City of Sunnyvale, CA LANDSCAPING, IRRIGATION AND USEABLE OPEN SPACE

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:

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).

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).

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).

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).

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.

Exemptions. The following projects are exempt from this chapter:

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) applies;

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;

Ecological restoration or mined-land reclamation projects that do not require a permanent irrigation system; or

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.

"Automatic irrigation controller"

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)

§ 19.37.030 Definitions.

The following terms and definitions pertain to the water efficiency sections of this chapter:

"Applied water"

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.

"Certified professional"

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.

"Conversion factor (0.62)"

means the number that converts acre-inches per acre per year to gallons per square foot per year.

"Drip irrigation"

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.

"Estimated total water use (ETWU)"

means the total water used for the landscaped area as described in Section 19.37.050.

"ET adjustment factor (ETAF)"

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.

"Evapotranspiration rate"

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

"Flow sensor"

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.

"Friable"

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.

"Graywater"

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

"Hardscape"

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.

"Hydrozone"

means a portion of the landscaped area having plants with similar water needs and rooting depth. A hydrozone may be irrigated or non-irrigated.

"Irrigation audit"

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.

"Irrigation efficiency (IE)"

means the measurement of the amount of water beneficially used divided by the amount of water applied. Irrigation efficiency is derived from measurements and estimates of irrigation system characteristics and management practices.

"Low water use plant"

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.

"Master shut-off valve"

means an automatic valve installed at the irrigation supply point which controls water flow into the irrigation system.

"Maximum applied water allowance (MAWA)"

means the upper limit of annual applied water for the established landscaped area, expressed in gallons per year.

"Mulch"

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.

"Native plant"

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.

"No-water using plant"

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.

"Plant factor" or "plant water use factor"

is a factor, when multiplied by ETo (reference evapotranspiration), estimates the amount of water needed by plants.

"Precipitation rate"

means the rate of application of water measured in inches per hour.

"Recreational area"

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.

"Reference evapotranspiration" or "ETo"

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.

"Runoff"

means water which is not absorbed by the soil or landscaping to which it is applied and flows from the landscaped area.

"Soil moisture sensing device" or "soil moisture sensor"

means a device that measures the amount of water in the soil. The device may also suspend or initiate an irrigation event.

"Special landscaped area (SLA)"

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.

"Turf"

means a ground cover surface of mowed grass.

"Water feature"

means a design element where open water performs an aesthetic or recreational function. Water features include ponds, lakes, waterfalls, fountains, artificial streams, spas, and swimming pools (where water is artificially supplied).

"WUCOLS"

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)

§ 19.37.040 Minimum landscaped area and usable open space.

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.

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:

Width. The buffer shall maintain a width of at least ten feet.

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.

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.

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.

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.

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).

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)

§ 19.37.050 Water efficiency design requirements.

Water Efficiency in Design. Landscaped areas shall be designed to achieve water efficiency and shall be based on one of two options:

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.

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:

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.

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.

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.

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)

§ 19.37.060 General planting, soil management and water feature design requirements.

Plant Material. In addition to the requirements below, plant selection and installation shall be done in accordance with accepted horticultural industry practices.

Variety. Landscaping shall include trees, shrubs, vines, flowers, ground covers or a combination thereof.

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.

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.

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.

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).

Soil Management.

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.

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.

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.

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)

§ 19.37.070 (Reserved)

§ 19.37.080 (Reserved)

§ 19.37.090 (Reserved)

§ 19.37.100 Usable open space design requirements.

Function. Useable open space must be designed to be accessible to, and usable for outdoor living, recreation or utility use.

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.

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.

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:

Private balconies must have a minimum of seven feet in any direction and a minimum area of eighty square feet.

Roofs, decks or porches must have a minimum of ten feet in any direction and a total of one hundred twenty square feet.

(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)

§ 19.37.110 Irrigation system design requirements.

Irrigation System Required. All landscaped areas shall have a permanent irrigation system, except for single-family detached and two-family dwellings.

Irrigation Efficiency and Design. Irrigation systems shall be designed and maintained to meet the water needs of each hydrozone and the following requirements:

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.

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.

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.

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.

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.

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)

§ 19.37.120 Landscaping and irrigation approval.

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.

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.

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)

§ 19.37.130 Landscaping irrigation audit and maintenance.

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).

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.

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.

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.