Article 4 — Landscaping Standards

The purpose of this chapter is to achieve the following:

1. Enhance the appearance of all development by providing standards relating to the quality, quantity and functional aspects of landscaping and landscape screening;

2. Protect 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 and vehicular traffic and safety; and

3. Decrease the use of water for landscaping purposes by requiring the efficient use of irrigation, appropriate plant materials and regular maintenance of landscaped areas.

(§ 1, Ord. 666-NS, eff. September 15, 2001)

All new projects which require the installation of landscaping in compliance with this Code shall provide and maintain said landscaping in compliance with the provisions of this chapter. All existing projects shall comply with the provisions of this chapter to the extent possible. (§ 1, Ord. 666-NS, eff. September 15, 2001)

For the purpose of this chapter, the following definitions shall apply:

Anti-Drain Valve or Check Valve. A valve located under a sprinkler head or in a water line to hold water in the system to eliminate drainage from the lower elevation sprinkler heads.

Application Rate. The depth of water applied to a given area, usually measured in inches per hour.

Applied Water. The portion of water supplied by the irrigation system to the landscape.

Conversion Factor (0.62). 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:

(325,829 gallons/43,560 sf.)/12 inches = (0.62) 325,829 gallons = one acre foot 43,560 sf. = one acre 12 inches = one foot

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

Effective Precipitation. The portion of total precipitation that is used by the plants. Precipitation is not a reliable source of water, but can contribute to some degree toward the water needs of the landscape.

Establishment Period. The first year after installing the plant in the landscape.

Estimated Applied Water Use. The portion of the Estimated Total Water Use that is derived from applied water. The Estimated Applied Water Use shall not exceed the Maximum Applied Water Allowance. The Estimated Applied Water Use may be the sum of the water recommended through the irrigation schedule.

Estimated Total Water Use. The annual total amount of water estimated to be needed to keep plants healthy. It is based on factors of the local evapotranspiration rate, the size of the landscaped area, the types of plants and the efficiency of the irrigation system.

ET Adjustment Factor. A factor of 0.8 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 of 0.5 is the basis of the plant factor portion of this calculation. The irrigation efficiency for purposes of the ET Adjustment Factor is 0.625. Therefore, the ET adjustment Factor is (0.8) = (0.5/0.625).

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

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

Irrigation Efficiency. 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 0.625. Greater irrigation efficiency can be expected from well designed and maintained systems.

Maximum Applied Water Allowance. 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.

Plant Factor. A factor that when multiplied by reference evapotranspiration, estimates the amount of water used by plants. For purposes of this Code, the average plant factor of low water using plants ranges from 0 to 0.3, for average water using plants the range is 0.4 to 0.6 and for high water using plants the range is 0.7 to 1.0.

Reference Evapotranspiration or ETo. A standard measurement of environmental parameters which affect the water use of plants. ETo is an estimate of the evapotranspiration of a large field of four to seven inch tall, cool-season grass that is well watered. Reference evapotranspiration is used as the basis of determining the maximum applied water allowances so that regional differences in climate can be accommodated.

Soil Moisture Sensing Device. A device that measures the amount of water in the soil.

Station. An area served by one valve or by a set of valves that operate simultaneously.

Water Conservation Concept Statement. A one-page checklist and a narrative summary of the project. (§ 1, Ord. 666-NS, eff. September 15, 2001)

All setbacks, parkways, open areas and nonwork areas that are visible from a public street or from a parking lot available to the general public shall be landscaped. Areas proposed for development in another phase shall be temporarily treated to control dust and soil erosion if the phase will not begin construction within six months of completion of the previous phase. (§ 1, Ord. 666-NS, eff. September 15, 2001)

A landscape concept plan (which may be included on a detailed site plan) shall be submitted as part of a planning permit application prior to submittal of a building permit application.

The concept plan shall meet the intent of this article by exhibiting a design layout which demonstrates the desired landscaping program in terms of location, size/scale, function, theme and similar attributes. The concept plan shall provide the Review Authority with a clear understanding of the landscaping program prior to the preparation of a detailed, comprehensive landscape and irrigation plans.

Detailed landscape and irrigation plans (construction documents) shall be prepared only after approval of the Planning Permit application by the Review Authority. This section and those that follow provide general standards to be followed in the preparation of the detailed landscape and irrigation plans. In

addition, the Department may provide more detailed guidelines for the preparation/submittal of landscape and irrigation construction documents.

1. Landscape and irrigation plans shall be prepared by a landscape architect registered to practice in the State of California.

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

3. A fully dimensioned comprehensive landscape plan shall be drawn on project base sheets and shall include, but not be limited to, the following:

   • A. Designation of hydrozones;

   • B. Landscape materials, trees, shrubs, groundcover, turf and other vegetation. Planting symbols shall be clearly drawn and plants labeled by botanical name, common name, container size, spacing and quantities of each group of plants indicated;

   • C. Property lines and street names;

   • D. Streets, driveways walkways and other paved area;

   • E. Site amenities, including water features, fences, retaining walls, light standards, signs, transformers, refuse enclosures, utility lines/easements and similar items;

   • F. Existing and proposed buildings and structures including elevation;

   • G. Natural features including, but not limited to, existing trees and shrubs that will remain;

   • H. Tree staking, plant installation, soil preparation details and any other applicable planting and installation details;

   • I. A calculation of the total landscaped area; and

   • J. Other items as required by the Department.

4. A fully-dimensioned irrigation plan shall be drawn on project base sheets. It should be separate from the landscape design plan. The scale and format shall be the same as the landscape design plan. The irrigation design plan shall accurately and clearly identify:

   • A. Location and size of separate water meters for the landscaping;

   • B. Location, type and size of all components of the irrigation system, including automatic controllers, main and lateral lines, valves, sprinkler heads, moisture sensing devices, rain switches, quick couplers and backflow prevention devices;

   • C. Static water pressure at the point of connection to the public water supply; and

   • D. Flow rate (gallons per minute), application rate (inches per hour) and design operating pressure (psi) for each station.

   • E. Other items as required by the Department.

• (§ 1, Ord. 666-NS, eff. September 15, 2001)

1. Applicability. A landscape documentation package conforming to the requirements of this section shall be submitted for review and approval by the Review Authority for all projects in which the total landscaped area, including parking lot landscaping, is greater that 2,500 square feet.

Projects with less than 2,500 square feet of landscaped area shall follow the requirements of Sections 9-3.408 and 9-3.409 and any guidelines provided by the Department.

2. Contents of the Landscape Documentation Package. Each landscape documentation package shall include the following elements which are further described in this section:

   • A. Water Conservation Concept Statement;

   • B. Calculation of the Maximum Applied Water Allowance;

   • C. Calculation of the Estimated Applied Water Allowance;

   • D. Calculation of the Estimated Total Water Use;

   • E. Landscape Concept Plan (Section 9-3.405 );

   • F. Irrigation Design Plan (Section 9-3.409 );

   • G. Irrigation Schedules;

   • H. Maintenance Schedule;

   • I. Landscape Irrigation Audit Schedule;

   • J. Grading Design Plan;

   • K. Soil Analysis; and

   • L. Certificate of Substantial Completion (To be submitted after installation of the project).

3. Water Conservation Concept Statement. Each landscape document package shall include a cover sheet, referred to as the Water Conservation Concept Statement. It serves as a checklist to verify that the elements of the landscape documentation package have been completed and contains narrative summary of the project. The statement shall be provided in the format established by the Department.

A copy of the Water Conservation Concept Statement and the Certificate of Substantial Completion shall be sent by the applicant to the local retail water purveyor.

4. Maximum Applied Water Allowance.

   • A. A project's maximum applied water allowance shall be calculated using the following formula: MAWA = (ETo) (0.8) (LA) (0.62) where:

MAWA = Maximum Applied Water Allowance (gallons per year)

Eto = Reference Evapotranspiration (inches per year)

• 0.8 = ET Adjustment Factor

LA = Landscaped Area (sf.)

0.62 = conversion factor (to gallons per sf.)

• B. Example calculation of the Maximum Applied Water Allowance: PROJECT SITE: Landscaped area of 50,000 sf.

MAWA = (ETo) (0.8) (LA) (0.62) = (51 inches) (0.8) (50,000 sf.) (0.62)

Maximum Applied Water Allowance = 1,264,800 gallons per year (or 1,691 hundred cubic feet per year: 1,264,800/748 = 1,691)

• C. Portions of landscaped areas in public and private projects (i.e., parks, playgrounds, sports fields, golf courses or school yards) where turf provides a playing surface or serves other recreational purposes may require water in addition to the maximum applied water allowance. A statement shall be included with the landscape design plan, designating these areas and

specifying any needed amount of additional water above the maximum applied water allowance.

5. Estimated Applied Water Use.

   • A. The estimated applied water use shall not exceed the maximum applied water allowance.

• B. A calculation of the estimated applied water use shall be submitted with the landscape documentation package. It shall be calculated by summing the amount of water recommended in the irrigation schedule. Irrigation schedules shall indicate the four season watering cycles throughout the year.

6. Estimated Total Water Use.

   • A. A calculation of the estimated total water use shall be submitted with the landscape documentation package. The estimated total water use is calculated by summing the amount of water recommended in the irrigation schedule and adding any amount of water expected from precipitation (not to exceed 25% of the local annual mean precipitation).

   • B. If effective precipitation is included in the calculation of the estimated total water use, then an Effective Precipitation Disclosure Statement from the landscape professional and the property owner shall be submitted with the landscape documentation package.

   • C. If the estimated total water use is greater than the estimated applied water use due to precipitation being included as a source of water, an Effective Precipitation Disclosure Statement shall be included in the landscape documentation package.

7. Landscape Design Plan. In addition to the requirements of Section 9-3.406 , a landscape design plan meeting the following requirements shall be submitted as part of the landscape documentation package.

   • A. Plant Selection and Grouping. Any plants may be used in the landscape, providing the estimated applied water use recommended does not exceed the maximum applied water allowance and that the plants meet the following requirements:

     • (1) Plants having similar water use shall be grouped together in distinct hydrozones; and

     • (2) Plants shall be selected based upon their adaptability to the climatic, geologic and topographical conditions of the site. Preservation of natural plants and trees is encouraged. The planting of trees is encouraged wherever it is consistent with the other provisions of this chapter.

   • B. Water Features.

     • (1) Only recirculating water shall be used for decorative water features.

     • (2) Pool and spa covers are required.

8. Irrigation Design Plan. In addition to the requirements of Section 9-3.406 , an irrigation design plan meeting the following conditions shall be submitted as part of the landscape documentation package.

   • A. Irrigation Design Criteria.

     • (1) Runoff and Overspray. Soil types and infiltration rates shall be considered when designing irrigation systems. All irrigation systems shall be designed to avoid runoff, low head drainage, overspray or other similar conditions where water flows onto adjacent property, nonirrigated areas, walks, roadways or structures. Proper irrigation equipment and schedules shall be used to closely match application rates to infiltration rates in order to minimize runoff.

Special attention shall be given to avoid runoff on slopes and to avoid overspray in planting areas with a width less than 10 feet.

No overhead sprinkler irrigation systems shall be installed in planting strips less than three feet wide.

• (2) Irrigation Efficiency. For the purpose of determining the maximum water allowance, irrigation efficiency is assumed to be 0.625. Irrigation systems shall be designed, maintained and managed to meet or exceed 0.625 efficiency.

  - (3) Equipment. 
  
     - a. Separate landscape water meters shall be installed for any project with a landscaped area greater than 5,000 square feet, except single-family homes. 
  
     - b. Automatic control systems shall be required for all irrigation systems and shall be able to accommodate all aspects of the design. 
  
     - c. The use of drip irrigation shall be considered whenever appropriate. 
  
     - d. Plants which require different amounts of water shall be irrigated by separate valves. If one valve is used for a given area, only plants with similar water use shall be used in that area. Anti-drain (check) valves shall be installed in strategic points to prevent low-head drainage. 
  
     - e. Heads and emitters shall have consistent application rates within each control valve circuit. Sprinkler heads shall be selected for proper area coverage, application rate, operating pressure, adjustment capability and ease of maintenance. 
  
     - f. Rain sensing override devices shall be required on all irrigation systems. 
  
     - g. It is recommended that soil moisture sensing devices be considered where appropriate. 
  

  • B. Recycled Water. The installation of recycled water irrigation systems (dual distribution systems) shall be required for all sites, except single-family, with more than 2,500 square feet of landscaping, unless an exemption has been granted by the local water agency stating that recycled water is not available and will not be available in the foreseeable future.

9. Irrigation Schedules. Irrigation schedules satisfying the following conditions shall be submitted as part of the landscape documentation package.

   • A. An annual irrigation program with monthly or seasonal irrigation schedules shall be required for the plant establishment period, for the established landscape and for any temporarily irrigated areas.

   • B. The irrigation schedule shall:

     • (1) Include run time (in minutes per cycle), suggested number of cycles per day and frequency of irrigation for each station;

     • (2) Provide the amount of recommended applied water (in cubic feet, gallons or in whatever billing units the local water supplier uses) on a monthly/seasonal and annual basis; and

     • (3) Be available on-site to those responsible for landscape maintenance.

   • C. The total amount of water for the project shall include water designated in the estimated total water use calculation plus water needed for any water features, which shall be considered as a high water using hydrozone.

   • D. Recreational areas designated in the landscape design plan shall be highlighted and the irrigation schedule shall indicate if any additional water is needed above the maximum applied water allowance because of high plant factors (but not due to irrigation inefficiency).

• E. Whenever possible, irrigation scheduling shall incorporate the use of evapotranspiration data as available from the California Irrigation Management Information System (CIMIS) weather stations to apply the appropriate levels of water for different climates.

  • F. Whenever possible, landscape irrigation shall be scheduled between 2:00 a.m. and 10:00 a.m. to avoid irrigating during times of high wind or high temperature.

10. Maintenance Schedules. In addition to landscape maintenance requirements of Section 9-3.410 , (Maintenance of Landscaping), a regular maintenance schedule satisfying the following conditions shall be submitted as part of the Landscape Documentation Package:

• A. Landscapes shall be maintained to ensure water efficiency. A regular maintenance schedule shall include, but not be limited to, checking, adjusting and repairing irrigation equipment; resetting the automatic controller; aerating and dethatching turf areas; replenishing mulch; fertilizing; pruning and weeding in all landscaped areas; and

• B. Whenever possible, repair of irrigation equipment shall be done with the originally specified materials or their equivalents.

11. Landscape Irrigation Audit Schedules. A schedule of landscape irrigation audits, for all but singlefamily residences, satisfying the following conditions, shall be submitted as part of the landscape documentation package.

• A. At a minimum, audits shall be in compliance with the State of California Landscape Water Management Program as described in the Landscape Irrigation Auditor Handbook. (See Landscape Irrigation Auditor Handbook, June 1990 version 5.5 [formerly Master Auditor Training]); and

• B. The schedule shall provide for landscape irrigation audits to be conducted by certified landscape irrigation auditors at least once every five years.

12. Grading Design Plan. Grading design plans satisfying the following conditions shall be submitted as part of the landscape documentation package when required by the Director.

• A. A grading design plan shall be drawn on project base sheets. It should be separate from but use the same format as the landscape design plan; and

• B. The grading design plan shall indicate finished configurations and elevations of the landscaped area, including the height of graded slopes, drainage patterns, pad elevations and finish grade.

13. Soils.

• A. A soil analysis satisfying the following conditions shall be submitted as part of the landscape documentation package.

  • (1) Determination of soil texture, indicating the percentage of organic matter;

  • (2) An approximate soil infiltration rate (either measured or derived from soil texture/infiltration rate tables). A range of infiltration rates should be noted where appropriate; and

  • (3) Measure of pH and total soluble salts.

• B. A mulch of at least three inches shall be applied to all planting areas except turf.

14. Certification.

• A. Upon completion of the landscaping and the irrigation system an irrigation audit shall be conducted by a certified landscape irrigation auditor prior to the final field observation. (See State of California Landscape Irrigation Auditor Handbook).

  • B. A licensed landscape architect or contractor, certified irrigation designer or other licensed or certified professional in a related field shall conduct a final field observation and shall provide a Certificate of Substantial Completion. The certificate shall specifically indicate that plants were installed as specified, that the irrigation system was installed as designed and that an irrigation audit has been performed along with a list of any observed deficiencies.

• C. Certification shall be accomplished by completing a Certificate of Substantial Completion and delivering it to the Department, the retail water supplier and to the owner of record.

• (§ 1, Ord. 666-NS, eff. September 15, 2001)

1. On all new construction or new occupancies, the Director may require the planting of trees in the parkway area. All parkway trees shall be 15 gallon minimum in residential zoning districts and 24 inch box minimum in commercial and industrial zoning districts. Trees may be formally or informally spaced. The requirement in quantity is a minimum of one tree for 40 feet of property frontage. This is intended as a general minimum standard, therefore the review authority may require additional trees or landscaping on a case-by-case basis. Areas not devoted to trees or sidewalk shall be appropriately landscaped.

2. Major structures shall have trees and foundation plantings to break the horizontal ground plane from the vertical plane of the structure. Trees shall be planted in areas of public view adjacent to and along structures, at an equivalent of at least one tree per 30 linear feet of structure. Other areas shall provide trees at a ratio of one tree for each 300 square feet of landscaped area. The clustering of trees is encouraged.

3. Plants shall be selected which are best suited to the climate of the region and which require minimal water.

4. All ornamental uses of water in the common areas of a project, (i.e., ponds, lakes and fountains), shall be supplied, operated and maintained with alternative sources of water if they are available.

5. Trees shall be long-lived (minimum life expectancy of 60 years), clean, require little maintenance, be structurally strong and insect/disease resistant.

6. Trees and shrubs shall be maintained so that they do not interfere with utility service lines, traffic safety sight areas and basic property rights of adjacent property owners, particularly the right of solar access. Trees should be located as follows:

   • A. Twenty-five feet from beginning of curb returns at street intersections;

   • B. Ten feet from light standards and power poles;

   • C. Ten feet from fire hydrants;

   • D. Five feet from service walks, driveways and structures; and

   • E. Ten feet from water and sewer lines.

7. All on-site trees shall be a minimum of 15 gallons with a ratio of one twenty-four (24) inch-box tree required for every three 15 gallon trees planted.

8. All trees shall be staked or guyed in compliance with City standards.

9. Trees planted near public curbs shall have a limited root structure and shall be installed so as to prevent physical damage to sidewalks, curbs, gutters and other public improvements. A root barrier system shall be used.

10. Shrubs shall be five gallon container size minimum. Exceptions may be approved by the Director for certain plant species.

11. Landscape areas shall have plant material selected and plant methods used which are suitable for the soil and climatic conditions of the site. The use of drought tolerant plants shall be emphasized.

12. Mature specimen trees in 36 inch and 48 inch boxes shall be provided for large projects in sufficient quantity, subject to the approval of the Director, to provide variety and emphasis at main focal areas.

13. All landscaped areas in nonresidential projects shall be bounded by concrete curbing six inches high and six inches wide.

14. No landscaped area shall be less than three feet in width.

15. Concrete strips, a minimum of four inches in width, shall be provided to separate all turf areas from other landscaped areas.

16. Appropriate shrubbery and creeping vines shall be provided along all walls and fences adjoining public rights-of-way.

17. When inorganic groundcover (i.e., rock, bark) is used, it shall not exceed 10% of the landscaped area and shall be in combination with live plants.

18. All single-family residential developments shall be provided with trees, shrubs, groundcover and automatic irrigation systems of a type and quality generally compatible with single-family homes in the front yard and side yards visible from public rights-of-way.

(§ 1, Ord. 666-NS, eff. September 15, 2001)

All landscaped areas shall have an automatic irrigation system that provides adequate coverage and irrigation. Efficient, water conserving, state-of-the-art irrigation systems shall be used.

The irrigation design plan shall follow the requirements of this chapter and any guidelines provided by the Department.

(§ 1, Ord. 666-NS, eff. September 15, 2001)

1. Maintenance of all landscaping shall consist of regular watering, mowing, pruning, fertilizing, clearing of debris and weeds, the removal and timely replacement of dead plants and the repair and timely replacement of irrigation systems and integrated architectural features.

2. Prior to the issuance of a Certificate of Compliance, the landowner of a new project with a site greater than 40,000 square feet shall file a maintenance agreement and easement with the Department in a form approved by the City Attorney. The agreement and easement shall ensure that if the landowner, or subsequent owner(s), fails to maintain the installed landscaping, the City shall be able to file an appropriate lien(s) against the property in order to accomplish the required maintenance.

1. Irrigation Audit Required.

   • A. All landscaped areas existing on the date of adoption of this chapter that are one acre or more, including golf courses, green belts, common areas, multi-family housing, schools, businesses, parks, cemeteries and publicly owned landscapes shall have a landscape irrigation audit at least every five years. At a minimum, the audit shall be in compliance with

the California Landscape Water Management Program as described in the Landscape Irrigation Auditor Handbook.

• B. If a project's water bills indicate that water usage is less than or equal to the maximum applied water allowance for the site, an audit shall not be required.

2. Water Waste Prevention. It is hereby declared that the willful and knowing waste of water from inefficient landscape irrigation shall be a public nuisance. It shall be unlawful for any firm, corporation, person or persons to knowingly allow irrigation runoff, low head drainage, overspray or other similar conditions where water flows onto adjacent property, nonirrigated areas, walks, roadways or structures. Penalties for violation of these prohibitions shall be as established by the Council.

(§ 1, Ord. 666-NS, eff. September 15, 2001)

All landscape plans shall be subject to the applicable regulations of this Code, including provisions located in the following Articles:

1. Article 11 of Chapter 4

2. Article 8 of Chapter 4

3. Article 7 of Chapter 4

4. Article 10 of Chapter 4

5. Article 9 of Chapter 4

Conditional Use Permits Minor Conditional Use Permits Minor Variances Development Permits Variances

(§ 1, Ord. 666-NS, eff. September 15, 2001)