Chapter 13.34 — WIRELESS TELECOMMUNICATIONS FACILITIES

• A. The purpose and intent of this chapter is to provide a uniform and comprehensive set of standards for the development, siting and installation of wireless telecommunication facilities and antennas. The regulations contained herein are designed to protect and promote the public

health, safety and community welfare and the aesthetic quality of the City as set forth within the goals, objectives and policies of the General Plan, while at the same time providing for managed development of wireless telecommunications infrastructure in accordance with the guidelines and intent of the Telecommunications Act of 1996.

• B. Objectives. Recognizing the City's roles as regulator, service provider, facilitator and user, it is intended that the City shall apply these regulations in furtherance of the following goals and policy objectives, including, but not limited to:

  1. To retain control of private and public property within the confines of State and Federal legislation to regulate wireless telecommunications facilities;

  2. To facilitate the creation of an advanced wireless telecommunications infrastructure for citizens, businesses, industries and schools;

  3. To protect the City from potential adverse effects of wireless telecommunications facility development; and

  4. Ensure that the wireless telecommunications infrastructure is designed to enhance and not interfere with the City's emergency response network.

(Ord. 566 § 3, 2019)

For purposes of this chapter, the following words, terms, phrases and their derivations have the meanings given in this section. The word "shall" is always mandatory and not merely directory.

"Antenna" means a device for transmitting and receiving radiofrequency (RF) signals.

"Base station" means collectively all of the equipment and apparatus, excluding antennas, serving as components of an existing wireless telecommunications communications facility, including any antenna support structure.

"Co-location" or "co-located" means the location of multiple antennas which are either owned or operated by more than one service provider at a single location and mounted to a common support structure.

"Eligible facility" means an existing wireless tower or base station to be modified by: (1) the installation of new transmission equipment, including co-locations; (2) removal of transmission equipment; or (3) replacement of transmission equipment, without a substantial change to the physical dimensions or replacement of the underlying structure.

"Equipment" means any apparatus serving as a component of a wireless communication facility including, but not limited to, a base station, cables/wires, air conditioning units, mounting brackets, equipment cabinets, generators, battery or other power supplies, pedestals, and meters, but excluding antennas and antenna support structures.

"FCC" means the Federal Communications Commission of the United States.

"Tower" includes any structure built for the sole or primary purpose of supporting any FCC-licensed or authorized antennas and their associated facilities.

"Wireless telecommunication facility," "wireless facility" or "facility" means any unmanned facility established for the purpose of providing wireless transmission of voice, data, images or other information, including but not limited to, cellular telephone service, personal communication service, and paging service. A wireless telecommunication facility can consist of one or more antennas with associated equipment.

(Ord. 566 § 3, 2019)

In addition to meeting standard application submittal requirements for discretionary permits, detailed in other chapters in this title, all wireless telecommunications facility carriers or providers shall provide the information listed below. The Director may waive certain submittal requirements based on specific project factors. This section does not apply to wireless telecommunications facilities requiring an antenna permit as set forth in Section 13.34.085 .

• A. Visual Impact Demonstration. A visual impact analysis shall be provided showing the maximum silhouette and proposed or required screening. The visual impact analysis shall photo simulations and any required photo overlays, scaled models or architectural renderings necessary to determine visual impact. A map depicting where the photos were taken shall be included.

• B. Narrative.

  1. Antennas. List the number of proposed antennas and base transceiver stations and/or equipment cabinets and any existing facilities on the site.

  2. Location. Describe the location and type of antenna installations (stand-alone rooftop, rooftop attached to a mechanical penthouse, or building façade) and location of the base transceiver station(s), equipment cabinets and/or buildings.

  3. Height. List the height of the antenna installation. Carriers must provide documentation that establishes that the proposed facilities have been designed to the minimum height required from a technological standpoint for the proposed site.

  4. Radio Frequency. List the radio frequency range in megahertz and list the wattage output of the equipment.

  5. Radio Frequency Emissions. A report listing the effective radiated power generated by the proposed facility, shall be submitted to the Director. The report shall identify exposure levels for both controlled and uncontrolled areas where the levels are projected to be highest.

  6. FCC Compliance. Provide documentation certifying all applicable licenses or other approvals required by the Federal Communications Commission to provide the services proposed, have been obtained.

  7. Maintenance. Describe the anticipated maintenance and monitoring program for the antennas and back-up equipment.

  8. Noise/Acoustical Information. Provide noise and acoustical information for equipment such as air conditioning units and back-up generators.

  9. Site Selection Process. Provide a map and narrative description explaining the site selection process including information about other sites considered and reason for their rejection.

  10. Geographic Service Area. Identify the geographic service area for the subject installation, including a map showing the site and the associated "next" cell sites within the network. Describe the distance between cell sites. Describe how this service area fits into and is necessary for the company's service network. Illustrate the geographic area in which the facility could be located showing all other sites that could be used for antenna location.

vice area for the subject installation, including a map showing the site and the associated "next" cell sites within the network. Describe the distance between cell sites. Describe how this service area fits into and is necessary for the company's service network. Illustrate the geographic area in which the facility could be located showing all other sites that could be used for antenna location.

11. Preferred Location Sites. Each application shall identify the location preference, listed in Section 13.34.040 , that the proposed facility is meeting. If the proposed location is not a preferred location, the applicant shall provide a list (by address and assessor's parcel number) and a map at a one to 200 scale of all preferred location sites within the service area; what good faith efforts and measures were taken to secure each other of these preferred location sites; describe why each such site was not technologically, legally or economically feasible and why such efforts were unsuccessful; how and why the proposed

site is essential to meet service demands for the geographic service area and the Citywide network.

12. Preferred Mounting Technique. Each applicant shall identify the antenna mounting preference, listed in Section 13.34.050 , the proposed facility is meeting. If the proposed mounting technique is not a preferred technique, the applicant shall provide a list (by address and assessor's parcel number) and a map at a one to 200 scale of all such buildings/sites within the service area; what good faith efforts and measures were taken to secure each of these preferred mounting location/sites; describe why each such site was not technologically, legally or economically feasible and why such efforts were unsuccessful; and how and why the proposed site is essential to meet service demands for the geographic service area and the Citywide network.

13. Cumulative Effects. Identify the location of all the applicant's antennas and backup facilities and location of other wireless telecommunications facilities on and near the property; include the following:

  - a. Height. The height of all existing and proposed wireless telecommunications facilities on the property, shown in relation to the height limit for the zoning district; 

  - b. Antennas. The dimension of each existing and proposed antenna, base transceiver station, equipment cabinet and associated building and backup equipment on the property; 

  - c. Power Rating. The power rating for all existing and proposed backup equipment; 

  - d. Total Watts. The total number of watts per installation and the total number of watts for all installations on the building (roof or side); 

  - e. Facilities Within 100 Feet. The number and types of wireless telecommunications within 100 feet of the proposed site and provide estimates of the cumulative electromagnetic radiation emissions at the proposed site.

• C. Co-Location Agreement. All wireless telecommunications carriers shall provide a letter stating their willingness to allow other carriers to co-locate on their facilities wherever technically and economically feasible and aesthetically desirable. When determined to be technically feasible and appropriate, the Director may require unutilized space to be made available for co-location of other wireless telecommunications facilities, including space for entities providing similar, competing services. Co-location is not required in cases where the addition of the new service or facilities would cause quality of service impairment to the existing facility or if it becomes necessary for the host to go off-line for a significant period of time.

• D. The applicant shall provide a list of planned or anticipated facilities within the City, and their anticipated construction schedules. The Director may require concurrent processing of planned facilities.

• E. At the discretion of the Director the applicant may be required to provide an authorization waiver to permit the City to hire an independent, qualified consultant to evaluate any technical aspect of the proposed wireless telecommunications facility, including, but not limited to, compliance with applicable Federal emission standards, potential for interference with existing or planned public safety emergency response wireless telecommunications facilities, or analysis of feasibility of alternate sites, screening methods or devices. Any authorization for this purpose shall include an agreement by the applicant to reimburse the City for all reasonable costs associated with the consultation. Any proprietary information disclosed to the City or the consultant is hereby deemed not be a public record, shall remain confidential, and not be disclosed to any third party without the express consent of the applicant.

• F. Any other relevant information as required by the Director. (Ord. 566 § 3, 2019)

The following general requirements apply at all times to all wireless telecommunications facilities located in all zoning districts:

• A. Each facility must comply with any and all applicable provisions of the Santee Municipal Code, including, but not limited to, provisions of the Building Code, as amended by the City, and any conditions of approval imposed as part of the approval process.

• B. Each facility must comply with any and all applicable regulations and standards promulgated or imposed by any State or Federal agency, including, but not limited to, the Federal Communications Commission and the Federal Aviation Administration.

• C. The facility must at all times comply with all applicable health requirements and standards pertaining to RFR emissions.

• D. Interference with City communications systems is prohibited. All proposed facility applications shall include reports, as required by the Fire Department, to evaluate potential interference. The applicant shall be responsible for any costs incurred by the City, including the costs of retaining consultants, to review and analyze the reports.

• E. Without limitation, the provisions of this chapter do not permit placement of wireless telecommunications facilities in the public right-of-way without an encroachment permit authorizing such placement issued by the City, or permit placement of wireless telecommunications facilities on private property without the permission of the property owner.

• (Ord. 566 § 3, 2019)

Location preference for wireless telecommunications facilities should be given to:

• A. Co-Location Sites. Co-located and multiple-user wireless telecommunications facilities may be required when, in the determination of the Director, it is technically feasible and appropriate and will minimize overall visual impact to the community.

• B. Property designated industrial or commercial, unless otherwise prohibited pursuant to this chapter.

• C. Facilities Attached or Sited Adjacent to Existing Structures. Appropriate types of existing structures may include, but are not limited to: buildings, water tanks, telephone and utility poles, sign standards, traffic signals, light standards and roadway overpasses.

• D. Sites that are not highly visible from adjacent roadways.

• E. Unless otherwise indicated in this chapter, no wireless telecommunications facility shall be installed on an exposed ridgeline or on property located within the Hillside Overlay District or along a scenic road or scenic corridor as designated in the Santee General Plan unless the facility blends with the surrounding existing natural and man-made environment to the maximum extent possible and a finding is made that no other location is technically feasible.

• (Ord. 566 § 3, 2019)

The following antenna and equipment siting and mounting techniques are preferred:

• A. Façade mounted antennas that meet the visual requirements specified in this chapter;

• B. Roof mounted antennas that are not visible to the public; and

• C. Monopoles or freestanding towers that utilize stealthing techniques. (Ord. 566 § 3, 2019)

In addition to all other requirements set forth in this chapter, all wireless telecommunications facilities shall meet the following design requirements:

• A. All facilities shall be designed to minimize the visual impact to the greatest extent feasible by means of placement, screening, and camouflage and to be compatible with existing architectural elements, building materials and other site characteristics. The applicant shall use the smallest and least visible antennas possible to accomplish the coverage objectives.

• B. Colors and materials for facilities shall be nonreflective and chosen to minimize visibility. Facilities, including support equipment and buildings, shall be painted or textured using colors to match or blend with the primary background.

• C. Wireless support structures and base stations shall be illuminated as required by the FCC and/or the Federal Aviation Administration (FAA). If allowed under FAA and other governmental regulations, alternatives to strobe lighting shall be used at night and lighting shall be shielded to ensure that lighting is focused toward the top of the wireless support structure or base station. Lightning arresters and beacon lights shall not be included in the design of facilities unless required by the FAA and shall be included when calculating the height of facilities such as lattice towers and monopoles.

• D. Façade-mounted equipment shall be architecturally integrated into the building design and otherwise made as unobtrusive as possible. Antennas must be located entirely within an existing or newly created architectural feature so as to be completely screened from view.

• E. Satellite dish or parabolic antennas shall be situated as close to the ground as possible to reduce visual impact without compromising their function.

• F. Where appropriate, facilities shall be installed so as to maintain and enhance existing landscaping on the site, including trees, foliage and shrubs, whether or not utilized for screening.

• G. All monopoles and lattice towers shall be designed to be the minimum functional height and width required to support the proposed antenna installation. Freestanding monopoles shall incorporate stealth techniques to minimize their prominence.

• H. Roof-mounted antennas shall be constructed at the minimum height possible to serve the operator's service area and shall be set back from the edge of the building or otherwise screened with the building parapet to minimize their visibility.

• I. Support equipment pads, cabinets, shelters and buildings require architectural, landscape, color, or other camouflage treatment to minimize visual impact. Equipment shelters and buildings shall not be used for the storage of any excess equipment or hazardous waste (e.g., discarded batteries). No outdoor storage yards shall be allowed in an equipment compound. Equipment compounds shall not be used as habitable space.

• J. No freestanding facility such as a monopole, lattice tower, or similar structure including ancillary support equipment may be located between the face of a building and a public street, bikeway or park.

• K. The City shall retain the authority to limit the number of antennas with related equipment and providers to be located at any site and adjacent sites in order to prevent negative visual impact associated with multiple facilities.

• L. Freestanding facilities, including towers, lattice towers, and monopoles, shall not exceed the maximum height of the base district by more than 15 feet. The height of a freestanding facility shall be measured from the natural undisturbed ground surface below the center of the base of the tower itself to the tip of the highest antenna or piece of equipment attached thereto. In the case of roof-mounted towers, the height of the tower includes the height of the portion of the building on which it is mounted.

• M. No telecommunications facility that is readily visible from off-site shall be installed on a site that is not already developed with a telecommunications facility unless a finding is made, based on technical evidence acceptable to the Director, as appropriate, showing a clear need for this facility that no technically feasible alternative site exists.

• (Ord. 566 § 3, 2019)

• A. Installation of the following antennas and/or appurtenant equipment which complies with all applicable health requirements and standards pertaining to RF emissions is exempt from the provisions of this chapter subject to the conditions below:

  1. Antennas designed to receive video programming signals from direct broadcast satellite (DBS) services, residential fixed wireless telecommunications, multi-channel multi-point distribution providers (MMD) or television broadcast stations in all zoning districts are exempted, provided that all of the following conditions are met:

     • a. The antenna is accessory to an existing use and measures 39 inches (one meter) or less in diameter; and

     • b. To the extent feasible, the antenna is installed in a location where it is not readily visible from the public right-of-way.

  2. Ground-mounted satellite receive-only parabolic antennas or dishes greater than 39 inches and up to 12 feet in diameter and 15 feet in height in residential, commercial, office, industrial, resort recreation and open space zones are exempted if the following conditions are met:

     • a. The antenna is for the sole use of the project site tenants;

     • b. The antenna is located only within the rear or interior side yard area of the property;

     • c. The antenna shall not be located within a required setback area, driveway or parking space;

     • d. A maximum of one antenna per residential lot is permitted. In commercial, office, industrial, resort recreation or open space zones, no more than one antenna per lot is permitted unless there is more than one use on a lot which cannot feasibly be served by a single antennae;

     • e. In residential, resort recreation or open space zones, the antenna shall be screened from adjacent properties and public view on all sides to the satisfaction of the Director;

     • f. In commercial, office, or industrial zones, the antenna should be screened by on-site structures and the antenna's location to minimize the antenna's visibility from the public right-of way;

     • g. Screening materials may include walls, fences, other material substantially compatible with the principal on-site buildings, trees, shrubs, earthen berms or depressions or a combination of the above. The color of the antenna shall blend with its background or the surrounding area.

  3. Roof-mounted satellite receive-only parabolic antennas or dishes greater than 39 inches and up to 12 feet in diameter on properties zoned commercial, office, or industrial are exempted if the following conditions are met:

     • a. The antenna is for the sole use of the project site tenants; and

     • b. The antenna should be screened by on-site structures and the antenna's location to minimize the antenna's visibility from the public right-of-way.

  4. Amateur radio antenna (including ham and short wave) provided the antenna does not exceed the maximum building height for the zoning district in which it is located by more than 15 feet.

5. Wireless telecommunications facilities exempt from the provisions of this chapter by operation of State or Federal law.

   6. Wireless telecommunications facilities located within the public right-of-way, except as otherwise expressly regulated in this chapter.

• B. The determination of whether or not a proposed facility meets the requirements for exemption is at the discretion of the Director. The Director may require that the application be processed as a minor development review permit or conditional use permit if the requirements of this section cannot be met unless the application is an eligible facilities request subject to Section 13.34.085 .

• (Ord. 566 § 3, 2019)

• A. The following types of telecommunications facilities are allowed, subject to the applicable provisions of this chapter and approval of a development review permit by the Director:

  1. Residential zoning districts, resort recreation and open space zoning districts:

     • a. Façade-mounted antennas located on nonresidential properties, which are architecturally integrated into an existing structure and not readily visible;

     • b. Roof-mounted antennas located on nonresidential properties, which are architecturally integrated into an existing structure and not readily visible;

     • c. Roof-mounted satellite receive-only parabolic antennas or dishes more than 39 inches and up to 12 feet in diameter, which are not readily visible.

  2. Commercial, office and industrial zoning districts:

     • a. Façade-mounted antennas on nonresidential properties, which are architecturally integrated into an existing structure and not readily visible;

     • b. Roof-mounted antennas on nonresidential properties, which are architecturally integrated into an existing structure and not readily visible;

     • c. Ground-mounted antennas on nonresidential properties and mounted on a mast which does not exceed 15 feet in height and six inches in diameter and are not readily visible.

• B. The determination of whether or not a proposed facility meets the requirements for a development review permit are at the discretion of the Director. The Director may require that the application be processed as conditional use permit if the requirements of this section cannot be met.

• (Ord. 566 § 3, 2019)

• A. The following types of telecommunications facilities are allowed, subject to the applicable provisions of this chapter and approval of an antenna permit by the Director:

  1. An "eligible facility" removal, modification or co-location as defined in Section 6409(a) of the Middle Class Tax Relief and Job Creation Act of 2012, 47 U.S.C. Section 1455(a) as implemented in 47 C.F.R. 1.610 as they may be amended.

• B. Applications for an antenna permit shall include the following information:

  1. A statement clearly indicating that the application is subject to this section and not any other portion of this chapter.

  2. All information required by Section 13.34.020(A) , (B) and (E) .

  3. An explanation with supporting documentation, including physical depictions of the current wireless telecommunications facility and the wireless telecommunications facility after installation of the eligible facility, that justifies why the proposed placement constitutes an eligible facilities request.

The Director may develop a standard application form for applications subject to this section. In such event, applicants shall utilize the application form.

• C. Upon receipt of an application for approval of an eligible facilities request, the Director or his or her designee shall review such application to determine whether the application qualifies as an eligible facilities request under State and/or Federal law and is complete, and shall promptly notify applicant if the application is incomplete or is not an eligible facilities request. An application is incomplete if it omits or withholds any required information, or fails to provide information in sufficient detail to determine whether the application is for an eligible facilities request, or to determine whether the work will be performed in accordance with, and will result in a wireless telecommunications facility that complies with applicable safety codes.

• D. If the application is an eligible facilities request and the application is complete, the Director shall approve the application subject to this section. This section shall be operative, and any permit issued pursuant to this section shall remain in effect only so long as Federal law, 47 U.S.C. Section 1455 , and implementing Federal Communications Commission regulations, 47 C.F.R. Section 1.610 regulations, require approval of an eligible facilities request as defined herein. By approval, the City solely intends to comply with a requirement of Federal law or State law not to grant any property rights or interests except as compelled by Federal or State law.

• E. If the application does not satisfy requirements for an eligible facilities request, or the application would otherwise result in a wireless telecommunications facility that does not comply with applicable Federal, State or local laws, the application shall be denied.

• F. If the applicant fails to respond to any City request for information or similar correspondence for more than 45 days, then the application shall expire. No application or permit fees will be refunded and should the applicant seek to pursue the proposed installation a new application and applicable fee shall be required.

• G. The Director may except particular applications from approval, or may condition approval, as appropriate, consistent with Federal and State law and the requirements of this chapter. Without limitation, approval does not exempt applicant from, or prevent City from, opposing a proposed modification that is subject to compliance under the National Historic Preservation Act of the National Environmental Policy Act.

• (Ord. 566 § 3, 2019)

In all zoning districts, a conditional use permit shall be required for any wireless telecommunications facility not otherwise specifically enumerated or defined in this chapter. (Ord. 566 § 3, 2019)

• A. The wireless telecommunications facility provider shall defend, indemnify, and hold harmless the City or any of its boards, commissions, agents, officers, and employees: (1) from any claim, action or proceeding against the City, its boards, commission, agents, officers, or employees to attack, set aside, void, or annul, the approval of the project when such claim or action is brought within the time period provided for in applicable State and/or local statutes; and (2) from any damages, liabilities, claims, suits, or causes of action of any kind or form, whether for personal injury, death or property damage, arising out of or in connection with the activities or performance of the permittee or the land owner or any of each one's agents, employees, licensees, contractors, subcontractors, or independent contractors, pursuant to the approval issued by the City, when such claim or action is brought within the time period provided for in applicable State and/or local statutes. The City shall promptly notify the provider(s) of any such claim, action or proceeding if the City bears its own attorney's fees and costs, and the City defends the action in good faith.

• B. Wireless telecommunications facility operators shall be strictly liable for interference caused by their facilities with City communications systems. The operator shall be responsible for costs for determining the source of the interference, all costs associated with eliminating the interference (including, but not limited to, filtering, installing cavities, installing directional antennas, powering down systems, and engineering analysis), and all costs arising from third party claims against the City attributable to the interference.

• (Ord. 566 § 3, 2019)

All improvements, including foundations and appurtenant ground wires, shall be removed from the property and the site restored to its original pre-installation condition within 180 days of cessation of operation or abandonment of the facility. A wireless telecommunications facility shall be considered abandoned if it fails to be utilized for its intended and permitted purpose for a period of 180 days, except in the event of damage to the structure and with notice of such damage to the Director. Should a permittee fail to remove all improvements within 30 days of abandonment, cessation of operation or notice from the City, then the City may remove the facility at the sole cost of the permittee. If the permittee fails to pay the City its costs incurred, the City shall be entitled to act on the bond required in this chapter for reimbursement. (Ord. 566 § 3, 2019)

• A. No wireless telecommunications facility shall be sited or operated in such a manner that it poses, either by itself or in combination with other such facilities, a potential threat to public health. To that end, no facility or combination of facilities shall produce at any time power densities in any inhabited area that exceed the FCC's Maximum Permissible Exposure (MPE) limits for electric and magnetic field strength and power density for transmitters or any more restrictive standard subsequently adopted or promulgated by the City, County, the State of California or the Federal government.

• B. Failure to remain in continued compliance with the MPE limits shall be grounds for revocation of the applicable City permit.

• (Ord. 566 § 3, 2019)

• A. At any time, the Director may initiate proceedings to revoke a permit issued pursuant to this chapter. Grounds for revocation shall be limited to a finding that the owner or operator has abandoned the facility, the facility is no longer in compliance with either the general requirements or design standards of this chapter and the owner or operator has failed to bring the facility into compliance within 180 days after a notice has been sent by the Director requiring the facility to be brought into compliance, the facility is no longer in compliance with applicable FCC or FAA regulations, the use is no longer permitted in the zoning district in which it is located, the facility has not been upgraded to reduce or minimize its impact to the extent reasonably permitted by the technology available at the time of renewal, or if the Director determines that revocation would be in the best interest of the public health, safety, or welfare. Upon making a determination that the permit should be revoked, the Director may, at his or her discretion, initiate revocation proceedings pursuant to Section 13.06.030(G) .

• B. All permits approved pursuant to this chapter shall expire after 10 years. (Ord. 566 § 3, 2019)

Notwithstanding any other provision of this chapter to the contrary, the City may grant an exception to any of the requirements of this chapter, if the City makes a finding that the applicant has demonstrated that the refusal of the City to allow such a use would prohibit or have the effect of prohibiting the provision of personal wireless services within the meaning of 47 USC Section 332(c) (7) , or otherwise is preempted or prohibited by State or Federal law. (Ord. 566 § 3, 2019)

Notwithstanding any other provision of this title, including Section 13.04.110 , the following additions, modifications or changes shall be permitted at a wireless telecommunications facility that qualifies as a legal nonconforming use:

• A. Ordinary maintenance.

• B. A co-location or modification that constitutes an eligible facilities request.

Any of the above changes shall be subject to all applicable provisions of this chapter, including the receipt of an antenna permit as necessary.

(Ord. 566 § 3, 2019)

Chapter 13.36. LANDSCAPE AND IRRIGATION REGULATIONS

• A. The City of Santee has found:

  1. That the City of Santee is required by California Assembly Bill 1881 to adopt a water efficient landscape ordinance that is at least as effective at conserving water as the California Model Water Efficient Landscape Ordinance;

  2. That some areas of the City of Santee have an established recycled water infrastructure;

  3. That water purveyors with service areas within the City of Santee with water budget-based allocations and tiered rate structures allow the City of Santee to document water use in landscapes;

  4. That current local design practices in new landscapes typically already achieve the State Model Water Efficient Landscape Ordinance water use goals in many cases;

  5. That most City services are metered and all new construction will be metered where service is available from local water purveyors;

  6. That landscape plan submittal and review has been a long standing practice in the City of Santee;

  7. That the local water purveyors are implementing tiered-rate billing, water budgeting, public education programs, and enforcement of water waste prohibitions for all existing and new metered landscape areas throughout their service areas, which include the majority of the City of Santee;

  8. Implementation of tiered rate structures by the local water purveyors have resulted in a reduction in water use that exceeds the target reduction established by the San Diego County Water Authority;

  9. That those areas of the City of Santee that are not located within the service areas of the local water purveyors obtain water service through existing groundwater supplies;

  10. Over irrigating landscaping can potentially wash pollutants into the storm drain system. By contrast appropriately designed and managed landscaping can be used to treat and/or infiltrate stormwater before it is discharged to the storm drain system;

  11. That this chapter is consistent with the policies established by the land use element of the General Plan in that it encourages the use of recycled water and is an update of the landscape design standards for future development;

  12. That this chapter is consistent with the policies established by the conservation element of the General Plan in that it encourages the use of drought-resistant vegetation and recycled water for irrigation for private development as well as public projects and facilities;

  13. That this chapter is at least as effective at conserving water as the State Model Water Efficient Landscape Ordinance because:

  - a. This chapter is applicable to all landscapes identified in the applicability section of the State Model Ordinance, 
  
  - b. This chapter requires the most efficient and appropriate irrigation equipment and the irrigation design plan encourages the use of improved technology, 
  
  - c. This chapter requires that irrigation scheduling shall be based on reliable reference evapotranspiration (ETo) data or soil moisture sensors,
  

• d. This chapter establishes a maximum applied water allowance (MAWA) based on an evapotranspiration adjustment factor (ETAF) of 0.55 for residential landscapes, 0.45 for nonresidential landscapes, and 1.0 for new and existing (nonrehabilitated) special landscape areas,

  - e. This chapter prohibits overspray and requires that new landscape areas be designed to retain storm runoff, including from impervious surfaces such as roofs and paved surfaces, and allow rainfall to permeate through soil, 
  
  - f. This chapter includes audit and maintenance provisions that meet the minimum requirements of the State Model Ordinance, 
  
  - g. This chapter requires a landscape documentation package that complies with State Model Ordinance requirements and as part of this package plants are grouped into hydrozones, 
  
  - h. This chapter requires the use of recycled water where it is available, 
  
  - i. This chapter requires a minimum of three inches of mulch in all landscape areas except for those which contain turf or creeping or rooting groundcovers as specified in the State Model Ordinance, 
  
  - j. This chapter requires that the soil be assessed and amended if necessary prior to planting, 
  
  - k. This chapter incorporates mechanisms such as a tiered rate structure by local water purveyors, penalties for water waste, and allows irrigation surveys and audits, and water use analyses to ensure compliance with requirements of this chapter, 
  
  - l. Landscape guidelines have been drafted to provide further information for project applicants in the implementation of this chapter. 
  

• B. The State Legislature has found:

  1. That the waters of the State of California are of limited supply and are subject to ever increasing demands;

  2. That continuation of California's economic prosperity is dependent on the availability of adequate supplies of water for future uses;

  3. That it is the policy of the State to promote the conservation and efficient use of water and to prevent the waste of this valuable resource;

  4. That landscapes are essential to the quality of life in the City of Santee by providing areas for active and passive recreation and as an enhancement to the environment by cleaning air and water, preventing erosion, offering fire protection, and replacing ecosystems lost to development;

  5. That landscape design, installation, maintenance and management can and should be water efficient;

  6. That Section 2 of Article X of the California Constitution specifies that the right to use water is limited to the amount reasonably required for the beneficial use to be served and the right does not and shall not extend to waste or unreasonable method of use.

• C. Consistent with these findings, the purpose of the City of Santee Water Efficient Landscape Ordinance is to establish an alternative ordinance at least as effective as the State Model Ordinance in the context of conditions in the City of Santee, in order to:

  1. Promote the values and benefits of landscaping practices that integrate stormwater runoff retention and go beyond the conservation and efficient use of water;

2. Establish a structure for planning, designing, installing, maintaining and managing water efficient landscapes in new construction and rehabilitated projects by encouraging the use of a watershed approach that requires cross-sector collaboration of industry, government and property owners to achieve the many benefits possible;

   3. Establish provisions for water management practices and water waste prevention for existing landscapes;

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

   5. Promote the benefits of consistent landscape ordinances with neighboring local and regional agencies;

   6. Encourage the use of economic incentives that promote the efficient use of water, such as implementing a tiered-rate structure.

• D. Landscapes that are planned, designed, installed, managed and maintained with the watershed based approach can improve California's environmental conditions and provide benefits and realize sustainability goals. Such landscapes will make the urban environment resilient in the face of climatic extremes. Consistent with the legislative findings and purpose of this chapter, conditions in the urban setting will be improved by:

  1. Creating the conditions to support life in the soil by reducing compaction, incorporating organic matter that increases water retention, and promoting productive plant growth that leads to more carbon storage, oxygen production, shade, habitat and esthetic benefits.

  2. Minimizing energy use by reducing irrigation water requirements, reducing reliance on petroleum based fertilizers and pesticides, and planting climate appropriate shade trees in urban areas.

  3. Conserving water by capturing and reusing rainwater and graywater wherever possible and selecting climate appropriate plants that need minimal supplemental water after establishment.

  4. Protecting air and water quality by reducing power equipment use and landfill disposal trips, selecting recycled and locally sourced materials, and using compost, mulch and efficient irrigation equipment to prevent erosion.

  5. Protecting existing habitat and creating new habitat by choosing local native plants, climate adapted nonnatives and avoiding invasive plants. Utilizing integrated pest management with least toxic methods as the first course of action.

• (Ord. 566 § 3, 2019)

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

  1. New development projects with an aggregate landscape area equal to or greater than 500 square feet requiring a building or landscape permit, plan check or design review;

  2. Rehabilitated landscape projects with an aggregate landscape area equal to or greater than 2,500 square feet requiring a building or landscape permit, plan check, or design review;

  3. Existing landscapes limited to Section 13.36.050 of this chapter;

  4. Cemeteries. Recognizing the special landscape management needs of cemeteries, the applicability of this chapter to new and rehabilitated cemeteries is limited to Section 13.36.040 and the applicability of this chapter to existing cemeteries is limited to Section 13.36.050 .

• B. Any project with an aggregate landscape area of 2,500 square feet or less may comply with the performance requirements of this ordinance or conform to the prescriptive measures contained in Appendix D of the City of Santee Water Efficient Landscape Guidelines.

• C. For projects using treated or untreated graywater or rainwater captured on site, any lot or parcel within the project that has less than 2,500 square feet of landscape and meets the lot or parcel's landscape water requirement (estimated total water use) entirely with treated or untreated graywater or through stored rainwater captured on site is subject only to Appendix D Section (5) of the City of Santee Water Efficient Landscape Guidelines.

• D. This chapter 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. Existing plant collections, as part of botanical gardens and arboretums open to the public. (Ord. 566 § 3, 2019)

The following are definitions of terms contained in this chapter:

"Applied water" means the portion of water supplied by the irrigation system to the landscape.

"Automatic irrigation controller" means a timing device used to remotely control valves that operate an irrigation system. Automatic irrigation controllers are able to self-adjust and schedule irrigation events using either evapotranspiration (weather-based) or soil moisture data.

"Best management practices (BMPs)" means schedules of activities, prohibitions of practices, training and education, maintenance procedures, and other management practices to prevent or reduce the discharge of pollution to surface and groundwater. BMPs include, without limitation, treatment requirements, operating procedures, and practices to control urban runoff, spillage or leaks, sludge or waste disposal, or drainage from raw material storage.

"Certificate of completion" means the document required under Section 13.36.040 .

"Certified landscape irrigation auditor" means a person certified to perform landscape irrigation audits by an accredited academic institution, a professional trade organization or other program such as the U.S. Environmental Protection Agency's WaterSense irrigation auditor certification program and Irrigation Association's Certified Landscape Irrigation Auditor Program.

"City" means the City of Santee.

"Compost" means the safe and stable product of controlled biologic decomposition of organic materials that is beneficial to plant growth.

"Distribution uniformity" means the measure of the uniformity of irrigation water over a defined area.

"Ecological restoration project" means a project where the site is intentionally altered to establish a defined, indigenous, historic ecosystem.

"Established landscape" means 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.

"Establishment period of the plants" means the first year after installing the plant in the landscape or the first two years if irrigation will be terminated after establishment. Typically, most plants are established after one or two years of growth. Native habitat mitigation areas and trees may need three to five years for establishment.

"ET 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 1.0. The ETAF for existing (nonrehabilitated) landscapes is 0.8.

"Evapotranspiration rate" means the quantity of water evaporated from adjacent soil and other surfaces and transpired by plants during a specified time.

"Friable" means a soil condition that is easily crumbled or loosely compacted down to a minimum depth per planting material requirements, whereby the root structure of newly planted material will be allowed to spread unimpeded.

"Graywater" means untreated wastewater that has not been contaminated by any toilet discharge, has not been affected by infectious, contaminated, or unhealthy bodily wastes, and does not present a threat from contamination by unhealthful processing, manufacturing, or operating wastes. "Graywater" includes, but is not limited to, wastewater from bathtubs, showers, bathroom washbasins, clothes washing machines, and laundry tubs, but does not include wastewater from kitchen sinks or dishwashers. Health and Safety Code Section 17922.12 .

"Hardscapes" means any durable material (pervious and nonpervious).

"Hydrozone" means a portion of the landscaped area having plants with similar water needs. A hydrozone may be irrigated or nonirrigated.

"Integrated pest management (IPM)" means an effective and environmentally sensitive approach to pest management that is focused towards prevention, and natural controls as opposed to pesticides. IPM programs use current, comprehensive information on the life cycles of pests and their interaction with the environment. This information, in combination with available pest control methods, is used to manage pest damage by the most economical means, and with the least possible hazard to people, property, and the environment.

"Irrigation audit" means 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. The audit must be conducted in a manner consistent with the Irrigation Association's Landscape Irrigation Auditor Certification program or other U.S. Environmental Protection Agency "WaterSense" labeled auditing program.

"Irrigation efficiency (IE)" 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. The irrigation efficiencies for purposes of this ordinance are 0.75 for overhead spray devices and 0.81 for drip systems.

"Irrigation survey" means 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.

"Irrigation water use analysis" means an analysis of water use data based on meter readings and billing data.

"Landscape 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 foot-prints of buildings or structures, sidewalks, driveways, parking lots, decks, patios,

gravel or stone walks, other pervious or nonpervious hardscapes, and other nonirrigated areas designated for nondevelopment (e.g., open spaces and existing native vegetation).

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

"Landscape documentation package" means the documents required under Section 13.36.040 .

"Landscape guidelines" means the City of Santee landscape guidelines for implementation of the City of Santee Water Efficient Landscape Ordinance.

"Landscape project" means total area of landscape in a project as defined in "landscape area" for the purposes of this ordinance, meeting requirements under Section 13.36.020 .

"Local water purveyor" means any entity, including a public agency, City, County or private water company that provides retail water service.

"Maximum applied water allowance (MAWA)" means the upper limit of annual applied water for the established landscaped area as specified in Section 3.B of the guidelines for implementation of the City of Santee Water Efficient Landscape Ordinance. 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. MAWA = (ETo) (0.62) [(ETAF x LA) + ((1-ETAF) x SLA)].

"Mined-land reclamation projects" means any surface mining operation with a reclamation plan approved in accordance with the Surface Mining and Reclamation Act of 1975.

"New construction" means, 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.

"Nonresidential landscape" means landscapes in commercial, institutional, industrial and public settings that may have areas designated for recreation or public assembly. It also includes portions of common areas of common interest developments with designated recreational areas.

"Permit" means an authorizing document issued by local agencies for new construction or rehabilitated landscapes.

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

"Plant factor" or "plant water use factor" is a factor, when multiplied by ETo, that estimates the amount of water needed by plants. For purposes of this ordinance, the plant factor range for very low water use plants is 0 to 0.1, the plant factor range for low water use plants is 0.1 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 publication "Water Use Classification of Landscape Species." Plant factors may also be obtained from horticultural researchers from academic institutions or professional associations as approved by the California Department of Water Resources (DWR).

"Project applicant" means the individual or entity submitting a landscape documentation package required under Section 3 of the landscape guidelines, to request a permit, plan check, or design review from the City. A project applicant may be the property owner or designee.

"Record drawing" or "as-builts" means 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.

"Recreational area" means areas, excluding private single family residential areas, designated for active play, recreation or public assembly such as in parks, sports fields, picnic grounds, amphitheaters and or golf courses tees, fairways, roughs, surrounds and greens.

"Recycled water" means treated or recycled waste water of a quality suitable for nonpotable uses such as landscape irrigation and water features. This water is not intended for human consumption.

"Reference evapotranspiration" or "ETo" means 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 Appendix A of the landscape guidelines, and is an estimate of the evapotranspiration of a large field of four- to 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.

"Rehabilitated landscape" means any re-landscaping project that requires a permit, plan check, or design review, meets the requirements of Section 13.36.020 , and the modified landscape area is equal to or greater than 2,500 square feet.

"Residential landscape" means landscapes surrounding single-family or multifamily homes.

"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.

"Special landscape area (SLA)" means an area of the landscape dedicated solely to edible plants, recreational areas, areas irrigated with recycled water, or water features using recycled water.

"Turf" means 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 warmseason grasses.

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

"Water feature" means 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. (Ord. 566 § 3, 2019)

• A. The City will collaborate with the water purveyors that provide water to Santee to define each entity's specific responsibilities relating to this chapter.

• B. The landscape documentation package shall be submitted by the project applicant to the City for review and approval with appropriate water use calculations. Water use calculations shall be consistent with calculations contained in the landscape guidelines and shall be provided to the local water purveyors as appropriate, under procedures determined by the City. Submittal requirements for a landscape documentation package include the water efficient landscape worksheet, soil management report, landscape design plan, irrigation design plan, and grading design plan, if applicable. Further information on the landscape documentation package can be found in the landscape guidelines.

• C. A certificate of completion package and supporting documentation as specified in the landscape guidelines shall be submitted by the project applicant to the City for review and copy of the approved certificate of completion shall be provided to the local water purveyor. The City shall approve or deny the certificate of completion prior to final inspection and permit closure. If the certificate of completion is denied, the City shall provide information to the project applicant

regarding reapplication, appeal, or other assistance. Submittal requirements for the certificate of completion package include the certificate of completion, irrigation schedule, landscape and irrigation maintenance schedule, irrigation survey, and as-built drawings, if applicable. Further information on the certificate of completion package can be found in the landscape guidelines. (Ord. 566 § 3, 2019)

• A. The City will collaborate with the water purveyors that provide water to Santee to define each entity's specific responsibilities relating to this chapter. Water users are advised to consult with water purveyors regarding additional usage regulations that may apply.

• B. Irrigation Audit, Irrigation Survey, and Irrigation Water Use Analysis. This subsection shall apply to all existing landscapes that were installed before December 1, 2015 and are over one acre in size.

  1. For all landscapes in this subsection that have a water meter, the City or the local water purveyor 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). The local water purveyor may require a lower ETAF for calculating the MAWA of existing landscapes. The stricter of the two ETAF requirements shall be used in the MAWA calculation.

  2. For all landscapes in this subsection that do not have a meter, the City or the local water purveyor 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.

• C. All landscape irrigation audits shall be conducted by a certified landscape irrigation auditor. (Ord. 566 § 3, 2019)

• A. The installation of recycled water irrigation systems shall allow for the current and future use of recycled water.

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

• C. Landscapes using recycled water are considered special landscape areas. The ET adjustment factor for new and existing (nonrehabilitated) special landscape areas shall not exceed 1.0.

• (Ord. 566 § 3, 2019)

• A. Stormwater management practices, as described in Chapter 9.06 , minimize runoff and increase infiltration which recharges groundwater and improves water quality. Stormwater best management practices shall be integrated into the landscape and grading design plans to minimize runoff and to increase on-site rainwater retention and infiltration.

• B. All landscape and irrigation shall comply with the requirements of the current City of Santee municipal stormwater permit issued by the San Diego Regional Water Quality Control Board.

• C. All planted landscape areas are required to have friable soil to maximize water retention and infiltration.

• D. It is strongly recommended that landscape areas be designed for capture and infiltration capacity that is sufficient to prevent runoff from impervious surfaces (i.e., roof and paved areas) from either: (1) the one inch, 24-hour rain event; or (2) the 85th percentile, 24-hour rain event, and/or additional capacity as required by any applicable local, regional, State or Federal regulation.

• E. To the maximum extent practicable, all projects shall promote on-site stormwater and dry weather runoff capture and use through measures including:

  1. Implement design concepts recommended in the San Diego County Low Impact Design Manual.

  2. Grade impervious surfaces, such as driveways, during construction to drain to vegetated areas.

  3. Minimize the area of impervious surfaces such as paved areas, roof and concrete driveways.

  4. Incorporate pervious or porous surfaces (e.g., gravel, permeable pavers or blocks, pervious or porous concrete) that minimize runoff.

  5. Direct runoff from paved surfaces and roof areas into planting beds or landscaped areas to maximize site water capture and reuse.

  6. Incorporate rain gardens, cisterns, and other rain harvesting or catchment systems.

  7. Incorporate infiltration beds, swales, basins and drywells to capture stormwater and dry weather runoff and increase percolation into the soil.

  8. Consider constructed wetlands and ponds that retain water, equalize excess flow, and filter pollutants.

  9. Utilize drip irrigation systems.

• F. Appropriate stormwater best management practices (BMPs) shall be used during the installation and testing of landscape and irrigation projects.

• (Ord. 566 § 3, 2019)

Water waste resulting from inefficient landscape irrigation runoff shall be prevented. Therefore, runoff is prohibited from leaving the target landscape due to low head drainage, overspray, or other similar conditions where water flows onto adjacent property, nonirrigated areas, walks, roadways, parking lots, structures and other nontargeted surfaces.

(Ord. 566 § 3, 2019)

The City may establish and administer penalties to the project applicant, property owner, or property resident for noncompliance with this chapter to the extent permitted by law and as stated in Title 1 of the Santee Municipal Code.

(Ord. 566 § 3, 2019)

• A. Residential Landscape Standards. The following site development criteria are intended to provide minimum standards for residential development. These site development standards should be used in conjunction with the landscape design guidelines, which are set forth in the guidelines for implementation of the City of Santee Water Efficient Landscape Ordinance.

  1. Front Yard Landscaping. Front yard landscaping for all new single-family and duplex development shall include, at a minimum, one 15-gallon size tree, one five-gallon size tree, seeded ground cover, and a permanent irrigation system to be installed by the developer prior to occupancy.

• B. Parking Landscape Standards. The following standards shall apply to landscaping for parking areas within the residential, commercial and industrial districts:

  1. A minimum of 10% of the total off-street parking area shall be landscaped with at least one 15-gallon minimum size tree with root barrier per each three parking stalls and appropriate ground cover. The parking area shall be computed by adding the areas used for access drives, aisles, stalls, maneuvering, and landscaping within that portion of the premises that is devoted to vehicular parking and circulation.

  2. Each unenclosed parking facility shall provide a perimeter landscaped strip at least five feet wide (inside dimension) where the facility adjoins a side property line, unless specifically waived by the Director. The perimeter landscaped strip may include any landscaped yard or landscaped area otherwise required, and shall be continuous, except for required access to the site or to the parking facility.

  3. All landscaping shall be continuously maintained free of weeds, debris or litter.

  4. Where feasible, infiltration BMPs shall be integrated into the landscape design to reduce the quantity and velocity of stormwater discharging to the MS4 from the parking or loading facility.

• C. General Landscape Standards. Unless stated otherwise within this code, the following landscape standards shall be met for all developments:

  1. All setbacks, parkways, and nonwork areas shall be landscaped.

  2. The visibility of decorative water features, including but not limited to, ponds, decorative fountains, basins, reflective pools, and spray/mist fountains should be confined to areas of high visibility and high use. Re-circulating water shall be used for all decorative water features. All such features shall be designed such that they present a positive visual statement when water is not available.

  3. Landscape plans which are required pursuant to a development review permit or a conditional use permit shall be required to be prepared and signed by a registered landscape architect unless waived by the Director.

  4. All groundcover installed pursuant to an approved landscape plan shall provide 100% coverage within nine months of planting or additional landscaping, to be approved by the Director, shall be required in order to meet this standard.

5. A bond, equal to the cost of full landscape installation, will be required for a minimum of one year for any project requiring a development review permit or conditional use permit, with the exception of projects for single-family homes. The Director may waive this requirement provided special circumstances exist which alleviate the need for a bond.

   6. Property owners are responsible for the continual maintenance of all landscaped areas onsite and between the property line and the curb. All landscaped areas shall be kept free from weeds and debris and maintained in a healthy, growing condition, and shall receive regular pruning, fertilizing, mowing and trimming. Any damaged, dead, diseased or decaying plant material shall be replaced within 30 days from the date of damage.

   7. The Director shall prepare, and revise as required, a landscape design manual to assist residents and property owners in understanding the requirements and objectives of the zoning ordinance landscape standards.

   8. A combination of berming, landscape materials, low level walls and buildings, shall be used to screen parking areas, loading areas, trash enclosures, and utilities from public view.

   9. Walls may be required in landscape areas where they are necessary to screen sensitive uses from adjacent development or provide sound attenuation. Height, placement and design of walls shall be considered as it relates to the surrounding area.

   10. Unless otherwise specified within this code, or by conditional use permit all activities, work and storage of materials shall be entirely within an enclosed building. Normal customer or employee parking and temporary provisions are excepted.

• (Ord. 566 § 3, 2019)

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.

(Ord. 566 § 3, 2019)