used to identify the model as an example of water effect landscape and feature elements such as hydrozones and irrigation equipment that contribute to water efficiency. Information shall be provided by the seller about designing, installing, and maintaining water efficient landscapes and the requirements of this chapter.

(Ord. 253 § 7.12, 2001)

This chapter does not apply to landscaping that is part of a registered historical site or to cemeteries. However, the city will encourage the efficient use of water and long-term landscape water conservation practices for such property.

(Ord. 253 § 7.13, 2001)

A. The city shall provide each applicant for development permits with water conservation information, including the requirements of any approved landscape plan for the area to be developed.

B. The city council may adopt landscape standards consistent with this chapter by resolution.

(Ord. 253 § 7.14, 2001)