Division 6 — WATER EFFICIENT LANDSCAPING, SCREENING, AND FENCING REGULATIONS

Landscaping shall be provided and maintained in all zones in accordance with the following standards and with the city retention basin standards, where applicable:

(a)

All front and exterior side yard areas in all zones, excluding permitted parking spaces, walkways, and driveways, shall be landscaped with a mixture of compatible species.

(b)

All off-street parking areas of five (5) or more spaces shall be landscaped. All parking areas of five (5) to twenty (20) spaces shall contain a minimum interior landscaped area of five (5) percent of the total parking area, exclusive of landscaping within a front or side yard setback. All parking areas of more than twenty (20) spaces shall contain a minimum interior landscaped area of ten (10) percent of the total parking area, exclusive of landscaping within a front or side yard setback.

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(c)

Required landscaping shall be evenly distributed throughout the parking area and planted sufficiently to achieve complete coverage within one (1) year of the initial planting (see illustration below). The parking lot landscaping shall also include an appropriate number of trees to achieve forty (40) percent shading within fifteen (15) years. Islands at the ends of parking lanes shall be provided to help achieve "orchard" parking lot landscaping. Parking lot islands shall be a minimum five (5) feet in width with curbs and irrigated understory.

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(d)

If an established use in a commercial, mixed-use, manufacturing, or civic center zone abuts property in a residential zone or a school, then a ten (10) foot landscape strip shall be provided along the property line which is adjacent to the residential zone or use. The community development director may permit required landscaping to be located adjacent to a building rather than on the property line. Such landscaping shall include trees of a size and type in compliance with the other provisions of this section and planted twenty (20) feet on center or equivalent approved spacing.

(e)

If a use is established in the commercial, mixed-use, or civic center zones or within any zone in a visual enhancement area, an area or areas equivalent to at least fifteen (15) percent of the net lot or building site area shall be landscaped. Uses established within the downtown commercial zone are exempt from the landscaping requirements. Uses established within a manufacturing zone shall provide a minimum of ten (10) percent of the building site with landscaping. In all non-residential zones a minimum of eighty (80) percent of the required landscaping shall be provided within the frontage area or areas visible from a public street.

(f)

Reserved.

(g)

All required landscaping shall include the planting of trees at a minimum ratio of one (1) tree per two hundred (200) square feet of landscaping or one (1) tree per every five (5) parking spaces, whichever is more. The required trees shall be a minimum of twenty-four(24)-inch box in size when planted. Trees shall be of appropriate size and trunk diameter for the specified container and tree type. No more than twenty (25) percent of the required number of trees shall be palm trees. The planning commission may approve

trees, shrubs, and ground cover not recommended by this section upon submission of evidence that such landscaping is well suited for the city.

(h)

New residential subdivisions and single-family dwellings shall provide a minimum of two (2) trees per lot from the recommended city tree list. Such trees shall be planted within the parkway strip if one (1) is provided or within the required front yard setback. The use of street tree themes is encouraged. Not all trees within a development may be of the same variety.

(i)

All landscaped areas shall be maintained in a clean, neat, and healthy condition, whether the building is occupied or vacant. Maintenance shall include proper watering, fertilizing, weeding, removing of litter, and replacement of plants when necessary.

(j)

Where a site plan is required by this chapter, said site plan shall indicate the type, size, and location of all landscaping materials.

(k)

Landscaping located in commercial, mixed-use, industrial, and multifamily residential developments shall include a water efficient irrigation system in accordance with specifications provided by the department of public works. All irrigation systems shall contain an adequate backflow prevention device.

(l)

Landscaping shall include a balanced mixture of trees, shrubs, and ground cover. Trees, shrubs, and ground cover material shall be selected from the recommended city tree, shrub and ground cover lists contained under subsections (t), (u), and (v) respectively, of this section.

(m)

All planting areas shall be covered with a minimum three (3) inch deep layer of mulch. Mulch may consist of rock mulch, shredded wood or bark. Decomposed granite shall not be used as a mulch for planting areas. All mulch shall be free of trash, waste and construction debris. Mulch shall be tapered to reduce the depth to two (2) inches for all areas within three (3) feet of flatwork, headers, curb, and mow edges. Keep mulch two (2) feet away from tree trunks and four (4) to six (6) feet away from shrub/groundcover stems to avoid retention of moisture at the trunks and stems which can lead to rot.

(n)

Rootbarrier shall be provided for all trees located within five (5) feet of any paved hardscape areas (sidewalks, driveways, etc). Rootbarrier shall be placed adjacent to the paving and run for a length of twenty (20) feet (ten (10) feet in each direction centered on the tree trunk). Rootbarrier shall be a minimum depth of twenty-four (24) inches.

(o)

In single-family residential developments, a minimum of fifty (50) percent of the required landscaping shall be provided from the approved city lists. Shrubs shall be a minimum of five (5) gallons in size when planted. Ground cover shall be evenly split between fifty (50) percent vegetative and fifty (50) percent nonvegetative. Not more than fifty (50) percent of the vegetative ground cover may be turf. Non-vegetative ground cover may include rocks, wood chips, and artificial covering.

(p)

In single-family residential developments, front yard setbacks shall provide a minimum of thirty (30) percent vegetative areas. Additional hardscape spaces such as patios or other usable pedestrian areas shall be permitted in the front yard setback only where they occur a minimum of ten (10) feet behind the property line. A minimum of fifty (50) percent of the required landscaping shall be provided from the approved city lists. Shrubs shall be a minimum of five (5) gallons in size when planted.

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(q)

Artwork, benches, and other structural features may be included in residential and mixed-use developments if approved as part of the site plan. Decorative water features shall use recirculating water. The use of drought resistant plant materials is strongly encouraged.

(r)

Except for landscaping within a single-family residence, all landscaping and irrigation systems shall be installed prior to the issuance of a certificate of occupancy. The city may accept the posting of a bond for the estimated cost of completion of the landscaping to guarantee the installation of the landscaping within six (6) months of occupancy with complete coverage at one (1) year from occupancy.

(s)

Landscape planters shall be designed to retain water on site within the planter areas.

(t)

The city officer or body having jurisdiction over a site plan, variance, conditional use permit, or other plan may permit or require alternative methods or standards for landscaping as a condition of project approval.

(u)

All landscaping, except as provided for under section 29-142(s) below shall, be subject to water efficiency conservation efforts as incorporated herein. A Xeriscape(tm) concept is provided on the following page.

(1)

Model water efficient landscape requirements.

a.

Property owners or their building or landscape designers, including anyone requiring a building or planning permit, plan check, or landscape design review from the city, who are constructing a new project with a landscape area greater than five hundred (500) square feet, or rehabilitating an existing landscape with a total landscape area greater than two thousand five hundred (2,500) square feet, shall comply with sections 492.6(a)(3)(B) (C), (D), and (G) of the Model Water Efficient Landscape Ordinance (MWELO), including sections related to use of compost and mulch as delineated in this section 29-142(r)(1).

b.

The following compost and mulch use requirements that are part of the MWELO are now also included as requirements of this ordinance. Other requirements of the MWELO are in effect and can be found in 23 CCR, division 2, chapter 2.7.

c.

Property owners or their building or landscape designers that meet the threshold for MWELO compliance outlined in section 29-142(r)(1)a. above shall:

1.

Comply with sections 492.6 (a)(3)(B)(C),(D) and (G) of the MWELO, which requires the submittal of a landscape design plan with a soil preparation, mulch, and amendments section to include the following:

i.

For landscape installations, compost at a rate of a minimum of four (4) cubic yards per one thousand (1,000) square feet of permeable area shall be incorporated to a depth of six (6) inches into the soil. Soils with greater than six (6) percent organic matter in the top six (6) inches of soil are exempt from adding compost and tilling.

ii.

For landscape installations, a minimum three (3) inch layer of mulch shall be applied on all exposed soil surfaces of planting areas except in turf areas, creeping or rooting groundcovers, or direct seeding applications where mulch is contraindicated. To provide habitat for beneficial insects and other wildlife up to five (5) percent of the landscape area may be left without mulch. Designated insect habitat must be included in the landscape design plan as such.

iii.

Organic mulch materials made from recycled or post-consumer materials shall take precedence over inorganic materials or virgin forest products unless the recycled post-consumer organic products are not locally available. Organic mulches are not required where prohibited by local fuel modification plan guidelines or other applicable local ordinances.

2.

The MWELO compliance items listed in this section are not an inclusive list of MWELO requirements; therefore, property owners or their building or landscape designers that meet the threshold for MWELO compliance outlined in section 14(a) shall consult the full MWELO for all requirements.

d.

If, after the adoption of this ordinance, the California Department of Water Resources, or its successor agency, amends 23 CCR, division 2, chapter 2.7, sections 492.6(a)(3)(B) (C), (D), and (G) of the MWELO September 15, 2015 requirements in a manner that requires cities to incorporate the requirements of an updated MWELO in a local ordinance, and the amended requirements include provisions more stringent than those required in this section, the revised requirements of 23 CCR, division 2, chapter 2.7 shall be enforced.

(v)

The following projects are not subject to water conservation requirements:

(1)

Property owner-provided landscaping for single-family residential projects;

(2)

New and rehabilitated cemeteries in compliance with sections 492.4, 492.11, and 492.12; and existing cemeteries are limited to sections 493, 493.1 and 4932.2 of the MWELO;

(3)

Ecological restoration projects that do not require a permanent irrigation system;

(4)

Mined-land reclamation projects that do not require a permanent irrigation system; or

(5)

Any project with a rehabilitated landscaped area less than two thousand five hundred (2,500) square feet.

(6)

Any project with a new landscaped area less than five hundred (500) square feet.

(w)

Prior to the issuance of any building permit, a landscape documentation package shall be submitted to the city for review and approval. The landscape documentation package shall include the following elements:

(1)

Water conservation concept statement.

(2)

Calculation of the maximum applied water allowance.

(3)

Calculation of the estimated applied water use.

(4)

Calculation of the estimated total water use.

(5)

Landscape design plan.

(6)

Irrigation design plan.

(7)

Irrigation schedules.

(8)

Maintenance schedule.

(9)

Landscape irrigation audit schedule.

(10)

Grading design plan.

(11)

Soil analysis.

(12)

Certificate of substantial completion (to be submitted after installation of the project.).

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(x)

Recommended tree list for the city. The city's recommended tree list is provided in table 29-142.1.

Table 29-142.1 Recommended Tree List for the City of El Centro

Notes:

*Preferred twenty-four (24)-inch box minimum size for all recommended trees.

(v)

Recommended Ground Cover List for the City of El Centro. Table 29-142.2 provides the city's recommend ground cover list.

Table 29-142.2 Recommended Ground Cover List for the City of El Centro

Notes:

One (1) gallon minimum size for all recommended ground cover.

(w)

Recommended shrub list for the city. Table 29-142.3 provides the city's recommended shrub list.

Table 29-142.3 Recommended Shrub List for the City of El Centro

Notes:

Five (5) gallon minimum size for all recommended shrubs.

(Ord. No. 24-03, § 2, 9-17-24)

Except as otherwise provided in this chapter, the following screening, fences and/or walls are required:

(1)

Commercial, mixed-use, manufacturing, limited use or civic center zones. When a use is established in any commercial, mixed-use, manufacturing, limited use or civic center zone, a six (6) foot high solid masonry wall with a painted, stucco, or natural decorative masonry or adobe surface shall be constructed and maintained where a rear or interior side property line abuts a residential zone.

(2)

Multi-family residential zone.

a.

All uses established in a multi-family residential zone shall require the construction and maintenance of a six (6) foot high solid wood fence or masonry wall with a painted, stucco, or natural decorative masonry or adobe surface where a rear or interior side property line abuts a single-family residential zone.

b.

Parking areas located in front of multi-family residential buildings shall be screened by a three (3) foot high solid wood fence or masonry wall with a painted, stucco, or natural decorative masonry or adobe surface, a three (3) foot height high landscaped berm, a combination of wall and berm totaling three (3) feet in height, or landscaping with a mature height of two (2) to three (3) feet.

c.

For safety and security purposes, a multi-family residential development with more than one hundred (100) units may control vehicular and pedestrian access at the front property line with six (6) foot high fences and gates with a maximum of fifty (50) percent opacity (such as wrought iron or tubular steel frames), but only in instances where the fence and gate design promotes visibility and reinforces and enhances the architectural form and style of the development. Chain-link and any type of barbed-wire or electrified

fencing is prohibited in any residential zone or zone abutting a residential zone. See also chapter 18, section 18-4.

(3)

Parking areas. All uses established in a commercial, mixed-use, industrial, limited use, or civic center zone, shall require the construction and maintenance of a six (6) foot high solid masonry wall with a painted, stucco, or natural decorative masonry or adobe surface where any parking area of five (5) or more spaces and a rear or interior side property line abut a residential zone.

(4)

Adjacent to street. The above-required solid walls or fences shall be reduced to three (3) feet high within the required front yard when adjacent to a street.

(5)

Trash enclosures. All areas set aside for trash storage, pickup, and trash compactors and items used for recycling, reconditioning, or trash compacting shall be screened from view with a solid six (6) foot wall, fence, or other method deemed acceptable by the community development director when abutting:

a.

Streets or public places;

b.

Any property within a residential zone; and

c.

Areas abutting alleys serving only commercial, mixed-use, or industrial zones are exempt from this requirement. Trash enclosures and the other above-mentioned areas shall be maintained below the surrounding wall or fence.

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(6)

Storage areas. All permitted outdoor storage areas in commercial, civic center, or industrial zones shall be screened or otherwise located so that such items are not visible from any public street, highway or residential zone. Screening shall consist of a six (6) foot high solid or view-obscuring fence or wall or a chain-link fence with wood or metal slats. Outdoor storage areas featuring for-sale or rental automobiles or nursery stock shall be exempt from this requirement.

(7)

Pool fencing. All swimming pools, whirlpools, and spas shall be enclosed by a minimum five (5) foot high fence with a self-closing gate, except where rear and side yard fences or walls are provided.

(8)

Hazardous areas and railroads.

a.

A solid six (6) foot high masonry wall shall be required along the perimeter of any lot or project abutting an irrigation canal.

b.

A fence or wall not less than six (6) feet in height may be required by the administrative committee due to certain property conditions or physical hazards, such as frequent inundation, erosion, excavation, or grade differential.

c.

An eight (8) foot high solid masonry wall shall be installed at the time of new residential construction along any side or rear property line(s) adjacent to operational railroad right-of-way.

(9)

Security fencing. Security fencing as required by any governmental agency or jurisdiction shall be permitted in accordance with California Civil Code section 835, notwithstanding the other provisions of this chapter.

(10)

Exceptions to screening and fencing requirements.

a.

Required walls and fences between zone boundaries and for purposes of screening parking areas need not be provided if a wall or fence, meeting required specifications, exists immediately abutting and on the opposite side of the property line.

b.

In lieu of a required wall, a thirty-six (36) inch high landscaped berm, or combination of wall and berm totaling thirty-six (36) inches in height, may be provided between any parking area and a street.

c.

Where the requirements of this chapter for screening would prove to be ineffective, the community development director may approve alternatives that meet the intent of this chapter.

d.

The city officer or body having jurisdiction over a site plan, variance, conditional use permit, or other plan may permit or require alternative methods or standards for screening as a condition of project approval.

(11)

Required intersection visibility in all zones.

a.

Corner lots. There shall be no visual obstructions as herein described within the corner cutback area of all corner lots, except corner lots located within the CD zone. The corner cutback area shall be defined by a line on a horizontal plane connecting two (2) points along the front and street-side property lines and forming a triangle. These points shall be measured twenty (20) feet back from the intersection of the front and street-side property lines. In the corner cutback area of corner lots, the height of mature shrubs, without pruning, and walls, fences and other features that obstruct vision may not exceed three (3) feet above curb grade.

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b.

Driveways. There shall be a corner cutback area on each side of any private driveway at its intersection with a street. The cutback lines shall be in a horizontal plane, making an angle of forty-five (45) degrees with the side, front or rear property lines, as the case may be. They shall pass through a point not less than ten (10) feet from the edges of the driveway where it intersects the street right-of-way.

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c.

Exceptions. The foregoing provisions regarding intersection visibility shall not apply to the following: permanent buildings in existence on the effective date of this chapter; utility poles; trees trimmed at the trunk line at least eight (8) feet above the level of the intersection; supporting members or appurtenances to permanent buildings in existence on the effective date of this chapter; and official warning signs or signals.

(12)

Architectural compatibility. Notwithstanding the other provisions of this section, all required screening, fences, and/or walls shall be designed in a manner that is architecturally compatible with the structures and/or uses of the lot on which they are located; structures and/or uses adjacent to the lot on which they are located; and the character of the surrounding area.

(13)

Screening of properties along Interstate 8. New properties along I-8 shall provide a solid six (6) to eight(8)feet tall wall to provide a visual and sound buffer from the interstate. Walls shall conform with section 29-144. The wall shall be constructed entirely within private property. Screening with landscape

may also be provided on private property in combination with the wall as desired. Plant material shall be a minimum of five (5) foot tall at maturity but shall not exceed twenty (20)feet in height in order to avoid conflicts with the existing power lines. Note that any landscape overgrowth may be pruned by the utility or Caltrans as required for maintenance of the interstate or utility rights- of-way. Screening plant material shall be evergreen and consistent with the city's recommended plant list. No invasive plant species shall be utilized for screening purposes.

(Ord. No. 24-03, § 2, 9-17-24)

Except where a greater or lesser height is required by the landscaping and screening regulations, or other provisions of the zone, fences or walls are permitted in any zone in accordance with the following standards:

(1)

A thirty-six (36) inch high solid fence or wall may be located anywhere on a lot.

(2)

A forty-eight (48) inch high open fence may be located anywhere on a lot.

(3)

Except where driveway, street or alley visibility requires a cutback area, a six (6) foot high fence or wall may be located anywhere on a lot behind the required front yard.

(4)

Within the main building area, a fence or wall may be no higher than twelve (12) feet.

(5)

Within visual enhancement areas, a six (6) foot high solid masonry wall shall be permitted.

(6)

Under no circumstances shall any fence or wall, regardless of its location, block pedestrian or vehicular visibility for safe and easy circulation.

Hedges - except where a greater or lesser height is required by the landscaping and screening regulations, or other provisions of the zone, hedges are permitted in any zone in accordance with the following

standards: A thirty-six (36) inch hedge may be located anywhere on a lot.

(7)

Except where driveway, street or alley visibility requires a cutback area, a hedge no higher than eight (8) feet may be located anywhere on a lot outside of the cutback area.

(8)

Under no circumstances shall any hedge, regardless of its location, block pedestrian or vehicular visibility for safe and easy circulation.

(Ord. No. 24-03, § 2, 9-17-24)

Secs. 29-145—29-148. - Reserved.