Chapter 18.40 — LANDSCAPE STANDARDS

Sections:

18.40.010 - Purpose of Chapter 18.40.020 - Applicability 18.40.030 - Landscape Plan Requirements 18.40.040 - Site Landscaping Requirements 18.40.050 - Landscape Standards 18.40.060 - Water-Efficient Landscape Standards

This Chapter provides standards for the provision of landscaping with development to achieve the following objectives:

• A. Enhance the aesthetic appearance of development throughout the Town by providing standards related to the quality and functional aspects of landscaping;

• B. Increase compatibility between abutting land uses and public rights-of-way by providing landscape screening, buffers, and defensible space;

• C. Provide for the conservation of water resources and stormwater management through the efficient use of irrigation, site-specific appropriate plant materials, and regular maintenance of landscaped areas; and

• D. Protect public health, safety and welfare by preserving and enhancing the positive visual experience of the built environment, providing appropriate transition between different land uses, preserving neighborhood character, and enhancing pedestrian and vehicular traffic and safety.

All projects that require approval of a Zoning Clearance, Development Permit, Minor Use Permit or Conditional Use Permit shall submit landscape plans and provide and maintain landscaping in compliance with the provisions of this Chapter. Standards for landscaping within the public right-ofway in conjunction with a subdivision are located in Chapter 18.92 (Subdivision Design and Improvements). Projects requesting Streamlined Residential Review (Chapter 18.79), shall adhere to site design parking, and utility service area requirements contained in Chapter 18.25 (Objective Design Standards.

• A. Submittal of plans required. Landscape plans and plans for the ornamental use of water, including but not limited to lakes, ponds and fountains, shall be submitted to the Department for review for compliance with the requirements of this Chapter. Changes to the approved landscape plans that affect the character or quantity of the plant material or irrigation system design are required to be resubmitted for approval prior to installation.

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• B. Preliminary Landscape Plan. A Preliminary Landscape Plan shall be submitted as part of an application for a land use permit, for new development, and the significant expansion or redevelopment of an existing use as determined by the Director.

• C. Final Landscape Plan. Following approval of the land use permit, a Final Landscape Plan shall be submitted as part of the application for a Building Permit. Final plans shall be approved by the Director prior to the start of on-site construction or soil disturbance and prior to the issuance of a Building Permit. Projects requiring Commission approval due to their size or use shall require plans be prepared by a licensed landscape architect or licensed contractor contracted to complete the installation. Evidence shall also be provided that a licensed landscape contractor, licensed contractor, or owner-builder will be responsible for plant and irrigation installation.

• D. Landscape plan content. Preliminary and Final Landscape Plans shall be in compliance with Chapter 18.40 and 18.42.

• E. Review and approval. After initial application review in compliance with Section 18.70.060 (Initial Application Review), the Director shall review each Preliminary Landscape Plan and Final Landscape Plan to verify its compliance with the provisions of this Chapter. The Director may approve the submittal in compliance with this Chapter, or may deny or require changes to a submittal that is not in compliance.

• F. Effect of approval - Installation of landscaping. Landscaping shall not be installed until the applicant receives approval of the final landscape plan.

Landscaping shall be provided in the locations and amounts specified in this Section.

• A. General requirements. Landscaping shall be provided as follows:

  1. Setbacks. All front yard setback areas and side yard setback space areas required by this Development Code shall be landscaped, except where a required setback is occupied by a drainage facility, structure, parking space, sidewalk or driveway, or where a required setback is screened from public view and it is determined by the Director that landscaping is not necessary to fulfill the purposes of this Chapter.

  2. Disturbed areas. All disturbed areas of a project site not intended for a specific use, including pad sites in shopping centers held for future development, shall be landscaped with trees, shrubs, herbaceous plants and groundcover. Native plants adapted to the specific microclimate are preferred. However, well-adapted, non-invasive, plants may be considered appropriate for use. Trees and shrubs shall be provided at a rate of one tree and four shrubs for every 100 square feet of landscaped area or fraction thereof. Disturbed areas include areas on the project site that are not associated with the project but were disturbed by previous grading activities, structures and/or substantial removal of vegetation on the site.

  3. Credit for native plant retention areas. Where the review authority determines that a proposed site plan retains significant native trees and groundcover in the portions of the site proposed for development, the review authority may consider the native plant

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retention areas as counting toward the minimum percentages of site area required to be landscaped and the minimum number of trees required to be planted by this Section.

4. Alternatives to landscape requirements. The review authority may modify the requirements of this section if the review authority finds that the landscape alternatives of the project will achieve the same effect as the landscape requirements of this section.

5. Defensible space. Landscaping, including trees, shrubs, ground cover, grass, combustible mulch (e.g., bark, wood chips) and similar vegetation shall be prohibited within five feet vertically and horizontally of any building.

• B. Parking areas. Parking areas shall be landscaped as required by this Subsection. Parking lot landscaping, including perimeter screening, shall not be included to meet the landscape requirements of Subsection D.

  1. Landscape materials. Landscaping materials shall be provided throughout the parking lot area using a combination of trees, shrubs, herbaceous plants, and ground cover.

  2. Location of landscaping. Parking lot landscaping shall be located so that pedestrians are not required to cross landscaped areas to reach building entrances from parked cars. This should be achieved through proper orientation of landscape areas and islands.

3. Parking lot perimeter landscaping. The perimeter of parking lots shall be landscaped as follows:

  - **a. Adjacent to streets.** Parking areas adjoining a street shall provide a landscaped strip at least six feet wide (inside dimension) between the street right-of-way and parking area. The landscaping shall be designed and maintained to screen cars from view from the street to a height of between 30 inches and 42 inches. Screening materials may include a combination of plant materials, earth berms, solid masonry walls or fences, raised planters or other screening devices which meet the intent of this requirement. Plant materials shall be chosen and designed to tolerate expected snow storage loads and potential exposure to road salts and sands during the winter season. Trees shall be provided at a rate of one for every 20 linear feet of landscaped area or fraction thereof. Shrubs shall be provided at a rate sufficient to provide a dense screen to the required height but no less than one shrub for every five feet of linear feet of landscaped area or fraction thereof. Trees and shrubs need not be planted in a linear, spaced manner, but may be grouped together where appropriate. Potted annuals shall be used only as seasonal accents. Plant materials, signs or structures within a traffic safety sight area of a driveway shall not exceed 30 inches in height. 

  - **b. Adjacent to side or rear property lines.** Parking areas shall provide a perimeter landscaped strip at least six feet wide (inside dimension) where the facility adjoins a side or rear property line unless the parking lot is jointly used with the adjacent parcel. The perimeter landscaped strip may include a yard or buffer otherwise required. Trees shall be provided at the rate of one for every 20 linear feet of landscaped area or fraction thereof. Shrubs shall be provided at the rate of one for every five linear feet of landscaped area or fraction thereof. 

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  - **c. Adjacent to residential use.** Parking areas for non-residential uses adjoining residential uses shall provide a landscape buffer in compliance with Section 18.30.110 (Screening). 

4. Parking lot interior landscaping. Landscaping shall be evenly dispersed throughout the parking lot at a ratio of 200 square feet of landscaped area for every five parking stalls or fraction thereof. Two trees and four shrubs shall be provided for every five parking stalls or fraction thereof. Overcrowding of plant material shall be avoided. Landscaping required by 18.40.040.B.3 shall not be counted towards meeting the requirements of interior landscaping.

y dispersed throughout the parking lot at a ratio of 200 square feet of landscaped area for every five parking stalls or fraction thereof. Two trees and four shrubs shall be provided for every five parking stalls or fraction thereof. Overcrowding of plant material shall be avoided. Landscaping required by 18.40.040.B.3 shall not be counted towards meeting the requirements of interior landscaping.

• C. Street buffer landscaping. A minimum five-foot-wide landscape strip shall be provided along all street frontages. Shrub heights shall not impair sight distance. Trees shall be provided at a rate of one for every 20 linear feet of street frontage or fraction thereof. Shrubs shall be provided at a rate of one for every five linear feet of street frontage or fraction thereof. Trees and shrubs need not be planted in a linear, spaced manner, but may be grouped together where appropriate to create a superior landscape design. Plant material shall be chosen and designed to tolerate expected snow storage loads and potential exposure to road salts and sands during the winter season. Use of boulders may be considered to protect from snow removal equipment and storage. Landscaping may be allowed within the street right-of-way and snow storage easements where approved by the Town Engineer.

• D. Zoning district landscaping requirements. Additional landscaping may be required through the land use permit process to provide visual relief or contrast, or to screen incompatible features.

E. Landscaping between neighborhood commercial and residential land uses . See Section 18.30.110 (Screening) for requirements for landscaping between neighborhood commercial uses and adjacent residential uses.

Landscape areas and materials shall be designed, installed and maintained as provided by this Section.

• A. General design standards. The following features shall be incorporated into the design of the proposed landscape and shown on required landscape plans:

  1. Design requirements. Landscaping shall be planned as an integral part of the overall project design and not simply located in excess space after parking areas and structures have been planned;

  2. Design intent. Landscaping should be used to help define outdoor spaces including the public realm, to soften a structure's appearance and/or enhance architecture, and to screen parking, loading, storage and equipment areas;

  3. Pedestrian accessibility. Pedestrian access to sidewalks or buildings should be considered in the design of all landscaped areas;

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4. Subdivision landscaping. Landscape planting shall be provided for all adjacent public rights-of-way in compliance with Chapter 18.92 (Subdivision Design and Improvements);

5. Protection. Areas containing plant materials shall be protected from damage by vehicles and snow removal equipment in accordance with the Public Improvements and Engineering Standards;

6. Irrigation. Landscaped areas shall be irrigated in compliance with Subsection C, below;

7. Berms. Berms shall be used appropriately to enhance landscaping design and create visual interest within projects. Berms for the sole purpose of maintaining grading materials on-site or creating a solid buffer wall shall be strongly discouraged. Berms shall be a minimum of three feet in height and shall vary in width and height to ensure a natural aesthetic. Berms that cannot meet these criteria shall be prohibited.

8. Stormwater. Stormwater management shall be integrated into landscape design early in the design process. Landscaping at entries shall be used to soften retention basins where visible from the public right-of-way.

• B. Plant materials. Plant materials shall be selected and installed in compliance with the following requirements:

  1. A mix of plant materials shall be provided in compliance with Table 3-5. Calculations documenting the required mix shall be shown on the landscape plan;

TABLE 3-5 REQUIRED MIX OF PLANT MATERIALS

2. Landscape design shall emphasize xeriscaping, such as drought-tolerant, microclimateappropriate, site-specific, native and/or non-invasive adapted plant species in compliance

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with Subsection D (Water Conservation), below, use of large mulched areas, rain gardens/harvesting/recycling and low flow irrigation;

3. Trees and shrubs shall be planted so that at maturity they do not interfere with service lines and traffic safety sight areas;

   4. Trees and shrubs shall be planted and maintained in a manner that protects the basic rights of adjacent property owners, particularly the right to solar access;

   5. Trees planted near public sidewalks or curbs shall be of a species and installed in a manner which prevents physical damage to sidewalks, curbs, gutters and other public improvements;

   6. All landscape areas shall be planted with groundcover in all locations not occupied by other plant materials. Groundcover shall be of live plant material. Gravel, colored rock, bark and similar materials may be used in combination with a living ground cover. Nonplant materials may be approved for use in limited areas through the landscape plan review process but shall not comprise more that 25 percent to the total landscaped area; and

   7. Any existing landscaping indicated on the approved landscape plan for retention that is damaged or removed during construction shall be repaired or replaced in kind with equivalent size.

• C. Irrigation. Landscaped areas shall be supported by a permanent, automatic water-efficient irrigation system coordinated to meet the needs of various planting areas.

  1. Recommended Equipment. The review authority may review alternative methods of irrigation for compliance with this chapter.

  - **a. Automatic-drain valves.** Integral, under the head or in-line automatic-drain valves shall be installed as needed to allow head drainage. Automatic-drain valves shall be located at all low points with gravel sumps installed below. 
  
  - **b. Automatic control valves.** Different hydrozones shall be irrigated by separate valves. 
  
  - **c. Smart Controllers.** Automatic control systems shall be required for all irrigation systems and must be able to accommodate all aspects of the design. Smart controllers shall be digital, have multiple programs, multiple cycles, and have sensor input capabilities. 
  
  - **d. Rain/moisture sensor devices.** Rain or moisture sensing override devices may be required where appropriate. 
  
  - **e.  Solar sensors.** Sensors automatically-adjusted daily based on local solar and temperature data, the season, and the length of day. 
  
  - **f. Sprinkler heads.** Sprinkler heads shall be selected for proper area coverage, application rate, operating pressure, and adjustment capability. Sprinklers shall have
  

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matched precipitation/application rates within each control valve circuit. Plants that require sprinkler heads and drip irrigation shall be zoned separately.

  - **g. Water meters.** Separate landscape water meters or sub-meters may be required for projects where service includes both landscape and non-landscape. Landscape submeters, if used, shall be purchased, installed and maintained by the owner.

• h. Drip irrigation. Drip irrigation systems may be approved if commercial or agricultural grade materials are used. Components shall be installed below the soil except for emitters.

  2. Runoff and overspray. Discharges in excess of an amount deemed to be incidental shall be controlled. Incidental runoff is defined as unintended amounts of runoffs such as unintended, minimal overspray from sprinklers that escapes the area of intended use. Water leaving an intended use area is not considered incidental if it is part of the facility design, if it is due to excessive application, if it is due to intentional overflow or application, or if it is due to negligence . Irrigation systems shall be designed to avoid runoff, low head drainage, overspray, or other similar conditions where water flows or drifts onto adjacent property, non-irrigated areas, walks, roadways or structures. Runoff that is not incidental is prohibited.

• D. Water Conservation. Landscaping shall be designed for the efficient use of water, including provisions for efficient landscape systems. The selection of plant materials shall include microclimate-appropriate native and/or non-invasive, microclimate-appropriate adapted plant materials, providing a variety in size, shape and height. The following minimum standards shall apply:

  1. Plant materials. Plant materials shall emphasize drought-tolerant and/or native species:

  - a. All of the plants selected in non-turf areas shall be suited to Truckee’s climate, 80 percent of which shall require minimal or no water once established. Exceptions to this requirement may be granted in situations where non-potable private well water is used for irrigation purposes; and 
  
  - b. Up to 20 percent of the plant material may be of a less drought-tolerant variety as long as they are grouped together in separate irrigation zones.
  

2. Turf limitations.

• a. Turf, grasses and other ground covers which are not drought tolerant shall be minimized. No more than 25 percent of the entire landscaped area may be covered with irrigated turf or grasses.

• b. Turfgrass shall be prohibited in median areas, in parkway areas less than eight feet in width, and on slopes of 15 percent or greater.

• c. Sloped turf areas adjacent to paved or impermeable surfaces (parking lots, walkways, etc.) shall be leveled off to a flat area or swaled at least three feet wide between the toe of slope and the hard surface.

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• d. Turf areas exceeding 1,000 square feet or used as an essential part of development, (e.g., golf courses or playing fields) shall utilize rodent resistant soil-moisture sensors or site-specific smart controller systems and rain shut-off valves as part of their irrigation systems.

3. Irrigation.

• a. Plants shall be grouped according to their water needs in hydrozones of high, medium and low water use, with areas of each type calculated on the final plan. Irrigation systems shall be designed to reflect the needs of the various hydrozones of high, medium or low water used with each area served by a dedicated irrigation controller station.

  - b. Irrigation systems shall be equipped with a smart controller capable of dual or multiple programs with a flexible calendar program. Irrigation systems shall be equipped with rain sensors or shall be manually turned off during precipitation events. 
  
  - c. Drip, trickle or other low-volume irrigation shall be provided on no less than 90 percent of the landscaped area of commercial landscaping except for those areas devoted to turfgrass and flat groundcover plants. If a licensed landscape architect or licensed landscape contractor verifies that a drip/trickle system is not feasible due to location, the percentage of drip/trickle irrigation may be further reduced. 
  
  - d. Sprinkler systems shall be designed to prevent overspray and runoff. Areas of sprinkler coverage shall be shown on the irrigation plan. 
  
  - e.  Recycled water ponds, if used, shall be in compliance with the California State Water Quality Control Board Phase II Municipal Permit. 
  

• E. Installation. Landscape materials and support equipment shown in an approved Final Landscape Plan shall be installed as follows:

  1. Construction projects. Required landscaping shall be installed and verified by the Department prior to occupancy of the site;

  2. Installation. Landscape materials and irrigation equipment shall be installed in compliance with the approved plans and specifications;

  3. Delayed installation. In the event that seasonal conditions prevent the effective installation of required landscape prior to occupancy, a conditional certificate of occupancy with a performance bond or similar instrument in the amount equal to 125 percent of the value of the landscape materials and labor for installation may be allowed, subject to the approval of the Director; and

  4. Changes to design. Proposed changes to an approved Final Landscape Plan shall be approved by the Director.

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• F. Installation and maintenance of landscape. All proposed and required landscaping is an integral part of an approved project, and shall be properly maintained in healthy condition for the life of the project.

  1. Landscaping shall be installed and maintained consistent with the approved Final Landscape Plan and in a manner as to fully attain the objectives of this Chapter.

  2. The maintenance of approved landscape installations shall include regular watering, pruning and fertilizing as necessary to maintain all plant materials in healthy condition. Maintenance shall also include:

     • a. The regular clearing of debris, pine needles, and weeds;

     • b. Annual application of petroleum-free, low pesticide and herbicide residue, slowrelease fertilizer, if required;

• c. Removal and replacement of dead or dying trees and plants; and

  - d. The maintenance and any necessary repair of irrigation systems. Correct leaks within 72 hours of detection. 
  

  3. Where recycled water ponds exist, discharge from recycled water ponds shall not occur unless the discharge is a result of a 25-year, 24-hour storm event or greater, and Lahontan Regional Water Quality Control Board is notified by email no later than 24 hours after the discharge. Recycled water ponds consist of gray water recycling and do not include stormwater detention or retention pond.

  4. Failure to maintain landscaping is a violation of the land use permit for the project and this Development Code.

  5. Performance Guarantee. The approved landscaping shall be established two years after issuance of temporary or final certificate of occupancy. If the approved landscaping is not established within this timeframe, the project applicant shall be required to repair, replace, and/or reinstall landscaping, plant materials, or irrigation, as necessary. Failure to comply with the approved landscaping may require action by the Code Compliance Officer.

A. Applicability.

1. This section shall apply to the following:

   • a. New public or private construction projects with an aggregate landscape area equal to or greater 2,500 square feet requiring a building or grading permit, plan check, or design review;

   • b. New construction projects with an aggregate landscape area equal to or greater than 500 square feet but less than 2,500 square feet that do not meet the prescriptive

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requirements identified in Worksheet C requiring a building or grading permit, plan check, or design review;

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

  - d. Existing landscapes, including existing cemeteries, are subject to Section 18.40.060.E.3.c only. 

  - e. New or rehabilitated cemeteries shall submit Worksheet A and are subject to Section 18.40.060.E.3 only. 

2. This section does not apply to:

   • a. Registered local, state, or federal historical sites;

   • b. Mined-land reclamation projects that do not require a permanent irrigation system;

   • c. Any project with less than 500 square feet of landscape area;

   • d. Any project with a landscaped area of greater than 500 square feet but less than 2,500 square feet that meet the prescriptive measures identified in Worksheet C;

   • e. Projects with less than 2,500 square feet of landscape that meets 100% of the Estimated Total Water Use with treated or untreated graywater or through stored rainwater captured on site that meet the requirements of Worksheet C; and

   • f. Ecological restoration projects that do not require a permanent irrigation system.

• B. Definitions. As used in this section.

Conversion Factor (0.62). The number that converts acre-inches per acre per year to gallons per square foot per year.

Estimated Total Water Use (ETWU). The total water used for the landscape.

ET Adjustment Factor (ETAF). 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 (non-rehabilitated) Special Landscape Areas shall not exceed 1.0. The ETAF for existing non-rehabilitated landscapes is 0.8.

Evapotranspiration Rate. The quantity of water evaporated from adjacent soil and other surfaces and transpired by plants during a specified time.

Hydrozone . Portion of the landscaped area having plants with similar water needs. A hydrozone may be irrigated or non-irrigated.

Infiltration Rate. The rate of water entry into the soil expressed as a depth of water per unit

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of time (e.g., inches per hour).

Invasive Plant Species. Species of plants not historically found in California that spread outside cultivated areas and can damage environmental or economic resources. Invasive species may be regulated by county agricultural agencies as noxious species. Lists of invasive plants are maintained at the California Invasive Plant Inventory and USDA invasive and noxious weeds database.

Irrigation Efficiency (IE). 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 minimum average irrigation efficiency for purposes of this ordinance is 0.71. Greater irrigation efficiency can be expected from well-designed and maintained systems.

Landscape Area. All the planting areas, turf areas, and water features in a landscape design plan subject to the Maximum Applied Water Allowance calculation. The landscape area does not include footprints of buildings or structures, sidewalks, driveways, parking lots, decks, patios, gravel or stone walks, other pervious or non-pervious hardscapes, and other nonirrigated areas designated for non-development (e.g., open spaces and existing native vegetation). All disturbed areas on the site shall be included in the landscape area calculation. To calculate the landscape area, first calculate the total square footage for all disturbed areas on the site and then subtract any square footage within those areas for building footprints and impervious surfaces (walkways, driveways, etc.). The difference shall be the landscape area square footage.

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Maximum Applied Water Allowance (MAWA). The upper limit of annual applied water for the established landscaped area as specified in Worksheet A of 18.40.060. 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 MAWA. Special Landscape Areas, including recreation areas, areas permanently and solely dedicated to edible plants such as 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)]

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Plant Factor or Plant Water Use Factor. A factor, when multiplied by ETo, 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.

er 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.

Reference Evapotranspiration (ETo). A standard measurement of environmental parameters which affect the water use of plants. ETo is expressed in inches per day, month, or year, 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 for determining the Maximum Applied Water Allowance so that regional differences in climate can be accommodated.

Special Landscape Area (SLA). An area of the landscape dedicated solely to edible plants, recreational areas (areas, excluding private single family residential areas, designated for active play, recreation or public assembly in parks, sports fields, picnic grounds, amphitheaters or golf course tees, fairways, roughs, surrounds, and greens), areas irrigated with recycled water, or water features using recycled water.

Static Water Pressure. The pipeline or municipal water supply pressure when water is not flowing.

Submeter. A metering device to measure water applied to the landscape that is installed after the primary utility water meter.

• C. Landscape Design. A landscape design plan meeting the following requirements shall be submitted as part of the landscape documentation package. Also refer to Section 18.40.050 (Landscape Standards).

  1. Plant Selection and Grouping.

     • a. Selected plants shall not cause the Estimated Total Water Use (ETWU) to exceed the Maximum Applied Water Allowance (MAWA) (see calculation in Worksheet A).

     • b. Plants with similar water use needs shall be grouped together in distinct hydrozones. Where irrigation is required, the distinct hydrozones shall be irrigated with separate valves.

     • c. All non-turf plants shall be selected, spaced, and planted appropriately based upon their adaptability to the climatic, geologic, and topographical conditions of the project site and as required by this Chapter.

     • d. Plants shall include one or more of the following:

       • 1. Protection and preservation of native species and natural area shall be maintained whenever possible.

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  - 2) Selection of water-conserving plant, tree and turf species; 

  - 3) Selection of plants based on local climate suitability and disease and pest resistance; 

• e. The planting of trees is encouraged wherever it is consistent with the other provisions of this chapter.

• f. Invasive plants as listed by the California Invasive Plant Council and USDA invasive and noxious weeds database are prohibited.

• g. All plants shall be documented and subject to approval by the Town of Truckee.

• h. Fire prevention measures shall be addressed in areas that are fire prone.

2. Turf or Lawn Requirements.

   • a. Turf or lawn should be used only in passive or active recreational areas.

   • b. Turf or lawn may not be used on any area having a slope exceeding ten percent.

   • c. Turf may not be used in planting areas ten feet wide or less.

   • d. Lawn areas should not be directly adjacent to roadways, parking areas, or similar large paved areas. If vegetation is necessary or desired in locations adjacent to paved areas, consider using trees, shrubs, or other leafy vegetation to help absorb and slow down stormwater runoff.

3. Water Features.

   • a. Recirculating water systems shall be used for water features.

   • b. Recycled water shall be used when available onsite.

   • c. Surface area of a water feature shall be included in the high water use hydrozone area of the water budget

4. Soil Preparation, Mulch, and Amendments

   • a. Soil amendments and stabilizers shall be incorporated according to the recommendations of the soil report and what is appropriate for the plants selected.

   • b. Adequate soil volume for healthy root growth is required,

   • c. Compost shall be added to soils with less than 6% of organic matter.

   • d. A minimum three-inch layer of mulch shall be applied on all exposed soil surfaces of planting areas, except in turf areas, creeping or rooting groundcovers, or direct seeding applications where mulch is not appropriate Up to 5% of the landscape area may be left without mulch to provide habitat for beneficial insects and wildlife and shall be designated on the plans.

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  - e. For landscape installations, compost at a rate of a minimum of four cubic yards per 1,000 square feet of permeable area shall be incorporated to a depth of six inches into the soil. Soils with greater than 6% organic matter in the top 6 inches of soil are exempt from adding compost and tilling. 

  - f. Organic mulch materials made from recycled or post-consumer shall take precedence over inorganic materials or virgin forest products unless the recycled post-consumer organic products are not locally available. Organic mulches are not required where prohibited by local Fuel Modification Plan Guidelines or other applicable local ordinances. 

• D. Irrigation Design. This section applies to landscaped areas requiring permanent irrigation; areas that require temporary irrigation solely for the plant establishment period shall be exempt for this section. For each landscape project subject to this chapter, applicants shall submit an irrigation design plan that is designed and installed to meet irrigation efficiency criteria as described in Worksheet A (Water Efficient Landscape Worksheet) and in accordance with the following:

  1. Soil types and infiltration rates shall be considered when designing irrigation systems.

2. All irrigation systems shall be designed to minimize evaporation and avoid runoff, low head drainage, overspray, or other similar conditions where water flows onto adjacent property, nonirrigated areas, walks, roadways, or structures.

   3. Landscape water meters, defined as either a dedicated water service meter or private submeter, shall be installed for all non-residential irrigated landscapes of 1,000 square feet but not more than 5,000 square feet and residential irrigated landscapes of 5,000 square feet or greater.

   4. Average irrigation efficiency is assumed to be 0.75 for overhead spray devices and 0.81 for drip system devices.

   5. Isolation valves shall be installed at the point of connection and before each valve or valve manifold.

   6. Weather-based, soil moisture-sensing devices or other sensor based self-adjusting irrigation controllers can be beneficial and should be considered in installation.

   7. Rain sensors can be beneficial and should be considered in installation of each irrigation controller.

   8. Pressure regulation and/or booster pumps shall be installed so that all components of the irrigation system operate at the manufacturer’s recommended optimal pressure.

   9. Point source or subsurface irrigation is required for narrow or irregularly shaped areas less than eight feet in width in any direction.

   10. Master shut-off valves or individual control of sprinklers with individually-controlled low pressure shut down features are required on all projects;

   11. Irrigation systems with an application rate less than 0.75 inches per hour are required for landscaped areas with slopes greater than 20%; and

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12. Stormwater management and rainwater retention practices, as required by the Regional Water Quality Control Board and Section 18.030.050 (Drainage and Stormwater Runoff).

• E. Documents for Compliance. The following landscape document package is to be presented to the Town at each of the three steps of review defined below.

  1. Design Review. The following shall be submitted with a Design Review, Conditional Use Permit, or Building Permit application:

     • a. A completed Worksheet A, Water Efficient Landscape Ordinance Worksheet.

     • b. Soils Report. Soil analysis shall include soil texture, infiltration rate, pH, total soluble salts, sodium, percent organic matter; and recommendations.

       • (1) For large projects or projects with multiple landscape installations, an inspection rate of one in seven lots or approximately 15% shall be required.

     • c. Landscape Design Plan. Drawn on project base sheets at a scale that accurately and clearly identifies:

       • (1) Landscape materials, trees, shrubs, groundcover, turf, and other vegetation. Planting symbols shall be clearly drawn and plants labeled by botanical name, common name, container size, spacing, and quantities of each group of plants indicated;

• (2) Property lines, elevations, existing and proposed building footprints, streets, driveway, sidewalks, and other hardscape features;

     - (3) Pools, ponds, water features, fences, and retaining walls; 
  
     - (4) Designation of hydrozones; 
  
     - (5) Recommendations provided in the Soils Report shall be included in the Landscape Design Plan. 
  
     - (6) Natural features including but not limited to, water courses, rock outcroppings, and existing trees and shrubs that will remain; 
  
     - (7) Tree staking, plant installation, soil preparation details, and any other applicable planting and installation details; 
  
     - (8) Location and installation details of any applicable stormwater best management practices that encourage on-site retention and infiltration of stormwater; 
  
     - (9) Any applicable rain harvesting or catchment technologies or areas irrigated with recycled water; 
  
     - (10) A calculation of the total landscaped area; 
  
     - (11) Designation of recreational areas; 
  
     - (12) Grading areas including top and toe of slopes, slope direction, elevations;
  

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  - (13) Utilities including, but not limited to, street lighting and fire hydrants; and 

  - (14) Parking areas. 

• d. A conceptual irrigation design plan or statement which describes irrigation methods and design actions that will be employed to meet the irrigation specifications of this chapter.

2. Building Permit/Plan Check. The following shall be reviewed and approved prior to a building permit being issued:

   • a. Worksheet A and the Landscape Design Plan as submitted in the Design Review.

   • b. Irrigation Design Plan. Drawn on project base sheets at a scale that accurately and clearly identifies:

     • (1) Location and size of separate water meter(s) for the landscape approved by Truckee Donner Public Utility District. Backflow prevention devices shall be located within three feet of the meter;

     • (2) Location, type, and size of all components of the irrigation system, including automatic controllers, main and lateral lines, valves, sprinkler heads, moisture sensing devices, rain switches, quick couplers, and backflow prevention devices;

     • (3) The design of the irrigation system shall conform to the hydrozones of the landscape design plan and shall meet the irrigation efficient criteria of the Maximum Applied Water Allowance.

     • (4) Static water pressure at the point of connection to the public water supply as provided by Truckee Donner Public Utility District;

     • (5) Any proposed use of recycled water on a parcel served by a public water supply must be accompanied by an engineered backflow prevention plan and agreed to by the Truckee Donner Public Utility District;

     • (6) Recommendations provided in the Soils Report shall be included in the Irrigation Design Plan; and

• (7) Where slopes exceed ten percent, a grading plan drawn at the same scale as the planting plan that accurately and clearly identifies and depicts finished grades, drainage patterns, pad elevations, and spot elevations.

3. Completion of Installation. Upon installation and completion of the landscape, applicant shall submit Worksheet B, the Certificate of Completion. Building permit final approval shall not be provided until this section is completed.

   • a. Irrigation Schedule. An irrigation schedule shall be submitted as part of the documents for compliance for this policy:

     • (1) Plant establishment irrigation schedule.

     • (2) Established landscape irrigation schedule by month. This includes:

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  - (a) Irrigation run times (in minutes per cycle); 

  - (b) Irrigation intervals (days per week) and suggested number of cycles per day; 

  - (c) Frequency of irrigation, including number of start times per day; and 

  - (d) Amount of applied water recommended on a monthly and annual basis. 

• b. Maintenance Schedule. A regular maintenance schedule satisfying the following conditions shall be submitted as part of documents for compliance:

  • (1) An irrigation timeline must be attached to the Certificate of Completion that includes:

    • (a) Routine inspections;

    • (b) Adjustments and repairs to the irrigation system, aerating and dethatching turf areas;

    • (c) Irrigation system winterization measures;

    • (d) Documentation verifying that implementation of the Soils Report;

    • (e) Replenishing mulch; and

    • (f) Fertilizing, pruning, and weeding.

  • (2) Whenever possible, repair of irrigation equipment shall be done with the originally specified materials or their equivalents.

• c. Inspection. Building permit final approval shall not be completed until the landscape inspection is approved.

  • (1) Final inspection shall be performed by an USEPA WaterSense Labeled approved third party certified landscape irrigation inspector to verify compliance with the approved plans. The inspection shall determine if the plants were installed as specified and that the irrigation system was installed as designed, along with a list of any observed deficiencies such as system tune-up recommendations and reporting overspray and runoff.

  • (2) A valid backflow device test report shall also be submitted.

  • (3) Where significant changes have been made in the field during construction, “as-built” drawings shall be included with the certification.

  • (4) A diagram of the irrigation plan showing hydrozones shall be kept with the irrigation controller for subsequent management purposes.

  • (5) For large projects or projects with multiple landscape installations, an inspection rate of one in seven lots or approximately 15% shall be required.

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F. Other Provisions.

1. The Community Development Director will consider and may allow the substitution of design alternatives and innovation which may equally reduce water consumption for any of these requirements.

   2. Provisions for Appeal. The applicant or any affected person may appeal the final decision of staff regarding plan check or final inspection to the Community Development Director, or a final decision of the Director to the Planning Commission by filing a written notice of appeal with the Community Development Department within ten working days of the date of the decision. The applicant must pay the standard Planning schedule appeal fee and include receipt of payment along with the written notice of appeal. The decision of the Planning Commission is final and may not be appealed to the Town Council. An appeal regarding plan check must be submitted prior to the installation of the landscape or it will be deemed to have been waived.

• K. Forms . The Council shall adopt by resolution three appendices to this chapter. The appendices shall be completed and submitted as outlined in this Chapter. Electronic documents are on file with the Community Development Department.

  1. Worksheet A – Water Efficient Landscape Worksheet

  2. Worksheet B – Water Efficient Landscape Certificate of Completion

  3. Worksheet C - Prescriptive Compliance Option Worksheet (For landscape areas greater than 500 square feet but less than 2,500 square feet)

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