Soledad Municipal Code Ch. 15.10 Landscape

The landscaping of all areas of the community is intended to provide visual relief and delight, complement buildings and other structures, provide transitional areas between potential competing land uses, aid in reducing air pollution, require little supplemental irrigation water once established, and provide an attractive environment for the enjoyment of the public. Landscaping which is integrated with building design is an acceptable and desirable objective of contemporary community development.

Residential landscaping plays an important role in providing visual relief and delight to families and guests of our communities. The purpose of the section is to provide minimum standards for design and construction of required landscaping for commercial and residential properties within the city of Soledad.

(Ord. 601 § 1 (part), 2003)

The purpose of this section is to define the following:

"Friable condition" means cultivation or amendment of the soil to an easily crumbled or loosely compacted condition down to a minimum depth per planting material requirements.

"Front yard" means a yard extending across the front of the lot between the side lot lines and measured from the property line fronting the public improvements to the building line and extending to side lot lines.

"Interim ground cover" means rocks, gravel, small to medium wood chips, or any other acceptable material.

"Landscape area" means the total area of the site not covered by buildings, parking lots, driveways or streets, and shall include planting areas, patios, plazas, sidewalks, hard-courts, water features, yards, and parkway areas.

"Nonconforming landscape" means landscaping that has been and continues to be maintained in a healthy growing state free of rubbish, weeds and debris prior to the adoption of this section.

"Planter areas" means a peripheral concrete or acceptable permanent border to prevent cars and pedestrians from damaging plant materials.

"Rear yard" means a yard extending across the rear of the lot between the side lot lines and measured from the rear property line to the rear of the building line and extending to side lot lines.

"Side yard" means a yard extending the full depth of the lot and measured between the rear lot line and the line fronting the public improvements to the building line and extending to the rear lot lines and the front lot line.

(Ord. 601 § 1 (part), 2003)

A. Whenever landscaping or a landscape plan is required by this code or as a condition of any action authorized by this code, the following standards of landscape design irrigation system design and landscape and irrigation specifications shall apply:

1. Landscape areas of ten thousand square feet and under are subject to the requirements defined in this code.

2. All landscape areas in excess of ten thousand one square feet will be subject to all portions of the State of California Water Efficient Landscape Ordinance.

3. New and renovated single-family dwelling and multi-family projects shall submit landscape and irrigation plan for compliance with this code, state law or as a condition of permit. Other actions authorized by this code shall not exempt landscaping and irrigation requirements provided in this section.

B. Conformance with water efficient landscape standards. In addition to the criteria found in Chapter 15.10, new construction and rehabilitated landscapes that meet the following criteria shall also conform to the requirements of Chapter 15.11:

1. New construction and rehabilitated landscapes for public agency projects and private development projects with a landscape area equal to or greater than twenty five hundred square feet requiring a building permit, design review or other discretionary use permit;

2. New construction and rehabilitated landscapes which are developer-installed in single-family and multi-family projects with a landscape area equal to or greater than twenty five hundred square feet requiring a building permit, design review or other discretionary use permit;

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

(Ord. No. 690, § 3 (exhibit B), 7-1-2015; Ord. 601 § 1 (part), 2003)

A. Plan Preparation. It is required that a licensed landscape architect, landscape contractor, architect, engineer, property owner or his agent, be employed in preparing the landscape and irrigation plans.

Prior to plan preparation, the public works department shall be contacted for street tree planting information to ensure the landscape plantings will not interfere with the city's tree planting plan.

B. Plant Materials. The selection of plant materials should include both evergreen and deciduous trees, shrubs, and attractive erosion-preventing ground cover. It is required that at least seventy percent of the plants selected in non-turf areas be well suited to the climate of the region and require minimal water once established in the landscape. Up to thirty percent of the plants may be of a non-drought-tolerant variety as long as they are grouped together and can be irrigated separately.

Attention shall be given to appearance, height, spread, growth rate, moisture requirements, potential root damage, disease, and pest susceptibility, climatic adaptability, soil type slope, function and degree of maintenance required.

C. Plant Coverage. Plants shall be so spaced and sized that, when mature, they will fill the planter area. Although a reasonable number of growing seasons will be allowed for full plant coverage to develop, interim ground cover shall be provided during this period.

Interim cover of surfacing materials shall consist of rocks, gravel, small to medium wood chips or any other acceptable material. Small to medium wood chips must be a minimum of three inches thick when used as an interim measure with herbicide impregnated weed barrier.

D. Plant Maintenance. Underground, automated irrigation systems shall be provided to assure efficient water use with a minimum of labor and water waste. Irrigation controllers must have multiple-cycle capabilities and include a rain-sensing override device. Plant material must be maintained in a healthy condition. Unhealthy plants shall be replaced. Planters shall be kept free of all weeds, debris and trash.

E. Planter Construction. All planter areas shall have a peripheral concrete or acceptable permanent border to prevent cars and pedestrians from damaging plant materials. All planters constructed adjacent to buildings or structures shall be so designed to avoid irrigation water intrusion into or on that adjacent building or structure. The minimum width of a planter bed shall be forty inches measured from the inside of curbing or acceptable permanent border.

F. Compacted Soils. Prior to the planting of any materials, the compacted soils surrounding a building site shall be cultivated or amended to a friable condition.

(Ord. 601 § 1 (part), 2003)

A. Single-Family and Two-Family Residential-Front and Street Side.

1. Front Yard Landscape: A maximum of forty percent of the front yard area may be paved and designated off-street parking provided that such area is:

a. To give access to covered parking; and

b. The paved area is not more than the width of the opening for the covered parking.

An additional maximum of ten percent of the front setback area may be paved for walkways or uncovered patio use.

2. Street Side Yard Landscape: A maximum of ten percent of the street side setback area or a twelve-foot maximum access to rear of property, whichever is greater, may be paved for access to rear yard area.

This requirement does not apply to that portion of the street side yard located behind a fence that is in compliance with the street side fence requirements set forth in the Soledad Municipal Code.

The remaining portion of the front and side yard setback areas shall be landscaped, irrigated and maintained with primarily low ground cover or turf. Only living vegetation may be used as ground cover.

B. Multi-Family Residential (Three or More Units)—Front and Street Side. All minimum front and street side setback areas shall be landscaped, irrigated and maintained with primarily low ground cover or turf. Only living vegetation may be used as ground cover. Driveways and uncovered walkways are permitted to cross over the required front and street side landscaped setback areas. The required front and street side yard setback areas are not permitted to be paved for parking or patio areas.

C. Nonresidential—Front and Street Side Yard. Except for approved off-street parking areas, all minimum front and street side setback areas shall be landscaped, irrigated and maintained with primarily low ground cover or turf. Only living vegetation may be used as ground cover. No asphalt concrete, masonry, rock, gravel, wood bark, chips or other form of surfacing as a principal ground cover shall be permitted.

D. Residential and Nonresidential—Interior Side and Rear. The minimum landscape requirements are as follows: fifteen percent or five hundred square feet of private areas on each lot whichever is greater shall be landscaped. At least seventy-five percent of the required landscape area shall be a combination of trees, turf and/or live ground cover and shrubs. A fully automatic irrigation system shall be provided. In areas other than turf the use of herbicide impregnated weed barrier shall be installed prior to the installation of bark material/ground covered material.

E. Vehicles Prohibitive. Vehicles, including but not limited to autos, boats, campers, trailers, and other recreational vehicles, are not permitted to be parked within the required landscaped area; they must be parked on the paved surface (driveway) that is provided to access the covered parking area, on the street or wholly within the covered parking area.

F. Planter. Except for single-family and two-family residential uses, a landscaped planter is may be installed adjacent to the property line abutting a public street, for all surfaced areas.

The planter shall be surrounded with six inch raised concrete curbing. The minimum width of planter, excluding curbing, shall be four feet. An irrigation a system shall be installed in each separate planter area. Planter area shall not be surfaced in part or whole with concrete, asphalt or other surface material, but shall contain earth and living plants.

G. Trash Enclosure. Trash enclosures planters constructed adjacent to buildings or structures shall be so designed to avoid irrigation water intrusion into or on adjacent building or structure. The minimum width of all planter bed of trash enclosures shall be thirty inches measured from the inside of curbing or acceptable permanent border along the exterior wall or fence of the trash enclosures. Vines and other plantings are encouraged in this area.

H. Landscape Requirements. The landscaped area shall include a combination of trees, turf and/or live ground cover and shrubs. A fully automatic irrigation system shall be provided.

I. Parking Lot Landscape Requirements. The minimum amount of landscaping fronting the parking area and the right-of-way shall be ten feet from property line. Developers/owners are responsible to design and install all landscaping including landscaping within the right-of-way. Side walks placed within the right-of-way shall be included in the design requirements. When vehicles with in the parking area overhang and no wheel stops are provided, the landscaping fronting the parking area must be increased to twenty feet. A six inch raised concrete curb is required at the back of sidewalk; however, if turf is used and extends farther than fifteen feet from the property line, this curb is not required. Driveways and sidewalks are allowed to cross the landscaped area.

There shall be a minimum of five percent with a minimum of one tree per two hundred square feet of the overall paved area provided as landscaped area. Landscape areas shall be evenly distributed throughout the parking area. Landscape areas within parking lots shall not be less than sixty inches wide. A fully automatic irrigation system shall be provided within each landscape area in parking lots.

(EXAMPLE: if the use requires twenty-four thousand square feet of parking area—roughly sixty-four to seventy parking spaces—required landscaping would be one thousand two hundred square feet. Required number of trees would be 6. (24,000 × .05 = 1,200) Total required landscaped area. (1,200 ÷ 200 = 6) Total number of trees required. (As referenced in SMC Section 17.36.020F)

J. Parking Lot Tree Shading. Trees shall be planted and maintained throughout any surface parking lot to ensure that, within ten years after establishment of the parking lot, at least fifty percent of the parking area will be shaded.

(Ord. 601 § 1 (part), 2003)

A. Number of Submittal Documents: Three copies of the landscape plan shall be submitted for review and approval by the building official, in accordance with the standards of landscape design set forth in this chapter.

B. The Landscape Plans: The landscape plans shall be legible and drawn to a scale no smaller than one inch equals twenty feet. Maximum sheet size on all drawing shall be twenty-four inches by thirty-six inches ("D" size).

C. Property Lines: The landscape plans shall indicate property lines, important dimension lines, setback lines, walls and fences, driveways, adjacent streets, outline of all structures, and adjacent land uses.

D. Planting Details: The landscape plans shall indicate planting details, pre-emergent soil treatment rates and materials.

Soil tests for horticultural suitability and infiltration rates may be required at time of landscape plan submittal. Soils shall be prepared and/or amended as appropriate to encourage successful plant growth.

A minimum of three inches of mulch shall be added in non-turf areas to the soil surface after planting. Plant types that are intolerant to mulch shall be excluded from this requirement.

Sheet plastic and other non-porous material shall not be placed under mulch.

E. Turf Restrictions: The use of turf as a plant material will not be permitted on slopes that are in excess of three to one (3:1).

On slopes exceeding fifteen percent, a level buffer zone of eighteen inches is required between bermed turf areas and any hardscape (i.e., streets, walkways, etc.).

F. Plant List: The landscape plans shall include a plant list giving the common and botanical names of plants to be used. This plant list shall be arranged in legend form with a key number assigned to each plant. On the plan, each plant shall be identified by a key number. The size of the plant, its spacing, and the quantity to be used, shall follow in the legend, as the following example illustrates:

(Ord. 601 § 1 (part), 2003)

A. Number of Submittal Documents: Three copies of the irrigation plans shall be submitted for review and approval by the building official to ensure adequate irrigation coverage and compliance with the requirements of the plumbing code of the city. The irrigation system shall be designed with water conservation in mind. Wind direction, surface drainage, soil type, and application method shall be considered.

B. Where irrigation is proposed under this chapter, the design and construction shall be in accordance with Section 15.11.040 and Section 15.11.050.

C. Irrigation Plans: Irrigation plans shall indicate potable water system point of connection and size, water pressure available, and maximum demand of the system in gallons per minute or gallons per hour if appropriate.

D. Irrigation Equipment: Irrigation equipment specified must be identified by manufacturer's name and equipment identification number.

E. Performance Data for Irrigation: Heads and emitters including discharge rates, effective diameter, and operating pressure shall be listed in irrigation legend.

F. Location of Valves and Controllers: All locations of irrigation valves, controllers, hose bibs, quick coupler valves, sprinkler heads, and backflow prevention devices, valves, filters, pressure regulators, emitters, rain switches, and moisture sensors must be indicated.

G. Irrigation Details: Irrigation details must be used to clarify particular situations. Typical details should include backflow prevention devices, valves, irrigation heads, emitters, filters, pressure regulators, moisture sensors, rain switches, check valves and irrigation controllers.

H. Sizing of Irrigation Lines: All irrigation lines must be sized.

I. Schedule 40 P.V.C.: Pipe is required under all paved areas. Piping must be installed a minimum of twelve inches underground for non-pressure irrigation lines and eighteen inches underground for constant pressure irrigation lines. Emitter distribution tubing may be located at grade.

J. Irrigation Watering Schedules: Irrigation watering schedules for the entire year must be provided on irrigation drawings. These schedules will include an establishment (first twelve months) and post-establishment. Post-establishment schedules will be divided into four quarters. Those quarters are winter, spring, summer and fall. All watering schedules must be in compliance with any current city of Soledad water scheduling requirements.

K. Irrigation System: The irrigation system must be designed by a qualified designer. Qualified designers would include certified irrigation designers, landscape contractors and landscape architects, and engineers.

L. Pop-up Sprinklers in Turf: Areas shall have a minimum four inch pop-up height. Sprinkler coverage shall be one hundred percent. Heads shall be placed at a maximum of fifty percent of the diameter of throw (head to head). Sprinkler heads must have matched precipitation rates within each control valve circuit. System should be designed for minimum runoff and overspray onto nonirrigated areas.

M. Sprinklers and Sprays: Sprinklers and sprays shall not be used in areas less than ten feet wide. Drip and bubblers shall be used that do not exceed one and one-half gallons per minute per device.

N. Serviceable Check Valves: Serviceable check valves are required where elevation differential may cause low head drainage.

O. Irrigation Controllers: Irrigation controllers must be capable of dual or multiple programming. Controllers must have multiple cycle start capacity and a flexible calendar program. Controllers shall be set to operate between sunset and sunrise.

P. Scheduling of Controllers: Water application rates shall not exceed the infiltration rate of soil. A minimum of a one- hour period shall be allowed prior to the application of additional water.

(Ord. No. 690, § 3 (exhibit B), 7-1-2015; Ord. 601 § 1 (part), 2003)

Landscape areas used for bioretention facilities shall be designed in accordance with Section 15.11.060

(Ord. No. 690, § 3 (exhibit B), 7-1-2015)

Upon installation of landscaping and irrigation systems, the person or entity doing the work must contact the city building division and request an inspection. An inspector from the building department will inspect the installation to verify compliance with the approved landscape and irrigation plans. The landscape and irrigation installation must conform to the approved plans before a certificate of occupancy will be issued by the building official.

(Ord. 601 § 1 (part), 2003)

Whenever a landscaping and irrigation plan is required by the code, or as a condition of an action authorized by this code, it shall be a violation of this code if a property owner fails to maintain his property in accordance with that approved landscape or irrigation plan.

(Ord. 601 § 1 (part), 2003)

Violation of the provisions of this chapter shall constitute an infraction, punishable in the manner set forth in Chapter 1.04 of this code. The penalties established therein are in addition to any and all other legal and equitable means of enforcement of the provisions of this chapter.

(Ord. 601 § 1 (part), 2003)

A. Plan Review Fee. A landscaping and irrigation plan review fee shall be paid to the city when a plan review fee is requested. Plan review fee shall be sixty-five percent of the landscape permit fee.

B. Landscape Permit Fee. The landscape inspection fee for the inspection required in Section 15.10.080 for each permit shall be paid before the permit is issued. The amount of the landscape permit shall be a rate determined from time to time by resolution of the council.

(Ord. 601 § 1 (part), 2003)