Modesto Municipal Code Ch. 1 Landscaping and Irrigation Standards

The landscaping of all areas of the community is intended to provide visual relief and delight, complement buildings and other structures, provide transitional areas between potential competing land uses, aid in reducing air pollution, require little supplemental irrigation water, once established, and provide an attractive environment for the enjoyment of public. Landscaping which is integrated with building design is an acceptable and desirable objective of contemporary community development.

(Added by Ord. 2355 § 1, amended by Ord. 2836-C.S., § 1, effective 1-21-93)

Whenever landscaping or a landscape plan is required by this Code or as a condition of any action authorized by this Code, the following standards of landscape and irrigation system design and landscape and irrigation specifications shall apply. Landscape areas of ten thousand (10,000) square feet and under are subject to the requirements defined in this Code. All landscape areas in excess of ten thousand one (10,001) square feet will be subject to all portions of the State of California Water Efficient Landscape Ordinance except for Section 493, Provisions for Existing Landscapes. "Landscape area" shall mean the total area of the site not covered by buildings, parking lots, driveways or streets, and shall include planting areas, patios, plazas, sidewalks, hardcourts, water features, and parkway areas.

All single-family dwelling units that are not required to provide landscaping or a landscape plan as a requirement of this Code, State law or as a condition of any action authorized by this Code shall be exempt from landscaping and irrigation requirements.

(Added by Ord. 2355 § 1, amended by Ord. 2836-C.S., § 1, Ord. 2841-C.S., § 1, effective 4-3-93, and amended during 11-98 supplement)

(a) Plan Preparation. It is required that a licensed landscape architect, landscape contractor, architect, or engineer, be employed in preparing the landscape and irrigation plans. In addition to plants, the use of structural elements like pools, fountains, raised planters, benches and sunshades are encouraged but not required in the landscape plan.

Prior to plan preparation, the Public Works Director should be contacted for street tree information to ensure the landscape plantings will not interfere with the City's tree planting plan. Underground Service Alert and Modesto Irrigation District should also be contacted to avoid conflict with existing or proposed utility lines or appurtenances.

(b) Plant Materials. The selection of plant materials should include both evergreen and deciduous trees, shrubs, and attractive erosion-preventing ground cover. It is required that at least ninety (90) percent of the plants selected in nonturf areas be well suited to the climate of the region and require minimal water once established in the landscape. Up to ten (10) percent of the plants may be of a nondrought-tolerant variety as long as they are grouped together and can be irrigated separately. Attention shall be given to appearance, height, spread, growth rate, moisture requirements, potential root damage, disease, and pest susceptibility, climatic adaptability, soil type slope, function, and degree of maintenance required.

(c) Plant Coverage. Plants shall be so spaced and sized that, when mature, they will fill the planter area. Although a reasonable number of growing seasons will be allowed for full plant coverage to develop, interim ground cover shall be provided during this period. Interim cover of surfacing materials shall consist of rocks, gravel, wood mulch or chips, or any other acceptable material. Mulches must be a minimum of three (3) inches thick when used as an interim measure.

(d) Plant Maintenance. Underground-automated irrigation systems shall be provided to assure efficient water use with a minimum of labor and water waste. Irrigation controllers must have multiple-cycle capabilities and include a rain-sensing override device. Plant material must be maintained in a healthy condition. Unhealthy plants shall be replaced. Planters shall be kept free of all weeds, debris and trash.

(e) Planter Construction. All planter islands shall have a peripheral concrete or permanent border as approved by the Parks, Recreation and Neighborhoods Director to prevent cars and pedestrians from damaging plant materials. All planters constructed adjacent to buildings or structures shall be designed so as to avoid irrigation water intrusion into or on that adjacent building or structure. The minimum width of a planter bed shall be four (4) feet measured from the inside of curbing or permanent border.

(f) Compacted Soils. Prior to the planting of any materials, the compacted soils surrounding a building site shall be cultivated or amended to a friable condition. "Friable condition" shall mean cultivation or amendment of the soil to an easily crumbled or loosely compacted condition down to a minimum depth per planting material requirements, whereby the root structure of newly planted material will be allowed to spread unimpeded.

(Added by Ord. 2355 § 1, amended by Ord. 2836-C.S., § 1, Ord. 3072-C.S., § 2, Ord. 3313-C.S., § 1, and Ord. 3369-C.S., § 1, effective 12-9-04)

(a) Two (2) copies of the landscape plan shall be submitted for review and approval by the Parks, Recreation and Neighborhoods Director or his/her representative, in accordance with the standards of landscape design set forth in this chapter.

(b) One (1) copy of all building elevations and site grading plans or one (1) copy of all building plans shall be submitted together with the landscape plan. The building elevation and site grading plans shall be in sufficient detail to permit determination of the location, width, and height of all doors and windows, and roof overhangs on all proposed buildings within or adjacent to proposed landscaped areas.

(c) The landscape plans shall be legible and drawn to a scale no smaller than one (1) inch equals twenty (20) feet. Maximum sheet size on all drawing shall be twenty-four (24) inches by thirty-six (36) inches ("D" size).

(d) The landscape plans shall indicate property lines, important dimension lines, setback lines, walls and fences, driveways, adjacent streets, outline of all structures, and adjacent land uses.

(e) The landscape plans shall indicate planting details, pre-emergent soil treatment rates and materials.

Soil test for horticultural suitability and infiltration rates shall be required at time of landscape plan submittal. Soils shall be prepared and/or amended as appropriate to encourage successful plant growth.

A minimum of three (3) inches of mulch shall be added in nonturf areas to the soil surface after planting. Plant types that are intolerant to mulch shall be excluded from this requirement.

Sheet plastic and other non-porous material shall not be placed under mulch.

(f) The use of turf as a plant material will not be permitted in narrow planter areas (less than seven (7) feet in width), in traffic median strips, parking strips, between curbs and sidewalks (if narrower than seven (7) feet), and on slopes that are in excess of three to one (3:1).

On slopes exceeding fifteen (15) percent, a level buffer zone of eighteen (18) inches is required between bermed turf areas and any hardscape (i.e., streets, walkways, etc.).

(g) The landscape plans shall include a plant list giving the common and botanical names of plants to be used. This plant list shall be arranged in legend form with a key number assigned to each plant. On the plan, each plant shall be identified by a key number. The size of the plant, its spacing, and the quantity to be used, shall follow in the legend, as the following example illustrates.

(Added by Ord. 2355 § 1, amended by Ord. 2836-C.S., § 1, Ord. 3072-C.S., § 2, and Ord. 3313-C.S., § 1, effective 8-21-03)

(a) Three (3) copies of the irrigation plans shall be submitted for review and approval by the Parks, Recreation and Neighborhoods Director to ensure adequate irrigation coverage and compliance with the requirements of the Plumbing Code of the City. The irrigation system shall be designed with water conservation in mind. Wind direction, surface drainage, soil type, and application method shall be considered.

(b) Irrigation plan shall indicate potable water system point of connection and size, water pressure available, and maximum demand of the system in gallons per minute or gallons per hour if appropriate.

Reclaimed water may also be used as an alternate irrigation water source if it is supplied through a dual distribution system that conforms to Stanislaus County Health Department Standards.

(c) Irrigation equipment specified must be identified by manufacturer's name and equipment identification number.

(d) Performance data for irrigation heads and emitters including discharge rates, effective diameter, and operating pressure shall be listed in irrigation legend.

(e) All locations of irrigation valves, controllers, hose bibs, quick coupler valves, sprinkler heads, and backflow prevention devices, valves, filters, pressure regulators, emitters, rain switches, and moisture sensors must be indicated.

(f) Irrigation details must be used to clarify particular situations. Typical details should include backflow prevention devices, valves, irrigation heads, emitters, filters, pressure regulators, moisture sensors, rain switches, check valves, and irrigation controllers.

(g) All irrigation lines must be sized.

(h) Schedule 40 P.V.C. pipe for mainline and laterals under two (2) inch outside diameter, and Class 315 pipe for mainline and laterals over two (2) inch outside diameter is required under all paved areas. Piping must be installed (in sleeves under all paved areas) at a minimum depth of eighteen (18) inches cover over the top pipe for lateral irrigation lines and a minimum of twenty-four (24) inches cover over the top of pipe for mainline. Emitter distribution tubing may be located at grade. Each tree well or planting area shall have one (1) bubbler and three (3) foot minimum tree deep root watering tube located at base of each tree.

(i) Irrigation watering schedules for the entire year must be provided on irrigation drawings. These schedules will include an establishment (first twelve (12) months) and post-establishment. Post-establishment schedules will be divided into four (4) quarters. Those quarters are winter, spring, summer and fall. All watering schedules must be in compliance with current City of Modesto water scheduling requirements.

(j) Irrigation system must be designed by a qualified designer. Qualified designers would include: certified irrigation designers, landscape contractors, and landscape architects, and engineers.

(k) Pop-up sprinklers in turf areas shall have a minimum four (4) inch pop-up height. Sprinkler coverage shall be one hundred (100) percent. Heads shall be placed at a maximum of fifty (50) percent of the diameter of throw (head to head). Sprinkler heads must have matched precipitation rates within each control valve circuit. System should be designed for minimum runoff and over-spray onto non-irrigated areas.

(l) Sprinklers and sprays shall not be used in areas less than seven (7) feet wide. Drip and bubblers shall be used that do not exceed one and one-half (1.5) gallons per minute per device.

(m) Serviceable check valves are required where elevation differential may cause low head drainage.

(n) Irrigation controllers must be capable of dual or multiple programming. Controllers must have multiple cycle start capacity and a flexible calendar program. Controllers shall be set to operate between sunset and sunrise.

(o) Water application rates shall not exceed the infiltration rate of soil. A minimum of a one (1) hour period shall be allowed prior to the application of additional water.

(Added by Ord. 2355-C.S., § 1, amended by Ord. 2836-C.S., § 1, Ord. 3072-C.S., § 2, and Ord. 3313-C.S., § 1, effective 8-21-03)

Upon installation of landscaping and irrigation systems, the installer must contact the Parks, Recreation and Neighborhoods Department and request an inspection. An inspector from the Parks, Recreation and Neighborhoods Department will inspect the installation to verify compliance with the approved landscape and irrigation plans. The landscape and irrigation installation must conform to the approved plans before a certificate of occupancy will be issued by the Chief Building Official.

(Added by Ord. 2355-C.S., § 1, amended by Ord. 2836-C.S., § 1, Ord. 3072-C.S., § 2, and Ord. 3313-C.S., § 1, effective 8-21-03)

Whenever a landscaping and irrigation plan is required by this Code, or as a condition of an action authorized by this Code, it shall be a violation of this Code if a property owner fails to maintain said property in accordance with that approved landscape or irrigation plan.

Alterations or deviations to original approved landscape plan shall be reviewed and approved or rejected by the Parks Planning and Development Division. Any landscape area that does not have approved plans shall require submittal of landscape plans to the Parks Planning and Development Division for approval.

(a) All types of tree maintenance, including trimming, shall be done in accordance with guidelines established by the International Society of Arboriculture. Tree trimming shall maintain the fifty (50) percent surface shading requirements as established by Section 10-2.2006(b) of this Code.

(b) Any vegetation requiring removal due to disease, death, or other reasons, shall be accomplished through the landscape review process. Replacement trees shall meet the fifty (50) percent surface shading requirements as established by Section 10-2.2006 of this Code and shall be at least fifteen (15) gallon size stock when planted.

(Added by Ord. 2355-C.S., § 1, amended by Ord. 2836-C.S., § 1, and Ord. 3313-C.S., § 1, effective 8-21-03)

A landscaping and irrigation plan review fee shall be paid to the Chief Building Official when a plan review fee is requested. The landscape inspection fee for the inspection required in Section 12-1.06 shall be paid before the building permit is issued. The amount of both fees will be calculated by multiplying the total square footage of landscaped area times a rate determined from time to time by resolution of the Council.

(Added by Ord. 2355-C.S., § 1, amended by Ord. 2769-C.S., § 1, effective 7-11-91, and Ord. 2836-C.S., § 1, and Ord. 2985-C.S., § 1, effective 6-20-96)

To promote landscape water conservation through education, all single-family residential developments consisting of eight (8) or more homes shall provide at least one (1) model home that demonstrates the principles of water efficient landscapes described in this code.

(a) Plant Materials. Each "water efficient" model home to be landscaped shall contain exclusively low-water-use plant materials as identified on a suggested planting list available from the Community Services and Neighborhood Connections Department or approved by the Community Services and Neighborhood Connections Director.

(b) Irrigation System. Each "water efficient" model home shall contain exclusively an irrigation system that provides a high-efficiency water application method. (Drip or trickle may not be used in turf areas.)

(c) Signs. Each development with "water efficient" model homes shall provide the following information to potential buyers:

(1) Front Yard Sign: A four- (4) square foot sign shall be located in the front yard of each "water efficient" model such that it is clearly visible to buyers. The sign shall indicate that the model features a water efficient landscape and irrigation elements such as hydrozones, irrigation equipment, and other elements which contribute to the overall water efficient theme.

(Added by Ord. 2836-C.S., § 1, amended by Ord. 3072-C.S., § 2, effective 12-4-97)

Title 1, Chapter 6, of this Code established the administrative enforcement of remedies for violations of this Code and applicable state codes. The general remedies include administrative abatement, summary abatement, civil penalties, administrative citations, recordation of notices of violation and mediation. The City of Modesto may pursue any of these administrative remedies for violations of this chapter.

(Added by Ord. 3313-C.S., § 2, effective 8-21-03)