Chapter 21.55 — VISIBILITY AT INTERSECTIONS

A.

Purpose. This chapter is intended to maintain clear sight visibility at street intersections by minimizing obstructions caused by vegetation and structures.

B.

Applicability. Visibility requirements are applicable to every intersection of two or more public or private streets and alleys.

(Ord. No. 1144 N.S., § 3(Exh. A), 10-1-2024)

Vegetation, fences, and structures located on a property at any corner from intersecting streets shall comply with city engineering standards.

(Ord. No. 1144 N.S., § 3(Exh. A), 10-1-2024)

Chapter 21.56 - WATER EFFICIENT LANDSCAPING

21.56.010 - Purpose and applicability.

A.

Purpose. Consistent with California State Law, it is the purpose of this chapter to:

1.

Promote the values and benefits of landscapes while recognizing the need to use water resources as efficiently as possible;

2.

Establish a structure for planning, designing, installing, maintaining, and managing water efficient landscapes in new construction and rehabilitated projects.

B.

Applicability. The requirements within this chapter apply to new construction and rehabilitated landscapes for commercial, industrial, and residential projects that are subject to the development review process (Chapter 21.15) and/or a building permit.

1.

Development Review Process. In conjunction with the submittal of a project for development review (Chapter 21.15), conceptual landscape plans shall be provided that demonstrate that the design of the landscaping complies with the standards within this chapter. These plans shall be reviewed by the applicable review authority.

2.

Building Permit. In conjunction with the submittal of a project for building plan check, final landscape and irrigation plans shall be submitted with the project in compliance with this chapter. After a plan check review by the planning and/or public works departments for compliance with this chapter, a building permit may be issued. Fees consistent with the fees established for building plan check will be applied for staff review of the landscape and irrigation plan.

3.

Certificate of Completion. Once the landscape and irrigation plans and necessary documentation have been provided in substantial compliance with the landscape documentation package (LDP), a certificate of completion may be issued. A certificate of completion shall be issued prior to the project receiving a certificate of occupancy by the building division.

4.

Landscape and Irrigation Installation. Landscaping and irrigation shall be installed per the approved plans prior to the issuance of a certificate of occupancy or "final" of the building/project.

5.

Landscape Bond. For projects that have a landscape area of one-half acre or greater, a bond may be posted, which would allow a building to be finalized and a certificate of occupancy to be issued prior to the site landscape and irrigation being completed. The bond shall be based on an estimate for labor and materials to complete the landscape and irrigation project per the approved plans, plus an additional twenty-five percent. The applicant shall fill out the landscape bond security agreement along with the necessary bonding information, to the community development department for review and approval to determine the specific bond amount. For projects that have a landscape area of less than one-half acre, the community development director or his or her designee may approve a bond to be posted, which would allow a building to be finalized and a certificate of occupancy to be issued prior to the site landscape and irrigation being completed.

(Ord. No. 1144 N.S., § 3(Exh. A), 10-1-2024)

21.56.020 - Definitions.

The following definitions shall apply within Chapter 21.56:

A.

"Estimated Total Water Use" (ETWU) means the total water used for the landscape as calculated in the Water Efficient Landscape Worksheet.

B.

"Evapotranspiration adjustment factor" (ETAF) means a factor of 0.55 for residential areas and 0.45 for nonresidential areas, that, when applied to reference evapotranspiration, adjusts for plant factors and irrigation efficiency, two major influences upon the amount of water that needs to be applied to the landscape. The ETAF for new and existing (nonrehabilitated) special landscape areas shall not exceed one. The ETAF for existing non-rehabilitated landscapes is 0.8.

C.

"Flow sensor" means an inline device installed at the supply point of the irrigation system that produces a repeatable signal proportional to flow rate. Flow sensors must be connected to an automatic irrigation controller, or flow monitor capable of receiving flow signals and operating master valves.

D.

"Irrigation efficiency" means 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.

E.

"Landscape architect" means a person who holds a license to practice landscape architecture in the state of California as described in the Business and Professionals Code Section 5615.

F.

"Landscaped area" means 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 non-development (for example, open spaces and existing native vegetation).

G.

"Landscape contractor" means a person licensed by the state of California to construct, maintain, repair, install, or subcontract the development of landscape systems.

H.

"Landscape water meter" means an inline device installed at the irrigation supply point that measures the flow of water into the irrigation system and is connected to a totalizer to record water use.

I.

"Master shut-off valve" is a valve installed at the irrigation supply point which controls water flow into the irrigation system. When this valve is closed water will not be supplied to the irrigation system. A master valve will greatly reduce any water loss due to a leaky station valve.

J.

"Maximum Applied Water Allowance" (MAWA) means the upper limit of annual applied water for the established landscaped area as calculated as calculated in the Water Efficient Landscape Worksheet.

K.

"Rehabilitated landscape" means any re-landscaping project that requires a permit, plan check, or development review.

L.

"Runoff" means 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.

M.

"Soil moisture sensing device" or "soil moisture sensor" means a device that measures the amount of water in the soil. The device may also suspend or initiate an irrigation event.

N.

"Turf" means a ground cover surface of mowed grass, which may include annual bluegrass, Kentucky bluegrass, perennial ryegrass, red fescue, tall fescue, Bermudagrass, Kikuyu grass, seashore paspalum, St. Augustinegrass, zoysiagrass, and buffalo grass.

O.

"Valve" means a device used to control the flow of water in the irrigation system.

P.

"Water conserving plant species" means a climate-adapted plant species identified as having a low plant factor (Water Use Classification of Landscape Species plant factor of 0.3 or less).

Q.

"Water Efficient Landscape Worksheet" means calculations of the maximum applied water allowance and estimated total water use using specific landscape hydrozone areas, plant factors in accordance with the water use classification of landscape species, and irrigation efficiencies, evapotranspiration adjustment factors, and regional evapotranspiration rate. The worksheet is on file with the community development department.

R.

"Water Use Classification of Landscape Species" (WUCOLS) means the water use classification of landscape species list published by the University of California Cooperative Extension and the Department of Water Resources.

(Ord. No. 1144 N.S., § 3(Exh. A), 10-1-2024)

21.56.030 - Turf limitations for new construction and rehabilitated landscapes.

A.

General. All new construction projects (residential, commercial, industrial) shall comply with the following limitations:

1.

Turf areas less than ten feet in width in any direction are prohibited, unless subsurface irrigation is used and maximum turf areas do not exceed the percentages outlined in this chapter.

2.

Turf shall be prohibited within the public right-of-way, including parkways.

3.

Developments shall be graded to maximize the on-site distribution of runoff to planted areas.

4.

For non-turf areas, drip irrigation methods and water conserving plant species shall be used.

5.

Landscapes and irrigation systems shall comply with the requirements of Section 21.56.040 (Landscape and Irrigation System Design and Information Requirements).

6.

Covenants, conditions and restrictions (CCRs) shall not require turf landscaping nor have the effect of prohibiting lowwater use landscaping.

B.

Commercial and Industrial Projects.

1.

Water conserving plant species irrigated with a drip irrigation system shall be used for one hundred percent of the development's landscaped area, excluding edibles and areas using recycled water.

2.

Exceptions. This subsection does not apply to cemeteries, plant collections as part of botanical gardens and arboretums open to the public, city parks, and school sports fields.

C.

Single Family Residences.

1.

Turf grass installed with spray irrigation shall be limited in new and rehabilitated single family residential front yards, street side yards and back yards, to twenty-five percent of the landscaped area. Providing turf in the front or street side yard, will trigger the requirement for the submittal of the landscape documentation package listed in Subsection 21.56.040(B).

2.

The common areas in residential subdivisions (including landscape and lighting district areas) shall be planted with water conserving plant species irrigated with drip irrigation (excepting active play areas such as ball fields, playgrounds, and picnic areas).

D.

Model Homes.

1.

Turf grass shall be prohibited in the front yards of model homes and shall be limited to twenty-five percent of the landscaped area in back and side yards.

2.

Model homes shall be used to educate future homeowners about water efficient landscape and irrigation techniques. Education features for model homes shall include:

a.

The installation of interpretive landscape information signs that describe the principles of water efficient landscapes including features such as hydrozones, appropriate irrigation equipment. and others techniques that contribute to the overall water efficient irrigation theme.

b.

Information shall be provided to new homeowners that includes techniques on designing, installing, managing, and maintaining water efficient landscapes, and complying with this chapter.

E.

Multi-Family Residential Projects. Turf grass shall be limited to twenty percent of the landscaped area. The twenty percent limitation shall be exclusive of areas designed as active play surfaces (for example, ballfields, playgrounds, and picnic areas).

F.

Rehabilitated Landscapes. Rehabilitated landscapes shall comply with the turf limitations outlined in Subsections A— F, as appropriate to the property type.

(Ord. No. 1144 N.S., § 3(Exh. A), 10-1-2024)

21.56.040 - Landscape and irrigation system design and information requirements.

A.

All project landscaping and irrigation plans/designs shall comply with the following standards:

1.

The following documents and plans shall be submitted prior to the issuance of a building permit for the associated project:

a.

Project Information.

b.

Water Efficient Landscape Worksheet (on file with the community development department).

c.

Landscape design plans.

d.

Irrigation design plans.

2.

The estimated total water use (ETWU) calculated in the Water Efficient Landscape Worksheet shall not exceed maximum applied water allowance (MAWA).

3.

The evapotranspiration adjustment factor (ETAF) calculated in the Water Efficient Landscape Worksheet shall not exceed 0.55 for residential projects and 0.45 for nonresidential projects.

4.

The irrigation design plans shall utilize rain sensors, either integral or auxiliary, that suspend irrigation during and after rainfall events, shall be required on all irrigation control systems.

5.

Prohibit turf on slopes greater than twenty percent where the toe of the slope is adjacent to an impermeable hardscape.

6.

Water features shall use recirculating water systems.

7.

Prohibit overhead spray irrigation within twenty-four inches of non-permeable surfaces such as, but not limited to, concrete sidewalks and driveways. Subsurface irrigation may be used as long as other requirements of this chapter are met. Allowable irrigation within the setback from non-permeable surfaces may include drip, drip line, or other lowflow non-spray type of systems. The setback area may be planted or non-planted. The surfacing of the setback may be mulch, gravel, cobles, or other permeable material. These restrictions may be modified if the landscape area is adjacent to permeable surfacing, and no runoff occurs or the adjacent non-permeable surface drains entirely to landscaped areas.

8.

Incorporate compost at a rate of at least four cubic yards per one thousand square feet to a depth of six inches into the landscape area (unless contra-indicated by soil test).

Irrigation systems shall be designed and constructed to achieve a minimum efficiency of seventy-five percent for overhead spray devices and eighty-one percent for drip systems.

10.

All irrigation systems shall include pressure regulators and a master shut-off valve. All irrigation emitters shall meet the requirements set in the ANSI standard, ASABE/ICC 802-2014, "Landscape Irrigation Sprinkler and Emitter Standard". All sprinkler heads installed in the landscape must document uniform distribution with a low quarter of 0.65 or higher using the protocol defined in ASABE/ICC 802-2014.

11.

For irrigations systems serving nonresidential landscape areas, a dedicated landscape meter or submeter may be required, depending on the water meter size required to serve the total water demand for the project (indoor and outdoor potable water demands). Refer to public works standards to determine if a separate landscape meter is required.

12.

Irrigation systems serving nonresidential landscape areas greater than one thousand square feet shall incorporate dedicated flow sensors that detect and report high flow conditions due to broken pipes, sprinkler heads, or other malfunctions.

13.

Apply a minimum three-inch layer of mulch on all exposed soil surface of planting areas.

14.

The architectural guidelines and covenants, conditions, and restrictions of common interest developments shall not have the effect of prohibiting the use of low-water use plants or requiring turf grass in landscaped areas.

B.

Projects with a landscape area equal to or greater than one-half acre shall submit the following information and shall comply with the following standards and conditions. Please note that the landscape area for new residential subdivisions will be calculated on an individual lot basis as each lot develops, not a total of landscape areas prior to subdivision. If there are common areas, or areas within a landscape and lighting district that have landscape areas one-half acre or greater, there will be a requirement for an LDP for those areas to be completed prior to the recordation of the final map.

1.

All of the items identified in Subsection 21.56.040(A) shall apply.

2.

Weather-based irrigation controllers, soil moisture-based controllers, or other self-adjusting irrigation controllers shall be required for irrigation scheduling.

3.

The following documents and plans shall be submitted prior to the issuance of a building permit for the associated project and for compliance with the landscape documentation package:

a.

Project information.

b.

Water Efficient Landscape Worksheet.

c.

Soil management report.

d.

Landscape design plan.

e.

Irrigation design plan.

f.

Grading design plan.

4.

The following documents and plans shall be completed and the landscape and irrigation project shall be installed prior to the issuance of a certificate of occupancy for the associated project. The certificate of completion also requires the documentation of the following items. (Please refer to the Landscape and Irrigation Design Guide for specific forms and criteria).

a.

Irrigation scheduling.

b.

Landscape and irrigation maintenance schedule.

c.

Irrigation audit, irrigation survey, and irrigation water use analysis.

d.

Irrigation efficiency.

e.

Stormwater management.

5.

The project applicant shall be responsible for costs of city audits, inspections, surveys, analyses, design changes, additional reviews, and resubmittals necessary for compliance with this chapter.

(Ord. No. 1144 N.S., § 3(Exh. A), 10-1-2024)

ARTICLE 5. - SPECIAL REGULATIONS Chapter 21.58 - ACCESSORY DWELLING UNITS

Footnotes:

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Editor's note— Ord. No. 1151 N.S., § 4(Exh. A), adopted Nov. 19, 2024, repealed Ch. 21.58 and enacted a new chapter as set out herein. The former Ch. 21.58, §§ 21.58.010—21.58.080, pertained to similar subject matter and derived from Ord. No. 1144 N.S., § 3(Exh. A), adopted Oct. 1, 2024.