The purpose of this chapter is to ensure that adequate landscaped areas and usable open space are provided where applicable for all zoning districts; to promote the conservation and efficient use of water and to prevent the waste of this valuable resource; and to promote water conservation as one component of sustainable building practices. This chapter shall be construed to assure consistency with the requirements of the Water Conservation in Landscaping Act of the California Government Code, or any successor statute, and any applicable implementing regulations, as they exist at the time of enactment or as later amended. In addition to compliance with the provisions in this chapter, projects shall comply with stormwater management requirements set forth in Chapter 12.60.
(Ord. 2918-10 § 3; Ord. 3082-16 § 1)
(a)
Unless otherwise provided by this section, all lots in all zoning districts are subject to Section 19.37.040 (Minimum landscaped areas and usable open space) and 19.37.120 (Landscaping and irrigation approval). The following types of projects are subject to certain provisions of this chapter as specified:
(1)
Single-Family and Two-Family Dwelling New Construction. New landscaping installations of five hundred square feet or more in connection with the construction of a new single-family or two-family dwelling unit shall meet all requirements of this chapter. Such projects with less than five hundred square feet of landscaped area are subject only to Section 19.37.040 (Minimum landscaped area and usable open space).
(2)
New Landscaping Installations. New landscaping installations of five hundred square feet or more for any use except for existing single-family and two-family dwellings shall meet all requirements of this chapter. Such projects with less than five hundred square feet of landscaped area are subject only to Section 19.37.040 (Minimum landscaped area and usable open space) and Section 19.37.120 (Landscaping and irrigation approval).
(3)
Rehabilitated Landscapes. Projects to rehabilitate existing landscaped areas between one thousand square feet and two thousand five hundred square feet are subject to all requirements of this chapter, except that an irrigation audit is not required. Rehabilitated landscape projects on existing landscaped areas over two thousand five hundred square feet shall meet all requirements of this chapter. Rehabilitated landscape projects less than one thousand square feet are subject only to Section 19.37.040 (Minimum landscaped area and usable open space) and Section 19.37.120 (Landscaping and irrigation approval).
(4)
Graywater for Landscapes. Landscape projects of two thousand five hundred square feet or less using a graywater system that conforms to Title 16 and the California Plumbing Code or rainwater captured on site to meet all of its planting water needs are subject only to Section 19.37.110 (Irrigation system design requirements).
(b)
Specific Plans, Precise Plans and other Specialized Plan Areas. Properties
within a specific plan, precise plan or other specialized plan area
are subject to the minimum landscaped area, usable open space, or
modified frontage strip and buffer design requirements prescribed
in those individual plans. All other requirements in this chapter
apply to such projects.
(c)
Exemptions. The following projects are exempt from this chapter:
(1)
Individual single-family or two-family dwelling landscape projects that are not in connection with construction of a new dwelling unit, except that Section 19.37.040(e)(2)19.37.040(e)(2) applies;
(2)
Registered local, state or federal historical sites where landscaping
establishes a historical landscaping style, as determined by the Heritage
Preservation Commission, planning commission, or by any applicable
public board or commission responsible for architectural review or
historic preservation;
(3)
Ecological restoration or mined-land reclamation projects that do
not require a permanent irrigation system; or
(4)
Community gardens, plant collections (as part of botanical gardens
and arboretums open to the public), non-irrigated areas designated
for non-development (e.g., open spaces and existing native vegetation),
agricultural uses, commercial nurseries and sod farms.
(d)
Objective Design Standards. Unless otherwise provided by this section,
multi-family residential or mixed-use projects are subject to landscaping
standards in Chapter 7 of Citywide Objective Design Standards for
Multi-Family Residential and Mixed-Use Development.
(Ord. 2918-10 § 3; Ord. 3082-16 § 1; Ord. 3216-23 § 1)
The following terms and definitions pertain to the water efficiency
sections of this chapter:
means the portion of water supplied by the irrigation system
to the landscaped area.
means an automatic timing device used to remotely control
valves that operate an irrigation system using either evapotranspiration
(weather-based) or soil moisture data.
means a licensed landscape architect, a licensed landscape
contractor, a licensed professional engineer, certified irrigation
designer, or any other person authorized by the state to design a
landscape or irrigation system, or a certified landscape irrigation
auditor.
means the number that converts acre-inches per acre per year
to gallons per square foot per year.
means any non-spray low volume irrigation system utilizing
emission devices with a flow rate measured in gallons per hour. Low
volume irrigation systems are specifically designed to apply small
volumes of water slowly at or near the root zone of plants.
means the total water used for the landscaped area as described in Section 19.37.050.
means a factor 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 landscaped
area.
means the quantity of water evaporated from adjacent soil
and other surfaces and transpired by plants during a specified time.
means an inline device installed at the supply point of the
irrigation system that produces a repeatable signal proportional to
flow rate, and connected to an automatic irrigation controller, or
flow monitor capable of receiving flow signals and operating master
valves and detecting high flow conditions created by system damage
or malfunction.
means a soil condition that is easily crumbled or loosely
compacted down to a minimum depth per planting material requirements,
so that the root structure of newly planted material is allowed to
spread unimpeded.
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 wastewater from bathtubs, showers, bathroom washbasins, clothes
washing machines, and laundry tubs, but does not include wastewater
from kitchen sinks or dishwashers.
means any durable material (pervious and non-pervious) in
a landscaped area, such as decks, patios or pedestrian walkways, and
other non-irrigated elements which may include art work, benches,
and bicycle parking.
means a portion of the landscaped area having plants with
similar water needs and rooting depth. A hydrozone may be irrigated
or non-irrigated.
means an in depth evaluation of the performance of an irrigation
system. An irrigation audit includes: inspection, system tune up,
system test with distribution uniformity or emission uniformity, correction
of any overspray or runoff that causes overland flow, and preparation
of an irrigation schedule.
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.
means a plant species whose water needs are compatible with
local climate and soil conditions, and have a regionally adjusted
plant factor of 0.0 through 0.3, per WUCOLS.
means an automatic valve installed at the irrigation supply
point which controls water flow into the irrigation system.
means the upper limit of annual applied water for the established
landscaped area, expressed in gallons per year.
means any organic material such as leaves, bark, straw, compost,
or inorganic mineral materials such as rocks, gravel, and decomposed
granite left loose and applied to the soil surface for the beneficial
purposes of reducing evaporation, suppressing weeds, moderating soil
temperature, and preventing soil erosion.
means a plant indigenous to the coastal ranges of central
and northern California, and more specifically, such plants that are
suited to the ecology of the present or historic natural environment
within the project's vicinity.
means a plant species with water needs that are compatible
with local climate and soil conditions such that regular supplemental
irrigation is not required to sustain the plant after it has become
established.
is a factor, when multiplied by ETo (reference evapotranspiration),
estimates the amount of water needed by plants.
means the rate of application of water measured in inches
per hour.
means areas designated for active play, recreation or public
assembly in parks, sports fields, picnic grounds, amphitheaters or
golf courses course tees, fairways, roughs, surrounds and greens on
any private property, excluding private single-family and two-family
dwelling properties.
means a standard measurement of environmental parameters
specific to the local climate which affect the water use of plants,
expressed in inches per year, and used as the basis of calculating
the maximum applied water allowance for local landscapes.
means water which is not absorbed by the soil or landscaping
to which it is applied and flows from the landscaped area.
means a device that measures the amount of water in the soil.
The device may also suspend or initiate an irrigation event.
means an area of the landscaping dedicated solely to edible
plants, recreational areas, areas irrigated with recycled water, water
features using recycled water, and areas dedicated to active play
such as parks, sports fields, golf courses, and where turf provides
a playing surface.
means a ground cover surface of mowed grass.
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).
means the Water Use Classification of Landscape Species published
by the University of California Cooperative Extension and the Department
of Water Resources 2014.
(Ord. 2918-10 § 3; Ord. 3082-16 § 1)
(a)
Minimum Landscaped Area. Table 19.37.040 describes the minimum landscaped
area and usable open space required by zoning district. In addition
to the minimum landscaped area, areas not used for buildings, parking
lot areas, driveways or pedestrian walkways shall be landscaped unless
the review authority determines that landscaping is not necessary
to achieve the purposes of this chapter. For projects not involving
redevelopment of the entire site, the director of community development
may allow less landscaped area than required by Table 19.37.040 if
existing physical constraints on the site (such as structures, parking
or circulation) limit the amount of landscaping that can be provided.
(b)
Landscaped Buffer Required. A landscaped buffer is required for any
property with a nonresidential use in a residential zoning district
that abuts a residential use and for any use in a nonresidential zoning
district which abuts a residential zoning district. Landscaped buffers
must be designed to meet the following:
(1)
Width. The buffer shall maintain a width of at least ten feet.
(2)
Landscaping. The buffer shall include a planted screen of approved
trees and shrubs which shall be placed along the length of the buffer
at intervals not to exceed twenty feet; provided, however, that the
approving body may grant exceptions as part of any discretionary permit
when warranted by conditions on the property.
(3)
Wall Design. The buffer shall include a decorative masonry wall six
feet in height measured from the highest adjoining grade. When the
adjacent nonresidential building is two stories or more in height,
the decorative masonry wall shall be eight feet measured from the
highest adjoining grade. Where a residential use is permitted in a
nonresidential zoning district, the wall shall be required on the
residential property, unless a wall already exists.
(c)
Landscaped Frontage Strip Required. A fifteen-foot wide landscaped
frontage strip is required for all properties except for single-family
properties which have a frontage on a public street. The frontage
strip is measured from the inside edge of the public sidewalk, or
if no sidewalk exists, from the curb. Frontage strip landscaping may
be crossed by walkways and access drives.
(d)
Usable Open Space Required. Usable open space is required for all duplex and multifamily residential properties as described in Table 19.37.040. Usable open space areas that meet the definition of landscaping may contribute towards the minimum landscaped area of the site. Required usable open space shall meet the requirements of Section 19.37.100 (Usable open space design requirements).
(e)
Allowances and Limitations for Single-Family Uses and Single-Family
Zoning Districts.
(1)
Allowances for Single-Family Zoning Districts. Yards are not required to be landscaped in single-family zoning districts; however, the provisions of this chapter apply if landscaping is provided and meets the criteria in Section 19.37.020 (Applicability).
(2)
Limitation on Paved Areas in the R-0 and R-1 Zoning Districts. Not more than fifty percent of the required front yard of any lot within an R-0 or R-1 zoning district shall be paved with asphalt, concrete cement, or any other impervious surface, except as may be required to meet off-street parking and access requirements of Chapter 19.46.
|
Table 19.37.040
| ||||
|---|---|---|---|---|
|
Minimum Landscaped Area and Usable Open Space by Zoning District
| ||||
|
Zoning District
|
Usable Open Space
|
Other Landscaped Area
|
Parking Lot Landscaped Area
|
Total Landscaped Area
|
|
R-0
|
N/A
|
N/A
|
N/A
|
N/A
|
|
R-1
|
N/A
|
N/A
|
N/A
|
N/A
|
|
R-1.5
|
N/A
|
N/A
|
N/A
|
N/A
|
|
R-1.7/PD
|
N/A
|
N/A
|
N/A
|
N/A
|
|
R-2
|
500 sq. ft./unit1
|
850 sq. ft./unit
|
20% of the parking lot area
|
Total minimum landscaped area is the combination of the minimum
parking lot landscaped area and other landscaped area. In no case
shall this total be less than 20% of the lot area.
|
|
R-3
|
400 sq. ft./unit
|
425 sq. ft./unit
| ||
|
R-4
|
380 sq. ft./unit
|
375 sq. ft./unit
| ||
|
R-5
|
380 sq. ft./unit
|
375 sq. ft./unit
| ||
|
C-1
|
N/A
|
12.5% of floor area
| ||
|
C-2
|
N/A
|
12.5% of floor area
| ||
|
C-3
|
N/A
|
12.5% of floor area
| ||
|
C-4
|
N/A
|
12.5% of floor area
| ||
|
O
|
N/A
|
10% of lot area
| ||
|
P-F
|
N/A
|
10% of lot area
| ||
|
M-S
|
N/A
|
10% of floor area
| ||
|
M-3
|
N/A
|
10% of floor area
| ||
|
Notes:
| |
|---|---|
|
1
|
One thousand square feet of usable open space is required for
a property with an accessory dwelling unit.
|
(Ord. 2918-10 § 3; Ord. 3082-16 § 1; Ord. 3105-16 § 6)
Water Efficiency in Design. Landscaped areas shall be designed
to achieve water efficiency and shall be based on one of two options:
(a)
Option 1—No Turf and Eighty Percent Water Conserving Plants.
There shall be no turf or high water use plants in the landscaped
areas, and at least eighty percent of the plants installed shall be
native, low water use or no water use plants.
(b)
Option 2—Water Budget Calculations. If the turf limitation
option is not selected, a water budget calculation shall be prepared
and shall adhere to the following requirements:
(1)
Plant Factors. The plant factors shall be obtained from WUCOLS or
an equivalent reference approved by the California Department of Water
Resources. For areas that mix plants with different water uses, the
plant factor calculation shall be based on the proportion of the respective
plant factors, or based on the plant factor of the higher water using
plant. Mixing high and low water use plants in the same hydrozone
is prohibited. The plant factor ranges from 0.0 to 0.3 for low water
use plants, from 0.4 to 0.6 for moderate water use plants, and from
0.7 to 1.0 for high water use plants.
(2)
Water Features. All water features not using recycled water shall
be included in the high water use hydrozone and temporarily irrigated
areas shall be included in the low water use hydrozone.
(3)
Special Landscaped Areas. All special landscaped areas (SLAs) shall
be identified and their water use included in the water budget calculations.
The reference evapotranspiration adjustment factor for SLAs shall
not exceed 1.0.
(4)
Reference Evapotranspiration Adjustment Factor. The reference evapotranspiration
adjustment factor shall not exceed 0.55 for landscaped areas on residential
properties and shall not exceed 0.45 for landscaped areas on nonresidential
properties.
(5)
Water Budget Calculation. The maximum applied water allowance (MAWA)
for a landscape shall be calculated using the following equations:
|
For residential projects:
| |
|
|
MAWA = (ETo) (0.62) [(0.55 x LA) + (0.45 x SLA)]
|
|
For nonresidential projects:
| |
|
|
MAWA = (ETo) (0.62) [(0.45 x LA) + (0.55 x SLA)]
|
|
Where:
| |
|
MAWA = Maximum applied water allowance (gallons per year)
| |
|
ETo = Reference evapotranspiration (inches per year)
| |
|
0.62 = Conversion factor (to gallons)
| |
|
0.7 = Reference evapotranspiration adjustment factor (ETAF)
| |
|
LA = Planted landscaped area including SLA and not including
hardscapes (square feet)
| |
|
0.45 = Additional water allowance for SLA in residential projects
| |
|
0.55 = Additional water allowance for SLA in nonresidential
projects
| |
|
SLA = Special landscaped area (square feet)
| |
(6)
Estimated Total Water Use. Estimated total water use (ETWU) shall
be calculated using the equation below. The sum of the ETWU calculated
for all hydrozones shall not exceed the MAWA.
 |
|
Where:
|
|
ETWU = Estimated total water use per year (gallons)
|
|
ETo = Reference evapotranspiration (inches)
|
|
PF = Plant factor from WUCOLS
|
|
HA = Hydrozone area [high, medium, and low water use areas]
(square feet)
|
|
SLA = Special landscaped area (square feet)
|
|
0.62 = Conversion factor
|
|
IE = Irrigation efficiency of 0.75 for overhead spray systems
and 0.81 for drip irrigation systems
|
(Ord. 2918-10 § 3; Ord. 3082-16 § 1)
(a)
Plant Material. In addition to the requirements below, plant selection
and installation shall be done in accordance with accepted horticultural
industry practices.
(1)
Variety. Landscaping shall include trees, shrubs, vines, flowers,
ground covers or a combination thereof.
(2)
Size at Time of Planting. Plant materials shall be sized and spaced
to achieve immediate effect, in accordance with horticultural industry
practices and at the discretion of the director of community development.
Trees shall be of minimum fifteen gallon size. Twenty-four or thirty-six
inch box trees may be required at the discretion of the director of
community development.
(3)
Number of Trees. There shall be one tree per one thousand square
feet of required landscaped area in addition to required street trees
and parking lot trees.
(4)
Turf. Any allowable turf area shall be planted with tall fescue or
similar turf requiring less water. Turf shall not be planted on slopes
greater than ten percent where the toe of the slope is adjacent to
an impermeable hardscape.
(b)
Grouping of Plants. Plants with similar water needs shall be grouped (also described as a hydrozone). Areas that mix plants with different water uses may be allowed if a water budget is performed per Section 19.37.050 (Water Efficiency Design Requirements).
(c)
Soil Management.
(1)
Mulch. A minimum three-inch layer of mulch shall be applied on all
exposed soil areas, except that up to five percent of the area may
be left exposed if designed to provide a habitat for beneficial insects
and other wildlife. Designated insect habitat, if any, must be included
in the landscape design plan as such. Organic mulch materials made
from recycled or post-consumer materials shall take precedence over
inorganic materials or virgin forest products unless the recycled
post-consumer organic products are not locally available.
(2)
Soil Amendments. Soil amendments shall be incorporated according
to the soil conditions at the project site and based on what is appropriate
for selected plants. Compacted soils shall be transformed to a friable
condition. Compost shall be incorporated at a minimum rate of four
cubic yards per one thousand square feet of planting area to a depth
of six inches, unless the soil contains more than six percent of organic
matter.
(3)
Grading. If the project includes grading, the grading shall be designed
to minimize soil erosion, runoff and water waste. The grading shall
avoid soil compaction in planted landscaped areas.
(d)
Water Features. Recirculating water systems shall be used for water
features. Where available, recycled water shall be used for water
features.
(Ord. 2918-10 § 3; Ord. 3082-16 § 1; Ord. 3184-21 § 4)
(a)
Function. Useable open space must be designed to be accessible to,
and usable for outdoor living, recreation or utility use.
(b)
Applicability. The provisions of this section shall apply to all
new multi-family residential development in R-3, R-4, and R-5 zoning
districts.
(c)
Location. Useable open space may not be located in any required front
yard area for projects with a front yard setback variance or deviation.
Otherwise, up to fifty percent of the required front yard area may
be counted toward the useable open space requirement.
(d)
Minimum Useable Open Space Dimensions and Area. Each useable open
space area shall have at least a twelve foot dimension in any direction
and a minimum area of two hundred square feet except for:
(e)
Private Useable Open Space Required. In the R-4 and R-5 zoning districts,
a minimum of eighty square feet per unit shall be designed as private
useable open space.
(Ord. 2918-10 § 3; Ord. 3082-16 § 1; Ord. 3142-19 § 2)
(a)
Irrigation System Required. All landscaped areas shall have a permanent
irrigation system, except for single-family detached and two-family
dwellings.
(b)
Irrigation Efficiency and Design. Irrigation systems shall be designed
and maintained to meet the water needs of each hydrozone and the following
requirements:
(1)
Efficiency. Irrigation systems must meet or exceed an average landscaping
irrigation efficiency of seventy-five percent for overhead spray systems
and eighty-one percent for drip irrigation systems.
(2)
Drip Irrigation. Bubbler or other low-flow, non-spray irrigation
system shall be provided for trees and shrubs, mulched areas, areas
with slope greater than ten percent (unless it can be demonstrated
that no runoff or erosion will occur if other types of irrigation
is used) and areas that are less than ten feet wide in any direction.
(3)
Overhead Spray Irrigation. Overhead spray irrigation may be used
for clustered shrub plantings and turf areas at least ten feet wide
in any direction; however, it cannot be used for areas within two
feet of a non-permeable surface unless it can be demonstrated that
no runoff would occur, or the adjacent non-permeable surface is designed
and constructed to drain entirely to landscaping.
(4)
Valves. Each valve shall irrigate a hydrozone with similar site,
slope, sun exposure, soil conditions and plant water needs. Valves
and control circuits shall be separated based on the required rate
and quantity of water used. Where feasible, trees shall be placed
on separate valves from shrubs, groundcovers and turf. Manual shut-off
valves are required. Master shut-off valves are required unless the
irrigation system includes low pressure shut down features.
(5)
Irrigation Controllers and Sensors. All irrigation controllers must
utilize either evapotranspiration or soil moisture sensor data, and
be capable of dual or multiple programming and capable of maintaining
programming data in the event the primary power source is interrupted.
Irrigation systems shall also incorporate sensors (rain, freeze, wind,
etc.) that suspend or alter irrigation operation during unfavorable
weather conditions.
(6)
Pressure Regulators. Pressure regulators shall be installed if the
water pressure is below or exceeds the recommended pressure of the
irrigation devices.
(7)
Spray Heads. Spray heads and other emission devices shall be selected
based on what is appropriate for the plant type within the hydrozone.
Spray heads must have matched precipitation rates within each circuit.
All irrigation emission devices must meet the ANSI standard, ASABE/ICC
802-2014 "Landscape Irrigation Sprinkler and Emitter Standard."
(8)
Flow Sensors. Flow sensors are required for any landscaped areas
of five thousand square feet or larger.
(c)
Water Waste Prohibited. Water waste resulting from an inefficient
irrigation system leading to runoff, low head drainage, overspray,
or other similar conditions where water flows onto adjacent property,
non-irrigated areas such as walkways, roadways or structures is prohibited.
(d)
Screening of Devices. Irrigation controllers and backflow devices
shall be screened from public view.
(e)
Scheduling. Irrigation must be scheduled between eight p.m. and ten
a.m.
(Ord. 2918-10 § 3; Ord. 3082-16 § 1)
(a)
Permit Required. Except as otherwise provided in this chapter, no person shall install or modify any landscaped area without first obtaining approval of a miscellaneous plan permit, in accordance with the procedure described in Chapter 19.82, or as part of any discretionary permit the project is subject to pursuant to this title.
(b)
Landscaping and Irrigation Plans Required. Landscaping and irrigation
plans shall be required for any modification or installation of new
landscaping that falls within the thresholds stated in this chapter.
The plans shall provide the information necessary as determined by
the director of community development to comply with the provisions
of this chapter.
(c)
Plan Preparation by Certified Professional. Landscaping and irrigation
plans shall be prepared by, and bear the signature of, a certified
professional, except for new landscaping installations or landscaping
rehabilitation projects with less than two thousand five hundred square
feet of landscaped area.
(Ord. 2918-10 § 3; Ord. 3082-16 § 1)
(a)
Irrigation Audit Required. Prior to approval of occupancy by a building official, a landscaping irrigation audit shall be conducted and an irrigation audit report shall be submitted for applicable projects described in Section 19.37.020 (Applicability).
(1)
Audit by Third-Party Certified Professional. The landscaping irrigation
audit shall be conducted and the report shall be prepared by a third
party certified professional, and not by the entity who designed or
installed the landscaping.
(2)
Audit Report Content. The irrigation audit report shall include,
but not be limited to: inspection, system tune-up, system test with
distribution uniformity, correction of any overspray or runoff that
causes overland flow, and preparation of an irrigation schedule.
(b)
Submittal of Landscaping Maintenance Schedule. Prior to the final
inspection by the building official, a regular maintenance schedule
shall be submitted to the director of community development for review
and approval. The maintenance schedule shall include, but not be limited
to, routine inspection; adjustment and repair of the irrigation system
and its components; aerating and dethatching turf areas; topdressing
with compost; replenishing mulch; fertilizing; pruning; weeding in
all landscaped areas; and removing obstructions to irrigation spray
heads or other emission devices. Landscaping shall be maintained in
accordance with the approved maintenance schedule.
(c)
General Maintenance. Landscaping shall be maintained in compliance
with the approved landscaping plan, and shall be maintained in a neat,
clean and healthful condition. Removed landscaping shall be replaced
with specimen plants to match the approved landscaping plan.
(Ord. 2918-10 § 3; Ord. 3082-16 § 1)
