City of Manteca, CA LANDSCAPING

§ 17.48.010 Purpose and Intent.

The purpose of this Chapter is to establish minimum landscape standards to enhance the appearance of developments, control on-site erosion, minimize heat and glare, and require landscaping for qualifying expansions to existing developments, structures, and changes in uses. Additionally, this Chapter provides for ongoing maintenance of landscape areas and the promotion of water conservation, while supporting retention of healthy existing mature trees to contribute to individuals' enjoyment of property, property value, health, and overall aesthetics and quality of life in the city. Regulations herein are consistent with Government Code Section 65591 et seq. (the Water Conservation in Landscaping Act) and Chapter 2.7, Division 2, Title 23 of the California Code of Regulations (Model Water Efficient Landscape Ordinance).

Regulations in this Chapter are intended to promote the values and benefits of landscapes while recognizing the need to use water and other resources as efficiently as possible by establishing the following requirements:

Establish provisions for water management practices and water waste prevention;

Establish a structure for planning, designing, installing, maintaining, and managing water-efficient landscapes in new and rehabilitated projects;

Reduce the water demands from landscapes without a decline in landscape quality or quantity;

Retain flexibility and encourage creativity through appropriate design;

Assure the attainment of water-efficient landscape goals by requiring that landscapes not exceed a maximum water demand of 70 percent of the reference evapotranspiration or any lower percentage as may be required by state legislation, whichever is stricter;

Eliminate water waste from overspray and/or runoff;

Achieve water conservation by raising the public awareness of the need to conserve water through education and motivation to embrace an effective water demand management program; and

Implement the requirements of the California Water Conservation in Landscaping Act 2006 and the California Code of Regulations Title 23, Division 2, Chapter 2.7.

(Ord. 1501 § 1, 2011)

§ 17.48.020 Applicability to Standards.

This Chapter shall apply to the following types of projects:

All projects where the entire property is being developed or redeveloped with one or more new structures, other than accessory structures. For purposes of this chapter, new structures are defined as those which have completely new foundation, walls, and roof.

All projects resulting in the increase of building square footage by 25 percent or more.

All projects that include remodeling or renovation of at least 25 percent of the existing landscape area, or where more than 25 percent of the existing landscaping area is being added to.

All landscaping projects, other than the construction of decks, patios, barbecues, play equipment, and swimming pools, which require a planning approval or building permit.

The following projects and activities are exempt from the requirements of this Chapter:

Properties with a historical site designation;

Ecological restoration, mined lands, and reclamation projects that do not require a permanent irrigation system;

Agricultural and farming operations;

Retention and/or detention basins not used as parks and where required for storm drainage; and/or

Any project with a total landscaped area and/or existing landscaped area loss due to damage or neglect less than 250 square feet in area.

(Ord. 1501 § 1, 2011)

§ 17.48.030 Permit Requirements for Landscaping.

Preliminary Landscape and Irrigation Plan. A preliminary landscape plan, grading plan, and irrigation plan shall be submitted for each application for new development or existing development as identified in Section 17.48.020 (Applicability to Standards). This plan would conceptually show locations for trees, shrubs, ground cover, etc. Additionally, the plan would include a list of tree species and size.

Final Landscape and Irrigation Plan. Prior to construction, the applicant shall submit a Landscape Documentation Package as described in Section 17.48.070 (Special Report and Design Plan Requirements).

Landscape Certificate of Completion. Prior to issuance of certificate of occupancy, a signed Landscape Certificate of Completion shall be submitted to the Planning Department for review. Following receipt and review, the City shall either approve or deny the Landscape Certificate of Completion. If the Landscape Certificate of Completion is denied, the City shall not be obligated to issue an occupancy permit and will provide information to the project applicant regarding necessary corrections, appeal, or other assistance.

(Ord. 1501 § 1, 2011)

§ 17.48.040 Landscape Improvement Requirements.

Landscaping, grading, and irrigation plans shall comply with the following requirements and standards:

General Locations for Landscape Improvements. Landscaping shall be provided in the following locations for all types of development as listed below, unless the designated Approving Authority determines that the required landscape is not necessary to fulfill the purposes of this Chapter. Nothing in this Chapter is intended to discourage landscape areas outside and beyond the minimum requirements listed herein.

Setbacks. All setback areas required by this Code shall be landscaped in compliance with this Chapter except where a required setback is occupied by a sidewalk or driveway, or is enclosed and screened from abutting public rights-of-way.

Unused Areas. All areas of a project site not intended for a specific use or purpose in conjunction with a current application, including pad sites being held for future development, shall be landscaped in compliance with this Chapter.

Parking Areas. Within parking lots, landscaping shall be used for shade and climate control, to enhance project design, and to screen the visual impact of vehicles and large expanses of pavement consistent with the provisions of this Chapter.

Landscape Design. Landscaping shall be designed as an integral part of the overall site plan with the purpose of enhancing building design and public views and spaces, and providing buffers, transitions, and screening. At a minimum, the following landscape design provisions shall apply:

Planting design shall have focal points at project entries, plaza areas, and other areas of interest using distinct planting and/or landscape features.

As appropriate, building and site design shall include the use of pots, vases, wall planters, and/or raised planters, as well as flowering vines both on walls and on arbors.

Landscaping shall be designed with pedestrian paths throughout the landscape areas connecting designated on-site pedestrian circulation.

Amenities such as seating areas shall be incorporated. Entry plazas, bicycle parking, trash receptacles, and transit shelters are allowed within landscape areas.

Plant Type. Landscape planting shall emphasize drought-tolerant species (especially along natural, open space areas), shall complement the architectural design of structures on the site, and shall be suitable for the soil and climatic conditions specific to the site.

Planting Layout and Plant Diversity. Plant selection shall vary in type and planting pattern. Informal planting patterns are preferred over uniform and entirely symmetrical planting patterns. Use of flowering trees and colorful plantings is encouraged in conjunction with evergreen species. Groupings of shrubs shall contain multiple plant types, interspersed with varying heights and blooming seasons for year-round interest.

Street and Parking Lot Trees. Street and parking lot trees shall be selected from the City's adopted master list of street trees and parking lot trees. A minimum of 30 percent of the street trees and parking lot trees, respectively, shall be an evergreen species.

Trees planted within 10 feet of any hardscape (e.g., street, sidewalk, paved trail, walkway) shall be a deep-rooted species or shall be separated from hardscapes by a root barrier to prevent physical damage to public improvements.

No invasive plant species shall be introduced into the landscape.

Plant Grouping. Plants with similar water and cultural requirements (such as sun and climate) shall be grouped together in distinct hydrozones.

Planting Size, Spacing, and Planter Widths. In order to achieve an immediate effect of a landscape installation and to allow sustained growth of planting materials, minimum plant material sizes, plant spacing, and minimum planter widths (inside measurements) are as follows:

Trees. The minimum planting size for trees shall be 15 gallon, with 25 percent of all trees on a project site planted at a minimum 24-inch box size. For commercial, office, community/civic, and industrial development, tree spacing within perimeter planters along streets and abutting residential property shall be planted no farther apart on center than the mature diameter of the proposed species.

Planter Size. Planter for trees shall be a minimum of 5 feet wide by 5 feet long, consistent with the City's adopted master list of street trees and parking lot trees.

Shrubs. Shrub planting shall be a minimum 5-gallon size, with a 15-gallon minimum size required where an immediate landscape screen is required (e.g., screening of headlights from drive-through aisles). Vegetative shrubs and perennials shall be a minimum 1-gallon size. The minimum planter width for shrubs is 5 feet.

Groundcover and Turf. Rooted cuttings from flats shall be planted no farther apart than 12 inches on center, and containerized woody, shrub ground cover plantings shall be planted no farther apart than 3 feet on center in order to achieve full coverage within one year. Sod requires a minimum planter width of 6 feet.

Additional Spacing Provisions. Tree or shrub spacing shall ensure unobstructed access for vehicles and pedestrians and provide a clear visibility triangle at intersections. Specifically, tree planting shall comply with the following spacing criteria:

Trees or shrubs with full-grown height equal to or greater than 30 inches shall not be planted in any clear visibility triangle.

The following minimum distances are required:

Thirty-five feet from the beginning of curb returns;

ii.

Twenty feet from electroliers or traffic signal standards;

iii.

Fifteen feet from the edge of buildings;

iv.

Ten feet from driveway approaches;

Fifteen feet from fire hydrants and water and sewer service lines;

vi.

Twelve feet from irrigation rotors;

vii.

Twelve feet from any drain lines;

viii.

Three feet from the back of walk; and

ix.

Necessary clearances from applicable utilities and easements.

Height of Landscape Screening. Unless otherwise specified, required screening shall not be more than 7 feet in height. Trimming and pruning shall be employed as necessary to maintain this height.

Soil Conditioning and Mulching. Mulching shall be used to conserve and retain water and prevent erosion as follows:

A minimum of 6 cubic yards of nitrified soil conditioner per 1,000 square feet shall be incorporated into the top 6 inches of soil.

A minimum of 2 inches of mulch shall be added in non-turf areas to the soil surface after planting. Nonporous materials shall not be placed under the mulch.

Stabilizing mulch products shall be used on slopes.

Grading shall be minimized to avoid disturbance. Top soil shall be stockpiled and shall be reapplied during final grading.

Water Features. Water features shall obtain their water from one or more of the following sources:

Recirculating water;

On-site or municipal recycled/harvested water for non-potable uses; and/or

The capture and reuse of water on-site through such features as rain gardens, rain barrels, or other creative landscaping techniques.

The surface area of a water feature shall be included in the high-water-use hydrozone of the water budget calculation.

Irrigation. Irrigation systems shall be designed consistent with the following standards:

Valves and circuits shall be separated based on water use and hydrozone requirements. Sprinkler heads must have matched precipitation rates within each control valve circuit.

Sprinkler head spacing shall be designed for head-to-head coverage. The system should be designed for minimum runoff and overspray onto nonirrigated areas.

All irrigation systems shall be equipped with rain shut-off devices.

Irrigation systems shall be designed to utilize recycled water.

All recycled water irrigation systems shall be designed and operated in accordance with all applicable local and state laws.

Landscapes using recycled water are considered special landscape areas. The ET adjustment factor for special landscape areas shall not exceed one (1.0).

Stormwater Management

Stormwater management practices minimize runoff and increase infiltration, which recharges groundwater and improves water quality. Implementing stormwater best management practices into landscape and grading design plans to minimize runoff and to increase on-site retention and infiltration is encouraged.

Rain gardens, cisterns, and other landscapes features and practices that increase rainwater capture and create opportunities for infiltration and/or on-site storage are recommended.

Safety Considerations. Plantings shall be designed to discourage potential safety issues (e.g., persons lying in wait). The design of the landscaping shall comply with Crime Prevention Through Environmental Design (CPTED) guidelines.

(Ord. 1501 § 1, 2011)

§ 17.48.050 Design Requirements for Specific Types of Landscaping.

In addition to the general requirements of Section 17.48.040 (Landscape Improvement Requirements), the following provisions apply to the special types of landscaping as established below.

Residential Landscape. For single-family and two-family residential Zoning Districts:

For lots of land on which a building permit was issued on or before 07/15/2015, at least 35 percent of the actual front yard shall be landscaped.

For lots of lands on which a building permit was issued on or after 07/16/2015, at least 35 percent of the actual front yard shall be landscaped and no more than 25 percent of the actual front yard or street-side yard shall be turf.

Project Entry Landscaping. Entries to multi-tenant projects (both residential and nonresidential) shall be designed as a special statement reflective of the character and scale of the project to establish identity for tenants, visitors, and patrons. Flowering access plantings and specimen trees shall be used to reinforce the entry statement.

Screening of Drive-Through Aisles. To screen vehicles and associated headlights in a drive-through lane from view of abutting street rights-of-way, a 5-foot-wide planter shall include a minimum 3-foot-tall (maximum 4-foot-tall) landscape barrier planted with trees and other landscaping consistent with those in the parking area. At no time shall this landscape barrier be pruned in a manner that allows the vehicle headlights from the drive-through lane to be visible from abutting street rights-of-way.

Service Stations. For service stations, a minimum of 20 percent of the lot area shall be landscaped. A minimum of 70 percent of the landscaped area shall be covered with a combination of live landscaping, such as lawn, ground cover, trees, or shrubs, and not more than 30 percent of the landscape area shall be covered with hard surfaces, such as landscaping rock, concrete, artificial materials, or other impervious materials.

Wireless Telecommunication Facilities. Where appropriate, facilities shall be installed so as to maintain and enhance existing landscaping on the site, including trees, foliage, and shrubs, whether or not utilized for screening. Additional landscaping shall be planted around the tower and related equipment to buffer abutting residential Zoning Districts or uses, and to buffer public trails. Landscaping around the perimeter of the facility (leased area) shall include dense tree and shrub plantings with the necessary irrigation. Wireless telecommunication facilities shall be developed with an immediate landscape screen. Trees shall be fast-growing evergreen species, a minimum of 24-inch box in size. Shrubs shall be a minimum 15-gallon size covering a minimum planter area depth of 5 feet around the facility. Trees and shrubs shall be planted no farther apart on center than the mature diameter of the proposed species.

On-Site Pedestrian Pathways. Pedestrian pathway landscaping shall include shade trees placed so as to cover 60 percent of the total pathway area with tree canopies at maturity.

Public Spaces. Pedestrian space landscaping shall include a combination of shade trees and pedestrian shading devices (e.g., canopies, awnings) placed so as to cover 60 percent of the total space with a shade canopy at maturity.

Signs. Landscaping shall be provided at the base of the supporting structure of freestanding signs equal to twice the area of one face of the sign. For example, 50 square feet of sign area requires 100 square feet of landscaped area. See Chapter 17.54 (Signs on Private Property).

Buffering Between Uses. A landscape buffer shall be provided by nonresidential and multi-family uses adjacent to single-family uses. Buffer areas shall include a minimum 10-foot-wide planter strip with shrubs and both deciduous and evergreen trees. Landscaping shall be used to separate buildings from parking and vehicle circulation areas where practical.

Sound Walls/Masonry Walls. Where setback and open space areas are screened from public view by walls or similar approved structures, landscaping shall be provided to soften the look of the wall.

Parking Lot Landscape. Parking lot landscape includes perimeter planters, abutting parking lots and drive aisles, tree planting for parking lot shade, and a combination of continuous planting strips, planting fingers, and parking islands throughout the parking lot.

Parking Areas. All surface parking areas shall be screened from streets and adjoining properties, and the open space areas between the property line and public street right-of-way shall be landscaped. Parking areas shall be landscaped as follows:

Landscape Materials. Landscape materials shall include a combination of trees, shrubs, and ground cover.

Curbing. Areas containing plant materials should be bordered by concrete curb at least 6 inches high and 6 inches wide. Alternative barrier design to protect landscaped areas from damage by vehicles and/or to filter/retain runoff on-site may be approved by the designated Approving Authority.

Location of Landscaping. Landscaping shall be distributed throughout the parking lot. Parking lot landscaping shall be located so that pedestrians are not required to cross unpaved areas to reach building entrances from parked cars. This can be achieved through proper orientation of the landscape fingers and islands and by providing pedestrian access through the landscaped areas that would otherwise block direct pedestrian routes.

Perimeter Landscaping. The perimeter of each parking lot shall provide at least 10 feet of landscaping where the lot adjoins a property line. The perimeter landscape area may include any landscaped yard or landscaped area otherwise required, and shall be continuous except for the required access to the parking lot or site. All other perimeter landscape planters shall be a minimum of five feet wide.

Passageways for pedestrians shall be provided in landscape areas for access between parking areas and adjacent streets and access from parking lots to uses on-site. The use of permeable materials for paths is encouraged.

Landscape structures such as trellises, arbors, and benches shall occur within the landscaped areas of parking lots of commercial developments over 10 acres in size to emphasize the pedestrian scale of the project.

Varied tree and plant species shall be used throughout the parking lot. No one species shall comprise more than 75 percent of the plantings within each of the following categories: shade tree, screen tree, shrub.

Parking Lot Screening. Landscaping within the perimeter planter abutting any street right-of-way shall be designed and maintained for partial screening of vehicles to a minimum height of 30 inches measured from the finished grade of the parking lot. Screening materials may include a combination of plant materials, earthen berms, solid masonry walls, raised planters, or other screening devices authorized by the designated Approving Authority which meet the intent of this screening requirement. Planting materials shall be designed to ensure that planting within the clear visibility triangle at driveway and street intersections will not exceed 30 inches in height at full maturity.

Planters, Landscaping. Planters containing landscaping shall be provided adjacent to and within parking areas in accordance with the following regulations.

A planter at least 10 feet wide, excluding curbing, shall be provided adjacent to all street rights-of-way.

Transit shelters are allowed within the landscaping area.

Parking lots of 20 spaces or more shall provide a landscaped island measuring a minimum of 8 feet by 16 feet at a ratio of one island for every eight spaces. The island shall contain at least one tree.

No planter shall be smaller than 5 feet wide by 5 feet long, or 25 square feet, excluding curbing. Each planter shall include an irrigation system.

Existing mature trees on the site shall be preserved whenever possible.

All landscaped areas shall be designed so that plant materials are protected from vehicle damage or encroachment.

All plant materials shall be maintained free from physical damage or injury arising from lack of water, chemical damage, insects, and diseases. Plant materials showing such damage shall be replaced by the same or similar species. Planting areas shall be kept free from weeds, debris, and undesirable materials which may be detrimental to safety, drainage, or appearance. Planter areas shall have mulch replenished yearly.

Not more than 25 percent of the planter or landscaped area may be covered with hard surfaces such as gravel, landscaping rock, concrete, or other impervious materials. Bus shelters are excluded from this limitation.

(Ord. 1501 § 1, 2011; Ord. 1565 § 1, 2015)

§ 17.48.060 Landscape Care, Maintenance, and Replacement.

Maintenance of Required Planting Areas. Required planting areas shall be permanently maintained by water, clearing debris and litter, weeding, pruning, insect control, and replacement of plant materials and irrigation equipment as needed to preserve the health and appearance of plant materials. All landscaping shall be maintained in such a manner as to not restrict designated pedestrian access. All trees, shrubs, and plants which, due to accident, damage, disease, or other cause, fail to show a healthy growth shall be replaced, in kind, pursuant to the approved landscape plans within 30 days from the identified damage date.

Maintenance of Existing Trees. Existing trees over six inches in trunk diameter, measured 4.5 feet above ground level (DBH), shall be retained in accord with the following:

Notification. The City of Manteca Parks and Recreation Department and Planning Division shall be notified of any planned construction or grade change within the proximity of existing mature trees.

Protection. Existing trees must be protected from construction equipment, grade changes, excavation for utilities, paving, and footers for proposed structures.

Protection from Machinery. A protective fence barrier which encloses the entire area beneath the tree canopy shall be constructed. All exposed roots must be enclosed in this area.

Protection from Grade Changes. Grade changes, either raising or lowering the grade, must be approved by the Planning Department prior to any grading taking place. Refer to landscape references: grading and excavation, root system, and protection zone documents.

Tree Pruning. Tree pruning shall be performed by a California landscape contractor. The licensed contractor shall also be certified by the International Society of Arboriculture as a certified tree trimmer or certified arborist or other qualified tree expert.

Tree pruning is limited to the following:

Remove dead wood and diseased, crowded, and weakly attached trunks and branches which create a hazard to private property and citizens;

Provide adequate clearance and visibility for safe use of parking stalls, travel ways, and walkways for the passage of persons and vehicles;

Remove visibility obstruction of traffic signs;

Provide adequate visibility for security patrols;

Repair split trees and limbs in order to save the tree and its appearance;

Remove or sever roots of trees which are causing damage to public or private property such as curbs, gutters, sidewalk, drainage lines, and parking lot surfaces;

Provide visibility for merchant signage and increase parking lot lighting only when the aesthetics of the tree and the parking lot shading requirements will not be reduced.

Tree Removal and Replacement. For landscaping for multi-family and nonresidential development, removal of trees planted as part of an approved landscape plan shall be limited to trees that are in poor health, structurally distressed, or unsafe. The removal of a tree shall be the final recourse upon determining that it is infeasible to save the tree by any other method (e.g., pruning, treatment of diseases, fertilizing).

Removal Process

Prior to the removal of any tree, the Community Development Director's approval is required. Failure to obtain approval prior to removing a tree shall require the owner of the project to replace the removed tree as stated in this Section.

The application for request for removal shall include a statement of the health and condition of the trees to be removed by a certified arborist; an explanation of the reason(s) for removal; and a site plan indicating size, quantity, species, and location of the trees to be removed and replaced.

Replacement. Replacement of trees shall be required for trees removed and for trees severely and improperly trimmed and shall be as specified below in Table 17.48.060-1 (Tree Replacement Schedule). Replacement may be satisfied by relocation.

TABLE 17.48.060-1 TREE REPLACEMENT SCHEDULE
Size of Damaged/Removed Tree	Replacement Tree Required
2—6 inches	24-inch box
6 inches or greater	36-inch box

Landscape Replacement. All plant material removed from a multi-family or nonresidential project in which the Community Development Department has approved the landscape plan shall be replaced.

Replacement shrubs shall be a minimum 5-gallon size. Ground cover shall be a minimum size of a full flat.

Irrigation Schedule. For the efficient use of water, all irrigation schedules shall be developed, managed, and evaluated to utilize the minimum amount of water required to maintain plant health. Irrigation schedules shall meet the following criteria:

Irrigation scheduling shall be regulated by automatic irrigation controllers.

Irrigation shall be scheduled as outlined below. Operation of the irrigation system outside the normal watering window is allowed for auditing, system maintenance, and a period of 21 days after installation of a new landscape.

Residences and businesses with odd-numbered addresses may water on Wednesday, Friday, and Sunday but not between noon and 6:00 p.m.

Residences and businesses with even-numbered addresses may water on Tuesday, Thursday, and Saturday but not between noon and 6:00 p.m.

Every address is prohibited from watering on Monday.

For implementation of the irrigation schedule, particular attention must be paid to irrigation run times, emission device, flow rate, and current reference evapotranspiration, so that applied water meets the Estimated Total Water Use. Total annual applied water shall be less than or equal to Maximum Applied Water Allowance (MAWA). Actual irrigation schedules shall be regulated by automatic irrigation controllers using current reference evapotranspiration data (e.g., CIMIS) or soil moisture sensor data.

Parameters used to set the automatic controller shall be developed and submitted for each of the following:

The plant establishment period;

The established landscape; and

Temporarily irrigated areas.

Each irrigation schedule shall consider for each station all of the following that apply:

Irrigation interval (days between irrigation);

Irrigation run times (hours or minutes per irrigation event to avoid runoff);

Number of cycle starts required for each irrigation event to avoid runoff;

Amount of applied water scheduled to be applied on a monthly basis;

Application rate setting;

Root depth setting;

Plant type setting;

Soil type;

Slope factor setting;

Shade factor setting; and

Irrigation uniformity or efficiency setting.

Landscape Irrigation Maintenance Schedule

Landscapes shall be maintained to ensure water use efficiency. A regular maintenance schedule shall be submitted with the Landscape Certificate of Completion.

A regular 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, replenishing mulch, fertilizing, pruning, weeding in all landscape areas, and removing any obstruction to emission devices. Operation of the irrigation system outside the normal watering window is allowed for auditing and system maintenance.

Repair of all irrigation equipment shall be done with the originally installed components or their equivalents.

A project applicant is encouraged to implement sustainable or environmentally-friendly practices for overall landscape maintenance.

(Ord. 1501 § 1, 2011; Ord. 1548 § 1, 2014)

§ 17.48.070 Special Report and Design Plan Requirements.

Landscape Documentation Package. The Landscape Documentation Package shall include the following six elements:

Project information containing:

Date;

Name of project applicant;

Project address (if available, parcel and/or lot number(s));

Total landscape area (square feet);

Project type (e.g., new, rehabilitated, public, private, cemetery, homeowner-installed);

Water supply type (e.g., potable, recycled, well) and identification of the local retail water purveyor if the applicant is not served by a private well;

Checklist of all documents in Landscape Documentation Package;

Project contacts to include contact information for the project applicant and property owner;

Applicant's signature and date with statement, "I agree to comply with the requirements of the City of Manteca's water efficient landscape requirements and submit a complete Landscape Documentation Package."

Water-Efficient Landscape Worksheet containing the following information, consistent with Subsection 17.48.070(C) (Water-Efficient Landscape Worksheet):

Hydrozone information table;

Water budget calculations including:

Maximum Applied Water Allowance (MAWA),

ii.

Estimated Total Water Use (ETWU);

Soil management report (see Subsection 17.48.070(D));

Landscape design plan (see Subsection 17.48.070(E));

Irrigation design plan (see Subsection 17.48.070(F)); and

Grading design plan (see Subsection 17.48.070(G)).

Certificate of Completion. The Certificate of Completion shall include the following information and documents:

Date, project name, project address, applicant name, telephone, and mailing address;

Property owner name, telephone, and mailing address;

Certification by either the signer of the Landscape Documentation Package, the signer of the irrigation design plan, or the licensed landscape contractor that the landscape project has been installed per the approved landscape package;

Scheduling parameters used to set the irrigation controller (see Subsection 17.48.060(F));

Landscape and irrigation maintenance schedule (see Subsection 17.48.060(G));

Irrigation audit report (see Subsection 17.48.070(H)); and

Soil analysis report, if not initially submitted with the Landscape Documentation Package and documentation verifying implementation of soil management report recommendations.

Water-Efficient Landscape Worksheet. The water-efficient landscape worksheet shall contain the following information:

A project applicant shall complete the water-efficient landscape worksheet which contains two sections (sample worksheet shall be obtained from the City):

A hydrozone information table for the landscape project; and

A water budget calculation for the landscape project. For the calculation of the Maximum Applied Water Allowance and Estimated Total Water Use, a project applicant shall use the ETo values from the reference evapotranspiration table in Subsection 17.48.070(I).

Water budget calculations shall adhere to the following requirements:

The plant factor used shall be from the Water Use Classification of Landscape Species (WUCOLS) published by the University of California Cooperative Extension, the Department of Water Resources, and the Bureau of Reclamation (2000). The plant factor ranges from zero (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 one (1.0) for high-water-use plants.

All water features shall be included in the high-water-use hydrozone and temporarily irrigated areas shall be included in the low-water-use hydrozone.

All special landscape areas shall be identified and their water use calculated as described below.

ETAF for special landscape areas shall not exceed one (1.0).

Maximum Applied Water Allowance. The Maximum Applied Water Allowance shall be calculated using the equation:

MAWA = (ETo) (0.62) [(0.7 x LA) + (0.3 x SLA)]

Where:

MAWA = Maximum Applied Water Allowance (gallons per year)

ETo = Reference Evapotranspiration (inches per year) as listed in the Reference Evapotranspiration Table in Section 17.48.070.I.

0.62 = Conversion Factor (to gallons)

0.7 = ET Adjustment Factor (ETAF)

LA = Landscape Area including SLA (square feet)

0.3 = Additional Water Allowance for SLA

SLA = Special Landscape Area (square feet)

Estimated Total Water Use. The Estimated Total Water Use shall be calculated using the equation below. The sum of the Estimated Total Water Use calculated for all hydrozones shall not exceed 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 Landscape Area (square feet)

0.62 = Conversion Factor

IE = Irrigation Efficiency (minimum 0.71)

Soil Management Report. In order to reduce runoff and encourage healthy plant growth, a soil management report shall be completed by the project applicant, or his/her designee, as follows:

Submit soil samples to the laboratory for analysis and recommendations.

Soil sampling shall be conducted in accordance with laboratory protocol, including protocols regarding adequate sampling depth for the intended plants.

Soil analysis may include:

Soil texture;

ii.

Infiltration rate determined by laboratory test or soil infiltration rate table;

iii.

pH;

iv.

Total soluble salts;

Sodium;

vi.

Percent organic matter; and

vii.

Recommendations.

The project applicant, or his/her designee, shall comply with one of the following:

If significant mass grading is not planned, the soil analysis report shall be submitted to the Planning Department as part of the Landscape Documentation Package; or

If significant mass grading is planned, the soil analysis report shall be submitted to the City as part of the Landscape Certificate of Completion.

The soil analysis report shall be made available, in a timely manner, to the professionals preparing the landscape design plans and irrigation design plans to make any necessary adjustments to the design plans.

The project applicant, or his/her designee, shall submit documentation verifying implementation of soil analysis report recommendations to the City with the Landscape Certificate of Completion.

Landscape Design Plan. The landscape design plan shall, at a minimum:

Delineate and label each hydrozone by number, letter, or other method.

Identify each hydrozone as low, moderate, high water, or mixed water use. Temporarily irrigated areas of the landscape shall be included in the low-water-use hydrozone for the water budget calculation.

Identify recreational areas.

Identify areas permanently and solely dedicated to edible plants.

Identify areas irrigated with recycled water.

Identify type of mulch and application depth.

Identify soil amendments, type, and quantity.

Identify type and surface area of water features.

Identify hardscapes (pervious and non-pervious).

10.

Identify location and installation details of any applicable stormwater best management practices that encourage on-site retention and infiltration of stormwater. Stormwater best management practices are encouraged in the landscape design plan and examples include, but are not limited to:

Infiltration beds, swales, and basins that allow water to collect and soak into the ground;

Constructed wetlands and retention ponds that retain water, handle excess flow, and filter pollutants; and

Pervious or porous surfaces (e.g. permeable pavers or blocks, pervious or porous concrete) that minimize runoff.

11.

Identify any applicable rain harvesting or catchment technologies (e.g., rain gardens, cisterns).

12.

Contain the following statement: "I have complied with the criteria established by the City in MMC Chapter 17.48 and applied them for the efficient use of water in the landscape design plan."

13.

Bear the signature of a licensed landscape architect, licensed landscape contractor, or any other person authorized to design a landscape.

Irrigation Design Plan. The irrigation design plan shall comply with the following:

Requirements. For the efficient use of water, an irrigation system shall meet all the requirements listed in this section and the manufacturers' recommendations. The irrigation system and its related components shall be planned and designed to allow for proper installation, management, and maintenance. An irrigation design plan meeting the following design criteria shall be submitted as part of the Landscape Documentation Package.

System Requirements

Dedicated landscape water meters are required on landscape areas larger than 5,000 square feet and encouraged for landscape areas smaller than 5,000 square feet.

ii.

Automatic irrigation controllers utilizing either evapotranspiration or soil moisture sensor data shall be required for irrigation scheduling in all irrigation systems.

iii.

The irrigation system shall be designed to ensure that the dynamic pressure at each emission device is within the manufacturer's recommended pressure range for optimal performance.

(A)

If the static pressure is above or below the required dynamic pressure of the irrigation system, pressure-regulating devices such as inline pressure regulators, booster pumps, or other devices shall be installed to meet the required dynamic pressure of the irrigation system.

(B)

Static water pressure, dynamic or operating pressure, and flow reading of the water supply shall be measured at the point of connection. These pressure and flow measurements shall be conducted at the design stage. If the measurements are not available at the design stage, the measurements shall be conducted at installation.

iv.

Sensors (rain, freeze, wind, etc.), either integral or auxiliary, that suspend or alter irrigation operation during unfavorable weather conditions shall be required on all irrigation systems, as appropriate for local climatic conditions. Irrigation should be avoided during windy or freezing weather or during rain.

Manual shut-off valves (such as a gate valve, ball valve, or butterfly valve) shall be required, as close as possible to the point of connection of the water supply, to minimize water loss in case of an emergency (such as a main line break) or routine repair.

vi.

Backflow prevention devices shall be required to protect the water supply from contamination by the irrigation system. A project applicant shall refer to the applicable local agency code (i.e., public health) for additional backflow prevention requirements.

vii.

High flow sensors that detect and report high flow conditions created by system damage or malfunction are recommended.

viii.

The irrigation system shall be designed to prevent runoff, low head drainage, overspray, or other similar conditions where irrigation water flows onto non-targeted areas, such as adjacent property, non-irrigated areas, hardscapes, roadways, or structures.

ix.

Relevant information from the soil management plan, such as soil type and infiltration rate, shall be utilized when designing irrigation systems.

The design of the irrigation system shall conform to the hydrozones of the landscape design plan.

xi.

The irrigation system must be designed and installed to meet, at a minimum, the irrigation efficiency criteria as described in Subsection 17.48.070(C) regarding the Maximum Applied Water Allowance.

xii.

Irrigation systems shall be designed based on 35 psi static pressure. Additional loss is dependent on flow and performance curve for meter, backflow size, and length of piping.

xiii.

In mulched planting areas, the use of low-volume irrigation is required to maximize water infiltration into the root zone.

xiv.

Sprinkler heads and other emission devices shall have matched precipitation rates, unless otherwise directed by the manufacturer's recommendations.

xv.

Head-to-head coverage is recommended. However, sprinkler spacing shall be designed to achieve the highest possible distribution uniformity using the manufacturer's recommendations.

xvi.

Swing joints or other riser-protection components are required on all risers subject to damage that are adjacent to high traffic areas.

xvii.

Check valves or anti-drain valves are required for all irrigation systems.

xviii.

Narrow or irregularly shaped areas, including turf, less than 8 feet in width in any direction, shall be irrigated with subsurface irrigation or low-volume irrigation system.

xix.

Overhead irrigation shall not be permitted within 24 inches of any non-permeable surface. Allowable irrigation within the setback from non-permeable surfaces may include drip, drip line, or other low-flow non-spray technology. The setback area may be planted or unplanted. The surfacing of the setback may be mulch, gravel, or other porous material. These restrictions may be modified if:

(A)

The landscape area is adjacent to permeable surfacing and no runoff occurs; or

(B)

The adjacent non-permeable surfaces are designed and constructed to drain entirely to landscaping.

xx.

The irrigation designer specifies an alternative design or technology, as part of the Landscape Documentation Package and clearly demonstrates strict adherence to irrigation system design criteria in Subsection 17.48.070(F). Prevention of overspray and runoff must be confirmed during the irrigation audit.

xxi.

Slopes greater than 25 percent shall not be irrigated with an irrigation system with a precipitation rate exceeding seventy-five hundredth inches (0.75″) per hour. This restriction may be modified if the landscape designer specifies an alternative design or technology, as part of the Landscape Documentation Package, and clearly demonstrates no runoff or erosion will occur. Prevention of runoff and erosion must be confirmed during the irrigation audit.

Hydrozone Requirements

Each valve shall irrigate a hydrozone with similar site, slope, sun exposure, soil conditions, and plant materials with similar water use.

Sprinkler heads and other emission devices shall be selected based on what is appropriate for the plant type within that hydrozone.

Where feasible, trees shall be placed on separate valves from shrubs, groundcovers, and turf.

Individual hydrozones that mix plants of moderate and low water use, or moderate and high water use, may be allowed if:

Plant factor calculation is based on the proportions of the respective plant water uses and their plant factor; or

ii.

The plant factor of the higher water using plant is used for calculations.

Individual hydrozones that mix high- and low-water-use plants shall not be permitted.

On the landscape design plan and irrigation design plan, hydrozone areas shall be designated by number, letter, or other designation. On the irrigation design plan, designate the areas irrigated by each valve, and assign a number to each valve. Use this valve number in the Hydrozone Information Table. This table can also assist with the irrigation audit and programming the controller.

Design Plan Contents. The irrigation design plan, at a minimum, shall contain:

Location and size of separate water meters for landscape;

Location, type and size of all components of the irrigation system, including controllers, main and lateral lines, valves, sprinkler heads, moisture sensing devices, rain switches, quick couplers, pressure regulators, and backflow prevention devices;

Static water pressure at the point of connection to the public water supply;

Flow rate (gallons per minute), application rate (inches per hour), and design operating pressure (pressure per square inch) for each station;

Recycled water irrigation systems as specified in Subsection 17.48.040.H.4;

The following statement: "I have complied with the criteria of MMC Chapter 17.48 and applied them accordingly for the efficient use of water in the irrigation design plan"; and

The signature of a licensed landscape architect, certified irrigation designer, licensed landscape contractor, or any other person authorized to design an irrigation system.

Grading Design Plan. For the efficient use of water, grading of a project site shall be designed to minimize soil erosion, runoff, and water waste. A grading plan shall be submitted as part of the Landscape Documentation Package. A comprehensive grading plan prepared by a civil engineer for other local agency permits satisfies this requirement.

The project applicant shall submit a landscape grading plan that indicates finished configurations and elevations of the landscape area including:

Height of graded slopes;

Drainage patterns;

Pad elevations;

Finish grade; and

Stormwater retention improvements, if applicable.

To prevent excessive erosion and runoff, it is highly recommended that project applicants:

Grade so that all irrigation and normal rainfall remains within property lines and does not drain onto non-permeable hardscapes;

Avoid disruption of natural drainage patterns and undisturbed soil; and

Avoid soil compaction in landscape areas.

The grading design plan shall contain the following statement: "I have complied with the criteria of MMC Chapter 17.48 and applied them accordingly for the efficient use of water in the grading design plan" and shall bear the signature of a licensed professional as authorized by law.

Irrigation Audit, Irrigation Survey, and Irrigation Water Use Analysis

For new construction and rehabilitated landscape projects installed after the effective date of the ordinance codified in this Chapter:

The project applicant shall submit an irrigation audit report with the Landscape Certificate of Completion to the City Planner that may include, but is not limited to, inspection, system tune-up, system test with distribution uniformity, reporting overspray or runoff that causes overland flow, and preparation of an irrigation schedule.

The City shall administer programs that may include, but not be limited to, irrigation water use analysis, irrigation audits, and irrigation surveys for compliance with the Maximum Applied Water Allowance.

All landscape irrigation audits shall be conducted by a certified landscape irrigation auditor.

Reference Evapotranspiration (ETo) Table. The following table describes the adopted reference evapotranspiration values for use in calculating water efficiency as required by this Chapter.

Jan	Feb	Mar	Apr	May	Jun	Jul	Aug	Sep	Oct	Nov	Dec	Annual ETo
0.9	1.7	3.4	5.0	6.5	7.5	8.0	7.1	5.2	3.3	1.6	0.9	51.2

(Ord. 1501 § 1, 2011)