National City Municipal Code § 18.44.020 Applicability

The purpose of this chapter is to provide property owners with standards in landscaping their properties. These standards will be used by the planning division, planning commission, and city council when reviewing plans for landscaped areas. These standards are also intended to provide direction for the design, installation, and maintenance of water efficient landscaping as directed by California state law.

(Ord. No. 2024-2529, 4-2-2024)

These standards shall be used when preparing landscape and irrigation plans for all multi-family residential, commercial, industrial, and institutional projects. Projects with a total landscaped area of five hundred square feet or less, private yard areas for single-family dwellings, and registered historic sites shall be exempt from requirements for water efficiency identified in this chapter. These standards shall not apply to revegetation plans that will be reviewed individually by staff and all appropriate state and federal agencies. All required yards separating off-street parking areas from street lot lines shall be landscaped in accordance with this chapter, except multi-unit residential projects of eight units or less.

(Ord. No. 2024-2529, 4-2-2024)

A. Definitions Used in this Chapter.

1. "Landscaping" means the use of architectural and horticultural materials to provide control of erosion, dust, weeds, and accumulation of litter in a manner complementary to the purpose of adding natural environmental quality to the premises. "Landscaping" includes the planting and maintenance of some combination of trees, shrubs, ground cover, vines, flowers, lawns or other planting materials, other than weeds, providing shade, visual screening, aesthetic enhancement, soil conservation, and the removal or reduction of fire hazards, rodent harborages, vermin, and disease-bearing creatures. In addition, the combination or design may include natural features such as rock and stone and structural features such as pools, artwork, screens, walls, fences, and benches. See also "fence," defined in the glossary, and "screening," defined in the glossary.

2. "Landscaping maintenance" includes sufficient irrigation, fertilization, pruning, trimming and training, and all other reasonable acts necessary to keep plants in a healthy vigorous condition. "Maintenance" also includes removal of weeds, dead materials and accumulated litter, rubble or other foreign substances; and reseeding, and replacement of dead plants and planting where necessary to restore a landscaped area to the level of coverage required of a new installation.

(Ord. No. 2024-2529, 4-2-2024)

A. Requirements. A detailed landscape plan shall be submitted as part of a site plan review. The landscape plan shall include, but not be limited to, the following items:

1. The landscape plan shall be drawn at the same scale as the plot or site plan or at a minimum scale of one inch to twenty feet.

2. The landscape plan shall locate and identify existing and proposed buildings, walls, fences, walks, drives, utilities, etc.

3. Proposed plant location, spacing, size, species (common and botanical name).

4. Existing and proposed contours on-site and one hundred feet beyond the site at intervals not to exceed two feet.

5. Height and type of construction of wall or fence, including footings.

6. Provide the types and amounts of soil amendments (additives mixed with the soil) used per one thousand square feet.

7. Significant site details to resolve specific site conditions, such as tree wells to preserve existing trees or culverts to maintain existing natural drainage patterns.

8. Planting and staking details in drawing form to ensure proper installation and establishment of proposed materials.

9. Identification of existing trees proposed to be saved including individual tree caliper size and species. Clearly reference on the plan the total number of trees proposed to be preserved, caliper of tree saved, and number of trees requested for credit consideration.

10. Identification of tree protection method for trees proposed to be preserved.

11. Identification of existing trees over two and one-half inch caliper proposed to be removed.

12. Identification of grass and other groundcover or proposed seed mix and the amount in pounds to be used per one thousand square feet and method of planting.

13. Prepare calculations for the total number of parking spaces and number of parking lot shade canopy trees required to be placed within the interior of the parking area.

14. Prepare calculations for the square footage of the twenty percent landscape area requirement. The twenty percent required landscape area shall be clearly denoted on the landscape plan.

15. For sites with existing buildings and parking that are proposed for expansion, label the net percent increase and calculated landscape requirement.

16. An irrigation and planting plan shall be submitted that meets the requirements of the water efficient landscape regulations of this chapter.

17. Each landscape plan shall be prepared by a California licensed landscape architect, licensed landscape contractor, certified nurseryman, or other professional determined by the city to be qualified.

(Ord. No. 2024-2529, 4-2-2024)

A. General.

1. Where on-site landscaping is required by this chapter as part of a project, all landscaping work shall be included in such permit. Such landscaping shall not be considered complete until approved by the planning division.

2. Notwithstanding other provisions of this title requiring on-site landscaping, all buildings erected hereafter shall have the surrounding courts, yard areas, open-space areas, and public street parkways, that are otherwise unimproved, landscaped in accordance with Section 18.54.030. This shall include centrally controlled mechanical irrigation systems.

3. New single-family and two-family residences shall be landscaped with a minimum of:

a. Complete landscaping of all slopes steeper than 3:1;

b. Turf or suitable ground cover on all other ground area lying between the curb, or edge of roadway, within adjoining streets and the rear line of the rearmost main building and the area between the main building and the rear property line on reversed corner lots;

c. This required landscaping shall include irrigation systems meeting the guidelines of this chapter. All street parkways and slopes more than three feet in height shall have permanent centrally controlled mechanical irrigation systems.

4. All street parkways and slopes more than three feet in height shall have permanent centrally controlled mechanical irrigation systems.

5. Street trees shall be installed within the parkway of public streets at a ratio of one per thirty linear feet of frontage and may not interfere with effective street lighting. Tree selection and tree location shall be approved by the planning division.

(Ord. No. 2024-2529, 4-2-2024)

A. Requirements.

1. Landscaping shall include a variety of trees, shrubs, and groundcover.

2. Plant materials shall conform to or exceed the plant quality standards of the latest edition of American Standard for Nursery Stock published by the American Association of Nurserymen, or the equivalent.

3. Plant materials shall be sized and spaced to achieve immediate effect and shall not be less than a fifteen-gallon container for trees, five-gallon container for specimen shrubs, and six-inch pots for mass planting, unless otherwise approved by the regulating authority.

4. Plant materials shall be selected for low water demand and drought tolerance; use of appropriate native species; adaptability to the National City environment; the geological and topographical conditions of the site; ability to provide shade; and, soil retention capability.

5. Plants having similar water use shall be grouped together in distinct hydrozones.

6. Deciduous trees shall be used to shade buildings and parking lots in summer and allow for passive solar heating of buildings in winter.

7. Street trees shall be planted at a rate of one tree for every thirty linear feet of right-of-way. The review authority may modify this requirement depending on the chosen tree species and its typical spread at maturity.

8. Shrubs. A minimum of two five-gallon shrubs shall be provided for every six feet of distance along street frontages.

(Ord. No. 2024-2529, 4-2-2024)

A. Restrictions.

1. Turf lawn is the landscape element which requires the most water and maintenance; therefore, the use of turf must be limited to functional areas such as playgrounds, entertainment areas, picnic areas, employee areas, play areas, etc.

2. Turf shall not exceed twenty percent of the total landscaped area. Decorative cool season turf shall not exceed fifteen percent of the landscaped area.

3. Turf shall not be used in parking lot islands or strips.

4. Turf may not be planted in areas with a width of less than six feet.

(Ord. No. 2024-2529, 4-2-2024)

A. Requirements.

1. A minimum of one foot depth of uncompacted soil shall be provided for water absorption and root growth in each planted area.

2. Soil shall be prepared and/or amended to be suitable for the landscaping to be installed.

3. A minimum of two to three inches of mulch such as ground bark or other composted organic material shall be added in each non-turf area to the soil surface after planting. Any plant type that is intolerant to mulch shall be excluded from this requirement.

4. If a weed control barrier is needed, only porous fabrics shall be used under mulches.

5. Gravel or crushed rock for use as mulching is not permitted.

(Ord. No. 2024-2529, 4-2-2024)

The minimum area of each site to be landscaped with trees, shrubs, groundcover, or turf lawn shall be twenty percent of the net site area, except for a reduction approved by the city manager or his/her designee due to lot size, sites with existing development, or for lots with zero setback requirements.

(Ord. No. 2024-2529, 4-2-2024)

Statuary structures and other lawn art shall be limited to a maximum of three structures and shall not exceed four feet in height and two feet in depth unless otherwise determined by the planning division. Staff may impose reasonable conditions or restrictions including, but not limited to, neighbor notification, setbacks and landscape screening as staff deems necessary to secure the purpose of this title and to assure compatibility of the statuary structures and other lawn art with adjoining properties and those in the general vicinity, and may require guarantees and evidence that such conditions are being, or will be, complied with.

(Ord. No. 2024-2529, 4-2-2024)

A. Provisions. Landscaping shall be provided in all areas of a site subject to development with structures, grading, or the removal of natural vegetation, as follows:

1. Setbacks. The setback and open space areas required by this Land Use Code, and easements for utilities and drainage courses shall be landscaped except where:

a. Occupied by approved structures;

b. Occupied by required paved areas;

c. A required single-family dwelling residential setback is screened from public view; or

d. They are retained in their natural state, and the review authority determines that landscaping is not necessary to achieve the purposes of this chapter.

2. Unused Areas. Any area of a project site not intended for a specific use, including a commercial pad site intended for future development, shall be landscaped unless retained in the natural state, and the review authority determines that landscaping is not necessary to achieve the purposes of this chapter.

3. Areas Adjacent to Side or Rear Property Lines. A parking area for a nonresidential use or multi-unit residential project shall provide a perimeter landscape strip at least eight feet wide where the parking area adjoins a side or rear property line. The requirement for a landscape strip may be satisfied by a setback or buffer area that is otherwise required to be eight feet or greater. Trees shall be provided within the landscape strip at the rate of one for each thirty linear feet of landscaped area.

4. Areas Adjacent to Buildings. When a parking area is located adjacent to a nonresidential structure, a minimum eight-foot-wide landscape strip shall be provided adjacent to the structure, exclusive of any building entries, or areas immediately adjacent to the wall of the structure that serves as pedestrian accessways. Landscape strips shall be planted with a combination of canopy trees, ornamental trees, shrubs, perennials, ornamental grasses, and groundcover.

5. Areas Adjacent to Residential Use. A parking area for a nonresidential use or multi-unit residential project adjoining a residential use in an RS zone shall provide a landscaped buffer with a minimum ten-foot width between the parking area and the common property line bordering the residential use. A solid, continuous decorative masonry wall or fence and landscape buffer shall be provided along the property line, except for approved access points, to address land use compatibility issues (e.g., nuisance noise and light/glare), as determined by the review authority to be necessary. Trees shall be provided at the rate of one for each thirty linear feet of landscaped area.

6. Parking Lot Landscape Requirements.

a. A minimum of one shade canopy tree shall be required for every seven parking spaces in a parking lot for all zones.

b. All of the required parking lot trees shall be placed within the parking lot envelope, described as the area including the parking lot surface and extending a minimum of eight to ten feet from the edge of the parking lot.

c. Landscape areas within the parking lot island shall be planted with a combination of required canopy trees, ornamental trees, shrubs, perennials, ornamental grasses, and groundcover.

d. A minimum of two-thirds of the required trees shall be placed within the interior of the parking area. A maximum of one-third may be placed within the ten-foot landscape area that surrounds a parking lot.

e. A parking area for a nonresidential use adjacent to a public street shall be designed to provide a minimum ten-foot-wide landscape planting strip between the street right-of-way and the parking lot.

f. A parking area for a residential use except for dwelling or duplex, shall be designed to provide a landscaped planting strip between the street right-of-way and parking area equal in depth to the setback required by the applicable zoning district.

g. The landscaping shall be designed and maintained to screen vehicles from view from the street to a minimum height of three feet, but shall not exceed any applicable height limit for landscaping within a setback or traffic visibility triangle. Screening materials may include a combination of plant materials, earth berms, solid decorative masonry walls, raised planters, or other screening devices which meet the intent of this requirement.

h. All landscaping including canopy tree placement shall be dispersed throughout the parking lot in order to balance and soften the large areas of pavement and help direct traffic flow within the lot.

i. A permanent underground irrigation system shall be provided for all landscaped areas.

7. Paved Areas. Paving within the required front and exterior setbacks in the residential zones is prohibited, except for driveways, walkways, and porches approved through site plan review or as part of a landscaping plan.

(Ord. No. 2024-2529, 4-2-2024)

A. Site Plan Requirements, Maintenance, and Credits.

1. All trees over eight inches caliper shall be identified on the site plan and landscape plan with notations of trees to be preserved and trees to be removed.

2. Trees intended to be preserved shall be noted with a unique symbol on the site plan and be protected during construction through the use of construction fencing at or beyond the drip line of the tree or trees to be preserved.

3. Trees to be preserved shall be considered for credit only if they are located on the developed portion of the site. To obtain credit consideration, the preserved trees shall be of a high quality and at least two and one-half inches caliper.

4. The following credits will be considered for high quality trees that are preserved:

a. Two and one-half to 7.99 inches: One tree.

b. Eight inches to 11.99 inches: Two trees.

c. Twelve inches and over: Three trees.

5. To protect and encourage the continued health and vitality of the preserved trees, the ground within the drip line shall be maintained in the existing natural state. Storage of soils, construction equipment or other materials during or after construction within the tree dripline is prohibited.

6. If preserved trees die within three years after construction, the property owner shall replace with the number of trees that would have been required had the tree preservation credit not been provided. Said trees shall be replaced within thirty days of written notice from the city or within an extended time period as specified in said notice.

7. The minimum number of required trees shall not be reduced by less than fifty percent through the use of approved tree credits, unless the planning commission determines that during the site plan review existing vegetation intended to be preserved would provide adequate landscaping, shading, buffering or screening comparable to that required under this chapter.

(Ord. No. 2024-2529, 4-2-2024)

Where on-site landscaping is required by this title as part of a project for which a building permit is also required, all landscaping work shall be included in such permit. Such landscaping shall not be considered complete until inspected, certified for compliance, and approved by the planning division. The city fire department is authorized to annually inspect all properties for adequacy of landscaping maintenance as a part of its annual weed abatement program. Conditions of inadequate landscaping maintenance that cannot be abated pursuant to the weed abatement provisions of the California Health and Safety Code, which nonetheless constitute unsightly or otherwise detrimental conditions, shall be reported to code enforcement for enforcement under this title.

(Ord. No. 2024-2529, 4-2-2024)

Refer to Table 18.43.100, Traffic Visibility Triangle, for regulations on landscaping.

(Ord. No. 2024-2529, 4-2-2024)

A. Property Owner Responsibilities.

1. It shall be the responsibility of each property owner to adequately maintain the landscaping of private property and the adjoining public street parkway landscaped, except street trees. All landscaping shall be properly maintained. Trees located within public street parkways will be pruned and trimmed by city forces and not by private property owners.

2. All trees, shrubs, plants, and other landscaping of parking lots, including interior landscaped areas, setbacks, and parkways shall be periodically and systematically watered, weeded, fertilized, and maintained in a healthy, growing condition. Dead growth should be promptly replaced so as to maintain the designed planting scheme.

3. Landscaping—Pruning or Trimming. All growth in landscaped areas should be controlled by pruning, trimming or otherwise so that:

a. It will not interfere with the maintenance or repair of any public utility;

b. It will not restrict pedestrian or vehicular access;

c. It will not constitute a traffic hazard because of reduced visibility.

(Ord. No. 2024-2529, 4-2-2024)

Any tree or shrub growing or standing on private property in such a manner that any portion thereof interferes with utility poles, lines, wires or electroliers lawfully erected, constructed or maintained along any public street, sidewalk, or intersection or with any person or persons lawfully using the same, or any such tree which has become diseased or weakened in such a manner as to be dangerous to persons lawfully using the streets or sidewalks, or any such tree which has roots that pose a hazard to pedestrians using a sidewalk constitutes a public nuisance. The public works department shall cause notice to be served upon such property owner directing that such public nuisance be abated or removed within seven days after said notice is served. The public works department is authorized to abate or cause to be abated such public nuisance by trimming, pruning, cutting or removing all or such portion of such tree, shrub or plant as may be necessary to eliminate such interference, obstruction or condition. Whenever it is necessary for the public works department to direct the use of city employees to abate, remove, or cause to be abated or removed, public nuisances as contained in this section, he/she shall determine the cost of the work performed by city employees and bill the property owner the cost of the work performed.

(Ord. No. 2024-2529, 4-2-2024)

All properties, now landscaped, which are inadequately maintained shall be brought into compliance with this chapter upon not less than ninety days' from the date of a written notice from the city. All properties not now landscaped shall be landscaped whenever a building permit for structures valued ten thousand dollars or more is issued for the site. All other properties or portions of properties, not landscaped shall be kept free of rubbish, litter, debris, unused merchandise, unused building materials, machinery or vehicular paraphernalia not essential to the occupancy of the premises.

(Ord. No. 2024-2529, 4-2-2024)

No species of trees or large shrubs shall be planted under overhead lines or over underground utilities if its growth might interfere with the installation or maintenance of any public utilities.

(Ord. No. 2024-2529, 4-2-2024)

A. Purpose. The purpose of this section is to provide property owners with standards in landscaping their properties. These standards will be used by the planning division, planning commission, and director or parks and recreation when reviewing plans for landscaped areas. These standards are also intended to provide direction for the design, installation, and maintenance of water efficient landscaping as directed by California state law.

1. Promote the values and benefits of landscapes while recognizing the need to utilize water and other resources as efficiently as possible.

2. Establish a structure for planning, designing, installing, maintaining, and managing water efficient landscapes.

3. Promote the use, when available, of tertiary treated recycled water, for irrigating landscaping.

4. Use water efficiently without waste by setting a maximum applied water allowance (MAWA) as an upper limit for water use and reduce water use to the lowest practical amount.

5. Encourage water users of existing landscapes to use water efficiently and without waste.

B. Definitions. The following definitions shall apply to this section:

1. "Automatic irrigation controller" means an automatic timing device used to remotely control valves that operate an irrigation system. Automatic irrigation controllers shall schedule irrigation events using either evapotranspiration (ETo) (weather-based) or moisture sensor data.

2. "Building permit" means a permit to engage in a certain type of construction at a specific location.

3. "Certified landscape irrigation auditor" means a person certified to perform landscape irrigation audits by an accredited academic institution, a professional trade organization, or other accredited certification program.

4. "Developer" means a person who seeks or receives permits for or who undertakes land development activities who is not a single-family homeowner. Developer includes a developer's partner, associate, employee, consultant, trustee, or agent.

5. "Director" means the development services director or anyone to whom the director has designated or hired to administer or enforce this section.

6. "Discretionary permit" means any permit requiring a decision-making body to exercise judgment prior to its approval, conditional approval, or denial.

7. "Estimated total water use" (ETWU) means the estimated total water use in gallons per year for a landscaped area.

8. "ET adjustment factor" (ETAF) means a factor that when applied to reference ETo, adjusts for plant water requirements and irrigation efficiency, two major influences on the amount of water that is required for a healthy landscape.

9. "Evapotranspiration" (ETo) means the quantity of water evaporated from adjacent soil and other surfaces, and transpired by plants during a specified time period.

10. "Reference evapotranspiration" means a standard measurement of environmental parameters which affect the water use of plants. ETo is given in inches per day, month, or year and is an estimate of the ETo of a large field of four inches to seven inches tall, cool season turf that is well watered. Reference ETo is used as the basis of determining the MAWA so that regional differences in climate can be accommodated.

11. "Grading" means any importation, excavation, movement, loosening, or compaction of soil or rock.

12. "Hardscape" means any durable surface material, pervious, or non-pervious.

13. "Homeowner-provided landscaping" means landscaping installed either by a private individual for a single-family residence or installed by a California licensed contractor hired by a homeowner.

14. "Hydrozone" means a portion of the landscape area having plants with similar water needs. A hydrozone may be irrigated or non-irrigated.

15. "Invasive plant species" means species of plants not historically found in California that spread outside cultivated areas and may damage environmental or economic resources.

16. "Irrigation audit" includes an in depth evaluation of the performance of an irrigation system conducted by a certified landscape irrigation auditor. An irrigation audit may include, but is not limited to, inspection, system tune up, system test with distribution uniformity or emission uniformity, reporting overspray or runoff that causes overland flow, and preparation of an irrigation schedule.

17. "Irrigation efficiency" means the measurement of the amount of water beneficially used divided by the water applied. Irrigation efficiency is derived from measurements and estimates of irrigation system characteristics and management practices.

18. "Landscaped area" means an area with outdoor plants, turf, and other vegetation. A landscaped area may include a water feature either in an area with vegetation or that stands alone. A landscaped area may also include design features adjacent to an area with vegetation. A landscaped area does not include the footprint of a building, decks, patio, sidewalk, driveway, parking lot, or other hardscape. A landscaped area also does not include an area without irrigation designated for non-development such as designated open space or area with existing native vegetation and areas dedicated for food production.

19. "Landscape manual" means the Water Efficient Landscape Design Manual, approved by the city of National City that establishes specific design criteria and guidance to implement the requirements of this section.

20. "Low head drainage" means a sprinkler head or other irrigation device that continues to emit water after the water to the zone in which the device is located has shut off.

21. "Low volume irrigation" means the application of irrigation water at low pressure through a system of tubing or lateral lines and low volume emitters such as drip lines or bubblers.

22. "Maximum applied water allowance" (MAWA) means the maximum allowed annual water use for a specific landscaped area based on the square footage of the area, the ETAF, and the reference ETo.

23. "Mulch" means an organic material such as leaves, bark, straw, or inorganic mineral materials such as rocks, gravel, or decomposed granite left loose and applied to the soil surface to reduce evaporation, suppress weeds, moderate soil temperature, or prevent soil erosion.

24. "Overspray" means the water from irrigation that is delivered outside an area targeted for the irrigation and makes contact with a surface not intended to be irrigated.

25. "Pervious" means any surface or material that allows the passage of water through the material and into underlying soil.

26. "Plant factor" means a factor when multiplied by the ETo, estimates the amount of water a plant needs.

27. "Recycled water" means waste water that has been treated at the highest level required by the California Department of Public Health for water not intended for human consumption.

28. "Recreational areas" means areas of active play or recreation, such as parks, playgrounds, sports fields, golf courses, school yards, picnic grounds, or other areas where turf provides a playing surface or serves other recreational purposes.

29. "Runoff" means water that is not absorbed by the soil or landscape to which it is applied and flows from the landscaped area.

30. "Special landscaped area" means an area of the landscape dedicated to edible plants, an area irrigated with recycled water, or an area dedicated as turf area within a park, sports field, or golf course where turf provides a passive or active recreational surface.

31. "Standard urban storm water mitigation plan" (SUSMP) means a plan designed to reduce pollutants and runoff flows from new development and significant redevelopment.

32. "SUSMP manual" means the manual prepared for implementation of SUSMP requirements, and available for reference at the city's development services department and on the city's website.

33. "Storm water management and discharge control" means regulations contained in Chapter 14.22 of the Municipal Code enacted to reduce the effects of polluted discharge on water of the state, to secure benefits from the use of storm water as a resource, to ensure compliance with the San Diego Regional Water Quality Control Board (RWQCB) and applicable state and federal law.

34. "Subsurface irrigation" means an irrigation device with a delivery line and water emitters installed below the soil surface that slowly and frequently emit small amounts of water into the soil to irrigate plant roots.

35. "Tertiary treated recycled water" means water that has been through three levels of wastewater treatment including filtration and disinfection, but not intended for human consumption.

36. "Transitional area" means a portion of a landscaped area that is adjacent to a natural or undisturbed area and is designated to ensure that the natural area remains unaffected by plantings and irrigation installed on the property.

37. "Turf" means a groundcover surface of mowed grass.

38. "Water feature" means a design element where open water performs an aesthetic or recreational function. A water feature includes a pond, lake, waterfall, fountain, artificial streams, spa, and swimming pool. Constructed wetlands used for on-site wastewater treatment or storm water best management practices are not water features.

39. "WUCOLS III" means Water Use Classification of Landscape Species and refers to the Department of Water Resources 1999 publication or the most current version.

C. Applicability.

1. All new industrial, commercial, institutional, or multi-family residential development with a total landscaped area less than two thousand five hundred square feet shall provide the following:

a. Install on-site landscaping and below grade automatic irrigation system in accordance with the landscape manual.

b. Landscaping shall be installed in all areas not utilized for structures, parking, drainage, and hardscape.

c. Drought tolerant landscaping and water efficiency in accordance with this section and the landscape manual is encouraged.

d. Parkways, between the curb and the sidewalk, bordering the development shall be provided with ground cover, shrubs, and at a minimum one fifteen-gallon street tree every forty linear feet.

2. All new single-family and two-family residences with a total landscaped area less than five thousand square feet shall provide the following:

a. Install on-site landscaping and below grade automatic irrigation systems in accordance with the landscape manual.

b. Landscaping shall be installed on all areas not used for structures, driveways, drainage, and hardscape.

c. Drought tolerant landscaping and water efficiency for all new landscaping consistent with this section is encouraged.

d. Parkways, between the curb and the sidewalk, bordering the development shall be provided with groundcover, shrubs, and at a minimum one fifteen-gallon street tree every forty linear feet.

3. For all other projects that exceed the landscape area identified in Section 18.44.190(C)(1) and (C)(2) of this section shall apply to the following projects when a building permit or a discretionary permit is required:

a. A project for an industrial, commercial, institutional, or multi-family residential use with a total landscaped area equal to or greater than two thousand five hundred square feet.

b. Developer installed residential and common area landscapes where the total landscaped area for the development is equal to or greater than two thousand five hundred square feet.

c. A new single-family residence with homeowner provided landscaping, where the landscaped area is equal to or greater than five thousand square feet.

d. A model home that includes a landscaped area.

e. A public agency project that contains a landscaped area equal to or greater than two thousand five hundred square feet.

f. A rehabilitated landscape for an existing industrial, commercial, institutional, public agency, or multi-family use where a building permit or discretionary permit is being issued, and the applicant is installing or modifying two thousand five hundred square feet or more of landscaping.

4. This section shall not apply to the following:

a. A registered local, state, or federal historical site.

b. An ecological restoration project that does not require a permanent irrigation system.

c. A mined land reclamation project that does not require a permanent irrigation system.

d. A botanical garden or arboretum, open to the public.

e. Any single-family residence that is being rebuilt after it was destroyed due to a natural disaster, such as a fire, earthquake, or hurricane.

D. Administration and Enforcement.

1. The director shall administer and enforce this section.

2. The director shall provide guidance to applicants on how to comply with the requirements of this section.

E. Landscape Documentation Package.

1. Building permit applications for projects shall submit and have approved a landscape documentation package to the development services department prior to issuance of a building permit. A minimum of three percent of the construction cost to install the landscaping and irrigation improvements shall be submitted as a deposit to review the landscape documentation package. The developer shall be billed for actual costs incurred by the city, including actual labor charges and consultant fees, less the amount of the deposit. In addition to the fee, the landscape documentation package shall contain the following.

a. A soils management report and plan that complies with Subsection (F).

b. Planting and irrigation plans that comply with Subsection (G).

c. A water efficient landscape worksheet that complies with Subsection H.

d. A grading plan that complies with Subsection (I) below, and Chapters 14.22 (Storm Water Management and Discharge Control) and 15.70 (Grading) of the Municipal Code.

F. Soils Management Report.

1. The soils management report as required by Section 18.44.190(E)(1)a, above shall be prepared by a licensed landscape architect, licensed civil engineer, licensed architect, or other landscape professional appropriately licensed by the state, and shall contain the following information:

a. An analysis of the soil for the proposed landscaped areas of the project that includes information about the soil texture, soil infiltration rate, pH, total soluble salts, sodium, and percent organic matter.

b. Recommendations about soil amendments that may be necessary to foster plant growth and plant survival in the landscaped area using efficient irrigation techniques.

c. Proposed soil amendments and mulch as follows:

i. The report shall identify the type and amount of mulch for each area where mulch is applied. Mulch shall be used as follows:

• A minimum two-inch layer of mulch shall be applied on all exposed soil surfaces in each landscaped area except in turf areas, creeping or rooting ground covers or direct seeding applications where mulch is contraindicated.

• Stabilizing mulch shall be applied on slopes.

• The mulching portion of seed/mulch slurry in hydro-seeded applications shall comply with Subsection (F)(1), above.

• Highly flammable mulch material shall not be used.

• The report shall identify any soil amendments and their type and quantity.

2. When a project involves mass grading of a site, the soils report shall be submitted with the certificate of completion required by Subsection (S).

G. Planting and Irrigation Plan.

1. The planting and irrigation plans required shall be prepared by a licensed landscape architect, licensed civil engineer, licensed architect, or other landscape professional appropriately licensed by the state. The plans shall:

a. Include the MAWA for the plans, including the calculations used to determine the MAWA. The calculations shall be based on the formula in Subsection (K).

b. Include the ETWU for the plans, including the calculations used to determine the ETWU. The calculations shall be based on the formula in Subsection (L).

c. Include a statement signed under penalty of perjury by the person who prepared the plan that provides, "I am familiar with the requirements for landscape and irrigation plans contained in the city of National City Water Efficient Landscape Regulations (LUC Chapter 4 Section 18.44.190). I have prepared this plan in compliance with those regulations. I certify that the plan implements those regulations to provide efficient use of water."

d. Demonstrate compliance with best management practices identified in Municipal Code Chapter 14.22, including the storm water management, discharge control ordinance and standard urban stormwater mitigation plan (SUSMP).

e. Demonstrate compliance with state and city requirements for defensible space around buildings and structures, and avoid the use of fire prone vegetation.

2. The planting plan shall meet the following requirements:

a. The plan shall include a list of all vegetation by common and botanical plant name, which exists in the proposed landscaped area. The plan shall state what vegetation will be retained and what will be removed.

b. The plan shall include a list of all vegetation by common and botanical plant name which will be added to each landscaped area. Invasive plant species shall not be added to a landscaped area. The plan shall include the total quantities by container size and species. If the applicant intends to plant seeds, the plan shall describe the seed mixes and applicable purity and germination specifications.

c. The plan shall include a detailed description of each water feature, including the type and surface area of all water features that will be included in the landscaped area. The water feature shall utilize a recirculating water system.

d. The plan shall be accompanied by a drawing showing the specific location of all vegetation, retained or planted, the plant spacing and plant size, natural features, water features, and hardscape areas. The drawing shall include a legend listing the common and botanical plant name of each plant shown on the drawing.

e. All plants shall be grouped in hydrozones, and the irrigation shall be designed to deliver water to hydrozones based on the moisture requirements of the plant grouping. A hydrozone may mix plants of moderate and low water use or mix plants of high water use with plants of moderate water use. No high water use plants shall be allowed in a low water use hydrozone. The plan shall also demonstrate how the plant groupings accomplish the most efficient use of water.

f. The plan shall identify areas permanently and solely dedicated to edible plants.

g. The plan shall demonstrate that landscaping when installed and at maturity will be positioned to avoid obstructing motorists' views of pedestrian crossings, driveways, roadways, and other vehicular travel ways. If the landscaping will require maintenance to avoid obstructing motorist's views, the plan shall describe the maintenance and the frequency of the proposed maintenance.

h. The plan shall avoid the use of landscaping with known surface root problems adjacent to a paved area, unless the plan provides for installation of root control barriers or other appropriate devices to control surface roots.

i. Plants in a transitional area shall consist of a combination of site adaptive and compatible native and/or non-native species. Invasive species shall not be introduced or tolerated in a transitional area. The irrigation in a transitional area shall be designed so that no overspray or runoff shall enter an adjacent area that is not irrigated.

j. Where applicable, the plan shall identify passive and active recreational areas.

k. Parkways, between the curb and the sidewalk, bordering the development shall be provided with ground cover, shrubs, and at a minimum one fifteen-gallon street tree every forty linear feet.

3. The irrigation plan shall meet the following requirements:

a. The plan shall show the location, type, and size of all components of the irrigation system that will provide water to the landscaped area, including the controller, water lines, valves, sprinkler heads, moisture sensing devices, rain switches, quick couplers, pressure regulators, and backflow prevention devices.

b. The plan shall show the static water pressure at the point of connection to the public water supply and the flow rate in gallons, the application rate in inches per hour, and the design operating pressure in pressure per square inch for each station.

c. The irrigation system shall be designed to prevent runoff, overspray, low-head drainage and other similar conditions where irrigation water flows or sprays onto areas not intended for irrigation. The plan shall also demonstrate how grading and drainage techniques promote healthy plant growth and prevent erosion and runoff.

d. The plan shall identify each area irrigated with recycled water.

e. The plan shall provide that any slope greater than twenty-five percent will be irrigated with an irrigation system with a precipitation rate of seventy-five hundredths inches per hour or less to prevent runoff and erosion. As used in this section, twenty-five percent grade means one foot of vertical elevation change for every four feet of horizontal length. An applicant may employ an alternative design if the plan demonstrates that no runoff or erosion will occur.

f. The plan shall provide that all wiring and piping under a paved area that a vehicle may use, such as a parking area, driveway or roadway, will be installed inside a PVC conduit.

g. The plan shall provide that irrigation piping and irrigation devices that deliver water, such as sprinkler heads, shall be installed below grade if they are within twenty-four inches of a vehicle or pedestrian use area. The director may allow on-grade piping where landform constraints make below grade piping infeasible.

h. The plan shall provide that only low volume irrigation shall be used to irrigate any vegetation within twenty-four inches of an impermeable surface unless the adjacent impermeable surfaces are designed and constructed to cause water to drain entirely into a landscaped area.

i. The irrigation system shall provide for the installation of a manual shutoff valve as close as possible to the water supply. Additional manual shutoff valves shall be installed between each zone of the irrigation system and the water supply.

j. The irrigation system shall provide that irrigation for any landscaped area will be regulated by an automatic irrigation controller using either evapotranspiration or soil moisture sensor data.

k. The irrigation system shall be designed with a landscape irrigation efficiency necessary to meet the MAWA.

l. The plan shall describe each automatic irrigation controller the system uses to regulate the irrigation schedule, and whether it is a weather-based system or moisture detection system. The plan shall depict the location of electrical service for the automatic irrigation controller or describe the use of batteries or solar power that will power valves or an irrigation controller.

m. Parkways, between the curb and the sidewalk, bordering the development shall be provided below grade irrigation.

H. Water Efficient Landscape Worksheet. The water efficient landscape worksheet required by Section 18.44.190(E)(1)(c) shall be prepared by a licensed landscape architect, licensed civil engineer, licensed architect, or other landscape professional appropriately licensed by the state, and shall contain the following:

1. A hydrozone information table that contains a list of each hydrozone in the landscaped area of the project and complies with the following requirements:

a. For each hydrozone listed, the table shall identify the plant types and water features in the hydrozone, the irrigation methods used, the square footage, and the percentage of the total landscaped area of the project that the hydrozone represents.

b. The plant types shall be categorized as turf, high water use, moderate water use, or low water use.

2. Water budget calculations, which shall meet the following requirements:

a. The plant factor used shall be from WUCOLS III. A plan that mixes plants in a hydrozone that requires a different amount of water shall use the plant factor for the highest water using plant in the hydrozone.

b. Temporarily irrigated areas shall be included in the low water use hydrozone. Temporarily irrigated as used in this section means the period of time when plantings only receive water until they become established.

c. The surface area of a water feature, including swimming pools, shall be included in a high water use hydrozone.

d. The calculations shall use the formula for the MAWA in Subsection (K) and for the ETWU in Subsection (L).

e. Each special landscaped area shall be identified on the worksheet and the area's water use calculated using an ETAF of 1.0.

I. Grading Plan. The required grading plan shall comply with the Municipal Code Chapters 14.22 (Storm Water Management and Discharge Control) and 15.70 (Grading). See the SUSMP Manual for implementation guidelines for Chapter 14.22 to reduce runoff and the discharge of pollutants. The grading plan shall be prepared by a California licensed civil engineer, and shall comply with following requirements:

1. The grading on the project site shall be designed for the efficient use of water by minimizing soil erosion, runoff, and water waste, resulting from precipitation and irrigation.

2. The plan shall show the finished configurations and elevations of each landscaped area including the height of graded slopes, the drainage pattern, pad elevations, finish grade, and any storm water retention improvements.

J. Irrigation Schedule. The irrigation schedule shall be prepared by a licensed landscape architect, licensed civil engineer, licensed architect or other landscape professional appropriately licensed by the state, and shall provide the following information:

1. A description of the automatic irrigation system that will be used for the project.

2. The irrigation schedule shall consider irrigation run times, emission device, flow rate, and current reference evapotranspiration so that applied water meets the estimated total water use. Total annual applied water shall be less than or equal to maximum applied water allowance (MAWA). Actual irrigation schedules shall be regulated by automatic irrigation controllers using current reference evapotranspiration data or soil moisture sensor data.

3. Overhead irrigation will be scheduled between four p.m. and nine a.m., unless weather conditions prevent it. Operation of the irrigation system outside the normal watering window is allowed for auditing and system maintenance.

4. The parameters used for setting the irrigation system controller for watering times for:

a. The plant establishment period.

b. Different seasons during the year.

c. Established landscaping and temporarily irrigated areas.

d. Irrigation uniformity or efficiency setting.

5. The consideration used for each station based on the following factors:

a. The days between irrigation.

b. Stations run time in minutes for each irrigation event, designed to avoid runoff.

c. Number of cycle starts required for each irrigation event, designed to avoid runoff.

d. Amount of water to be applied on a monthly basis.

e. The root depth setting.

f. The plant type setting.

g. The soil type.

h. The slope factor.

i. The shade factor.

j. Application rate setting.

k. Irrigation uniformity or efficiency setting.

K. Maximum Applied Water Use.

1. A landscape project subject to this section shall not exceed the MAWA. The MAWA for a landscape project shall be determined by the following calculation: MAWA = (ETo)(0.62)[0.7 x LA + 0.3 x SLA].

2. The abbreviations used in the equation have the following meanings:

a. MAWA = Maximum applied water allowance in gallons per year.

b. ETo = Evapotranspiration in inches per year.

c. 0.62 = Conversion factor to gallons per square foot.

d. 0.7 = ET adjustment factor for plant factors and irrigation efficiency.

e. LA = Landscaped area includes special landscaped area in square feet.

f. 0.3 = the additional ET adjustment factor for a special landscaped area (1.0 - 0.7 = 0.3).

g. SLA = Portion of the landscaped area identified as a special landscaped area in square feet.

L. Estimated Total Water Use.

1. An applicant for a project subject to Section 18.44.190 shall calculate the ETWU for each landscaped area and the entire project using the following equation: ETWU = (ETo)(0.62)(PF x HA/IE + SLA).

2. The abbreviations used in the equation have the following meanings:

a. ETWU = Estimated total water use in gallons per year.

b. ETo = Evapotranspiration in inches per year.

c. 0.62 = Conversion factor to gallons per square foot.

d. PF = Plant factor from WUCOLS.

e. HA = Hydrozone area in square feet. Each HA shall be classified based upon the data included in the landscape and irrigation plan as high, medium, or low water use.

f. IE = Irrigation efficiency of the irrigation method used in the hydrozone.

g. SLA = Special landscaped area in square feet.

3. The ETWU for a proposed project shall not exceed the MAWA.

M. Adjustment to Landscaped Area for Non-Vegetated Area. Rock and stone or pervious design features, such as decomposed granite ground cover that are adjacent to a vegetated area may be included in the calculation of the MAWA and ETWU provided the features are integrated into the design of the landscape area and the primary purpose of the feature is decorative.

N. Regulations Applicable to Use of Turf on Landscaped Areas. The following regulations shall apply to the use of turf on a project subject to Section 18.44.190:

1. Only low volume or subsurface irrigation shall be used for turf in a landscaped area when either of the following occurs:

a. On a slope greater than twenty-five percent grade where the toe of the slope is adjacent to an impermeable hardscape.

b. Where any dimension of the landscaped area is less than eight feet wide.

2. On a roadway improvement project, commercial, industrial, institutional, or multi-family project, no turf shall be allowed on a center island median strip or on a parking lot island.

3. A ball field, park, golf course, cemetery, and other similar use shall be designed to limit turf in any portion of a landscaped area not essential for the operation of the facility.

4. No turf shall be allowed in a landscaped area that cannot be efficiently irrigated to avoid runoff or overspray.

O. Projects with Model Homes. A person who obtains a permit to construct a single-family residential development that contains a model home or homes shall provide a summary of this section to each adult visitor that visits a model home. If an adult visitor is accompanied by one or more adults during the visit only one set of written materials is required to be provided. Each model home shall provide an educational sign in the front yard of the model home visible and readable from the roadway that the home faces that states in capital black lettering at least two inches high on a white sign, "THIS MODEL HOME USES WATER EFFICIENT LANDSCAPING AND IRRIGATION."

P. Recycled Water.

1. A person who obtains a permit for a project that is subject to this section shall use recycled water for irrigation and decorative water features when tertiary treated recycled water is available from the water purveyor who supplies water to the property.

2. A person using recycled water shall install a dual distribution system for water received from the water purveyor. Pipes carrying recycled water shall be purple.

3. A person who uses recycled water under this section shall be entitled to an ETAF of 1.0.

4. This section does not excuse a person using recycled water from complying with all state and local laws and regulations related to recycled water use.

Q. Landscaping and Irrigation Installation. A person issued a landscape approval for a project shall install the approved landscaping and irrigation system before final inspection of the project.

R. Landscaping and Irrigation Maintenance.

1. A property owner using water on property subject to a landscape approval shall prepare a maintenance schedule for the landscaping and irrigation system on the project. The schedule shall provide for (1) routine inspection to guard against runoff and erosion and detect plant or irrigation system failure; (2) replacement of dead, dying and diseased vegetation; (3) eradication of invasive species; (4) repairing the irrigation system and its components; (5) replenishing mulch; (6) soil amendment when necessary to support and maintain healthy plant growth; (7) fertilizing, pruning, and weeding and maintaining turf areas; and (8) maintenance to avoid obstruction of motorists' view. The schedule shall also identify who will be responsible for maintenance.

2. After approval of a landscape plan, the owner is required to:

a. Maintain and operate the landscaping and irrigation system on the property consistent with the MAWA.

b. Maintain the irrigation system to achieve efficiency that meets or exceeds the MAWA.

c. Replace broken or malfunctioning irrigation system components with components of the same materials and specifications, their equivalent or better.

d. Ensure that when vegetation is replaced, replacement plantings are representative of the hydrozone in which the plants were removed and are typical of the water use requirements of the plants removed, provided that the replaced vegetation does not result in mixing high-water use plants with low-water use plants in the same hydrozone.

S. Certificate of Completion. Each person issued a landscape approval shall submit:

1. A signed certificate of completion, under penalty of perjury, on a form provided by the city of National City within ten days after installation, that includes the following:

a. A statement verifying that the landscaping and irrigation were installed as allowed in the approved landscape and irrigation plan, all recommended approved soil amendments identified in the soil management report were implemented, the installed irrigation system is functioning as designed and approved, the irrigation control system was properly programmed in accordance with the irrigation schedule, and the person operating the system has received all required maintenance and irrigation plans.

b. "As-built" plans submitted by the landscape design professional of record showing the changes when there have been significant changes to the landscape plan during the installation of landscaping or irrigation devices or irrigation system components.

c. Signature by the landscape design professional of record.

2. An irrigation schedule that complies with Subsection (J) that describes the irrigation times and water usage for the project.

3. A landscaping and irrigation system maintenance schedule that complies with Subsection (R).

4. A soil management report that complies with Subsection (F) if the applicant did not submit the report with the landscape documentation package.

T. Waste Water Prevention. No person shall use water for irrigation that results in runoff, low head drainage, overspray or other similar condition, water flows onto adjacent property, non-irrigated areas, structures, walkways, roadways, or other paved areas.

(Ord. No. 2024-2529, 4-2-2024)