Red Bluff Municipal Code § 27.3 General Provisions

(A) New construction and rehabilitated landscapes for each single lot commercial and/or industrial project with a landscape area equal to or greater than 2,500 square feet and requires a building permit, plan check or design review.

(B) New construction and rehabilitated landscapes which are developer-installed in single-family or multi-family projects with a landscape area equal to or greater than 2,500 square feet as measured on each finished lot without cumulative consideration and requiring a building permit, plan check, or design review.

(C) 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 5,000 square feet as measured on each finished lot without cumulative consideration and requiring a building permit, plan check or design review.

(D) Existing landscapes limited to § 27.3-17(A), (B), (C) and/or any other lands or projects that the city specifically identifies.

(Ord. 1005, passed 8-3-2010)

Violation of the requirements, including violations of conditions and safeguards established in connection with conditions, shall constitute an infraction. Nothing herein shall prevent the city from taking any lawful action as is necessary to prevent or remedy any violation.

(Ord. 1005, passed 8-3-2010)

The Landscape Documentation Package will be reviewed for completeness by the Community Development Department when submitted with a building permit, plan check and/or design review application to the city. The Landscape Documentation Package may include the following, but is not limited to:

(A) Project information:

(1) Date;

(2) Project applicant;

(3) Project address (if available, parcel and/or lot number(s));

(4) Total landscape area (square feet);

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

(6) 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;

(7) Checklist of all documents in Landscape Documentation Package;

(8) Project contacts to include contact information for the project applicant and property owner; and

(9) 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”.

(B) Water Efficient Landscape Worksheet:

(1) Hydrozone information table;

(2) Water budget calculations including maximum applied water allowance (MAWA) and estimated total water use (ETWU);

(3) Soil management report;

(4) Landscape design plan;

(5) Irrigation design plan; and

(6) Grading design plan.

(Ord. 1005, passed 8-3-2010; Am. Ord. 1018, passed 9-3-2013)

(A) A project applicant may complete the Water Efficient Landscape Worksheet for any project, which shall include the two sections of information noted below:

(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 § 27.3-19. For geographic areas not covered in the table, 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) When required, 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. The maximum applied water allowance shall be calculated using the equation: MAWA=(ETo)(0.62)[(0.7xLA)+(0.3xSLA)].

(Ord. 1005, passed 8-3-2010)

In order to reduce runoff and encourage healthy plant growth, a soil management report may be required for any project and be completed by the project applicant, or his or her designee, as follows:

(A) Submit soil samples to a laboratory for analysis and recommendations.

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

(2) The soil analysis may include:

(a) Soil texture;

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

(c) pH;

(d) Total soluble salts;

(e) Sodium;

(f) Percent organic matter; and

(g) Recommendations.

(B) The project applicant, or his or her designee, shall comply with one of the following:

(1) If significant mass grading is not planned, the soil analysis report shall be submitted to the local agency as part of the Landscape Documentation Package; or

(2) If significant mass grading is planned, the soil analysis report shall be submitted to the local agency as part of the Certificate of Completion.

(C) 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.

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

(Ord. 1005, passed 8-3-2010)

(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 may be submitted for any project, but is not limited to the following information:

(1) Plant material.

(a) Any plant may be selected for the landscape, however the estimated total water use in the landscape area shall be considered with 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.

(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 should not be allowed on slopes greater than 25% where the toe of the slope is adjacent to an impermeable hardscape and where 25% means one foot of vertical elevation change for every four 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 § 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.

(3) Mulch and amendments.

(a) A minimum two inch 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.

(B) The landscape design plan may, at a minimum, but not be limited to:

(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 private 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;

(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, and the like) that minimize runoff.

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

(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 §§ 5500.1, 5615, 5641, 5641.1, 5641.2, 5641.3, 5641.4, 5641.5, 5641.6, 6701, 7027.5 of the California Business and Professions Code, § 832.27 of Title 16 of the California Code of Regulations, and § 6721 of the California Food and Agriculture Code.)

(Ord. 1005, passed 8-3-2010)

(A) For the efficient use of water, an irrigation system design plan may be submitted for any project, but is not limited to meeting the requirements listed in this section and the manufacturer’s recommendations. The irrigation system and its related components shall be planned and designed to allow for proper installation, management, and maintenance.

(1) System.

(a) Dedicated landscape water meters are highly recommended on landscape areas smaller than 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 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, and the like), 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 analyzed to prevent runoff, low head drainage, overspray, or other similar conditions where irrigation water flows onto non-landscaped 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 be analyzed with the hydrozones of the landscape design plan.

(k) The irrigation system shall be analyzed with the the irrigation efficiency criteria as described in § 27.3-4 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.

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

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

(s) Overhead irrigation shall be analyzed with any and all adjacent non-permeable surface. Allowable irrigation within the setback from non-permeable surfaces may include drip, drip line, or 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;

2. The adjacent non-permeable 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 § 27.3-7. Prevention of overspray and runoff must be confirmed during the irrigation audit.

(t) Slopes greater than 25% 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.

(2) Hydrozone.

(a) Each valve shall be analyzed so as to 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 should 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.

(B) The irrigation design plan may contain, without limitation, the following:

(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 § 27.3-14;

(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 §§ 5500.1, 5615, 5641, 5641.1, 5641.2, 5641.3, 5641.4, 5641.5, 5641.6, 6701, 7027.5 of the California Business and Professions Code, § 832.27 of Title 16 of the California Code of Regulations, and § 6721 of the California Food and Agricultural Code.)

(Ord. 1005, passed 8-3-2010)

For the efficient use of water, a grading design plan may be submitted for any project in order to analyze the minimization of soil erosion, runoff, and water waste. A comprehensive grading plan prepared by a civil engineer or other authorized project representative for other local agency permits may satisfy this requirement.

(A) When required, the project applicant shall submit a landscape grading plan that indicates finished configurations and elevations of the landscape area including:

(1) Height of graded slopes;

(2) Drainage patterns;

(3) Pad elevations;

(4) Finish grade; and

(5) Stormwater retention improvements, if applicable.

(B) To prevent excessive erosion and runoff, it is highly recommended that project applicants:

(1) Grade so that all irrigation and normal rainfall remains within property lines and does not drain on to non-permeable hardscapes;

(2) Avoid disruption of natural drainage patterns and undisturbed soil; and

(3) Avoid soil compaction in landscape areas.

(Ord. 1005, passed 8-3-2010)

The Certificate of Completion is automatically granted with the finalizing of the permit by the authorized agency.

(Ord. 1005, passed 8-3-2010)

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:

(A) Irrigation scheduling shall be regulated by automatic irrigation controllers.

(B) 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 the local water purveyor, the stricter of the two shall apply. Operation of the irrigation system outside the normal watering window is allowed for auditing and system maintenance.

(C) 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 should 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.

(D) Parameters used to set the automatic controller shall be developed and submitted for each of the following:

(1) The plant establishment period;

(2) The established landscape; and

(3) Temporarily irrigated areas.

(E) Each irrigation schedule shall consider for each station all of the following that apply:

(1) Irrigation interval (days between irrigation);

(2) Irrigation run times (hours or minutes per irrigation event to avoid runoff);

(3) Number of cycle starts required for each irrigation event to avoid runoff;

(4) Amount of applied water scheduled to be applied on a monthly basis;

(5) Application rate setting;

(6) Root depth setting;

(7) Plant type setting;

(8) Soil type;

(9) Slope factor setting;

(10) Shade factor setting; and

(11) Irrigation uniformity or efficiency setting.

(Ord. 1005, passed 8-3-2010)

(A) Landscapes shall be maintained to ensure water use efficiency. A regular maintenance schedule shall be submitted with the Landscape Document.

(B) A regular maintenance schedule may be required for any project and 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 and obstruction to emission devices. Operation of the irrigation system outside the normal watering window is allowed for auditing and system maintenance.

(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.

(Ord. 1005, passed 8-3-2010)

(A) All landscape irrigation audits shall be conducted by a certified landscape irrigation auditor and/or an individual authorized by the city.

(B) This section may apply to all new construction or rehabilitated landscape projects installed after January 1, 2010.

(C) On any project the owner/applicant/developer may be required to submit an irrigation audit report or irrigation survey with the Landscape Document to the local agency 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.

(D) Any city department may administer programs that include, but not be limited to, irrigation water use analyses, irrigation audits, and irrigation surveys for compliance with the maximum applied water allowance.

(Ord. 1005, passed 8-3-2010)

For the purpose of determining maximum applied water allowance, average irrigation efficiency is assumed to be 0.71. All irrigation systems may be required to be designed, maintained, and managed to meet or exceed an average landscape irrigation efficiency of 0.71. However, more stringent requirements may be required to offset ETo.

(Ord. 1005, passed 8-3-2010)

(A) The installation of recycled water irrigation systems should allow for the current and future use of recycled water, unless a written exemption has been granted as described in division (B).

(B) Irrigation systems and decorative water features may use recycled water unless a written exemption has been granted by the local water purveyor 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 Health Department standards and regulations.

(D) Landscapes using recycled water are considered special landscape areas.

(Ord. 1005, passed 8-3-2010)

(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) Rain gardens, cisterns, and other landscape features and practices that increase rainwater capture and create opportunities for infiltration and/or onsite storage are recommended.

(Ord. 1005, passed 8-3-2010)

(A) Publications.

(1) Education is a critical component to promote the efficient use of water in landscapes. The use of appropriate principles of design, installation, management and maintenance that save water is encouraged in the community.

(2) The city will make information available to owners of new, single-family residential homes regarding the design, installation, management, and maintenance of water efficient landscapes available.

(B) Model homes. All model homes that are landscaped may use signs and written information to demonstrate the principles of water efficient landscapes described in this chapter.

(1) Signs should 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.

(Ord. 1005, passed 8-3-2010)

(A) Duties. It shall be the duty of the Planning Director, his or her delegated representative, and of the officers of the city herein or otherwise charged by law with the enforcement of this chapter to enforce this chapter and all the provision of the same.

(B) Irrigation audits, irrigation surveys, and irrigation water use analyses.

(1) This section may apply to all existing landscapes that were installed before January 1, 2010.

(2) For those landscapes specifically identified by city staff and within the parameters as noted in division (B)(1), the local agency 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 the specifically identified landscape by the city in division (B)(1) and its 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).

(C) Water waste prevention.

(1) Water waste prevention shall be achieved through the city’s application of irrigation audits, irrigation surveys or irrigation water use analyses when the landscape is specifically identified by city staff and within the parameters as noted in § 27.3-12(B) and division (B)(1) of this section.

(2) Restrictions regarding overspray and runoff may be modified if:

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

(b) The adjacent non-permeable surfaces are designed and constructed to drain entirely to a water way or landscaping.

(Ord. 1005, passed 8-3-2010)

A local agency may consider effective precipitation (25% of annual precipitation) in tracking water use and may use the following equation to calculate maximum applied water allowance: MAWA=(ETo-Eppt)(0.62)[(0.7xLA)+(0.3xSLA)].

(Ord. 1005, passed 8-3-2010)

See the following table for the City of Red Bluff, Tehama County, CA.

(Ord. 1005, passed 8-3-2010)