It is the purpose of this chapter to establish landscape standards
to mitigate the effects of urbanization on the environment and to
provide for an aesthetically pleasing urban setting. The city recognizes
the importance of landscaping to the health, well-being, and quality
of life of the community and desires to enhance the overall appearance
of development projects in the city. It is the intent of this chapter
to establish a measure of uniformity in landscaping for new projects
as well as provide a mechanism to require upgrading of existing landscaping
in existing developments when improvements are proposed. It is also
the intent of this chapter to encourage optimum use of drought-tolerant
plant materials in conjunction with waterconserving automatic irrigation
systems and to allow synthetic turf meeting the standards set forth
herein to further assist water conservation. In adopting this chapter,
the city is complying with the Water Conservation in Landscaping Act,
Government Code Section 65590 et seq.
(Ord. 1440 § 2, 2009)
All nonresidential, multi-family residential projects, single-family
residential subdivisions and single-family properties shall provide
landscaping in compliance with the requirements of this chapter.
(Ord. 1440 § 2, 2009)
means the portion of water supplied by the irrigation system
to the landscape.
means a project where the site is intentionally altered to
establish a defined, indigenous, historic ecosystem.
means the average annual total amount of water estimated
to be necessary to keep plants in a healthy state, calculated as provided
in the Guidelines. It is based on the reference evapotranspiration
rate, the size of the landscape area, plant water use factors, and
the relative irrigation efficiency of the irrigation system.
is equal to the plant factor divided by the irrigation efficiency
factor for a landscape project, as described in the Guidelines. The
ETAF is calculated in the context of local reference evapotranspiration,
using site-specific plant factors and irrigation efficiency factors
that influence the amount of water that needs to be applied to the
specific landscaped area. The evapotranspiration adjustment factor
(ETAF) for the landscape project shall not exceed a factor of 0.55
for residential areas and 0.45 for non-residential areas, exclusive
of special landscape areas. The ETAF for a special landscape area
shall not exceed 1.0. ETAF for existing non-rehabilitated landscapes
is 0.8.
refers to the Guidelines for Implementation of the water efficient landscape provisions included in Section 21.20.050(c), as adopted by the city council, which describes procedures, calculations, and requirements for landscape projects subject to the water efficient landscape provisions.
means a portion of the landscaped area having plants with
similar water needs that are served by a valve or set of valves with
the same schedule. A hydrozone may be irrigated or nonirrigated. For
example, a naturalized area planted with native vegetation that will
not need supplemental irrigation once established is a nonirrigated
hydrozone.
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. Refer to the Guidelines for irrigation efficiency requirements. The irrigation efficiency for purposes of these water efficient landscape provisions of Section 21.20.050(c) are 0.75 for overhead spray devices and 0.81 for drip systems.
means all the planting areas, turf areas, and water features
in a landscape design plan subject to the maximum applied water allowance
and estimated applied water use calculations. The landscaped area
does not include footprints of buildings or structures, sidewalks,
driveways, parking lots, decks, patios, other pervious or non-pervious
hardscapes, and other non-irrigated areas designated for non-development
(e.g., open spaces and existing native vegetation).
means a person licensed by the state of California to construct,
maintain, repair, install, or subcontract the development of landscape
systems.
means all the planting areas, turf areas, outdoor dining areas per Section 21.10.070, and water features in a landscape design plan subject to the maximum applied water allowance and estimated applied water use calculations. The landscaped area does not include footprints of buildings or structures, sidewalks, driveways, parking lots, decks, patios, other pervious or non-pervious hardscapes, and other non-irrigated areas designated for non-development (e.g., open spaces and existing native vegetation).
means the documents required to be provided to the city for
review and approval of landscape design projects, as described in
the Guidelines.
means total area of landscape in a project, as provided in the definition of "landscaped area," meeting the requirements under Section 21.20.050(c)(1)21.20.050(c)(1) of this Water Efficient Landscape Ordinance.
means the planting and continuous maintenance of some combination of natural vegetation (e.g., trees, shrubs, vines, ground covers, flowers or lawns). In addition to plant life, landscaping may also include synthetic turf, as defined herein, and a limited amount of, benches, ponds, statuary, and other materials as provided for in Section 21.20.050(b)(2)(A)21.20.050(b)(2)(A) and outdoor dining per Section 21.10.070.
means any entity, including a public agency, city, county,
or private water company that provides retail water service.
means the upper limit of annual applied water for the established
landscaped area as specified in Section 2.2 of the Guidelines. It
is based upon the area's reference evapotranspiration, the ET Adjustment
Factor, and the size of the landscaped area. The estimated applied
water use shall not exceed the maximum applied water allowance. MAWA
= (ETo) (0.62) [(ETAF x LA) + ((1-ETAF) x SLA)].
means any surface mining operation with a reclamation plan
approved in accordance with the Surface Mining and Reclamation Act
of 1975.
means a new building with a landscape area or other new landscape
area such as a park, playground, or greenbelt without an associated
building.
means any surface or natural material that does not allow
for the passage of water through the material and into the underlying
soil.
means any surface or material that allows the passage of
water through the material and into the underlying soil.
means an authorizing document issued by local agencies for
new construction or rehabilitated landscape.
is a factor, when multiplied by reference evapotranspiration
(ETo), that estimates the amount of water needed by plants. 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 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 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 (DWR).
means areas of active play or recreation (e.g., sports fields,
schoolyards, picnic grounds) or other areas with intense foot traffic.
means treated or recycled waste water of a quality suitable
for non-potable uses such as landscape irrigation and water features.
This water is not intended for human consumption.
means a standard measurement of environmental parameters
which affect the water use of plants. ETo is given expressed in inches
per day, month, or year as represented in Appendix C of the Guidelines,
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 of determining the maximum
applied water allowances.
means any re-landscaping project that meets the applicability criteria of Section 21.20.050(c), where the modified landscape area is greater than two thousand five hundred square feet.
means an automatic timing device used to remotely control
valves that operate an irrigation system and which schedules irrigation
events using either evapotranspiration (weather-based) or soil moisture
data.
means an area of the landscape dedicated solely to edible
plants such as orchards and vegetable gardens, areas irrigated with
recycled water, water features using recycled water, and recreational
areas dedicated to active play such as parks, sports fields, golf
courses, and where turf provides a playing surface.
means man-made, synthetic material manufactured from nylon, polypropylene, polyethylene, or a blend of nylon, polypropylene and polyethylene fibers which simulates the appearance of live turf, organic turf, grass, sod, or lawn, and meets the requirements of Section 21.20.070.
means a ground cover surface of mowed grass. Annual bluegrass,
Kentucky bluegrass, Perennial ryegrass, Red fescue, and Tall fescue
are cool-season grasses. Bermudagrass, Kikuyugrass, Seashore Paspalum,
St. Augustinegrass, Zoysiagrass, and Buffalo grass are warm-season
grasses.
means a device used to control the flow of water in an irrigation
system.
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). The surface area of water features is included
in the high water use hydrozone of the landscaped area. Constructed
wetlands used for on-site wastewater treatment, habitat protection
or storm water best management practices that are not irrigated and
used solely for water treatment or storm water retention are not water
features and, therefore, are not subject to the water budget calculation.
(Ord. 1440 § 2, 2009; Ord. 1507 § 5, 2015; Ord. 1574 § 7, 2021)
(a)
Nonresidential and Multi-Family Uses. Each land use, except single-family,
shall provide and maintain fifteen percent of the site in landscaping.
The landscaping requirement may include setback areas and other unused
areas of the site that are not intended for future use. In addition,
permanent outdoor dining areas may comprise up to ten percent of the
total required landscaping.
(b)
Single-Family Subdivisions. All areas between the front of the residence and the front property line shall be landscaped within six months of issuance of the certificate of occupancy or three months from recorded sale (date of recording) whichever is earlier. All single-family designated property shall maintain a minimum of fifty percent of the front yard setback, as defined in Chapter 21.08, as landscaping. Landscaping shall consist of live plant materials, synthetic turf meeting the criteria provided in Section 21.20.070, or other materials in a limited amount as provided for in Section 21.20.050(b)(2)(A)21.20.050(b)(2)(A). If installed by the developer, landscape plans shall be in compliance with Section 21.20.050(a) (Landscape standards). If installed by the individual homeowner, landscape plans do not require city approval.
(c)
Unused Areas. All areas of a project site not intended for a specific
use, including pad sites in shopping centers held for future development,
shall be landscaped unless it is determined by the director that landscaping
is not necessary to fulfill the purposes of this chapter.
(d)
Parking Areas.
(1)
Perimeter Parking Lot Landscaping.
(A)
Adjacent to Streets. Parking areas adjoining a public street shall be designed to provide a landscaped planting strip between the street right-of-way and parking area a minimum fifteen feet in width. The planting strip shall be planted with live shrubbery, a minimum of three feet in height. The perimeter planting strip shall not be included within the interior parking lot landscaping calculations. Permanent outdoor dining may be located in this area per Section 21.10.070.
(B)
Adjacent to Commercial Use. Parking areas for nonresidential uses
adjoining a nonresidential use shall provide a landscape planting
strip between the parking area and the nonresidential use a minimum
of four-feet in width, unless common/reciprocal parking area is shared.
For each one hundred lineal feet of landscaped planting strip, a minimum
of six trees shall be provided. A minimum of twenty-five percent of
trees in landscape planting strip shall be of a fifteen-gallon variety
at planting.
(C)
Adjacent to Residential Use. Parking areas for nonresidential uses
adjoining residential uses shall provide a solid masonry wall, a minimum
of eight feet in height, and landscaped buffer yard a minimum of ten
feet in width between the parking area and the common property line
bordering the residential use. For each one hundred lineal feet of
landscaped buffer yard, a minimum of six trees shall be provided.
A minimum of twenty-five percent of trees in landscape buffer yard
shall be of a fifteen-gallon variety at planting.
(2)
Interior Parking Lot Landscaping.
(A)
Amount of Landscaping. For off-street parking areas with ten or more
spaces, a minimum of one tree shall be planted for each ten parking
stalls, and accompanied by an appropriate amount of shrubs and ground
cover. Setback areas required to be landscaped by other subsections
of this chapter shall not be considered part of the required parking
lot landscaping. Parking lot trees shall be a minimum of a five-gallon
size variety at planting.
(B)
Planters Required. Trees shall be in planters located throughout the parking area. In order to be considered within the parking area, trees shall be located in planters that are bounded on at least three sides by parking area paving. Planters shall have a minimum interior dimension of four feet. All ends of parking lanes shall have landscaped islands. In cases where permanent outdoor dining may be located in planters per Section 21.10.070, the required tree shall be maintained or replaced elsewhere on the property.
(C)
Larger Projects. Parking lots with more than one hundred spaces shall
provide a concentration of landscape elements at primary entrances,
including specimen trees, flowering plants, enhanced paving, and project
identification. Specimen trees shall be a minimum of a thirty-six-inch
box variety at planting.
(Ord. 1440 § 2, 2009; Ord. 1507 § 6, 2015; Ord. 1574 § 8, 2021)
(a)
General Requirements.
(1)
Landscape Plan. A comprehensive landscape and irrigation plan prepared
and signed by a California-licensed landscape professional shall be
submitted for review and approval when required through a discretionary
permit or the water efficiency landscape provisions of subsection
(c).
Landscape materials, trees, shrubs, groundcover, turf, synthetic
turf and other vegetation, and 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)
Minimum Width. Landscaped areas that may be counted toward required
landscaping shall have a minimum interior width of four feet, exclusive
of curb or wall.
(3)
Concrete Curb Required. Landscaping shall be protected with a minimum
six-inch high concrete curb.
(4)
Maintenance Required. Landscaping shall be continuously maintained
free of weeds, debris, litter and temporary signage.
(5)
Irrigation Required. All landscaped areas (except naturalized hydrozones)
shall be provided with a smart automatic irrigation controller as
provided in subsection (c) unless synthetic turf is used.
(6)
Limitation on Turf Area and/or live groundcover. The percentage of
turf, live groundcover and synthetic turf for nonresidential projects
shall not exceed forty-five percent of the required landscaping for
single-family residential property or seventy-five percent of the
required landscaping for multi-family residential property.
(b)
Planting Material.
(1)
Trees.
(A)
Trees shall not be planted under any eave, overhang, or balcony.
(B)
Trees shall be staked in compliance with city standards.
(C)
The minimum interior width of planters containing trees shall be
four feet exclusive of curbs.
(D)
Trees in landscape planters less than ten feet in width or located
closer than five feet from a permanent structure shall be provided
with root barriers.
(2)
Groundcover and Shrubs.
(A)
Required landscaping shall consist of live nondeciduous groundcover,
shrubs, turf, live plants that are predominantly drought-tolerant,
synthetic turf, or other pervious materials (i.e. crushed rock, redwood
chips, mulch, pebbles, stone, decorative pavers) in an amount not
to exceed twenty percent of the required landscaping.
(B)
Groundcover and/or shrubs counted towards the landscaping requirement
for residential front yard setbacks shall be planted at a spacing
that will provide for full coverage of the live landscape requirement,
except for the limited pervious material allowed for in subsection
(b)(2)(A) of this section, within eighteenmonths of planting.
(C)
A minimum of two five-gallon size shrubs shall be provided for every
six feet of distance along street setbacks.
(c)
Water Efficient Landscape Provisions.
(1)
Beginning February 1, 2016, all planting, irrigation, and landscape-related
improvements required by these water efficient landscape provisions
shall apply to the following landscape projects:
(A)
New landscape projects with an aggregate landscape area equal to
or greater than five hundred square feet, requiring a building or
landscape permit, plan check or design review;
(B)
Rehabilitated landscape projects with an aggregate landscaped area
equal to or greater than two thousand five hundred square feet, requiring
a building or landscape permit, plan check or design review;
(C)
New or rehabilitated landscape projects with an aggregate landscape
area of two thousand five hundred square feet or less may comply with
the performance requirements of water efficiency performance requirements
or conform to the prescriptive measures contained in Appendix A of
the Guidelines;
(D)
New or rehabilitated projects using treated or untreated graywater
or rainwater capture on site, and any lot or parcel within the project
that has less than two thousand five hundred square feet of landscape
area and meets the lot or parcel's landscape water requirement (estimated
total water use) entirely with the treated or untreated graywater
or though stored rainwater capture on site is subject only to Appendix
A Section (5) of the Guidelines.
(3)
This chapter does not apply to:
(A)
Registered local, state, or federal historical sites;
(B)
Ecological restoration projects that do not require a permanent irrigation
system;
(C)
Mined-land reclamation projects that do not require a permanent irrigation
system; or
(D)
Plant collections, as part of botanical gardens and arboretums open
to the public.
(4)
Implementation procedures shall be as follows:
(A)
Prior to installation, a landscape documentation package shall be
submitted to the city for review and approval of all landscape projects
subject to the provisions of this chapter. Any landscape documentation
package submitted to the city shall comply with the provisions of
the Guidelines.
(B)
The landscape documentation package shall include a certification
by a California-licensed landscape professional stating that the landscape
design and water use calculations have been prepared by or under the
supervision of the licensed professional and are certified to be in
compliance with the provisions of this chapter and the Guidelines.
(i)
Landscape and irrigation plans shall be submitted to the city
for review and approval with appropriate water use calculations.
(ii)
Water use calculations shall be consistent with calculations
contained in the Guidelines and shall be provided to the local water
purveyor, as appropriate, under procedures determined by the city.
(iii)
Verification of compliance of the landscape installation with
the approved plans shall be obtained through a certification of completion
in conjunction with a certificate of use and occupancy or permit final
process, as provided in the Guidelines.
(5)
Landscape Water Use Standards.
(A)
For applicable landscape installation or rehabilitation projects
subject to the water efficiency landscape provisions as defined in
subsecton (c)(1), the estimated applied water use allowed for the
landscaped area shall not exceed the maximum allowed water allowance
calculated using an evapotranspiration adjustment factor of 0.55 for
residential areas and 0.45 for non-residential areas, except for special
landscaped areas where the maximum allowed water allowance is calculated
using an evapotranspiration adjustment factor of 1.0; or the design
of the landscaped area shall otherwise be shown to be equivalently
water-efficient in a manner acceptable to the city; as provided in
the Guidelines.
(B)
Irrigation of all landscaped areas shall be conducted in a manner
conforming to the rules and requirements of the local water purveyor,
and shall be subject to penalties and incentives for water conservation
and water waste prevention as determined and implemented by the local
water purveyor or as mutually agreed by local water purveyor and the
city.
(6)
Delegation. The city may delegate to, or into a contract with, a
local agency to implement, administer, and/or enforce any of the provisions
of this chapter on behalf of the city.
(Ord. 1440 § 2, 2009; Ord. 1507 § 7, 2015)
Landscaping shall be properly maintained at all times.
(a)
Irrigation equipment shall be continuously maintained in good working
condition and to avoid overspray.
(b)
Litter shall be removed from all landscaped areas in a timely fashion.
(c)
Turf areas shall be mowed on a regular basis and be kept green. Accumulation
of leaves, twigs, bark, and other similar materials shall be removed
on a regular basis. Planting areas shall be kept in a weedfree fashion
at all times. Synthetic turf shall be maintained so as to replicate
live turf and shall be replaced when worn.
(d)
Landscaping maintenance shall include pruning, cultivating, weeding,
fertilizing, replacement of plants, and watering on a regular basis.
(e)
Landscape maintenance shall include the removal of dead, decayed,
diseased, or hazardous trees, weeds and debris constituting unsightly
appearance, dangerous to public safety and welfare or detrimental
to neighboring properties or property values. Compliance shall be
by removal, replacement, or maintenance.
(f)
All landscaping (trees, shrubs, ground cover, turf, etc.) which,
due to accident, damage, disease, lack of maintenance, or other cause,
fail to show a healthy appearance and growth, shall be replaced. Replacement
plants shall conform to all standards that govern the original planting
installation, approved landscaping plan, or as approved by the director
of planning.
(Ord. 1440 § 2, 2009)
The use of synthetic turf, as defined in Section 21.20.030, shall be permitted as follows:
(a)
Materials. Synthetic turf shall be of a type known as cut pile and
shall be manufactured from nylon, polypropylene, or polyethylene or
a blend thereof, stitched onto a mesh or hole-punched backing. An
eight-year minimum no-fade product warranty shall be required as well.
(b)
Installation. Synthetic turf shall be installed by a licensed contractor,
pursuant to manufacturer specifications and shall be anchored at all
edges and seams. A proper drainage system must be installed to prevent
excessive run-off or pooling. Synthetic turf shall be separated from
flower beds by a bender board or similar material, to prevent the
intrusion of living plants into the artificial turf.
(Ord. 1440 § 2, 2009)
It is unlawful for any owner, operator, tenant or other person
in control of property within the city for which the standards set
forth in this chapter apply, to fail to install or maintain landscaping
or the landscape plan as required by this chapter.
(Ord. 1440 § 2, 2009)
