Part I — General Provisions

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City of Oakdale, CA § 36-24.1

ZONING

§ 36-24.2

Landscaping refers to planting and related improvements such as pools, walkways, rock work, sculpture, etc. provided for the purpose of beautifying and enhancing a property, for the control of erosion and the reduction of noise and glare.

• A. When an area is required to be landscaped under the terms of this chapter, the requirement may be met by the installation and maintenance as set forth below, of a combination of living shrubs, trees, vines, lawn or other ground cover, water surfaces and paved or graveled surfaces provided that such paved or graveled area shall not cover more than ten (10) percent of the area required to be landscaped.

• B. Plant materials shall be selected from among those species and varieties known to thrive in the Oakdale area climate. The Site Plan Review Committee may require the substitution of any plant material which they have reason to believe will not survive successfully under the particular conditions of the site in question.

• C. Whenever street trees are required to be installed, such street trees shall conform to the street tree planting plan of the City of Oakdale, contained in Chapter 32 of this Code, in terms of variety, size and spacing, or if the plan is not applicable, shall be selected from a list of approved street trees supplied by the Public Works Department.

• D. Landscaping required by this chapter shall mean the installation of planting and related improvements on the front portion of the lot between the building and the street, except for necessary walks and driveways, and such other areas as may be determined through Site Plan Review.

Screening refers to a wall, fence, hedge, informal planting, or berm, provided for the purpose of buffering a building or activity from neighboring areas or from the street. When required, screening may be provided by one or more of the following means:

• A. A solid masonry wall meeting the standards of the current adopted edition of the Uniform Building Code.

• B. A solid board fence of approved design with wood posts not less than four (4) inches by four (4) inches and solid board cover not less than one (1) inch in thickness. Masonry piers may be substituted for wood posts.

• C. An opaque evergreen trimmed hedge, the thickness of which shall not be less than forty (40) percent of its required or intended height.

• D. An opaque evergreen informal screen planting, the thickness of which shall not be less than fifty (50) percent of its required or intended height.

• E. An earth berm may be used in combination with any of the above types of screening, but not more than two-thirds (2/3) of the required height of such screening may be provided by the berm.

• F. Height and Location of Screening. Unless otherwise specified screening required by this section shall be not less than six (6) feet in height. In the front yard or street-side yards in R or C Zoning District such screening shall be not less than thirty-six (36) inches in height, unless otherwise specified. All screening shall follow the lot line of the lot to be screened, or the inside edge of the sidewalks, or shall be so arranged within the boundaries of the lot as to substantially hide from adjoining properties

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City of Oakdale, CA

OAKDALE CITY CODE

§ 36-24.2

§ 36-24.3

the building, facility or activity required to be screened.

• G. Prescribed screening need not be placed along a lot line so long as a building wall, solid fence, or freestanding wall of the required height exists immediately abutting and on the other side of the lot line.

• A. Required

  1. In the following designated districts, not less than the stipulated per cent of gross site area shall be occupied by landscaping.

     • a. Duplex Residential District (R-2), twenty-five (25%) percent.

     • b. Multiple Family Residential District (R-3), twenty-five (25%) percent.

     • c. Neighborhood Commercial District (C-1), ten (10%) percent.

     • d. Central Commercial District (C-C), no requirement subject to Site Plan Review.

     • e. General Commercial (C-2), ten (10%) percent.

     • f. Limited Industrial (L-M), five (5%) percent.

     • g. Heavy Industrial (M), five (5%) percent.

     • h. Planned Development District (P-D). As required by the Planning Commission and City Council.

  2. Determination of Landscaped Area. In determining landscaped area setbacks, when landscaped, private patios and all other areas not occupied by buildings, parking lots, vehicle storage areas, or driveways may be included. Areas occupied by clubhouses, recreation buildings, pools, saunas, interior walkways and similar amenities may be also included as landscaped areas, up to fifty (50) percent of the required landscape area.

  3. Development Standards.

     • a. Street trees shall be planted in accordance with the provisions of Street Tree Ordinance in Chapter 32 of this Code.

     • b. Any landscaping area provided in front of building(s) in a Commercial or Industrial zoning district shall be counted as double toward meeting the total landscape requirements.

     • c. A landscape strip shall screen parking lots from adjacent streets to a height of three (3') feet.

     • d. Interior planting shall also be provided where practical in areas within a parking lot not used for the parking of vehicles, drives or turning area.

     • e. All planting areas within or abutting a parking lot shall be protected with concrete curbs.

     • f. In all parking lots with a capacity of five parking spaces or more, shade trees shall be provided at a ratio for one tree for each five spaces.

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City of Oakdale, CA § 36-24.3

ZONING

§ 36-24.3

• g. When a commercial or industrial site adjoins an R District, where fences are required, such fencing shall be landscaped as appropriate.

• h. All garbage and refuse areas shall be screened from public view.

• i. Provisions shall be made for a permanent "in place" watering system to all planting areas including street tree wells.

• j. All required building setbacks shall be incorporated in the landscape design, unless these areas are utilized in driveways, etc.

• k. In multiple family developments and mobile home parks containing 4 dwelling units or more, 10% of the total building site shall be set aside and landscaped for the purpose of common recreation open space. This 10% may be included in the general landscaping requirements.

• l. Trees and shrubs in reasonable numbers shall be used in the landscape design; ground covers alone are not acceptable.

• m. All planting shall be continually maintained in a healthy and attractive condition.

  • n. Plans for the development of required landscaping shall be submitted to the Planning Department for review and approval prior to the issuance of any building permit. When special conditions of design warrant, modifications may be submitted for consideration.

  • o. All required landscaping shall be installed by the developer and approved by Planning Department, prior to occupancy of any building, unless other arrangements are agreed to by the Community Development Director.

4. Sidewalk width and Landscaping in Right-of-Way.

   • a. General – In order to promote the installation of landscaping and street trees, foster innovative design, to conserve natural resources and energy, the City Council may by Resolution designate streets with reduced sidewalk widths.

   • b. Landscaping in Right-of-Way – Any landscaped area within the public right-of-way shall not be used when determining required percentage of landscaping as specified in § 36-24.3 (A).

   • c. The location of sidewalks, width, designs, transitions, and materials shall be approved by the Public Works Director.

   • d. Design – The design of the landscaping of the public right-of-way shall be included in the Landscape Plan and meet the requirements as specified in this section. Adequate space shall be provided in the landscape area to allow free, unrestricted growth and development of the landscaping and street trees.

5. Plan Reviews and Approval.

The Site Plan Review Committee shall review all plans to determine if such plans will substantially achieve the purpose of this section and to this end may require additions, deletions and/or alterations of the plans submitted. If the Applicant disagrees with any of the requirements or conditions of the Site Plan Review, he may file a written appeal with the Commission within 10 days after the receipt of the notice of decision.

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City of Oakdale, CA

OAKDALE CITY CODE

§ 36-24.3

§ 36-24.10

• B. All planting shall be maintained in good growing condition. Such maintenance shall include, where appropriate, pruning, mowing, weeding, cleaning, fertilizing, and regular watering. Whenever necessary, planting shall be replaced with other plant materials to insure continued compliance with applicable landscaping requirements. All landscaped areas shall be provided with an appropriate automatic irrigation system.

• C. Heights of plant screens or hedges specified herein indicate the height which may be expected within three (3) years of planting. The height at the time of planting shall be such that in accordance with good landscape practice the fully required height may be achieved within a three (3) year period.

• D. Masonry or wood screening walls shall be maintained in good repair including painting, if required, and shall be kept free of litter or advertising.

• E. The standards set forth herein for location and height of landscaping or screening may be modified as directed by the Site Plan Review Committee whenever it appears that such landscaping or screening would constitute a danger to traffic by reasons of impairment of vision at a street or driveway intersection.

• F. Along a lot line in or adjacent to an R District, except as specified in § 36-24.2 (F), required screening shall not be higher than six (6) feet. Necessary trimming or pruning shall be employed to maintain this height.

Existing trees over six (6) inches in diameter, measured three (3) feet above the base of the trunk, shall be identified on all site plans, and shall be retained whenever possible.

WATER EFFICIENT LANDSCAPING REQUIREMENTS

• A. This ordinance shall apply to all of the following landscape projects:

  1. New construction and rehabilitated landscapes for public agency projects and private development projects with a landscape area equal to or greater than two thousand five hundred (2,500) square feet requiring a building or landscape permit, plan check or design review;

  2. New construction and rehabilitated landscapes which are developer-installed in single-family and multi-family projects with a landscape area equal to or greater than two thousand five hundred (2,500) square feet requiring a building or landscape permit, plan check, or design review;

  3. New construction landscapes which are homeowner-provided and/or homeowner-hired in single-family and multi-family residential projects with a total project landscape area equal to or greater than five thousand (5,000) square feet requiring a building or landscape permit, plan check or design review;

  4. Existing landscapes limited to Sections 36-24.27 and 36-24.28; and

  5. Cemeteries. Recognizing the special landscape management needs of cemeteries, new and rehabilitated cemeteries are limited to Sections 36-24.14, 36-24.21 and 36-24.22; and existing

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City of Oakdale, CA § 36-24.10

ZONING

§ 36-24.11

cemeteries are limited to Sections 36-24.27 and 36-24.28.

• B. This ordinance does not apply to:

  1. Registered local, state or federal historical sites;

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

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

  4. Plant collections, as part of botanical gardens and arboretums open to the public.

The terms used in this ordinance have the meaning set forth below:

• A. APPLIED WATER — The portion of water supplied by the irrigation system to the landscape.

• B. AUTOMATIC IRRIGATION CONTROLLER — An automatic timing device used to remotely control valves that operate an irrigation system. Automatic irrigation controllers schedule irrigation events using either evapotranspiration (weather-based) or soil moisture data.

• C. BACKFLOW PREVENTION DEVICE — A safety device used to prevent pollution or contamination of the water supply due to the reverse flow of water from the irrigation system.

• D. CERTIFICATE OF COMPLETION — The document required under § 36-24.19.

• E. CERTIFIED IRRIGATION DESIGNER:— A person certified to design irrigation systems by an accredited academic institution, a professional trade organization or other program such as the US Environmental Protection Agency's WaterSense irrigation designer certification program and Irrigation Association's Certified Irrigation Designer program.

• F. CERTIFIED LANDSCAPE IRRIGATION AUDITOR — A person certified to perform landscape irrigation audits by an accredited academic institution, a professional trade organization or other program such as the US Environmental Protection Agency's WaterSense irrigation auditor certification program and Irrigation Association's Certified Landscape Irrigation Auditor program.

• G. CHECK VALVE OR ANTI-DRAIN VALVE — A valve located under a sprinkler head, or other location in the irrigation system, to hold water in the system to prevent drainage from sprinkler heads when the sprinkler is off.

• H. COMMON INTEREST DEVELOPMENTS — Community apartment projects, condominium projects, planned developments, and stock cooperatives per California Civil Code Section 1351.

• I. CONVERSION FACTOR (0.62) — The number that converts acre-inches per acre per year to gallons per square foot per year

• J. DRIP IRRIGATION — Any non-spray low volume irrigation system utilizing emission devices with a flow rate measured in gallons per hour. Low volume irrigation systems are specifically designed to apply small volumes of water slowly at or near the root zone of plants.

• K. ECOLOGICAL RESTORATION PROJECT:— A project where the site is intentionally altered to establish a defined, indigenous, historic ecosystem.

• L. EFFECTIVE PRECIPITATION OR USABLE RAINFALL (EPPT) — The portion of total

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City of Oakdale, CA § 36-24.11

OAKDALE CITY CODE

§ 36-24.11

precipitation which becomes available for plant growth.

• M. EMITTER — A drip irrigation emission device that delivers water slowly from the system to the soil.

• N. ESTABLISHED LANDSCAPE — The point at which plants in the landscape have developed significant root growth into the soil. Typically, most plants are established after one or two years of growth.

• O. ESTABLISHMENT PERIOD OF THE PLANTS — The first year after installing the plant in the landscape or the first two (2) years if irrigation will be terminated after establishment. Typically, most plants are established after one (1) or two (2) years of growth.

• P. ESTIMATED TOTAL WATER USE (ETWU) — The total water used for the landscape as described in § 36-24.14.

• Q. ET ADJUSTMENT FACTOR (ETAF) — A factor of 0.7, that, when applied to reference evapotranspiration, adjusts for plant factors and irrigation efficiency, two (2) 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. For purposes of the ETAF, the average irrigation efficiency is 0.71. Therefore, the ET Adjustment Factor is (0.7)=(0.5/0.71). ETAF for a Special Landscape Area shall not exceed 1.0. ETAF for existing non-rehabilitated landscapes is 0.8.

• R. EVAPOTRANSPIRATION RATE:— The quantity of water evaporated from adjacent soil and other surfaces and transpired by plants during a specified time.

• S. FLOW RATE — The rate at which water flows through pipes, valves and emission devices, measured in gallons per minute, gallons per hour, or cubic feet per second.

• T. HARDSCAPES — Any durable material (pervious and non-pervious).

• U. HOMEOWNER-PROVIDED LANDSCAPING — Any landscaping either installed by a private individual for a single-family residence or installed by a licensed contractor hired by a homeowner. A homeowner, for purposes of this ordinance, is a person who occupies the dwelling he or she owns. This excludes speculative homes, which are not owner-occupied dwellings.

• V. HYDROZONE — A portion of the landscaped area having plants with similar water needs. A hydrozone may be irrigated or non-irrigated.

• W. INFILTRATION RATE — The rate of water entry into the soil expressed as a depth of water per unit of time (e.g., inches per hour).

• X. INVASIVE PLANT SPECIES — Species of plants not historically found in California that spread outside cultivated areas and can damage environmental or economic resources. Invasive species may be regulated by county agricultural agencies as noxious species. "Noxious weeds" means any weed designated by the Weed Control Regulations in the Weed Control Act and identified on a Regional District noxious weed control list. Lists of invasive plants are maintained at the California Invasive Plant Inventory and USDA invasive and noxious weeds database.

• Y. IRRIGATION AUDIT — An in-depth evaluation of the performance of an irrigation system conducted by a Certified Landscape Irrigation Auditor. An irrigation audit includes, 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.

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City of Oakdale, CA § 36-24.11

ZONING

§ 36-24.11

• Z. IRRIGATION EFFICIENCY (IE) — 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 average irrigation efficiency for purposes of this ordinance is 0.71. Greater irrigation efficiency can be expected from well designed and maintained systems.

• AA. IRRIGATION SURVEY — An evaluation of an irrigation system that is less detailed than an irrigation audit. An irrigation survey includes, but is not limited to: inspection, system test, and written recommendations to improve performance of the irrigation system.

• BB. IRRIGATION WATER USE ANALYSIS — An analysis of water use data based on meter readings and billing data.

• CC. LANDSCAPE ARCHITECT — A person who holds a license to practice landscape architecture in the state of California Business and Professions Code, Section 5615.

• DD. LANDSCAPE AREA — All the planting areas, turf areas, and water features in a landscape design plan subject to the Maximum Applied Water Allowance calculation. The landscape area does not include footprints of buildings or structures, sidewalks, driveways, parking lots, decks, patios, gravel or stone walks, other pervious or non-pervious hardscapes, and other non-irrigated areas designated for nondevelopment (e.g., open spaces and existing native vegetation).

• EE. LANDSCAPE CONTRACTOR — A person licensed by the state of California to construct, maintain, repair, install, or subcontract the development of landscape systems.

• FF. LANDSCAPE DOCUMENTATION PACKAGE — The documents required under § 36-24.13.

• GG. LANDSCAPE PROJECT — Total area of landscape in a project as defined in "landscape area" for the purposes of this ordinance, meeting requirements under Section 490.1.

• HH. LATERAL LINE — The water delivery pipeline that supplies water to the emitters or sprinklers from the valve.

• II. LOCAL AGENCY — The City of Oakdale.

• JJ. LOCAL WATER PURVEYOR — Any entity, including a public agency, City, county, or private water company that provides retail water service.

• KK. LOW VOLUME IRRIGATION — The application of irrigation water at low pressure through a system of tubing or lateral lines and low-volume emitters such as drip, drip lines, and bubblers. Low volume irrigation systems are specifically designed to apply small volumes of water slowly at or near the root zone of plants.

• LL. MAIN LINE — The pressurized pipeline that delivers water from the water source to the valve or outlet.

• MM. MAXIMUM APPLIED WATER ALLOWANCE (MAWA) — The upper limit of annual applied water for the established landscaped area as specified in § 36-24.14. It is based upon the area's reference evapotranspiration, the ET Adjustment Factor, and the size of the landscape area. The Estimated Total Water Use shall not exceed the Maximum Applied Water Allowance. Special Landscape Areas, including recreation areas, areas permanently and solely dedicated to edible plants such as orchards and vegetable gardens, and areas irrigated with recycled water are subject to the MAWA with an ETAF not to exceed 1.0.

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City of Oakdale, CA § 36-24.11

OAKDALE CITY CODE

§ 36-24.11

• NN. MICROCLIMATE — The climate of a small, specific area that may contrast with the climate of the overall landscape area due to factors such as wind, sun exposure, plant density, or proximity to reflective surfaces.

• OO. MINED-LAND RECLAMATION PROJECTS — Any surface mining operation with a reclamation plan approved in accordance with the Surface Mining and Reclamation Act of 1975.

• PP. MULCH — Any organic material such as leaves, bark, straw, compost, or inorganic mineral materials such as rocks, gravel, and decomposed granite left loose and applied to the soil surface for the beneficial purposes of reducing evaporation, suppressing weeds, moderating soil temperature, and preventing soil erosion.

• QQ. NEW CONSTRUCTION — For the purposes of this ordinance, a new building with a landscape or other new landscape, such as a park, playground, or greenbelt without an associated building.

• RR. OPERATING PRESSURE — The pressure at which the parts of an irrigation system are designed by the manufacturer to operate.

• SS. OVERHEAD SPRINKLER IRRIGATION SYSTEMS — Systems that deliver water through the air (e.g., spray heads and rotors).

• TT. OVERSPRAY — The irrigation water which is delivered beyond the target area.

• UU. PERMIT — An authorizing document issued by local agencies for new construction or rehabilitated landscapes.

• VV. PERVIOUS — Any surface or material that allows the passage of water through the material and into the underlying soil.

• WW. PLANT FACTOR OR PLANT WATER USE FACTOR — A factor, when multiplied by ETo, estimates the amount of water needed by plants. For purposes of this ordinance, the plant factor range for low water use plants is 0 to 0.3, the plant factor range for moderate water use plants is 0.4 to 0.6, and the plant factor range for high water use plants is 0.7 to 1.0. Plant factors cited in this ordinance are derived from the Department of Water Resources 2000 publication "Water Use Classification of Landscape Species."

• XX. PRECIPITATION RATE — The rate of application of water measured in inches per hour.

• YY. PROJECT APPLICANT —The individual or entity submitting a Landscape Documentation Package required under § 36-24.13, to request a permit, plan check, or design review from the local agency. A project applicant may be the property owner or his or her designee.

• ZZ. RAIN SENSOR OR RAIN SENSING SHUTOFF DEVICE — A component which automatically suspends an irrigation event when it rains.

• AAA. RECORD DRAWING OR AS-BUILTS — A set of reproducible drawings which show significant changes in the work made during construction and which are usually based on drawings marked up in the field and other data furnished by the contractor.

• BBB. RECREATIONAL AREA — Areas dedicated to active play such as parks, sports fields, and golf courses where turf provides a playing surface.

• CCC. RECYCLED WATER, RECLAIMED WATER, OR TREATED SEWAGE EFFLUENT WATER — Treated or recycled waste water of a quality suitable for nonpotable uses such as landscape

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City of Oakdale, CA § 36-24.11

ZONING

§ 36-24.11

irrigation and water features. This water is not intended for human consumption.

• DDD. REFERENCE EVAPOTRANSPIRATION OR ETO — A standard measurement of environmental parameters which affect the water use of plants. ETo is expressed in inches per day, month, or year as represented in Section 495.1, and is an estimate of the evapotranspiration of a large field of fourto seven-inch tall, cool-season grass that is well watered. Reference evapotranspiration is used as the basis of determining the Maximum Applied Water Allowance so that regional differences in climate can be accommodated.

• EEE. REHABILITATED LANDSCAPE — Any re-landscaping project that requires a permit, plan check, or design review, meets the requirements of Section 490.1, and the modified landscape area is equal to or greater than two thousand five hundred (2,500) square feet, is fifty (50%) percent of the total landscape area, and the modifications are completed within one (1) year.

• FFF. RUNOFF — Water which is not absorbed by the soil or landscape to which it is applied and flows from the landscape area. For example, runoff may result from water that is applied at too great a rate (application rate exceeds infiltration rate) or when there is a slope.

• GGG. SOIL MOISTURE SENSING DEVICE OR SOIL MOISTURE SENSOR — A device that measures the amount of water in the soil. The device may also suspend or initiate an irrigation event.

• HHH. SOIL TEXTURE — The classification of soil based on its percentage of sand, silt, and clay.

• III. SPECIAL LANDSCAPE AREA (SLA) — An area of the landscape dedicated solely to edible plants, areas irrigated with recycled water, water features using recycled water and areas dedicated to active play such as parks, sports fields, golf courses, and where turf provides a playing surface.

• JJJ. SPRINKLER HEAD — A device which delivers water through a nozzle.

• KKK. STATIC WATER PRESSURE — The pipeline or municipal water supply pressure when water is not flowing.

• LLL. STATION — An area served by one (1) valve or by a set of valves that operate simultaneously.

• MMM. SWING JOINT — An irrigation component that provides a flexible, leak-free connection between the emission device and lateral pipeline to allow movement in any direction and to prevent equipment damage.

• NNN. TURF — A ground cover surface of mowed grass. Annual bluegrass, Kentucky bluegrass, Perennial ryegrass, Red fescue, and Tall fescue are cool-season grasses. Bermudagrass, Kikuyugrass, Seashore Paspalum, St. Augustinegrass, Zoysiagrass, and Buffalo grass are warm-season grasses.

• OOO. VALVE — A device used to control the flow of water in the irrigation system.

• PPP. WATER CONSERVING PLANT SPECIES — A plant species identified as having a low plant factor.

• QQQ. WATER FEATURE — A design element where open water performs an aesthetic or recreational function. Water features include ponds, lakes, waterfalls, fountains, artificial streams, spas, and swimming pools (where water is artificially supplied). The surface area of water features is included in the high water use hydrozone of the landscape area. Constructed wetlands used for on-site wastewater treatment or stormwater best management practices that are not irrigated and used solely for water treatment or stormwater retention are not water features and, therefore, are not subject to the water budget calculation.

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City of Oakdale, CA

OAKDALE CITY CODE

§ 36-24.11

§ 36-24.13

• RRR. WATERING WINDOW — The time of day irrigation is allowed.

• SSS. WUCOLS — The Water Use Classification of Landscape Species published by the University of California Cooperative Extension, the Department of Water Resources and the Bureau of Reclamation, 2000.

• A. Prior to construction, the City shall:

  1. Provide the project applicant with the ordinance and procedures for permits, plan checks, or design reviews;

  2. Review the Landscape Documentation Package submitted by the project applicant;

  3. Approve or deny the Landscape Documentation Package;

  4. Issue a permit or approve the plan check or design review for the project applicant; and

  5. Upon approval of the Landscape Documentation Package, submit a copy of the Water Efficient Landscape Worksheet to the local water purveyor.

• B. Prior to construction, the project applicant shall:

  1. Submit a Landscape Documentation Package to the City.

• C. Upon approval of the Landscape Documentation Package by the City, the project applicant shall:

  1. Receive a permit or approval of the plan check or design review and record the date of the permit in the Certificate of Completion;

  2. Submit a copy of the approved Landscape Documentation Package along with the record drawings, and any other information to the property owner or his/her designee; and

  3. Submit a copy of the Water Efficient Landscape Worksheet to the local water purveyor.

• A. The Landscape Documentation Package shall include the following six (6) elements:

  1. Project information;

     • a. Date

     • b. Project applicant

     • c. Project address (if available, parcel and/or lot number(s))

     • d. Total landscape area (square feet)

     • e. Project type (e.g., new, rehabilitated, public, private, cemetery, homeowner-installed)

     • f. Water supply type (e.g., potable, recycled, well) and identify the local retail water purveyor if the applicant is not served by a private well

     • g. Checklist of all documents in Landscape Documentation Package

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City of Oakdale, CA

ZONING

§ 36-24.13

§ 36-24.14

• h. Project contacts to include contact information for the project applicant and property owner

• i. Applicant signature and date with statement, "I agree to comply with the requirements of the water efficient landscape ordinance and submit a complete Landscape Documentation Package."

2. Water Efficient Landscape Worksheet;

   • a. Hydrozone information table

   • b. Water budget calculations

     • (1) Maximum Applied Water Allowance (MAWA)

     • (2) Estimated Total Water Use (ETWU)

3. Soil management report;

4. Landscape design plan;

5. Irrigation design plan; and

• Grading design plan.

• A. A project applicant shall complete the Water Efficient Landscape Worksheet which contains two (2) sections:

  1. A hydrozone information table for the landscape project; and

  2. A water budget calculation for the landscape project. For the calculation of the Maximum Applied Water Allowance and Estimated Total Water Use, a project applicant shall use the ETo values from the Reference Evapotranspiration Table in Appendix A. For geographic areas not covered in Appendix A, use data from other cities located nearby in the same reference evapotranspiration zone, as found in the CIMIS Reference Evapotranspiration Zones Map, Department of Water Resources, 1999.

• B.

  • Water budget calculations shall adhere to the following requirements:

  1. The plant factor used shall be from WUCOLS. The plant factor ranges from 0 to 0.3 for low water use plants, from 0.4 to 0.6 for moderate water use plants, and from 0.7 to 1.0 for high water use plants.

  2. All water features shall be included in the high water use hydrozone and temporarily irrigated areas shall be included in the low water use hydrozone.

  3. All Special Landscape Areas shall be identified and their water use calculated as described below.

  4. ETAF for Special Landscape Areas shall not exceed 1.0.

• C. Maximum Applied Water Allowance.

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City of Oakdale, CA § 36-24.14

OAKDALE CITY CODE

§ 36-24.15

The Maximum Applied Water Allowance shall be calculated using the equation:

MAWA = (ETo) (0.62) [(0.7 x LA) + (0.3 x SLA)]

• D. Estimated Total Water Use.

The Estimated Total Water Use shall be calculated using the equation below. The sum of the Estimated Total Water Use calculated for all hydrozones shall not exceed MAWA.

Where:

==> picture [168 x 34] intentionally omitted <==

ETWU = Estimated Total Water Use per year (gallons)

ETo = Reference Evapotranspiration (inches)

PF = Plant Factor from WUCOLS (see Section 491)

HA = Hydrozone Area [high, medium, and low water use areas] (square feet)

SLA = Special Landscape Area (square feet)

• A. In order to reduce runoff and encourage healthy plant growth, a soil management report shall be completed by the project applicant, or his/her designee, as follows:

  1. Submit soil samples to a laboratory for analysis and recommendations.

     • a. Soil sampling shall be conducted in accordance with laboratory protocol, including protocols regarding adequate sampling depth for the intended plants.

     • b. The soil analysis may include:

       • (1) Soil texture;

       • (2) Infiltration rate determined by laboratory test or soil texture infiltration rate table;

       • (3) pH;

       • (4) Total soluble salts;

       • (5) Sodium;

       • (6) Percent organic matter; and

       • (7) Recommendations.

  2. The project applicant, or his/her designee, shall comply with one of the following:

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City of Oakdale, CA § 36-24.15

ZONING

§ 36-24.16

• a. If significant mass grading is not planned, the soil analysis report shall be submitted to the City as part of the Landscape Documentation Package; or

• b. If significant mass grading is planned, the soil analysis report shall be submitted to the City as part of the Certificate of Completion.

3. The soil analysis report shall be made available, in a timely manner, to the professionals preparing the landscape design plans and irrigation design plans to make any necessary adjustments to the design plans.

4. The project applicant, or his/her designee, shall submit documentation verifying implementation of soil analysis report recommendations to the local agency with Certificate of Completion.

• A. For the efficient use of water, a landscape shall be carefully designed and planned for the intended function of the project. A landscape design plan meeting the following design criteria shall be submitted as part of the Landscape Documentation Package.

  1. Plant Material

     • a. Any plant may be selected for the landscape, providing the Estimated Total Water Use in the landscape area does not exceed the Maximum Applied Water Allowance. To encourage the efficient use of water, the following is highly recommended:

       • (1) Protection and preservation of native species and natural vegetation;

       • (2) Selection of water-conserving plant and turf species;

       • (3) Selection of plants based on disease and pest resistance;

       • (4) Selection of trees based on applicable local tree ordinances or tree shading guidelines; and

       • (5) Selection of plants from local and regional landscape program plant lists.

     • b. Each hydrozone shall have plant materials with similar water use, with the exception of hydrozones with plants of mixed water use, as specified in § 36-24.17A,2d.

     • c. Plants shall be selected and planted appropriately based upon their adaptability to the climatic, geologic, and topographical conditions of the project site. To encourage the efficient use of water, the following is highly recommended:

       • (1) Use the Sunset Western Climate Zone System which takes into account temperature, humidity, elevation, terrain, latitude, and varying degrees of continental and marine influence on local climate;

       • (2) Recognize the horticultural attributes of plants (i.e., mature plant size, invasive surface roots) to minimize damage to property or infrastructure [e.g., buildings, sidewalks, power lines]; and

       • (3) Consider the solar orientation for plant placement to maximize summer shade and winter solar gain.

     • d. Turf is not allowed on slopes greater than twenty-five (25%) percent where the toe of the

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City of Oakdale, CA § 36-24.16

OAKDALE CITY CODE

§ 36-24.16

slope is adjacent to an impermeable hardscape and where twenty-five (25%) percent means one (1) foot of vertical elevation change for every four (4) feet of horizontal length (rise divided by run x 100 = slope percent).

• e. A landscape design plan for projects in fire-prone areas shall address fire safety and prevention. A defensible space or zone around a building or structure is required per California Public Resources Code Section 4291(a) and (b). Avoid fire-prone plant materials and highly flammable mulches.

• f. The use of invasive and/or noxious plant species is strongly discouraged.

• g. The architectural guidelines of a common interest development, which include community apartment projects, condominiums, planned developments, and stock cooperatives, shall not prohibit or include conditions that have the effect of prohibiting the use of low-water use plants as a group.

2. Water Features.

• a. Recirculating water systems shall be used for water features.

  • b. Where available, recycled water shall be used as a source for decorative water features.

  • c. Surface area of a water feature shall be included in the high water use hydrozone area of the water budget calculation.

  • d. Pool and spa covers are highly recommended.

  3. Mulch and Amendments.

     • a. A minimum two-inch (2") layer of mulch shall be applied on all exposed soil surfaces of planting areas except in turf areas, creeping or rooting groundcovers, or direct seeding applications where mulch is contraindicated.

     • b. Stabilizing mulching products shall be used on slopes.

     • c. The mulching portion of the seed/mulch slurry in hydro-seeded applications shall meet the mulching requirement.

     • d. Soil amendments shall be incorporated according to recommendations of the soil report and what is appropriate for the plants selected (see § 36-24.15).

• B. The landscape design plan, at a minimum, shall:

  1. Delineate and label each hydrozone by number, letter, or other method;

  2. Identify each hydrozone as low, moderate, high water or mixed water use. Temporarily irrigated areas of the landscape shall be included in the low water use hydrozone for the water budget calculation;

  3. Identify recreational areas;

  4. Identify areas permanently and solely dedicated to edible plants;

  5. Identify areas irrigated with recycled water;

  6. Identify type of mulch and application depth;

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City of Oakdale, CA § 36-24.16

ZONING

§ 36-24.17

7. Identify soil amendments, type, and quantity;

8. Identify type and surface area of water features;

9. Identify hardscapes (pervious and non-pervious);

10. Identify location and installation details of any applicable stormwater best management practices that encourage on-site retention and infiltration of stormwater. Stormwater best management practices are encouraged in the landscape design plan and examples include, but are not limited to:

• a. Infiltration beds, swales, and basins that allow water to collect and soak into the ground;

• b. Constructed wetlands and retention ponds that retain water, handle excess flow, and filter pollutants; and

• c. Pervious or porous surfaces (e.g., permeable pavers or blocks, pervious or porous concrete, etc.) that minimize runoff.

11. Identify any applicable rain harvesting or catchment technologies (e.g., rain gardens, cisterns, etc.);

12. Contain the following statement: "I have complied with the criteria of the ordinance and applied them for the efficient use of water in the landscape design plan;" and

13. Bear the signature of a licensed landscape architect, licensed landscape contractor, or any other person authorized to design a landscape. (See Sections 5500.1, 5615, 5641, 5641.1, 5641.2, 5641.3, 5641.4, 5641.5, 5641.6, 6701, 7027.5 of the Business and Professions Code, Section 832.27 of Title 16 of the California Code of Regulations, and Section 6721 of the California Food and Agriculture Code.)

• A. For the efficient use of water, an irrigation system shall meet all the requirements listed in this section and the manufacturers' recommendations. The irrigation system and its related components shall be planned and designed to allow for proper installation, management, and maintenance. An irrigation design plan meeting the following design criteria shall be submitted as part of the Landscape Documentation Package.

  1. System.

     • a. Dedicated landscape water meters are highly recommended on landscape areas smaller than five thousand (5,000) square feet to facilitate water management.

     • b. Automatic irrigation controllers utilizing either evapotranspiration or soil moisture sensor data shall be required for irrigation scheduling in all irrigation systems.

     • c. The irrigation system shall be designed to ensure that the dynamic pressure at each emission device is within the manufacturer's recommended pressure range for optimal performance.

       • (1) If the static pressure is above or below the required dynamic pressure of the irrigation system, pressure-regulating devices such as inline pressure regulators, booster pumps, or other devices shall be installed to meet the required dynamic pressure of

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City of Oakdale, CA § 36-24.17

OAKDALE CITY CODE

§ 36-24.17

the irrigation system.

• (2) Static water pressure, dynamic or operating pressure and flow reading of the water supply shall be measured at the point of connection. These pressure and flow measurements shall be conducted at the design stage. If the measurements are not available at the design stage, the measurements shall be conducted at installation.

• d. Sensors (rain, freeze, wind, etc.), either integral or auxiliary, that suspend or alter irrigation operation during unfavorable weather conditions shall be required on all irrigation systems, as appropriate for local climatic conditions. Irrigation should be avoided during windy or freezing weather or during rain.

• e. Manual shut-off valves (such as a gate valve, ball valve, or butterfly valve) shall be required, as close as possible to the point of connection of the water supply, to minimize water loss in case of an emergency (such as a main line break) or routine repair.

• f. Backflow prevention devices shall be required to protect the water supply from contamination by the irrigation system. A project applicant shall refer to the applicable local agency code (i.e., public health) for additional backflow prevention requirements.

• g. High flow sensors that detect and report high flow conditions created by system damage or malfunction are recommended.

• h. The irrigation system shall be designed to prevent runoff, low head drainage, overspray, or other similar conditions where irrigation water flows onto non-targeted areas, such as adjacent property, non-irrigated areas, hardscapes, roadways, or structures.

• i. Relevant information from the soil management plan, such as soil type and infiltration rate, shall be utilized when designing irrigation systems.

• j. The design of the irrigation system shall conform to the hydrozones of the landscape design plan.

• k. The irrigation system must be designed and installed to meet, at a minimum, the irrigation efficiency criteria as described in § 36-24.14 regarding the Maximum Applied Water Allowance.

• l. It is highly recommended that the project applicant or local agency inquire with the local water purveyor about peak water operating demands (on the water supply system) or water restrictions that may impact the effectiveness of the irrigation system.

• m. In mulched planting areas, the use of low volume irrigation is required to maximize water infiltration into the root zone.

• n. Sprinkler heads and other emission devices shall have matched precipitation rates, unless otherwise directed by the manufacturer's recommendations.

• o. Head to head coverage is recommended. However, sprinkler spacing shall be designed to achieve the highest possible distribution uniformity using the manufacturer's recommendations.

• p. Swing joints or other riser-protection components are required on all risers subject to damage that are adjacent to high traffic areas.

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City of Oakdale, CA § 36-24.17

ZONING

§ 36-24.17

• q. Check valves or anti-drain valves are required for all irrigation systems.

• r. Narrow or irregularly shaped areas, including turf, less than eight (8) feet in width in any direction shall be irrigated with subsurface irrigation or low volume irrigation system.

• s. Overhead irrigation shall not be permitted within twenty-four (24) inches of any nonpermeable surface. Allowable irrigation within the setback from nonpermeable surfaces may include drip, drip line, or other low flow non-spray technology. The setback area may be planted or unplanted. The surfacing of the setback may be mulch, gravel, or other porous material. These restrictions may be modified if:

  • (1) The landscape area is adjacent to permeable surfacing and no runoff occurs; or

  • (2) The adjacent nonpermeable surfaces are designed and constructed to drain entirely to landscaping; or

  • (3) The irrigation designer specifies an alternative design or technology, as part of the Landscape Documentation Package and clearly demonstrates strict adherence to irrigation system design criteria in § 36-24.17A1h. Prevention of overspray and runoff must be confirmed during the irrigation audit.

• t. Slopes greater than twenty-five (25%) percent shall not be irrigated with an irrigation system with a precipitation rate exceeding 0.75 inches per hour. This restriction may be modified if the landscape designer specifies an alternative design or technology, as part of the Landscape Documentation Package, and clearly demonstrates no runoff or erosion will occur. Prevention of runoff and erosion must be confirmed during the irrigation audit.

• Hydrozone.

• a. Each valve shall irrigate a hydrozone with similar site, slope, sun exposure, soil conditions, and plant materials with similar water use.

• b. Sprinkler heads and other emission devices shall be selected based on what is appropriate for the plant type within that hydrozone.

• c. Where feasible, trees shall be placed on separate valves from shrubs, groundcovers, and turf.

• d. Individual hydrozones that mix plants of moderate and low water use, or moderate and high water use, may be allowed if:

  • (1) Plant factor calculation is based on the proportions of the respective plant water uses and their plant factor; or

  • (2) The plant factor of the higher water using plant is used for calculations.

• e. Individual hydrozones that mix high and low water use plants shall not be permitted.

• f. On the landscape design plan and irrigation design plan, hydrozone areas shall be designated by number, letter, or other designation. On the irrigation design plan, designate the areas irrigated by each valve, and assign a number to each valve. Use this valve number in the Hydrozone Information Table. This table can also assist with the irrigation audit and programming the controller.

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City of Oakdale, CA

OAKDALE CITY CODE

§ 36-24.17

§ 36-24.18

• B. The irrigation design plan, at a minimum, shall contain:

  1. Location and size of separate water meters for landscape;

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

  3. Static water pressure at the point of connection to the public water supply;

  4. Flow rate (gallons per minute), application rate (inches per hour), and design operating pressure (pressure per square inch) for each station;

  5. Recycled water irrigation systems as specified in § 36-24.24;

  6. The following statement: "I have complied with the criteria of the ordinance and applied them accordingly for the efficient use of water in the irrigation design plan;" and

  7. The signature of a licensed landscape architect, certified irrigation designer, licensed landscape contractor, or any other person authorized to design an irrigation system. (See Sections 5500.1, 5615, 5641, 5641.1, 5641.2, 5641.3, 5641.4, 5641.5, 5641.6, 6701, 7027.5 of the Business and Professions Code, Section 832.27 of Title 16 of the California Code of Regulations, and Section 6721 of the California Food and Agricultural Code.)

• A. For the efficient use of water, grading of a project site shall be designed to minimize soil erosion, runoff, and water waste. A grading plan shall be submitted as part of the Landscape Documentation Package. A comprehensive grading plan prepared by a civil engineer for other City permits satisfies this requirement.

  1. The project applicant shall submit a landscape grading plan that indicates finished configurations and elevations of the landscape area including:

     • a. Height of graded slopes;

     • b. Drainage patterns;

     • c. Pad elevations;

     • d. Finish grade; and

     • e. Stormwater retention improvements, if applicable.

  2. To prevent excessive erosion and runoff, it is highly recommended that project applicants:

     • a. Grade so that all irrigation and normal rainfall remains within property lines and does not drain on to nonpermeable hardscapes;

     • b. Avoid disruption of natural drainage patterns and undisturbed soil; and

     • c. Avoid soil compaction in landscape areas.

  3. The grading design plan shall contain the following statement: "I have complied with the criteria of the ordinance and applied them accordingly for the efficient use of water in the grading

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City of Oakdale, CA § 36-24.18

ZONING

§ 36-24.20

design plan" and shall bear the signature of a licensed professional as authorized by law.

• A. The Certificate of Completion shall include the following six (6) elements:

  1. Project information sheet that contains:

     • a. Date;

     • b. Project name;

     • c. Project applicant name, telephone, and mailing address;

     • d. Project address and location; and

     • e. Property owner name, telephone, and mailing address;

  2. Certification by either the signer of the landscape design plan, the signer of the irrigation design plan, or the licensed landscape contractor that the landscape project has been installed per the approved Landscape Documentation Package;

     • a. Where there have been significant changes made in the field during construction, these "as-built" or record drawings shall be included with the certification;

  3. Irrigation scheduling parameters used to set the controller (see § 36-24.20);

  4. Landscape and irrigation maintenance schedule (see § 36-24.21);

  5. Irrigation audit report (see § 36-24.22); and

  6. Soil analysis report, if not submitted with Landscape Documentation Package, and documentation verifying implementation of soil report recommendations (see § 36-24.15).

• B. The project applicant shall:

  1. Submit the signed Certificate of Completion to the City for review;

  2. Ensure that copies of the approved Certificate of Completion are submitted to the local water purveyor and property owner or his or her designee.

• C. The City shall:

  1. Receive the signed Certificate of Completion from the project applicant;

  2. Approve or deny the Certificate of Completion. If the Certificate of Completion is denied, the local agency shall provide information to the project applicant regarding reapplication, appeal, or other assistance.

• A. For the efficient use of water, all irrigation schedules shall be developed, managed, and evaluated to utilize the minimum amount of water required to maintain plant health. Irrigation schedules shall meet the following criteria:

  1. Irrigation scheduling shall be regulated by automatic irrigation controllers.

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City of Oakdale, CA § 36-24.20

OAKDALE CITY CODE

§ 36-24.21

2. Overhead irrigation shall be scheduled between 8:00 p.m. and 10:00 a.m. unless weather conditions prevent it. If allowable hours of irrigation differ from Article VI of Chapter 35 of this Municipal Code, the stricter of the two (2) shall apply. Operation of the irrigation system outside the normal watering window is allowed for auditing and system maintenance.

3. For implementation of the irrigation schedule, particular attention must be paid to 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 (e.g., CIMIS) or soil moisture sensor data.

4. Parameters used to set the automatic controller shall be developed and submitted for each of the following:

   • a. The plant establishment period;

   • b. The established landscape; and

   • c. Temporarily irrigated areas.

5. Each irrigation schedule shall consider for each station all of the following that apply:

   • a. Irrigation interval (days between irrigation);

   • b. Irrigation run times (hours or minutes per irrigation event to avoid runoff);

   • c. Number of cycle starts required for each irrigation event to avoid runoff;

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

   • e. Application rate setting;

   • f. Root depth setting;

   • g. Plant type setting;

   • h. Soil type;

   • i. Slope factor setting;

   • j. Shade factor setting; and

   • k. Irrigation uniformity or efficiency setting.

• A. Landscapes shall be maintained to ensure water use efficiency. A regular maintenance schedule shall be submitted with the Certificate of Completion.

• B. A regular maintenance schedule shall include, but not be limited to, routine inspection; adjustment and repair of the irrigation system and its components; aerating and dethatching turf areas; replenishing mulch; fertilizing; pruning; weeding in all landscape areas, and removing obstruction to emission devices. Operation of the irrigation system outside the normal watering window is allowed for auditing and system maintenance.

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City of Oakdale, CA

ZONING

§ 36-24.21

§ 36-24.25

• C. Repair of all irrigation equipment shall be done with the originally installed components or their equivalents.

• D. A project applicant is encouraged to implement sustainable or environmentally-friendly practices for overall landscape maintenance.

• A. All landscape irrigation audits shall be conducted by a certified landscape irrigation auditor.

• B. For new construction and rehabilitated landscape projects installed after January 1, 2010, as described in § 36-24.10:

  1. The project applicant shall submit an irrigation audit report with the Certificate of Completion to the City that may include, but is not limited to: inspection, system tune-up, system test with distribution uniformity, reporting overspray or run off that causes overland flow, and preparation of an irrigation schedule;

  2. The City shall administer programs that may include, but not be limited to, irrigation water use analysis, irrigation audits, and irrigation surveys for compliance with the Maximum Applied Water Allowance.

• A. For the purpose of determining Maximum Applied Water Allowance, average irrigation efficiency is assumed to be 0.71. Irrigation systems shall be designed, maintained, and managed to meet or exceed an average landscape irrigation efficiency of 0.71. [Ord. No. 1184, Exh. A., 2010.]

• A. The installation of recycled water irrigation systems shall allow for the current and future use of recycled water, unless a written exemption has been granted as described in § 36-24.24B.

• B. Irrigation systems and decorative water features shall use recycled water unless a written exemption has been granted by the City stating that recycled water meeting all public health codes and standards is not available and will not be available for the foreseeable future.

• C. All recycled water irrigation systems shall be designed and operated in accordance with all applicable local and State laws.

• D. Landscapes using recycled water are considered Special Landscape Areas. The ET Adjustment Factor for Special Landscape Areas shall not exceed 1.0.

• A. Stormwater management practices minimize runoff and increase infiltration which recharges groundwater and improves water quality. Implementing stormwater best management practices into the landscape and grading design plans to minimize runoff and to increase on-site retention and infiltration are encouraged.

• B. Project applicants shall refer to the City or Regional Water Quality Control Board for information on any applicable stormwater ordinances and stormwater management plans.

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City of Oakdale, CA

OAKDALE CITY CODE

§ 36-24.25

§ 36-25.1

• C. Rain gardens, cisterns, and other landscape features and practices that increase rainwater capture and create opportunities for infiltration and/or on-site storage are recommended.

• A. Model Homes. All model homes that are landscaped shall use signs and written information to demonstrate the principles of water efficient landscapes described in this ordinance.

  1. Signs shall be used to identify the model as an example of a water efficient landscape featuring elements such as hydrozones, irrigation equipment, and others that contribute to the overall water efficient theme.

  2. Information shall be provided about designing, installing, managing, and maintaining water efficient landscapes.

• A. This section, 36-24.27, shall apply to all existing landscapes that were installed before the effective date of this ordinance and are over one (1) acre in size.

  1. For all landscapes in 36-24.27A that have a water meter, the City shall administer programs that may include, but not be limited to, irrigation water use analyses, irrigation surveys, and irrigation audits to evaluate water use and provide recommendations as necessary to reduce landscape water use to a level that does not exceed the Maximum Applied Water Allowance for existing landscapes. The Maximum Applied Water Allowance for existing landscapes shall be calculated as: MAWA = (0.8) (ETo)(LA)(0.62).

  2. For all landscapes in 36-24.27A that do not have a meter, the City shall administer programs that may include, but not be limited to, irrigation surveys and irrigation audits to evaluate water use and provide recommendations as necessary in order to prevent water waste.

• B. All landscape irrigation audits shall be conducted by a certified landscape irrigation auditor.

See Chapter 35, Section 48 of this Municipal Code.

• A. A local agency may consider Effective Precipitation twenty-five (25%) percent of annual precipitation) in tracking water use and may use the following equation to calculate Maximum Applied Water Allowance:

MAWA= (ETo - Eppt) (0.62) [(0.7 x LA) + (0.3 x SLA)]