Los Gatos Municipal Code Div. 2 Provisions for New or Rehabilitated Landscapes

(1) The provisions of this article shall apply to:

(a) All new and rehabilitated landscaping for public agency projects and private development projects that require zoning approval;

(b) Developer-installed landscaping in multi-family projects; and

(c) Developer-installed landscaping in single-family projects of five (5) or more units.

(2) This article shall not apply to:

(a) Developer installed landscaping in single-family projects of four (4) or less units;

(b) Homeowner provided landscaping at single-family and multi-family projects;

(c) Registered historical sites;

(d) Ecological restoration projects that do not require a permanent irrigation system; or any project with a landscaped area less than two thousand five hundred (2,500) square feet.

(Ord. No. 1924, § I, 11-16-92)

(1) All applications for development projects subject to this article shall include a landscape documentation package. No permit shall be issued for development until the Town's Director of Parks, Forestry and Maintenance Services reviews and deems the landscape documentation package complete and the deciding body has approved the development project.

(2) A copy of the approved landscape documentation package shall be provided to the applicant with the development approval.

(3) Each landscape documentation package shall include the following elements, which are described in section 26.40.025.

(a) Water Conservation Concept Statement

(b) Calculation of the Maximum Applied Water Allowance

(c) Calculation of the Estimated Applied Water Use

(d) Calculation of the Estimated Total Water Use

(e) Landscape Design Plan

(f) Irrigation Design Plan

(g) Irrigation Schedules

(h) Maintenance Schedules

(i) Grading Design Plan

(j) Certificate of Substantial Completion (to be submitted after installation of the project)

(4) 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.

(Ord. No. 1924, § I, 11-16-92)

(1) Water conservation concept statement. The water conservation concept statement shall be the cover sheet of the package and shall include a narrative summary of the project and a checklist to verify that all elements of the landscape documentation package have been completed.

(2) Calculation of the maximum applied water allowance.

(a) A project's maximum applied water allowance shall be calculated using the following formula and shall not exceed what has been allocated by the local water agency:

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

0.62 = Conversion Factor (to gallons per square foot)

(b) Two example calculations of the maximum applied water allowance are:

(i) Project Site One Landscaped area of 50,000 feet 2 in Fresno.

MAWA = (ETo) (0.8) (LA) (0.62)

= (51 inches) (0.8) (50,000 feet 2 ) (0.62)

= 1,264,800 gallons/year or 1,691 100-feet 3 per year (1,264,800/748 = 1,691)

(ii) Project Site Two Landscaped area of 50,000 feet 2 in San Francisco.

MAWA = (ETo) (0.8) (LA) (0.62)

= (35 inches) (0.8) (50,000 feet 2 ) (0.62)

= 868,000 gallons/year or 1,160 100-feet 3 per year (868,000/748 = 1,160)

(c) Portions of landscaped areas in public and private projects such as 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. Areas to be used for such purposes and any needed amount of additional water above the maximum applied water allowance shall be specified in writing and shall be included with the landscape design plan.

(3) Calculation of the estimated applied water use.

(a) The estimated applied water use shall not exceed the maximum applied water allowance.

(b) The estimated water use shall be calculated by summing the amount of water recommended in the irrigation schedule.

(4) Calculation of the estimated total water use.

(a) The estimated total water use shall be calculated by summing the amount of water recommended in the irrigation schedule and adding any amount of water expected from effective precipitation (not to exceed twenty-five (25) percent of the local annual mean precipitation) or shall be calculated from the following formula:

The estimated total water use for the entire landscaped area equals the sum of the estimated water use of all hydrozones in that landscaped area.

EWU (hydrozone) = (ETo) (PF) (HA) (0.62) (IE) EWU = Reference Evapotranspiration (inches per year)

ETo = Reference Evapotranspiration (inches per year)

PF = Plant factor

HA = Hydrozone area

0.62 = Conversion factor (to gallons per square foot)

IE = Irrigation efficiency

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. No more than twenty-five (25) percent of the local annual mean precipitation shall be considered effective precipitation in the calculation of the estimated total water use.

(5) Landscape design plan. The landscape design plan shall meet the following requirements:

(a) Plant selection and grouping.

(i) Any plant material may be used in the landscape, providing the estimated applied water use recommended does not exceed the maximum applied water allowance and that the plant material meets the specifications set forth below.

(ii) Plants having similar water use shall be grouped together in distinct hydrozones.

(iii) Plants shall be selected appropriately based upon their adaptability to the climatic, geologic, and topographical conditions of the site. Protection and preservation of native species and natural areas is encouraged. The planting of trees is encouraged wherever it is consistent with the other provisions of this article.

(iv) A mulch of two (2) to three (3) inches shall be applied to all planting areas excluding turf.

(v) Fire prevention needs shall be addressed in areas that are fire prone. Information about fire prone areas and appropriate landscaping for fire safety is available from local fire departments or the California Department of Forestry.

(b) Water features.

(i) Recirculating water shall be used for decorative water features.

(ii) Pool and spa covers are encouraged.

(c) Landscape design plan specifications. The landscape design plan shall be drawn on project base sheets at a scale that accurately and clearly identifies the following:

(i) Designation of hydrozones.

(ii) Landscape materials, trees, shrubs, ground cover, 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.

(iii) Property lines and street names.

(iv) Streets, driveways, walkways, and other paved areas.

(v) Pools, ponds, water features, fences, and retaining walls.

(vi) Existing and proposed buildings and structures including elevation if applicable.

(vii) Natural features including but not limited to rock outcroppings, existing trees and shrubs that will remain.

(viii) Tree staking, plant installation, soil preparation details, and any other applicable planting and installation details.

(ix) A calculation of the total landscaped area.

(x) Designation of recreational areas.

(6) Irrigation design plan. The irrigation design plan shall meet the following conditions:

(a) Irrigation design criteria.

(i) Runoff and overspray. Soil types and infiltration rate shall be considered when designing irrigation systems. All irrigation systems shall be designed to minimize 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, including features such as repeat cycles, shall be used to closely match application rates to infiltration rates; therefore, minimizing runoff.

Special attention shall be given to minimize runoff on slopes and to avoid overspray in planting areas with a width less than ten (10) feet and in median strips with a width less than eight (8) feet.

(ii) Irrigation efficiency. For the purpose of determining the maximum applied 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.

(iii) Equipment.

Water meters. Separate landscape water meters shall be installed for all projects.

Controllers. Automatic control systems shall be required for all irrigation systems and must be able to accommodate all aspects of the design.

Valves. 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. Antidrain (check) valves shall be installed in strategic points to minimize or prevent low-head drainage.

Sprinkler heads. 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.

Rain sensing override devices. Rain sensing override devices are recommended on all irrigation systems.

Soil moisture sensing devices. It is recommended that soil moisture sensing devices be considered where appropriate.

(b) Recycled water.

(i) The installation of recycled water irrigation (dual distribution systems) is recommended unless the local water agency has determined that recycled water meeting all health standards is not available and will not be available in the foreseeable future.

(ii) The recycled water irrigation systems shall be designed and operated in accordance with all local and state codes. forbid

(c) Irrigation design plan specifications. Irrigation systems shall be designed to be consistent with hydrozones. The irrigation design plan shall be drawn on separate project base sheets and shall use the same format as the landscape design plan. The scale shall be the same as that used for the landscape design plan described in section 26.40.030(5).

The irrigation design plan shall accurately and clearly identify the following:

(i) Location and size of separate water meters for the landscape.

(ii) 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.

(iii) Static water pressure at the point of connection to the public water supply.

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

(v) Recycled water irrigation systems as specified in the section 26.40.030(6)(b).

(7) Irrigation schedules. Irrigation schedules shall satisfy the following conditions:

(a) An annual irrigation program with monthly 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:

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

(ii) Provide the amount of applied water (in hundred cubic feet, gallons, or in whatever billing units the local water supplier uses) recommended on a monthly and annual basis.

(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 such as those 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 during nondaylight hours to avoid irrigating during times of high wind or high temperature. Irrigation scheduling shall also be subject to the ordinance of the Town of Los Gatos Declaring the Existence of Condition of Water Shortage and Providing for Mandatory Reductions in and Specified Prohibitions of Water Use and the requirements of the Santa Clara Valley Water District.

(8) Maintenance schedules. The regular maintenance schedule shall satisfy the following conditions:

(a) The landscape 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.

(b) Whenever possible, repair of irrigation equipment shall be done with the originally specified materials or their equivalents.

(9) Grading design plan. Grading design plans shall be submitted satisfying the following conditions:

(a) A grading design plan shall be drawn on separate project base sheets and shall use the same format as the landscape design plan.

(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.

(10) Certificate of substantial completion. A licensed landscape architect, irrigation designer/ or licensed or certified professional in a related field in horticulture shall conduct a final field observation and shall provide a certificate of substantial completion to the Town and to the owner of record. The certificate shall specifically indicate that plants were installed as specified, that the irrigation system was installed as designed and shall list any observed deficiencies.

(Ord. No. 1924, § I, 11-16-92)

Model Homes.

At least one model home in each project consisting of five (5) or more homes shall be landscaped to demonstrate, via signs and information, the principles of water efficient landscape as described in this article.

(a) The model's landscaped area shall be signed as an example of water efficient landscape and feature elements such as hydrozones and irrigation equipment which contribute to the overall water efficient theme.

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

(Ord. No. 1924, § I, 11-16-92)