The provisions of this chapter apply to all land uses as follows:
A. 
New Projects.
1. 
New landscape installations or landscape rehabilitation projects by developers or property managers of single-family and multifamily residential projects or complexes, private nonresidential developers, or public agencies with a landscaped area, including pools or other water features but excluding hardscape, equal to or greater than 2,500 square feet, shall provide landscaping in compliance with this chapter. All development projects, regardless of size, shall provide street trees in compliance with Section 11.4.30.030: Required Street Trees.
2. 
New landscape installation projects by individual homeowners on single-family and multifamily residential lots with a total project landscaped area, including pools or other water features but excluding hardscape, equal to or greater than 5,000 square feet, shall provide landscaping in compliance with this chapter. All development projects, regardless of size, shall provide street trees in compliance with Section 11.4.30.030: Required Street Trees.
B. 
Existing Development. The approval of a minor use permit, conditional use permit, variance, or other discretionary permit approval for physical alterations and/or a change in use within an existing development may include conditions of approval requiring compliance with specific landscaping and irrigation requirements of this chapter.
C. 
Projects Not Required to Comply. This chapter does not apply to:
1. 
Registered local, state, or federal historical sites.
2. 
Ecological restoration projects that do not require a permanent irrigation system.
3. 
Plant collections, as part of botanical gardens and arboretums open to the public.
D. 
Timing of Installation. Required landscape and irrigation improvements shall be installed before final building inspection. The installation of landscaping for a residential project may be deferred for a maximum of 90 days in compliance with Section 11.5.10.065: Performance Guarantees.
E. 
Alternatives to Requirements. The review authority may modify the standards of this chapter to accommodate alternatives to required landscape materials or methods, where the review authority first determines that the proposed alternative will be equally or more effective in achieving the purposes of this chapter.
(Ord. 1598)
A. 
Preparation by Qualified Professional. Each landscape and irrigation plan submitted in compliance with this chapter shall be prepared by a California licensed landscape architect, licensed landscape contractor, certified nurseryman, or other professional determined by the director to be qualified, based on the requirements of state law.
B. 
Information Required. For all projects for which landscaping is required, a landscape and irrigation plan shall be submitted as part of the permit application. A landscape and irrigation plan shall be drawn to scale and shall at a minimum indicate: proposed plant locations, species, and sizes; any additional landscape features; proposed irrigation systems; and any measures to facilitate plant growth or control erosion.
1. 
Preliminary Landscape and Irrigation Plan. A preliminary landscape and irrigation plan shall be submitted as part of each application for new development, or the significant expansion (e.g., 25% or more of floor area), or redevelopment of an existing use, as determined by the director. The preliminary landscape and irrigation plan may take the form of the information required by this subsection B being shown on the site plan for the project.
2. 
Final Landscape and Irrigation Plan. After planning permit approval, a final landscape and irrigation plan shall be submitted as part of the application for a building permit. A final landscape and irrigation plan shall be approved by the director before the start of grading or other construction, and before the issuance of a building permit.
3. 
Content and Preparation.
a. 
Required Information. Preliminary landscape and irrigation plans and final landscape and irrigation plans shall contain the information required for landscape plans by the department. However, at a minimum, these plans shall include the following information:
i. 
Preliminary Landscape and Irrigation Plans. Location of proposed materials, including the identification of ground covers, shrubs, and trees as well as the location of the irrigation system and its individual components.
ii. 
Final Landscape and Irrigation Plans. Detailed drawings and specifications clearly identifying the name, size, and precise location of all materials, as well as the precise location and technical description of the irrigation system and its individual components.
C. 
Alternative Landscape Plan. An applicant who can demonstrate that the overall provisions and desired outcomes of this chapter can be exceeded, in whole or in part, through a modification of the standards of this chapter, may submit an alternative landscape plan (ALP) prepared in accordance with the following principles and design criteria. The ALP shall include a narrative that clearly details the modifications being requested and explains how they are superior to standard requirements and how they meet the landscape design principles listed below.
1. 
Design Principles. To qualify for consideration, an alternative landscape plan shall demonstrate the following principles:
a. 
Innovative use of plant materials and design techniques in response to unique characteristics of the site or the proposed use achieving a better overall design solution than would be created under the landscaping standards of this chapter.
b. 
Preservation or incorporation of existing native vegetation.
c. 
Incorporation of naturalistic design principles, such as variations in topography, meandering or curvilinear plantings, and grouping of dominant plant materials (trees, large shrubs) in a manner consistent with existing native vegetation.
d. 
Integration of landscaping and pedestrian facilities in a manner that improves access or incorporates pedestrian-friendly design, this may include reduced ground-level planting along the front setback if canopy shade trees along sidewalks are provided.
e. 
Use of additional shade trees to create a greater canopy effect.
f. 
A greater degree of compatibility with surrounding uses than a standard landscape plan would offer.
D. 
Review and Approval. After initial application, 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 if it is not in compliance.
E. 
Statement of Surety. When required by the director, security in the form of cash, performance bond, letter of credit, or instrument of credit, in an amount equal to 150% of the total value of all plant materials, irrigation, installation, and maintenance shall be posted with the city for a 2-year period. The director may require statements of surety for phased development projects, a legitimate delay in landscape installation due to seasonal requirements (including adverse weather conditions) and similar circumstances where it may not be advisable or desirable to install all approved landscaping before occupancy of the site. See Section 11.5.10.065: Performance Guarantees.
F. 
Changes to Approved Landscape Plans. The director may authorize minor changes from the requirements of this chapter.
1. 
For purposes of this section, minor changes shall be defined as changes to the final landscape plans that are not visible and do not affect the theme or character established for the subject development project.
2. 
If the director determines that a requested change does not comply with the definition of minor as identified in subparagraph 1, above, the applicant must file the requested change with the applicable review authority, if a discretionary project review included review of landscape plans.
(Ord. 1598)
The following areas shall be landscaped, and may count toward the total area of site landscaping required by the zoning district regulations.
A. 
Required Setbacks. All required front and street-facing side setbacks, except for areas used for approved driveways and walkways, shall be landscaped. This requirement does not apply to the Main Street Specific Plan Zone District. See Table 11.4.30.015.A: Amount of Landscaping Required.
Table 11.4.30.015.A
AMOUNT OF LANDSCAPING REQUIRED
Land Use
Minimum Amount of Landscaping Required
Single-unit residential
Front setback and all common areas, except for approved driveways and walkways
Other residential
All usable open space areas not used for decks, patios, walkways, or parking
Commercial or industrial
Required setbacks, parking areas in compliance with Section 11.4.30.025: Parking Lot Landscaping Standards
All others
At the discretion of the review authority
B. 
Street Side and Street Rear Property Line Walls. When a street side or street rear property line wall over 6 feet high is constructed there shall be landscape pockets with a minimum dimension of one-foot depth by 5-foot length provided every 25 feet of said wall. Permanent irrigation shall be provided to the landscape pockets.
C. 
Parking Lots. Parking lots must be landscaped as provided in Section 11.4.30.025: Parking Lot Landscaping Standards.
D. 
Buffer Yards. Required buffer yards must be landscaped as provided in Section 11.4.30.040: Buffer Yards.
E. 
Unused Areas. All areas of a project site not intended for a specific use, including areas planned for future phases of a phased development, shall be landscaped.
(Ord. 1598)
A. 
Landscape Design. The required landscape and irrigation plan shall be designed to integrate all elements of the project (e.g., buildings, parking lots, and streets) to achieve their aesthetic objectives, desirable microclimates, and minimize water and energy demand.
1. 
Plant Selection and Grouping. Plant materials shall be selected for: low water demand and drought tolerance; use of appropriate native species; adaptability and relationship to the Seal Beach environment, and the geological and topographical conditions of the site; color, form, and pattern; ability to provide shade; and soil retention capability, in compliance with Section 11.4.30.045: Water Efficient Landscaping, below.
a. 
Plants having similar water use shall be grouped together in distinct hydro-zones.
b. 
The protection and preservation of native species and natural areas is encouraged, and may be required by conditions of approval.
2. 
Minimum Dimensions. No landscaping area smaller than 3 feet in any horizontal dimension shall count toward required landscaping. Wherever this zoning code requires a landscaped area of a specified width, the width shall be measured exclusive of any curb or wall.
3. 
Height Limits. Landscape materials shall be selected, placed on a site, and maintained to not:
a. 
Exceed a maximum height of 30 inches within a required traffic safety visibility area (see Section 11.4.20.030.C: Driveway Visibility), except for trees with the lowest portion of their canopy maintained at a minimum height of 7 feet above grade; or
b. 
Interfere with the proper operation of solar energy equipment or passive solar design on adjacent parcels.
4. 
Protective Curbing. Required landscaping shall be protected with a minimum 6-inch high concrete curb, except adjacent to walls or bicycle paths, or where otherwise deemed unnecessary by the director.
5. 
Safety Requirements. Landscape materials shall be located so that at maturity they do not:
a. 
Interfere with safe sight distances for vehicular, bicycle, or pedestrian traffic. See Section 11.4.20.030.C: Driveway Visibility;
b. 
Conflict with overhead utility lines, overhead lights, or walkway lights; or
c. 
Block pedestrian or bicycle ways.
6. 
Water Features. Decorative water features (e.g., fountains, ponds, pools) shall have re-circulating water systems and shall be maintained in good operating order.
B. 
Plant Material. Required landscape plans shall include ground covers, shrubs, and trees, which shall be selected and installed in compliance with Section 11.4.30.045: Water Efficient Landscaping, below, and as follows.
1. 
Size at Time of Planting. Plant materials shall be sized and spaced to achieve immediate effect and shall not be less than a 5-gallon container for specimen shrubs, a 15-gallon container for trees, and a 1-gallon container for mass planting, unless otherwise approved by the director on the basis that the alternate size will achieve the desired immediate effect equally well.
2. 
Trees. Tree planting shall comply with the following standards. Existing trees shall be retained and preserved wherever and whenever possible.
a. 
Trees shall not be planted under any structure that may interfere with normal growth (e.g., an eave, overhang, balcony, light standard, or other similar structure).
b. 
Trees in landscape planters less than 10 feet in width or located 5 feet or closer to a permanent structure shall be provided with root barriers/root barrier panels.
c. 
Trees shall be staked in compliance with standards provided by the department.
d. 
Number of trees:
i. 
Parking areas: refer to Section 11.4.30.025: Parking Lot Landscaping Standards.
ii. 
Street trees: one per 25-foot length of right-of-way. The director may modify this requirement depending on the chosen tree species and its typical spread at maturity, and as supported by concurrence of the city engineer.
3. 
Groundcover and Shrubs. Generally the landscaped areas shall include groundcover, shrubs, turf, or other types of plants that are predominantly drought tolerant.
a. 
A minimum of 2, 5-gallon size shrubs shall be provided for every 6 feet of distance along street frontages, or as approved by the director.
b. 
Groundcover shall be provided throughout the landscaped area and shall be spaced to achieve full coverage within one year.
c. 
Artificial groundcover or shrubs shall not be allowed.
d. 
Crushed rock, redwood chips, pebbles, stone, and similar materials shall be allowed up to 15% of the total required landscape area. Artificial or synthetic ground covers are not allowed.
e. 
Non-turf areas (e.g., shrub beds) shall be top dressed with a mulch or approved alternative.
4. 
Turf. Turf shall be limited to 25% of the total landscaped area on the site for a drought tolerant turf variety. An infill lot, corner lot, or other parcel with more than one street frontage may be approved with turf up to 35% of the landscaped area on the site for a drought tolerant turf variety, where necessary to provide consistent streetscapes. No turf shall be allowed:
a. 
In any area of 8 feet or less in width; or
b. 
On any slope exceeding 10%. A level buffer zone of 18 inches shall be provided between bermed turf areas and any hardscape (e.g., any street, walkway, or similar feature).
5. 
Soil Testing and Preparation.
a. 
A soil test for horticultural suitability shall be required at time of landscape installation in each landscaped area.
b. 
The soil shall be prepared and/or amended to be suitable for the landscape to be installed, in compliance with Section 11.4.30.045.C: Soil Conditioning and Mulching.
C. 
Irrigation System Requirements. All landscaped areas shall include an automatic irrigation system, designed and installed in compliance with Section 11.4.30.045: Water Efficient Landscaping.
1. 
Water-efficient systems (e.g., drip, mini-spray, bubbler-type, or similar system) shall be used unless determined to be infeasible by the review authority. Any alternative system shall be subject to the approval of the review authority. Low-flow sprinkler heads with matched precipitation rates shall be used when spray or rotor-type heads are specified for watering shrubs and ground cover areas. Turf areas shall be sized and shaped so they can be efficiently irrigated.
2. 
Dual or multi-program controllers with separated valves and circuits shall be used when the project contains more than one type of landscape treatment (e.g., turf, ground cover, shrub, tree areas), or a variety of sun exposures. Soil moisture-sensing devices and rain sensors shall be used on larger projects (e.g., 5,000 plus square feet of landscaped area) to minimize or eliminate over-watering.
3. 
Watering shall be scheduled at times of minimal wind conflict and evaporation loss.
4. 
Sprinkler heads shall have matched precipitation rates within each valve zone.
5. 
Check valves are required where elevation differential may cause low head drainage.
(Ord. 1598)
Parking lot landscaping shall conform to all of the general standards of Section 11.4.30.020: General Landscaping Standards above, as well as the following: (See Figure 11.4.30.025.A: Minimum Dimensions of Required Parking Lot Landscaping).
A. 
Landscape Area Required. A minimum of 15% of the parking lot area shall be landscaped. For the purpose of calculating required parking lot landscaping, parking lot area shall include parking and loading spaces and adjacent paved areas, aisles, and auto entry and exit areas. Internal pedestrian access ways may be excluded from the parking lot area used to calculate required landscaping. On-site landscaped setbacks or buffer areas located between a parking lot and adjacent public right-of-way, public sidewalk, or interior lot line, as required by subsections E and F of this section, may be counted toward the required parking lot landscaping. Planting strips located within the right-of-way may not be counted toward required parking lot landscaping.
B. 
Required Trees. A minimum of one 24-inch box tree shall be provided within the parking lot area for every 4 parking spaces. Trees that are required as part of a buffer yard per Section 11.4.30.040.C.2: Landscaping of Required Buffer Yards shall not count toward fulfilling this requirement.
C. 
Parking Lot Tree Shading. Trees shall be planted and maintained throughout any surface parking lot to ensure that, within 15 years after establishment of the parking lot, at least 50% of the parking area will be shaded.
D. 
Layout. Landscaped areas shall be distributed throughout the parking lot area. Parking lot landscaping may be provided in any combination of landscaped strips at least 6 feet wide between rows of parking stalls, landscaped strips between parking areas and adjacent buildings or internal pedestrian walkways, landscaped islands located between parking stalls or at the ends of rows of parking stalls, and on-site landscaping at the parking lot perimeter, as long as the following minimum requirements are met:
1. 
Landscaped Islands. A landscaped island at least 6 feet wide and 18 feet deep or equivalent area shall be provided at each end of each interior row of parking stalls and between every 6 consecutive parking stalls in any residential development or any mixed-use development in which residential units overlook on-site parking areas, and between every 10 stalls in any nonresidential development. One tree of at least 24-inch box size shall be located in the rear one-third of each such landscaped island. For the purpose of this regulation, "rear" constitutes the portion of the landscaped island corresponding to the rear of adjacent parking stalls and proximal to the aisle.
2. 
Landscaped Separation between Parking Areas and Buildings. No parking space shall directly abut an exterior building wall. A landscaped area at least 4 feet wide shall be provided between any parking stall and adjacent on-site building.
E. 
Size of Tree Planting Spaces. Anywhere that an individual tree is planted in a space surrounded by pavement, the planting area must have a minimum interior dimension of 5 feet.
F. 
Landscaped Buffer for Open Parking Abutting Public Right-of-Way. A landscaped area at least 10 feet wide shall be provided between any surface parking lot and any adjacent public sidewalk or street. Alternatively, a landscaped area at least 5 feet wide may be provided in conjunction with a solid screening wall at least 2.5 to 3.5 feet tall. The wall must be at least 80% opaque. Such screening wall shall be composed of brick, stone, stucco, or other quality durable material approved by the director, and shall include a decorative cap or top finish as well as edge detail at all wall ends. Plain concrete blocks are not allowed as a screening wall material unless capped and finished with stucco or other material approved by the director.
G. 
Landscaped Buffer for Open Parking Abutting Interior Lot Line. A landscaped area at least 4 feet wide shall be provided between any surface parking area and any adjacent lot or lots for the length of the parking area. Such landscaped area may overlap or be continuous with any buffer yard required by Section 11.4.30.040: Buffer Yards.
Figure 11.4.30.025.A Minimum Dimensions of Required Parking Lot Landscaping
H. 
Protection of Vegetation.
1. 
Design. All required parking lot landscaped areas shall be designed so that plant materials, at maturity, are protected from vehicle damage by providing a minimum 2-foot clearance of low growing plants where a vehicle overhang is permitted, or by wheel stops set a minimum of 2 feet from the back of the curb.
2. 
Planters. All required parking lot landscaping shall be within planters bounded by a concrete curb at least 6 inches wide and 6 inches high. No planter, except building perimeter planters, shall be smaller than 25 square feet in area, or 3 feet in any horizontal dimension, excluding curbing.
3. 
Clearance. Landscaping in planters at the end of parking aisles shall not obstruct drivers' vision of vehicular and pedestrian cross traffic. Mature trees shall have a foliage clearance of 7 feet from the grade of the parking area, with other plant materials not to exceed 26 inches in height.
(Ord. 1598)
Street trees shall be provided at a ratio of at least one tree for each 25 feet of public street frontage unless a greater number of trees are specified in the zoning district regulations. Street tree locations shall be subject to approval by the city engineer.
(Ord. 1598)
A. 
Consistency with Approved Plans. All landscaping shall be installed consistent with approved plans and specifications.
B. 
Timing of Installation. Required landscaping shall be installed prior to the issuance of a certificate of occupancy for a project. All required fences and walls shall be permanently maintained in good condition and repaired or replaced when necessary to ensure continued compliance with the requirements of this section.
C. 
Maintenance. All planting shall be maintained in a good growing condition. Maintenance shall include, where appropriate, pruning, mowing, weeding, cleaning, fertilizing, and regular watering. Wherever necessary, plantings shall be replaced with other plant materials to insure continued compliance with applicable landscaping requirements. Trees shall be maintained by property owners to be free from physical damage or injury arising from lack of water, chemical damage, accidents, vandalism, insects and disease. Any tree showing such damage shall be replaced with another tree of comparable size and value.
D. 
Maintenance Agreement. Before final building inspection or the issuance of a certificate of occupancy, and before the recordation of a final subdivision map where applicable, the applicant shall enter into a landscape maintenance agreement with the city to guarantee proper maintenance in compliance with subsection C of this section. The form and content of the agreement shall be approved by the city attorney and the director.
E. 
Water Waste Prohibited. Water waste in existing developments resulting from inefficient landscape irrigation leading to excessive runoff, low head drainage, overspray, and other similar conditions where water flows onto adjacent property, non-irrigated areas, walks, roadways, or structures is prohibited. Efficient watering practices shall be conducted in compliance with Section 4.30.045: Water Efficient Landscaping, below. See also Section 11.4.10.020.H: Storm Drainage and Storm Water Runoff.
F. 
Enforcement. Failure to maintain landscape areas in compliance with this section shall be deemed a nuisance, and shall be subject to abatement in compliance with Municipal Code Chapter 7.35: Public Nuisances and Chapter 7.40: Nuisance Abatement, and/or the applicable planning permit may be revoked.
(Ord. 1598)
A. 
Applicability. The buffer yard standards of this section shall apply to:
1. 
All new development on vacant land.
2. 
Redevelopment or expansion of existing development by 15% or more of existing floor area, except for new construction of single units, accessory dwelling units, or 2-unit dwellings.
3. 
Any change from a residential use to a commercial or light manufacturing use, a commercial use to a light manufacturing use; or any other change from one land use classification to another nonresidential land use classification that increases development intensity and results in increased traffic, processes, noise, or pollution, as determined by the director.
B. 
Exceptions.
1. 
Where a proposed use is separated from an existing use by a public right-of-way, drainage channel, or stream corridor, no buffer yard is required provided such right-of-way, drainage channel, or stream corridor is at least equal in width to the required buffer yard.
2. 
Where a development lot is 25 feet or less in width, an 8-foot high solid masonry wall may be provided in lieu of any required buffer yard.
3. 
Compliance with the buffer yard standards shall not necessitate the demolition or relocation of any portion of any existing building.
4. 
Other exceptions to the standards of this section may be granted with a conditional use permit pursuant to Chapter 11.5.20: Development Permits.
C. 
Required Buffer Yards—Minimum Dimensions and Standards. Required buffer yards are indicated in Table 11.4.30.040.A: Required Buffer Yards. A buffer yard shall be provided on any lot containing a use listed in the first column of Table 11.4.30.040.A when it abuts a lot containing a use listed in the second column of the same row. Buffer yards shall consist of both a landscaped area and a screening wall in the dimensions prescribed in the table and shall comply with all applicable standards of this subsection. See also Figure 11.4.30.040.C: Buffer Yards.
Table 11.4.30.040.A
REQUIRED BUFFER YARDS
Proposed Land Use on Project Site
Existing Land Use on Adjacent Lot
Minimum Buffer Yard Width (ft.)
Required Screening Wall Height (ft.)
Commercial Use, Mixed-Use Use
Residential Use; Residential Care Facility; Park and Recreation Facility; Day Care Center
10
8
Light Manufacturing Use
Residential Use; Residential Care Facility; Park and Recreation Facility; Day Care Center
20
10
Public and Semi-Public Uses
Residential Use
5
6
Multiple-Unit Residential; Transitional Housing; Senior Housing with 3 or more units on a lot; Group Housing; Residential Care Facility; Large Family Day Care
Single-Unit Dwelling; Single-Unit Dwelling with Accessory Dwelling Unit; or 2-Unit Dwelling
5
7
1. 
Location. Required buffer yards shall be developed along the perimeter of the lot and extend inward from the property line of the project site as illustrated in Figure 11.4.30.040.C: Buffer Yards.
Figure 11.4.30.040.C Buffer Yards
2. 
Landscaping of Required Buffer Yards. Buffer yards shall be planted with a mix of trees, a minimum of 24-inch box in size, and shrubs. At least 1 tree shall be planted per 20 lineal feet or as appropriate to provide a tree canopy over the buffer yard. In addition, a minimum of 5 shrubs shall be planted per 20 lineal feet.
3. 
Screening Walls. All screening walls must provide a solid screening wall of stucco, decorative block, or concrete panels. Chain-link fencing is prohibited.
4. 
Uses of Buffer Yards. Buffer yards may be used as yards, open space, or natural areas, or for any use that does not interfere with its effectiveness as a buffer between potentially incompatible uses. Buffer yards shall not be used for parking, driveways, trash enclosures, mechanical equipment, or as a building area.
5. 
Buffer Yard Plan. A buffer yard plan shall be submitted in conjunction with other application materials for a permit. A buffer yard plan shall show the location of all buffer yards on the project site, proposed plant locations, a plant list and key, and existing and proposed structures on the site. Where a landscaping plan is also required, the buffer yard plan may be incorporated into the landscaping plan.
6. 
Maintenance. All required planting shall be permanently maintained in good growing condition and replaced with new plant materials when necessary to ensure compliance with applicable standards. All required walls shall be permanently maintained in good condition and repaired or replaced when necessary to ensure continued compliance with the requirements of this section.
(Ord. 1598; Ord. 1699)
A. 
Applicability. This section shall apply to all proposed development and new land uses, except the following:
1. 
Any landscaped area which is irrigated with reclaimed water;
2. 
Registered local, state, or federal historical sites;
3. 
Ecological restoration projects that do not require a permanent irrigation system; and
4. 
Plant collections, as part of botanical gardens and arboretums open to the public.
5. 
Cemeteries, golf courses, parks, playgrounds, schools, and sports fields are exempt from the turf area limit of this section. Turf will be allowed for these uses in all areas where the functional need for turf can be demonstrated. The other provisions of this section shall apply to these uses.
B. 
Plant Selection, Water Features, and Use Limitation.
1. 
Limitation on High Water Uses. Turf, high water use plants, and water features shall be considered high water uses and shall be limited to not more than 25% of the entire project's landscaped area. The installation of turf shall be in compliance with Section 11.4.30.020.B.4: Turf.
2. 
Plant Selection. Plants selected in all other landscaped areas shall be well-suited to the climate, geology, and topographic conditions of the site, and shall be low water use once established.
3. 
Size Limitation—Turf Areas. No turf shall be allowed in areas less than 8 feet wide, excepting parking strips between the curb and sidewalk where there will be foot traffic.
4. 
Re-Circulating Water Features. Re-circulating water shall be used for all water features and shall be maintained in good operating order.
C. 
Soil Conditioning and Mulching.
1. 
A minimum one-foot depth of non-mechanically compacted soil shall be available for water absorption and root growth in planted areas.
2. 
In areas with overhead irrigation, organic amendment shall be incorporated into the soil to a minimum depth of 6 inches at a minimum rate of 5 cubic yards for each 1,000 square feet, or in compliance with specified amendment recommendations from a soils laboratory report.
3. 
A minimum of a 2-inch layer of porous mulch shall be applied to all exposed soil surfaces of non-turf areas within the landscaped area. Nonporous material (e.g., plastic sheeting), shall not be placed under the mulch; however, a porous landscape fabric is allowed.
D. 
Irrigation.
1. 
All landscaped areas shall be irrigated with automatic controllers with repeat start-time potential.
2. 
When the landscape contains more than one type of plant type (e.g., annual, ground cover, turf) or a variety of sun exposures, controllers shall have multiple-program potential.
3. 
Separate irrigation circuits shall be provided for different plant types, irrigation methods, solar exposures, microclimates (e.g., understory, courtyard) slopes, and soil types.
4. 
Pressure regulation shall be installed to effect correct operating pressure for each type of irrigation head or drip method.
5. 
Point application methods (e.g., drip, bubbler) shall be used wherever feasible.
6. 
Irrigation delivery systems shall be designed so that water does not run off or overspray onto adjacent pavement, sidewalks, structures, or other non-landscaped areas.
7. 
Sprinkler heads shall have precipitation rates matched within 20% of one another on each irrigation circuit; however, pressure compensating bubbles may be included in circuits serving shrub areas.
8. 
Rain shut-off devices shall be installed on each irrigation controller.
9. 
Check valves shall be installed where elevation differential may cause extreme low head drainage
E. 
Documentation for Compliance. The following documentation shall be submitted to the director as part of the requirements of this section.
1. 
Preliminary Landscape Statement. The preliminary landscape statement shall contain a brief description of the planting and design actions that are intended to meet the requirements of this section.
2. 
Building Permit. The documentation identified in Section 11.4.30.010.E: Statement of Surety, shall be submitted with the building permit application.
3. 
Completion of Installation. Upon completion of installation of the landscape, the landscape design principal or owner shall submit to the director a certificate of completion and a certificate of conformance, stating that the project has been installed as designed, or with documentation of suitable substitutions.
F. 
Alternative Provisions. The director shall:
1. 
Consider and may allow the substitution of design alternatives and innovations that will lead to a greater reduction in water consumption than the measures identified in this section; and
2. 
Accept documentation methods, water allowance determinations, and landscape and irrigation design requirements of Title 9, Public Property, Public Works, and Building Regulations, Chapter 9.70, Water Efficient Landscaping, and the accompanying "Guidelines for Implementation of the City of Seal Beach Water Efficient Landscape Ordinance No. 1588" in lieu of the requirements of this section in cases where it is demonstrated that compliance with those requirements will lead to a greater or equivalent reduction in water consumption than the measures identified in this section.
(Ord. 1598)
No plant species listed as problematic and/or invasive by the California Native Plant Society, the California Exotic Pest Plant Council, or as may be identified from time to time by the State of California shall be employed or allowed to naturalize or persist on a site. No plant species listed as a "noxious weed" by the State of California or the U.S. Federal Government shall be utilized within the site. Any existing landscaping that does not meet the above requirements shall be removed.
(Ord. 1598)