5.9.

Such surfaces may be substituted for landscaping at a rate of three (3) times the area required for landscaping.

b.

Installation of public art at the site pursuant to Section 8178-8.4.1.9.

c.

Shading in the form of canopies with solar photovoltaic or hot water systems, off-site trees and structures, sidewalk canopies, and other shade structures.

Whenever feasible, substitutions shall not replace more than fifty (50) percent of the interior landscaping requirement, with priority given to planting shade trees.

(Ord. No. 4492, § 6, 6-21-2016)

8178-8.4.2.8 - Model home landscaping.

Residential projects that include a model home(s) shall provide at least one (1) model home with landscaping and irrigation that complies with the requirements set forth in this Section 8178-8.

(Ord. No. 4492, § 6, 6-21-2016)

8178-8.5 - Irrigation development standards.

The following standards apply to irrigation systems that serve a required landscape area.

(Ord. No. 4492, § 6, 6-21-2016; Ord. No. 4586, 10-19-2021)

8178-8.5.1 - Irrigation system standards.

(a)

Dedicated landscape water meters, which may be provided by a local water purveyor or a privately owned meter or submeter, shall be required for the following:

(1)

Irrigated landscapes of one thousand (1,000) square feet or more for non-residential developments.

(2)

Irrigated landscapes of five thousand (5,000) square feet or greater for residential developments.

(b)

At a minimum, landscape irrigation systems shall be designed and operated in conformance with the following requirements:

(1)

A master valve shall be installed unless the sprinklers are individually controlled, pressurized, and equipped with low pressure shut down features.

(2)

A pressure regulator and check valves shall be installed at the low end of the irrigation lines to prevent unwanted draining of irrigation lines.

(3)

The system shall be equipped with automatic, self-adjusting irrigation controllers that automatically activate and deactivate the irrigation system based on changes in the weather or soil moisture.

(4)

Sprinkler heads (micro-spray or drip) shall be located to minimize landscape water overspray onto unplanted areas or areas of dissimilar water demand.

(5)

All sprinkler heads installed within the landscape area must have a documented distribution uniformity low quarter of 0.65 or higher.

(6)

The irrigation system shall provide adequate coverage and sufficient water for the continued healthy growth of all proposed plantings.

(7)

Low precipitation sprinklers shall be employed to conserve water and promote continued, healthy growth of the planting.

(8)

To protect the irrigation equipment and ensure adequate water coverage, all sprinklers shall be placed outside of any parking space bumper overhangs.

(c)

Prior to installation of plants, the soil shall be in a friable condition.

(d)

Slopes that range from three (3) to five (5) feet in height, and that total less than one thousand (1,000) square feet in area, are not required to be equipped with a permanent irrigation system and may be irrigated with hose bibs located not more than fifty (50) feet from the area to be irrigated.

(e)

Slopes that exceed five (5) feet in height, and that total more than one thousand (1,000) square feet in area, shall be equipped with a permanent irrigation system.

(f)

No permanent irrigation systems shall be installed within one hundred (100) feet of ESHA, except when within fifty (50) feet of a habitable structure within a mandatory fuel modification zone.

(Ord. No. 4492, § 6, 6-21-2016; Ord. No. 4586, 10-19-2021)

8178-8.5.2 - Efficient water use.

a.

Estimated Total Water Use (ETWU) shall be less than or equal to Maximum Applied Water Allowance (MAWA) as described in Appendix L1.

b.

All irrigation water shall be retained within the required landscape area to the extent feasible.

c.

Recirculating water systems shall be used for decorative water features, and all water sprayed into the air from decorative water features shall remain within the feature.

(Ord. No. 4492, § 6, 6-21-2016)

8178-8.5.3 - Use of non-potable water.

Irrigation systems should be designed to collect and distribute stormwater, reclaimed water, and graywater when feasible.

a.

Water Harvesting. Landscape plans should include passive water harvesting methods for landscape irrigation, such as the use of graywater or rain catchment systems that capture water from roof and site runoff.

Graywater systems shall be designed in conformance with the California Plumbing Code Chapter 16A Non-Potable Water Reuse Systems.

Rainwater catchment systems shall be designed in conformance with the California Plumbing Code Chapter 17 Non-Potable Rainwater Catchment Systems.

To encourage the reuse of non-potable water, projects with less than two thousand five hundred (2,500) square feet of landscape area that meet the estimated total water use entirely using graywater shall only be required to submit an Irrigation Plan pursuant to Section 8178-8.8(c) of the Landscape Documentation Package for the permit application.

b.

Reclaimed Water. Landscaping shall utilize reclaimed water where the resource can feasibly be provided. If reclaimed water is determined to be required for the project, the irrigation system shall be designed, installed, and operated in compliance with state and local laws, requirements and regulations applicable to non-potable water use.

(Ord. No. 4492, § 6, 6-21-2016)

8178-8.6 - Water budget and projected water use.

a.

Each landscape area shall be allowed a certain amount of water for landscaping, water features and other allowable components, called a water budget. Calculations shall be performed for the Maximum Applied Water Allowance (MAWA) and Estimated Total Water Use (ETWU) in accordance with Appendix L3, Water Budget Calculations.

b.

The water budget and projected water use calculations shall be submitted as part of the landscape documentation package (see Section 8178-8.8).

(Ord. No. 4492, § 6, 6-21-2016)

8178-8.7 - Authority to modify or waive landscaping requirements and standards.

a.

When special circumstances or exceptional characteristics are applicable to the property (size, shape, topography, etc.), the size of the required landscape area may be waived or modified (reduced or increased), except where the modification would have the potential to adversely impact ESHA, scenic resources, or water quality or supply. Facts and circumstances potentially warranting modifications and waivers include, but are not limited to:

Landscaping of proposed mixed-use developments, where such development is permitted.

Where additional landscaping is necessary to screen undesirable public views.

Where additional landscaping is necessary to provide an effective, vegetated transition to adjacent areas designated ESHA.

Where modifications to a fuel modification zone are required by the County Fire Marshall.

Where existing structures, exceptionally small lots, or irregularly configured lots, preclude implementation of the minimum landscape area pursuant to Section 8178-8.3.

Where compliance with the minimum landscape area would result in the loss of existing, required parking spaces due to site size restrictions.

Reductions to the planter strip width required pursuant to Section 8178-8.4.2.1(b), Landscape Strip.

For development that cannot be seen from a public viewing areas.

When evidence is presented to demonstrate that the original plants were not successfully established and that alternative replacement plants meet the standards of this Chapter.

In areas where the County or California Coastal Commission has declared, by resolution, that a critically short water supply exists that must be maintained for coastal resources or public recreational use thereby prohibiting the construction or extension of any landscaping irrigation system.

b.

Waivers of landscape standards shall be limited to those justified by the special circumstances identified in subsection (a) above. The applicable County decision-maker may grant a reduction in the minimum landscaping requirements, but in no case shall all landscaping requirements be eliminated, and priority shall be given to planting trees.

(Ord. No. 4492, § 6, 6-21-2016)

8178-8.7.1 - Required findings to modify or waive landscaping requirements and standards.

Written finding of facts shall be required for all waivers or modifications to landscaping areas as required below:

a.

Modifications or waivers shall only be granted if all of the following findings can be demonstrated:

The modification or waiver will not adversely affect coastal resources or public welfare and will not be detrimental or injurious to property or improvements in the surrounding area.

The modification will not result in an increase in water demand.

The modification is consistent with the purpose of the regulations set forth in Section 8178-8.1.

b.

In addition to the required findings in subsection "a" above, modifications or waivers pursuant to Section 8178-8.7.1 shall only be granted if supported by written findings of fact demonstrating one or more of the following:

Special circumstances apply to the subject property with regard to size, shape, topography and location, and the strict application of the requirements would result in practical difficulties or hardships inconsistent with the general purpose and intent of the Coastal Zoning Ordinance.

Required landscaping would conflict with existing easements or public rights-of-way or established easements.

Existing natural landscaping will be preserved where feasible.

(Ord. No. 4492, § 6, 6-21-2016)

8178-8.7.2 - Modification to a landscape documentation package.

Any document in an approved landscape documentation package may be modified as a permit modification that is applied for and processed in accordance with Section 8181-10.4.2. The following requirements apply to said modifications:

a.

As part of the permit modification application, the applicant shall submit all documents and information reflecting and supporting all proposed changes to each document in the approved landscape documentation package, for County review and approval in accordance with Sections 8178-8.8 and -8.9, that would be modified or affected by the proposed modification. If a modification proposes to change one or more documents that requires the signature and/or stamp of a licensed landscape architect, landscape contractor, qualified landscape designer, qualified biologist, licensed engineer, or other professional, then the proposed modified documents shall also be signed and/or stamped by the same type of professional(s) as the approved document(s).

b.

Approved modifications to landscape documentation packages shall be implemented, inspected and monitored in accordance with