§ 9-402

This Chapter establishes standards for landscaping to conserve water, protect property, and improve the general appearance of the County and support implementation of the Model Water Efficient Landscape Ordinance (MWELO). The MWELO was prepared by the California Department of Water Resources and is used by the County in reviewing and approving plans for landscape design and installation. The specific purposes of the landscape regulations are to:

(a)

Require water-efficient landscaping through the use of native and drought-tolerant plans and waterconserving irrigation practices;

(b)

Aid in energy conservation by providing shade from the sun and shelter from the wind;

(c)

Provide habitat through the re-establishment of native plants;

(d)

Assist in mitigating air quality impacts by reducing or absorbing pollutants; and

(e)

Minimize or eliminate conflicts between potentially incompatible, but otherwise permitted land uses on adjoining lots through visual screening.

These regulations are intended to comply with the requirements of California Government Code of Regulations, Title 23, Division 2, Chapter 2.7 for a "water efficient landscape ordinance."

(a)

Applicability. This Chapter applies to the following landscape projects associated with any development requiring a building permit or discretional approval:

(1)

New landscape installations of 500 square feet or more;

(2)

Rehabilitated landscapes with an area 2,500 square feet or more;

(3)

New construction and rehabilitated landscapes that are developer-installed in a Single-Unit or Multi-Unit project with a landscape area of 2,500 square feet or more; and

(4)

New construction landscapes that are homeowner-provided and/or homeowner-hired in Single-Unit or Multi-Unit projects with a total project landscape area of 5,000 square feet or more.

(b)

Exemptions. The following are exempt from the requirements of this Chapter:

(1)

Homeowner-provided landscaping that is less than 500 square feet;

(2)

Registered local, State, or federal historical sites;

(3)

Areas in need of fire-resistant sections of vegetation;

(4)

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

(5)

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

(6)

Mined-land reclamation projects, and other projects that do not require a permanent irrigation system;

The following areas shall be landscaped and count toward the total area of landscaping required by the development standards for individual zones in the 200 Series and other countywide landscape regulations.

(a)

Required Setbacks. All required front and street-facing side setbacks, except for areas used for driveways and entries, shall be landscaped.

FIGURE 9-402.040 (A): REQUIRED SETBACKS

(b)

Lot Perimeters. Landscape buffers shall be installed and maintained along side and rear lot lines between differing zones, in accordance with the following standards.

(1)

Required Landscape Buffers.Table 9-402.040-B(1), Required Landscape Buffers, shows when a buffer treatment is required, and of what type, based on the proposed use and the adjoining use. Only the proposed use is required to provide the buffer yard. Adjoining uses are not required to provide the buffer yard. The type of buffer yard required refers to buffer yard-type designations as shown in the table and defined in subsection (2), below. "-" means that a buffer yard is not required unless required by another section of this Chapter.

TABLE 9-402.040-B(1): REQUIRED LANDSCAPE BUFFERS

(2)

Buffer Yard Types. Table 9-402.040-B(2), Buffer Yard Requirements, lists the minimum width, plant materials, and wall requirements for each type of buffer yard illustrated in Figure 9-402.040-B(2). The listed number of trees and shrubs are required for each 100 lineal feet of buffer yard. Trees shall be planted at least 40 feet on center. Natural areas with native vegetation or alternative planting materials which achieve equivalent buffering effects may be approved by the Zoning Administrator.

TABLE 9-402.040-B(2): BUFFER YARD REQUIREMENTS

FIGURE 9-402.040(B)(2): BUFFER YARD REQUIREMENTS

(3)

Width Reduction for Adjacent Landscaped Buffer. If an equivalent landscape buffer exists on the adjacent lot, the width of the required buffer may be reduced 50 percent.

(c)

Parking Areas. Parking areas shall be landscaped as follows:

(1)

One tree shall be required for each five parking stalls, or portion thereof, and shall be evenly spaced throughout the parking lot.

(2)

A ten-foot wide landscaped strip shall be installed between parking areas and adjacent public streets.

(3)

Planters that abut parking stalls shall be a minimum of five feet wide. A minimum 18-inch wide paved strip shall be added to the adjacent parking stall to allow access to and from vehicles.

(d)

Turf Areas. Turf shall not be installed within ten feet of the dripline of Native Oak trees, except for young trees with driplines of less than ten feet.

(e)

Unused Areas. All areas of a project site not intended for a specific use, including areas planned for future phases of a phased development, shall be landscaped or left in a natural state.

(a)

General. Landscaping may consist of a combination of ground cover materials, shrubs, and trees. Ground cover may include grasses, shrubs, perennials, vines, or other plants. Ground cover also includes mulch, such as gravel, rock, cinder, bark, or other permeable materials. Landscaping may include incidental features, such as stepping-stones, site furniture, water features, art, or other ornamental features placed within a landscaped setting.

(b)

Composition. Where required, planting shall include the installation and maintenance of no less than one item from each of the following groups:

(1)

Group One: Trees;

(2)

Group Two: Shrubs or Vines; and

(3)

Group Three: Ground Cover, Flowers, or Turf.

(c)

Plant Materials.

(1)

Turf Allowance. The maximum amount of turf in required landscape areas is 30 percent for non-residential uses and 50 percent for residential uses, except for turf areas that comprise an essential component of a

project (e.g., golf courses or playing fields), which are exempt from this limit. Turf is prohibited on slopes greater than 20 percent. The Zoning Administrator may grant exceptions for the following areas:

(A)

Cemeteries, schools, and parks; and

(B)

Any area for which the Zoning Administrator finds that the proposed design is in substantial compliance with the purpose and intent of this Chapter.

(2)

Plant Selection.

(A)

Any plant that is not specifically prohibited may be selected for the landscape, providing the Estimated Total Water Use in the landscape area does not exceed the Maximum Applied Water Allowance.

(B)

Plants should be selected and planted appropriately based upon their adaptability to the climatic, geologic, and topographical conditions of the project site, including water efficiency. Methods to achieve water efficiency include:

(i)

Using the Sunset Magazine Western Climate Zone System which takes into account temperature, humidity, elevation, terrain, latitude, and varying degrees of continental and marine influence on local climate;

(ii)

Recognizing 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 to allow for adequate soil volume for healthy root growth; and

(iii)

Using solar orientation for plant placement to maximize summer shade and winter solar gain.

(3)

Native Plant Preference. Native plants, particularly native trees and shrubs, shall be considered as the first alternative when selecting plants.

(d)

Water Features. Recirculating water systems must be used for water features. The surface area of a water feature must be included in the high water use hydrozone area of the required water budget calculation.

(e)

Tree Size. When planted, trees shall be at least five gallons in size.

(f)

Earth Berms.

(1)

An earth berm may count toward the minimum height of any planting, fencing, or wall; and

(2)

Mounds of earth used to screen or for planting shall not maintain a slope greater than 2:1.

(g)

Soil Preparation. Prior to the planting of any materials, compacted soils must be transformed to a friable condition. On engineered slopes, only amended planting holes need meet this requirement.

(h)

Mulch. A minimum three-inch layer of mulch must be applied on all exposed soil surfaces of planting areas except in turf areas, areas receiving closely spaced plugs as a lawn alternative, or direct seeding applications where mulch is contraindicated. To provide habitat for beneficial insects and other wildlife, up to five percent of the landscape area may be left without mulch. Stabilizing mulching products must be used on slopes that meet current engineering standards. The mulching portion of the seed/mulch slurry in hydro-seeded applications must meet the mulching requirement.

(i)

Erosion Control. Erosion shall be controlled as follows:

(1)

Slopes created through grading during construction shall be (re)planted with groundcover at a maximum of 18 inches on center or (re)planted with shrubs;

(2)

Slopes shall be restricted to a maximum 2:1 slope ratio;

(3)

Slopes greater than six feet in vertical height shall be planted with groundcover a maximum of 18 inches on center;

(4)

Erosion shall be controlled on all graded sites which remain vacant prior to building construction; and

(5)

Protective netting may be required on an interim basis to ensure bank stability.

(j)

Protective Curbing. Protective six-inch concrete curbs or standard concrete wheel stops shall be required where planting abuts parking stalls, loading areas, driveways, or turn-around areas.

(k)

Timing of Installation. Required landscaping, including irrigation systems, shall be completely installed prior to the use of the property.

(l)

Common Interest Development Guidelines. The architectural guidelines of a common interest development, such as a community apartment project, a condominium, or a planned residential development, shall not prohibit, or include conditions that have the effect of prohibiting, the use of low-water use plants as a group.

(a)

On-Site Trees. To provide cooling and improve air quality, trees must be provided as follows:

(1)

Residential Zones. One tree for every 5,000 square feet of lot area for residential development. The Zoning Administrator may grant a reduction to this ratio.

(2)

Commercial Zones. One tree for every 2,000 square feet of lot area.

(3)

Public Facilities, Mixed-Use and Airport Zones. One tree for every 2,500 square feet of lot area.

(4)

Industrial Zones. One tree for every 5,000 square feet of lot area with none required for the I-G and I-T zones.

(5)

Agricultural Zones. None.

(6)

Off-Site Planting. If the lot size or other site conditions make planting of the required trees impractical, the Zoning Administrator may allow the required trees to be planted off-site at twice the required ratio.

(7)

Exception for Existing Trees. If the required number and size of trees already exists on the site, the applicant shall not be required to plant new trees on-site.

(b)

Street Trees. All development in the Residential and Commercial zones must provide at least one street tree for each 60 linear foot of street frontage or one per lot frontage unless the Zoning Administrator determines that a different number of trees is warranted because of existing conditions and/or the number of street trees in the vicinity.

(1)

Spacing. Trees shall be spaced at a maximum of 60-foot intervals or a minimum of one tree per lot frontage.

(2)

Corner Lots. For corner lots, street trees shall be required on both street frontages.

(3)

Size. Trees shall be at least 15 gallons in size or 1½ inches in diameter at breast height.

(4)

Location from Driveways. Trees shall be located a minimum of ten feet from driveways.

(5)

Location from Rights-of-Way. Trees shall be located a minimum of four feet and a maximum of ten feet outside of the road right-of-way.

(6)

Street Frontages. Street trees shall be required along frontages where noise attenuation walls are required. They shall be placed in the yard or integrated with a serpentine wall.

(7)

Type. The types of trees shall be well suited to the climate of the region and as approved by the County.

(8)

Timing of Installation. Required street trees, including irrigation systems, shall be completely installed prior to the final inspection of the building or site, if no buildings are proposed.

(c)

Maintenance. All trees must be maintained to be free from physical damage or injury arising from lack of water, chemical damage, accidents, vandalism, insects, and disease. Any tree showing such damage to the extent that its life would be impaired must be replaced with another tree.

(Ord. No. 4671, § 26, 5-13-2025)

9-402.060 - REQUIRED LANDSCAPE PLANS AND SUPPORTING MATERIALS

(a)

General Requirements. Documentation must be provided to the Zoning Administrator on the forms required by the MWELO for all non-exempt landscape projects. Streamlined submittals are available for:

(1)

Small Sites. A project with a landscape area of 2,500 square feet or less that complies with the prescriptive measures listed in subsection (h), below, is exempt from certain submittal requirements for the MWELO Landscape Documentation Package.

(2)

Graywater or Rainwater Projects. A project that meets the lot or site's landscape water requirement entirely with treated or untreated graywater or through stored rainwater captured on site is subject only to certain requirements.

(3)

Existing Landscape. All existing landscape over one acre in size may be required to have an irrigation audit if a property owner proposes an expansion of floor area that is more than 10 percent of existing floor area or structural alterations that exceed 10 percent of the replacement cost of the building. Restrictions on overspray and runoff may be imposed as conditions of approval of a discretionary permit in order to conserve water.

(b)

Landscape Documentation Package. A Landscape Documentation Package meeting the requirements of the MWELO must be submitted to the Zoning Administrator by the project applicant for review and approval prior to start of construction.

(c)

Prescriptive Compliance Option for Smaller Sites. Landscape projects that involve 2,500 square feet or less of landscape area may be approved through a Zoning Compliance Review if the applicant meets all of the following requirements. Under this procedure, Landscape Documentation requirements of the MWELO are waived.

(1)

Submit a Prescriptive Compliance Form or Performance Checklist providing the required MWELO information.

(2)

At the time of final inspection of a smaller site, provide the owner of the property with a Certificate of Completion, Certificate of Installation, Irrigation Schedule, and a Schedule of Landscape and Irrigation Maintenance.

A Certificate of Completion, in the form specified by the Zoning Administrator, must be submitted to the Zoning Administrator upon completion of the installation.

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

(a)

Irrigation scheduling must be regulated by automatic irrigation controllers.

(b)

Overhead irrigation must be scheduled between 8:00 p.m. and 10:00 a.m. unless weather conditions prevent it. Operation of the irrigation system outside these times is allowed for auditing and system maintenance or if required by the water purveyor.

(c)

Irrigation run times and flow rates shall be monitored to ensure that the applied water meets the Estimated Total Water Use and the total annual applied water is less than or equal to the Maximum Applied Water Allowance.

(d)

A diagram of the irrigation plan showing hydrozones must be kept with the irrigation controller.

(a)

Landscape and Irrigation Maintenance.

(1)

The maintenance schedule shall include, as needed, routine inspections; auditing, adjustment and repair of the irrigation system and its components; aerating and dethatching turf areas; topdressing with compost,

replenishing mulch; fertilizing; pruning; weeding in all landscape areas; and removing obstructions to emission devices.

(2)

Repair of all irrigation equipment must be done with the originally installed components or their equivalents or with components with greater efficiency.

(b)

Irrigation Audit Report.

(1)

After completion of the installation, a Landscape Irrigation Audit must be conducted by a County landscape irrigation auditor or a third-party certified landscape irrigation auditor and submitted with the Certificate of Completion.

(2)

In large projects or projects with multiple landscape installations, an auditing rate of one in seven lots or approximately 15 percent will satisfy this requirement.

(3)

The irrigation audit must include, and the report must document, the on-site inspection, system tune-up, system test with distribution uniformity, reporting overspray or run off that causes overland flow, and updating of the irrigation schedule, including configuring irrigation controllers with application rate reflecting the soil types, plant factors, slope, exposure, and any other factors necessary for accurate programming.

All model homes that are landscaped must use signs and written information to demonstrate the principles of water efficient landscapes described in this Chapter.

(a)

Signs must be used to identify the model home as an example of water efficient landscaping, featuring elements, such as hydrozones, irrigation equipment, and other design elements that contribute to overall water efficiency. Signs must include information about the site water use; specify who designed and installed the water efficient landscape; and indicate, as appropriate, use of native plants, graywater systems, and rainwater catchment systems.

(b)

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

The requirements of this Chapter may be modified by the Zoning Administrator in cases where it is demonstrated that an alternative would result in an equal or greater amount of landscaping without increased water use.

Chapter 9-403 - Lighting and Illumination