City of South San Francisco, CA LOT AND DEVELOPMENT STANDARDS

Provide the project applicant with the ordinance and procedures for permits, plan checks or design reviews;

Review the landscape documentation package submitted by the project applicant;

Approve or deny the landscape documentation package;

Issue a permit or approve the plan check or design review for the project applicant; and

Upon approval of the landscape documentation package, submit a copy of the Water Efficient Landscape Worksheet to the local water purveyor.

Prior to construction, the project applicant shall:

Submit a landscape documentation package to the City.

Upon approval of the landscape documentation package by the City, the project applicant shall:

Receive a permit or approval of the plan check or design review and record the date of the permit or approval in the Certificate of Completion;

Submit a copy of the approved landscape documentation package along with the record drawings, and any other information to the property owner or his/her designee; and

Submit a copy of the Water Efficient Landscape Worksheet to the local water purveyor.

Elements of the Landscape Documentation Package.

The Landscape Documentation Package shall include the following six elements:

Project Information.

Date,

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 identify the local retail water purveyor if the applicant is not served by a private well,

Checklist of all documents in Landscape Documentation Package,

(8)

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

(9)

Applicant signature and date with statement, "I agree to comply with the requirements of the Water Efficient Landscape Ordinance and submit a complete Landscape Documentation Package."

Water Efficient Landscape Worksheet.

Hydrozone information table,

Water budget calculations, including Maximum Applied Water Allowance (MAWA) and Estimated Total Water Use (ETWU).

Soil Management Report;

Landscape Design Plan;

Irrigation Design Plan; and

(f)

Grading Design Plan.

Water Efficient Landscape Worksheet.

A project applicant shall complete the Water Efficient Landscape Worksheet in Appendix B of the State of California Model Water Efficient Landscape Ordinance, which contains information on the plant factor, irrigation method, irrigation efficiency, and area associated with each hydrozone. Calculations are then made to show that the evapotranspiration adjustment factor (ETAF) for the landscape project does 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 landscape project is based on the plant factors and irrigation methods selected. The maximum applied water allowance (MAWA) is calculated based on the maximum ETAF allowed (0.55 for residential areas and 0.45 for non-residential areas) and expressed as annual gallons required. The estimated total water use (ETWU) is calculated based on the plants used and irrigation method selected for the landscape design. ETWU must be below the MAWA.

In calculating the maximum applied water allowance and estimated total water use, a project applicant shall use the ETo values from the Reference Evapotranspiration Table in Appendix A of the State of California model water efficient landscape ordinance. For geographic areas not covered in Appendix A, use data from other cities located nearby in the same reference evapotranspiration zone, as found in the CIMIS Reference Evapotranspiration Zones Map, Department of Water Resources, 1999.

Water budget calculations shall adhere to the following requirements:

The plant factor used shall be from Water Use Classification of Landscape Species (WUCOLS) or from horticultural researchers with academic institutions or professional associations as approved by the California Department of Water Resources (DWR). The plant factor ranges from 0 to 0.1 for very low water use plants, 0.1 to 0.3 for low water use plants, from 0.4 to 0.6 for moderate water use plants, and from 0.7 to 1.0 for high water use plants.

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 shown in Appendix B of the State of California Model Water Efficient Landscape Ordinance.

ETAF for new and existing (non-rehabilitated) special landscape areas shall not exceed 1.0.

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 a 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.

The soil analysis shall include:

Soil texture;

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

pH;

Total soluble salts;

Sodium;

Percent organic matter; and

Recommendations.

In projects with multiple landscape installations (i.e. production home developments) a soil sampling rate of one in seven lots or approximately 15 percent will satisfy this requirement. Large landscape projects shall sample at a rate equivalent to one in seven lots.

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 City 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 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.

iv.

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

Landscape Design Plan.

For the efficient use of water, a landscape shall be carefully designed and planned for the intended function of the project. A landscape design plan meeting the following design criteria shall be submitted as part of the Landscape Documentation Package.

Plant material.

Any plant may be selected for the landscape, provided the estimated total water use in the landscape area does not exceed the maximum applied water allowance. Methods to achieve water efficiency shall include one or more of the following:

-	Protection and preservation of native species and natural vegetation;
-	Selection of water-conserving plant, tree and turf species, especially local native plants;
-	Selection of plants based on local climate suitability, disease and pest resistance;
-	Selection of trees based on applicable City tree ordinances and/or tree shading guidelines, and size at maturity as appropriate for the planting area;
-	Selection of plants from local and regional landscape program plant lists; and
-	Selection of plants from local fuel modification plan guidelines.

Each hydrozone shall have plant materials with similar water use, with the exception of hydrozones with plants of mixed water use, as specified in Section 20.300.008(D)(l)(g).

Plants shall be selected and planted appropriately based upon their adaptability to the climatic, geologic, and topographical conditions of the project site. Methods to achieve water efficiency shall include one or more of the following:

-	Use the Sunset Western Climate Zone System which takes into account temperature, humidity, elevation, terrain, latitude, and varying degrees of continental and marine influence on local climate;
-	Recognize the horticultural attributes of plants (i.e., mature plant size, invasive surface roots) to minimize damage to property or infrastructure (e.g., buildings, sidewalks, power lines);
-	Allow for adequate soil volume for healthy root growth; and
-	Consider the solar orientation for plant placement to maximize summer shade and winter solar gain.

Turf is not allowed on slopes greater than 25 percent where the toe of the slope is adjacent to an impermeable hardscape and where 25 percent means one foot of vertical elevation change for every four feet of horizontal length (rise divided by run x 100 = slope percent).

High water use plants, characterized by a plant factor of 0.7 to 1.0, are prohibited in street medians.

A landscape design plan for projects in fire-prone areas shall address fire safety and prevention. A defensible space or zone around a building or structure is required per Public Resources Code Section 4291(a) and (b). Avoid fire-prone plant materials and highly flammable mulches. Refer to the local Fuel Modification Plan guidelines.

The use of invasive plant species, such as those listed by the California Invasive Plant Council, is strongly discouraged.

(8)

The architectural guidelines of a common interest development, which include community apartment projects, condominiums, planned developments, and stock cooperatives, shall not prohibit or include conditions that have the effect of prohibiting the use of low-water use plants as a group.

Water Features.

Recirculating water systems shall be used for water features.

Where available, recycled water shall be used as a source for decorative water features.

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

Pool and spa covers are highly recommended.

Soil Preparation, Mulch and Amendments.

Prior to the planting of any materials, compacted soils shall be transformed to a friable condition. On engineered slopes, only amended planting holes need meet this requirement.

Soil amendments shall be incorporated according to recommendations of the soil report and what is appropriate for the plants selected (see Section 20.300.008(D)(l)(e)).

For landscape installations, compost at a rate of a minimum of four cubic yards per 1,000 square feet of permeable area shall be incorporated to a depth of six inches into the soil. Soils with greater than six percent organic matter in the top six inches of soil are exempt from adding compost and tilling.

A minimum three inch layer of mulch shall be applied on all exposed soil surfaces of planting areas except in turf areas, creeping or rooting groundcovers, or direct seeding applications where mulch is contraindicated. To provide habitat for beneficial insects and other wildlife, up to five percent of the landscape area may be left without mulch. Designated insect habitat must be included in the landscape design plan as such.

Stabilizing mulching products shall be used on slopes that meet current engineering standards.

The mulching portion of the seed/mulch slurry in hydro-seeded applications shall meet the mulching requirement.

Organic mulch materials made from recycled or post-consumer shall take precedence over inorganic materials or virgin forest products unless the recycled post-consumer organic products are not locally available. Organic mulches are not required where prohibited by local fuel modification plan guidelines or other applicable local ordinances.

The landscape design plan, at a minimum, shall:

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;

(f)

Identify type of mulch and application depth;

(g)

Identify soil amendments, type, and quantity;

(h)

Identify type and surface area of water features;

(i)

Identify hardscapes (pervious and non-pervious);

(j)

Identify location, installation details, and 24-hour retention or infiltration capacity of any applicable stormwater best management practices that encourage on-site retention and infiltration of stormwater. Project applicants shall refer to the City or Regional Water Quality Control Board for information on any applicable stormwater technical requirements. Stormwater best management practices are encouraged in the landscape design plan and examples are provided in Section 20.300.008(G) ("Stormwater Management and Rainwater Retention");

(k)

Identify any applicable rain harvesting or catchment technologies as discussed in Section 20.300.008(G) and their 24-hour retention or infiltration capacity;

(l)

Identify any applicable graywater discharge piping, system components and area(s) of distribution;

(m)

Contain the following statement: “I have complied with the criteria of the ordinance and applied them for the efficient use of water in the landscape design plan”; and

(n)

Bear the signature of a licensed landscape architect, licensed landscape contractor, or any other person authorized to design a landscape. (See Sections 5500.1, 5615, 5641, 5641.1, 5641.2, 5641.3, 5641.4, 5641.5, 5641.6, 6701, 7027.5 of the Business and Professions Code, Section 832.27 of Title 16 of the California Code of Regulations, and Section 6721 of the Food and Agriculture Code.)

Irrigation Design Plan.

This section applies to landscaped areas requiring permanent irrigation, not areas that require temporary irrigation solely for the plant establishment period. 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.

Landscape water meters, defined as either a dedicated water service meter or private submeter, shall be installed for all non-residential irrigated landscapes of 1,000 square feet. but not more than 5,000 square feet (the level at which Water Code Section 535 applies) and residential irrigated landscapes of 5,000 square feet or greater. A landscape water meter may be either:

-	A customer service meter dedicated to landscape use provided by the local water purveyor; or
-	A privately owned meter or submeter.

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

If the water pressure is below or exceeds the recommended pressure of the specified irrigation devices, the installation of a pressure regulating device is required to ensure that the dynamic pressure at each emission device is within the manufacturer’s recommended pressure range for optimal performance.

-	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.
-	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.

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.

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 City Municipal Code sections for additional backflow prevention requirements.

Flow sensors that detect high flow conditions created by system damage or malfunction are required for all on non-residential landscapes and residential landscapes of 5,000 square feet or larger.

(8)

Master shut-off valves are required on all projects except landscapes that make use of technologies that allow for the individual control of sprinklers that are individually pressurized in a system equipped with low pressure shut down features.

(9)

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

(10)

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

(11)

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

(12)

The irrigation system must be designed and installed to meet, at a minimum, the irrigation efficiency criteria as described in Section 20.300.008(D)(1)(d) regarding the maximum applied water allowance.

(13)

All irrigation emission devices must meet the requirements set in the American National Standards Institute (ANSI) standard, American Society of Agricultural and Biological Engineers’/International Code Council’s (ASABE/ICC) 802-2014 “Landscape Irrigation Sprinkler and Emitter Standard,” all sprinkler heads installed in the landscape must document a distribution uniformity low quarter of 0.65 or higher using the protocol defined in ASABE/ICC 802-2014.

(14)

It is highly recommended that the project applicant inquire with the local water purveyor about peak water operating demands (on the water supply system) or water restrictions that may impact the effectiveness of the irrigation system.

(15)

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

(16)

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

(17)

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

(18)

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

(19)

Check valves or anti-drain valves are required on all sprinkler heads where low point drainage could occur.

(20)

Areas less than 10 feet in width in any direction shall be irrigated with subsurface irrigation or other means that produces no runoff or overspray.

(21)

Overhead irrigation shall not be permitted within 24 inches of any nonpermeable surface. Allowable irrigation within the setback from non-permeable surfaces may include drip, drip line, or other low flow nonspray 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:

-	The landscape area is adjacent to permeable surfacing and no runoff occurs; or
-	The adjacent nonpermeable surfaces are designed and constructed to drain entirely to landscaping; or
-	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 Section 20.300.008(D)(l)(g)(i)(a)(1). Prevention of overspray and runoff must be confirmed during the irrigation audit.

(22)

Slopes greater than 25 percent shall not be irrigated with an irrigation system with an application rate exceeding 0.75 inches 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.

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 to facilitate the appropriate irrigation of trees. The mature size and extent of the root zone shall be considered when designing irrigation for the tree.

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
-	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 (see Appendix B Section A of the State of California model water efficient landscape ordinance). This table can also assist with the irrigation audit and programming the controller.

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 Section 20.300.008(H)(4);

(f)

The following statement: “I have complied with the criteria of the ordinance and applied them accordingly for the efficient use of water in the irrigation design plan”; and

(g)

The signature of a licensed landscape architect, certified irrigation designer, licensed landscape contractor, or any other person authorized to design an irrigation system. (See Sections 5500.1, 5615, 5641, 5641.1, 5641.2, 5641.3, 5641.4, 5641.5, 5641.6, 6701, 7027.5 of the Business and Professions Code, Section 832.27 of Title 16 of the California Code of Regulations, and Section 6721 of the Food and Agricultural Code.)

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 City 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 on to 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 the ordinance 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.

Alternative Landscape Plan Requirements. An applicant may demonstrate that the intent of the landscape requirements of this section can be achieved through an Alternative Landscape Plan. The Alternative Landscape Plan shall be prepared in accordance with the principles and design criteria set forth in this section and shall clearly detail the modifications being requested from the provision of this section and how they reflect the evaluation criteria listed below.

Innovative use of plant materials and design techniques in response to unique characteristics of the site or the proposed use.

Preservation or incorporation of existing native vegetation and documentation of existing invasive species.

Incorporation of naturalistic design principles includes variations in topography, meandering or curvilinear plantings, and grouping of dominant plant materials (trees or large shrubs) in a manner consistent with existing native vegetation.

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.

Use of additional shade trees to create a greater canopy effect.

A greater degree of compatibility with surrounding uses than a standard landscape plan would offer.

Preparation by Qualified Person. Landscaping for commercial projects, industrial projects, institutional projects, and residential projects consisting of more than 12 units shall be prepared by a California Registered Landscape Architect.

Areas to Be Landscaped. The following areas shall be landscaped and may count toward the total area of site landscaping required by the zoning district standards.

Required Setbacks. All required front and street-facing side setbacks, except for areas used for exit and entry, shall be landscaped.

Figure 20.300.008.E.1: Required Setbacks

Interior Property Lines Abutting Residential Districts. Wherever a non-residential use is located adjacent to a residential district or use, a landscape buffer planted with a mix of trees and shrubs shall be provided along interior property lines. At least one tree of at least 15-gallon size shall be planted per 20 lineal feet or as appropriate to create a tree canopy over the buffer yard. In addition, at least three shrubs shall be planted per 20 lineal feet. At least 10 percent of the required trees shall be 24-inch box size.

Industrial/R&D Use. Ten-foot-wide landscaped buffer yard.

Other Non-Residential Uses. Six-foot-wide landscaped buffer yard.

Building Perimeters. The portions of a building that front a public street shall have one or more landscape planters a minimum of three feet wide installed along:

A minimum 40 percent of street-facing façades for multi-family development of 40 units or more per acre.

A minimum 20 percent of street-facing façades for all other building types.

Figure 20.300.008.E.3: Building Perimeters

Parking Areas. Parking areas as required by Chapter 20.330 (“On-Site Parking and Loading”).

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 or left in a natural state.

General Landscaping Standards.

Materials.

General. Landscaping may consist of a combination of groundcovers, shrubs, vines, and trees. Landscaping may also include incidental features including stepping stones, benches, fountains, sculptures, decorative stones, or other ornamental features, placed within a landscaped setting. Landscaped areas may include paved or graveled surfaces, provided they do not cover more than 10 percent of the area required to be landscaped. Plant materials and trees shall be selected from among those species and varieties known to thrive in the South San Francisco climate and where applicable, selected from an approved list maintained by the City. Recirculating water shall be used for decorative water features.

Ground Cover Materials. Ground cover shall be of live plant material. Groundcover may include grasses. Non-plant materials including gravel, colored rock, cinder, bark, and similar materials may not be used to meet the minimum planting area requirements required by this section, except with approval of an Alternative Landscape Plan. Mulch must be confined to areas underneath shrubs and trees and is not a substitute for ground cover plants.

Turf Allowance/Drought-Tolerant Materials. The maximum amount of lawn in required landscape areas shall be 20 percent except for turf areas that comprise an essential component of a project (e.g., golf courses or playing fields), which are exempt from this limit. The installation of turf on slopes greater than 25 percent is prohibited. The use of drought-tolerant plant materials is preferred to conserve the City’s water resources. Projects complying with the Prescriptive Compliance Option memorialized in Appendix D of the State of California Model Water Efficient Landscape Ordinance shall comply with the turf allowances in accordance with that Option.

Size and Spacing. Plant materials shall be grouped in hydrozones in accordance with their respective water, cultural (soil, climate, sun and light) and maintenance needs. Plants shall be of adequate size and spacing at the time of installation to provide ample vegetation coverage. Minimum requirements include:

Ground Covers. Ground cover plants other than grasses must be at least a four-inch pot size. Areas planted in ground cover plants other than grass seed or sod must be planted at a rate of one per 12 inches on center or less.

Shrubs. Shrubs shall be a minimum size of one gallon. When planted to serve as a hedge or screen, shrubs shall be planted with two to four feet of spacing, depending on the plant species.

Trees. At minimum, trees shall be provided in compliance with Chapter 13.30 (“Tree Preservation”) of the South San Francisco Municipal Code. Tree canopies shall cover a minimum of 50 percent of the total required landscape area. One tree species shall exceed 20 percent of total amount of trees provided.

A minimum of 15 percent of the trees planted shall be 24 inch-box or greater in size. All other trees shall be a minimum of 15 gallons in size with a one-inch diameter at breast height (DBH).

Newly planted trees shall be supported with double stakes or guy wires and tree guards per International Society for Arboriculture and American National Standards Institute standards.

Any trees planted along a sidewalk shall be 15 gallon trees no more than 30 feet apart on center.

Any tree to be planted along a lot line or adjacent to a structure shall be no closer to said lot line or structure than one-half the diameter of the particular species’ drip line at maturity, measured from the center of the tree. Any tree that cannot be planted in the ground shall be planted in a planter box at least twice the width and depth of the root ball plus one additional foot in container diameter for every four feet of mature tree height.

Dimension of Landscaped Areas. No landscaped area smaller than three feet in any horizontal dimension shall count toward required landscaping.

Prescribed Heights. The prescribed heights of landscaping shall indicate the height to be attained within three years after planting.

Drivers’ Visibility. Trees and shrubs shall be planted and maintained so that at maturity they do not interfere with traffic safety sight areas, or public safety. Except as otherwise provided in this section, fences, walls, and related structures must comply with Section 20.300.016 (“Visibility at Intersections and Driveways”).

Stormwater Management and Rainwater Retention.

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

Project applicants shall refer to the City or Regional Water Quality Control Board for information on any applicable stormwater technical requirements.

All planted landscape areas are required to have friable soil to maximize water retention and infiltration. Refer to Section 20.300.008(D)(l)(f)(i)(c)(1).

It is strongly recommended that landscape areas be designed for capture and infiltration capacity that is sufficient to prevent runoff from impervious surfaces (i.e. roof and paved areas) from either: (a) the one inch, 24-hour rain event; or (b) the 85th percentile, 24-hour rain event, and/or additional capacity as required by any applicable local, regional, State or federal regulation.

It is recommended that storm water projects incorporate any of the following elements to improve on-site storm water and dry weather runoff capture and use:

Grade impervious surfaces, such as driveways, during construction to drain to vegetated areas.

Minimize the area of impervious surfaces such as paved areas, roof and concrete driveways.

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

Direct runoff from paved surfaces and roof areas into planting beds or landscaped areas to maximize site water capture and reuse.

Incorporate rain gardens, cisterns, and other rain harvesting or catchment systems.

Incorporate infiltration beds, swales, basins and drywells to capture storm water and dry weather runoff and increase percolation into the soil.

Consider constructed wetlands and ponds that retain water, equalize excess flow, and filter pollutants.

Irrigation Specifications.

Irrigation Scheduling.

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.

Overhead irrigation shall be scheduled between 8:00 p.m. and 10:00 a.m. unless weather conditions prevent it. If allowable hours of irrigation differ from the local water purveyor, the stricter of the two shall apply. Operation of the irrigation system outside the normal watering window is allowed for auditing and system maintenance.

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.

iv.

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;

(j)

Shade factor setting; and

(k)

Irrigation uniformity or efficiency setting.

Irrigation Audit, Irrigation Survey, and Irrigation Water Use Analysis.

All landscape irrigation audits shall be conducted by a City landscape irrigation auditor or a third party certified landscape irrigation auditor. Landscape audits shall not be conducted by the person who designed the landscape or installed the landscape.

In large projects or projects with multiple landscape installations (i.e. production home developments) an auditing rate of one in seven lots or approximately 15 percent will satisfy this requirement.

For new construction and rehabilitated landscape projects installed after December 1, 2015, as described in Section 20.300.008(B):

The project applicant shall submit an irrigation audit report with the Certificate of Completion to the City that may include, but is not limited to: inspection, system tune-up, system test with distribution uniformity, reporting overspray or run off that causes overland flow, and preparation of an irrigation schedule, including configuring irrigation controllers with application rate, soil types, plant factors, slope, exposure and any other factors necessary for accurate programming;

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.

Irrigation Efficiency. For the purpose of determining estimated total water use, average irrigation efficiency is assumed to be 0.75 for overhead spray devices and 0.81 for drip system devices.

Recycled Water.

The installation of recycled water irrigation systems shall allow for the current and future use of 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 new and existing (non-rehabilitated) special landscape areas shall not exceed 1.0.

Graywater Systems. Graywater systems promote the efficient use of water and are encouraged to assist in on-site landscape irrigation. All graywater systems shall conform to the California Plumbing Code (Title 24, Part 5, Chapter 16) and any applicable local ordinance standards. Refer to Section 20.300.008(B)(6) for the applicability of this chapter to landscape areas less than 2,500 square feet with the estimated total water use met entirely by graywater.

Installation and Completion.

Consistency with Approved Plans. All landscaping shall be installed consistent with approved plans and specifications, in a manner designed to encourage and maintain healthy plant growth.

Timing of Installation. Required landscaping shall be installed prior to the issuance of a Certificate of Occupancy for the associated project.

Exception—Assurance of Landscaping Completion. The Chief Planner may allow the required landscaping to be installed within 120 days after the issuance of a Certificate of Occupancy in special circumstances related to weather conditions or plant availability. A surety in the amount equal to 150 percent of the estimated cost of landscaping, including materials and labor, as well as an agreement that the required landscaping will be installed within 120 days, must be filed with the City to assure completion of landscaping installation within such time. The surety may take the form of cash deposit, irrevocable letter of credit or bond; and together with the agreement, would provide for payment to the City of any costs incurred in contracting for completion of the required landscaping.

Certification of Completion.

The Certificate of Completion shall include the following six elements:

Project information sheet that contains:

Date;

Project name;

Project applicant name, telephone, and mailing address;

Project address and location; and

Property owner name, telephone, and mailing address;

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

Where there have been significant changes made in the field during construction, these “as-built” or record drawings shall be included with the certification;

A diagram of the irrigation plan showing hydrozones shall be kept with the irrigation controller for subsequent management purposes.

Irrigation scheduling parameters used to set the controller (see Section 20.300.008(H)(l));

iv.

Landscape and irrigation maintenance schedule (see Section 20.300.008(J)(4));

Irrigation audit report (see Section 20.300.008(H)(2)); and

vi.

Soil analysis report, if not submitted with the Landscape Documentation Package, and documentation verifying implementation of soil report recommendations (see Section 20.300.008(D)(1)(e)).

The project applicant shall:

Submit the signed Certificate of Completion to the City for review;

Ensure that copies of the approved Certificate of Completion are submitted to the local water purveyor and property owner or his or her designee.

The City shall:

Receive the signed Certificate of Completion from the project applicant;

“Automatic irrigation controller”

Approve or deny the Certificate of Completion. If the Certificate of Completion is denied, the City shall provide information to the project applicant regarding reapplication, appeal, or other assistance.

Maintenance.

General. All planting and other landscape elements shall be maintained in good growing condition. Such maintenance shall include, where appropriate, pruning, mowing, weeding, cleaning, fertilizing, and regular watering. Wherever necessary, plantings shall be replaced with other plant materials to ensure continued compliance with applicable landscaping requirements.

Construction and Subsequent Maintenance.

Areas with invasive species must be cleared prior to construction.

Dispersal of invasive species’ seed by construction equipment must be prevented through covering and containing cut debris prior to transport and disposal off site.

Non-native vegetation and native vegetation removed during construction must be replaced with native species except when the non-native vegetation supports habitat that supports native wildlife.

Trees. Trees shall be maintained by property owners in accordance with industry best practices 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 three new trees. At minimum, trees shall be maintained in compliance with Chapter 13.30 (“Tree Preservation”) of the South San Francisco Municipal Code.

Landscape and Irrigation Maintenance Schedule.

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

A regular maintenance schedule shall include, but not be limited to, routine inspection; auditing, adjustment and repair of the irrigation system and its components; aerating and dethatching turf areas; topdressing with compost, replenishing mulch; fertilizing; pruning; weeding in all landscape areas, and removing obstructions 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 or with components with greater efficiency.

A project applicant is encouraged to implement established landscape industry sustainable Best Practices for all landscape maintenance activities.

(Reserved)

Definitions.

“Applied water”

means the portion of water supplied by the irrigation system to the landscape.

means a timing device used to remotely control valves that operate an irrigation system. Automatic irrigation controllers are able to self-adjust and schedule irrigation events using either evapotranspiration (weather-based) or soil moisture data.

“Backflow prevention device”

means a safety device used to prevent pollution or contamination of the water supply due to the reverse flow of water from the irrigation system.

“Certificate of Completion”

means the document required under Section 20.300.008(I)(4)).

“Certified irrigation designer”

means a person certified to design irrigation systems by an accredited academic institution, a professional trade organization or other program such as the US Environmental Protection Agency’s WaterSense irrigation designer certification program and Irrigation Association’s Certified Irrigation Designer program.

“Certified landscape irrigation auditor”

means a person certified to perform landscape irrigation audits by an accredited academic institution, a professional trade organization or other program such as the US Environmental Protection Agency’s WaterSense irrigation auditor certification program and Irrigation Association’s Certified Landscape Irrigation Auditor program.

“Check valve” or “anti-drain valve”

means a valve located under a sprinkler head, or other location in the irrigation system, to hold water in the system to prevent drainage from sprinkler heads when the sprinkler is off.

“Common interest developments”

means community apartment projects, condominium projects, planned developments, and stock cooperatives per Civil Code Section 1351.

“Compost”

means the safe and stable product of controlled biologic decomposition of organic materials that is beneficial to plant growth.

“Conversion factor (0.62)”

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

“Distribution uniformity”

means the measure of the uniformity of irrigation water over a defined area.

“Drip irrigation”

means any non-spray low volume irrigation system utilizing emission devices with a flow rate measured in gallons per hour. Low volume irrigation systems are specifically designed to apply small volumes of water slowly at or near the root zone of plants.

“Ecological restoration project”

means a project where the site is intentionally altered to establish a defined, indigenous, historic ecosystem.

“Effective precipitation” or “usable rainfall” (Eppt)

means the portion of total precipitation which becomes available for plant growth.

“Emitter”

means a drip irrigation emission device that delivers water slowly from the system to the soil.

“Established landscape”

means the point at which plants in the landscape have developed significant root growth into the soil. Typically, most plants are established after one or two years of growth.

“Establishment period of the plants”

means the first year after installing the plant in the landscape or the first two years if irrigation will be terminated after establishment. Typically, most plants are established after one or two years of growth. Native habitat mitigation areas and trees may need three to five years for establishment.

“Estimated total water use” (ETWU)

means the total water used for the landscape as described in Section 20.300.008(D)(1)(d).

“ET adjustment factor” (ETAF)

means a factor of 0.55 for residential areas and 0.45 for non-residential areas, that, when applied to reference evapotranspiration, adjusts for plant factors and irrigation efficiency, two major influences upon the amount of water that needs to be applied to the landscape. The ETAF for new and existing (non-rehabilitated) special landscape areas shall not exceed 1.0. The ETAF for existing non-rehabilitated landscapes is 0.8.

“Evapotranspiration rate”

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

“Flow rate”

means the rate at which water flows through pipes, valves and emission devices, measured in gallons per minute, gallons per hour, or cubic feet per second.

“Flow sensor”

means an inline device installed at the supply point of the irrigation system that produces a repeatable signal proportional to flow rate. Flow sensors must be connected to an automatic irrigation controller, or flow monitor capable of receiving flow signals and operating master valves. This combination flow sensor/controller may also function as a landscape water meter or submeter.

“Friable”

means a soil condition that is easily crumbled or loosely compacted down to a minimum depth per planting material requirements, whereby the root structure of newly planted material will be allowed to spread unimpeded.

“Fuel modification plan guideline”

means guidelines from a local fire authority to assist residents and businesses that are developing land or building structures in a fire hazard severity zone.

“Graywater”

means untreated wastewater that has not been contaminated by any toilet discharge, has not been affected by infectious, contaminated, or unhealthy bodily wastes, and does not present a threat from contamination by unhealthful processing, manufacturing, or operating wastes. “Graywater” includes, but is not limited to, wastewater from bathtubs, showers, bathroom washbasins, clothes washing machines, and laundry tubs, but does not include wastewater from kitchen sinks or dishwashers (Health and Safety Code Section 17922.12).

“Hardscapes”

means any durable material (pervious and non-pervious).

“Hydrozone”

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

“Infiltration rate”

means the rate of water entry into the soil expressed as a depth of water per unit of time (e.g., inches per hour).

“Invasive plant species”

means species of plants not historically found in California that spread outside cultivated areas and can damage environmental or economic resources. Invasive species may be regulated by county agricultural agencies as noxious species. Lists of invasive plants are maintained at the California Invasive Plant Inventory and United States Departement of Agriculture (USDA) PLANTS Database.

“Irrigation audit”

means an in-depth evaluation of the performance of an irrigation system conducted by a Certified Landscape Irrigation Auditor. An irrigation audit includes, but is not limited to: inspection, system tune-up, system test with distribution uniformity or emission uniformity, reporting overspray or runoff that causes overland flow, and preparation of an irrigation schedule. The audit must be conducted in a manner consistent with the Irrigation Association’s Landscape Irrigation Auditor Certification program or other U.S. Environmental Protection Agency's “WaterSense” irrigation auditing program.

“Irrigation efficiency (IE)”

means the measurement of the amount of water beneficially used divided by the amount of water applied. Irrigation efficiency is derived from measurements and estimates of irrigation system characteristics and management practices. The irrigation efficiency for purposes of this Ordinance are 0.75 for overhead spray devices and 0.81 for drip systems.

“Irrigation survey”

means an evaluation of an irrigation system that is less detailed than an irrigation audit. An irrigation survey includes, but is not limited to: inspection, system test, and written recommendations to improve performance of the irrigation system.

“Irrigation water use analysis”

means an analysis of water use data based on meter readings and billing data.

“Landscape architect”

means a person who holds a license to practice landscape architecture in the State of California Business and Professions Code, Section 5615.

“Landscape area”

means all the planting areas, turf areas, and water features in a landscape design plan subject to the maximum applied water allowance calculation. The landscape area does not include footprints of buildings or structures, sidewalks, driveways, parking lots, decks, patios, gravel or stone walks, other pervious or nonpervious hardscapes, and other nonirrigated areas designated for nondevelopment (e.g., open spaces and existing native vegetation).

“Landscape contractor”

means a person licensed by the State of California to construct, maintain, repair, install, or subcontract the development of landscape systems.

“Landscape documentation package”

means the documents required under Section 20.300.008(D)(1)(c).

“Landscape project”

means total area of landscape in a project as defined in “landscape area” for the purposes of this section, meeting requirements under Section 20.300.008(B).

“Landscape water meter”

means an inline device installed at the irrigation supply point that measures the flow of water into the irrigation system and is connected to a totalizer to record water use.

“Lateral line”

means the water delivery pipeline that supplies water to the emitters or sprinklers from the valve.

“Local agency”

means a city or county, including a charter city or charter county, that is responsible for adopting and implementing the ordinance codified herein. The local agency is also responsible for the enforcement of said ordinance, including, but not limited to, approval of a permit and plan check or design review of a project.

“Local water purveyor”

means any entity, including a public agency, city, county, or private water company that provides retail water service.

“Low volume irrigation”

means the application of irrigation water at low pressure through a system of tubing or lateral lines and low-volume emitters such as drip, drip lines, and bubblers. Low volume irrigation systems are specifically designed to apply small volumes of water slowly at or near the root zone of plants.

“Main line”

means the pressurized pipeline that delivers water from the water source to the valve or outlet.

“Master shut-off valve”

is an automatic valve installed at the irrigation supply point which controls water flow into the irrigation system. When this valve is closed water will not be supplied to the irrigation system. A master valve will greatly reduce any water loss due to a leaky station valve.

“Maximum applied water allowance (MAWA)”

means the upper limit of annual applied water for the established landscaped area as specified in Section 20.300.008(D)(1)(d). It is based upon the area’s reference evapotranspiration, the ET Adjustment Factor, and the size of the landscape area. The estimated total water use shall not exceed the maximum applied water allowance. Special landscape areas, including recreation areas, areas permanently and solely dedicated to edible plants such as orchards and vegetable gardens, and areas irrigated with recycled water are subject to the MAWA with an ETAF not to exceed 1.0. MAWA = (ETo) (0.62) [(ETAF x LA) + ((1-ETAF) x SLA)].

“Median”

is an area between opposing lanes of traffic that may be unplanted or planted with trees, shrubs, perennials, and ornamental grasses.

“Microclimate”

means the climate of a small, specific area that may contrast with the climate of the overall landscape area due to factors such as wind, sun exposure, plant density, or proximity to reflective surfaces.

“Mined-land reclamation projects”

means any surface mining operation with a reclamation plan approved in accordance with the Surface Mining and Reclamation Act of 1975.

“Mulch”

means any organic material such as leaves, bark, straw, compost, or inorganic mineral materials such as rocks, gravel, or decomposed granite left loose and applied to the soil surface for the beneficial purposes of reducing evaporation, suppressing weeds, moderating soil temperature, and preventing soil erosion.

“New construction”

means, for the purposes of this section, a new building with a landscape or other new landscape, such as a park, playground, or greenbelt without an associated building.

“Nonresidential landscape”

means landscapes in commercial, institutional, industrial and public settings that may have areas designated for recreation or public assembly. It also includes portions of common areas of common interest developments with designated recreational areas.

“Operating pressure”

means the pressure at which the parts of an irrigation system are designed by the manufacturer to operate.

“Overhead sprinkler irrigation systems” or “overhead spray irrigation systems”

means systems that deliver water through the air (e.g., spray heads and rotors).

“Overspray”

means the irrigation water which is delivered beyond the target area.

“Parkway”

means the area between a sidewalk and the curb or traffic lane. It may be planted or unplanted, and with or without pedestrian egress.

“Permit”

means an authorizing document issued by local agencies for new construction or rehabilitated landscapes.

“Pervious”

means any surface or material that allows the passage of water through the material and into the underlying soil.

“Plant factor” or “plant water use factor”

is a factor, when multiplied by ETo, used to estimate the amount of water needed by plants. For purposes of this section, 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 0.1 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 cited in this section are derived from the publication “Water Use Classification of Landscape Species (WUCOLS)” 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).

“Project applicant”

means the individual or entity submitting a landscape documentation package required under Section 20.300.008(D)(1)(c), to request a permit, plan check, or design review from the City. A project applicant may be the property owner or his or her designee.

“Rain sensor” or “rain sensing shutoff device”

means a component which automatically suspends an irrigation event when it rains.

“Record drawing” or “as-builts”

means a set of reproducible drawings which show significant changes in the work made during construction and which are usually based on drawings marked up in the field and other data furnished by the contractor.

“Recreational area”

means areas, excluding private single-family residential areas, designated for active play, recreation or public assembly in parks, sports fields, picnic grounds, amphitheaters or golf course tees, fairways, roughs, surrounds and greens.

“Recycled water,” “reclaimed water,” or “treated sewage effluent water”

means treated or recycled waste water of a quality suitable for nonpotable uses such as landscape irrigation and water features. This water is not intended for human consumption.

“Reference evapotranspiration” or “ETo”

means a standard measurement of environmental parameters which affect the water use of plants. ETo is expressed in inches per day, month, or year as represented in Appendix A of the State of California Model Water Efficient Landscape Ordinance, 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 so that regional differences in climate can be accommodated.

“Regional Water Efficient Landscape Ordinance”

means a local ordinance adopted by two or more local agencies, water suppliers and other stakeholders for implementing a consistent set of landscape provisions throughout a geographical region. Regional ordinances are strongly encouraged to provide a consistent framework for the landscape industry and applicants to adhere to.

“Rehabilitated landscape”

means any relandscaping project that requires a permit, plan check, or design review, meets the requirements of Section 20.300.008(B), and the modified landscape area is equal to or greater than 2,500 square feet.

“Residential landscape”

means landscapes surrounding single-unit or multiple-unit dwelling units.

“Run off”

means water which is not absorbed by the soil or landscape to which it is applied and flows from the landscape area. For example, run off may result from water that is applied at too great a rate (application rate exceeds infiltration rate) or when there is a slope.

“Soil moisture sensing device” or “soil moisture sensor”

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

“Soil texture”

means the classification of soil based on its percentage of sand, silt, and clay.

“Special Landscape Area (SLA)”

means an area of the landscape dedicated solely to edible plants, recreational areas, areas irrigated with recycled water, or water features using recycled water.

“Sprinkler head” or “spray head”

means a device which delivers water through a nozzle.

“Static water pressure”

means the pipeline or municipal water supply pressure when water is not flowing.

“Station”

means an area served by one valve or by a set of valves that operate simultaneously.

“Swing joint”

means an irrigation component that provides a flexible, leak-free connection between the emission device and lateral pipeline to allow movement in any direction and to prevent equipment damage.

“Submeter”

means a metering device to measure water applied to the landscape that is installed after the primary utility water meter.

“Turf”

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.

“Valve”

means a device used to control the flow of water in the irrigation system.

“Water conserving plant species”

means a plant species identified as having a very low or low plant factor.

“Water feature”

means a design element where open water performs an aesthetic or recreational function. Water features include ponds, lakes, waterfalls, fountains, artificial streams, spas, and swimming pools (where water is artificially supplied). The surface area of water features is included in the high water use hydrozone of the landscape area. Constructed wetlands used for on-site wastewater treatment or stormwater best management practices that are not irrigated and used solely for water treatment or stormwater retention are not water features and, therefore, are not subject to the water budget calculation.

“Watering window”

means the time of day irrigation is allowed.

“WUCOLS”

means the Water Use Classification of Landscape Species published by the University of California Cooperative Extension and the Department of Water Resources 2014.

Public Education.

Publications. Education is a critical component to promote the efficient use of water in landscapes. The use of appropriate principles of design, installation, management and maintenance that save water is encouraged in the community.

The City shall provide information to owners of permitted renovations and new, single-unit dwellings regarding the design, installation, management, and maintenance of water efficient landscapes based on a water budget.

Model Homes. All model homes that are landscaped shall use signs and written information to demonstrate the principles of water efficient landscapes described in this section or engage in other activities that are equally as effective at demonstrating the principles described herein to the satisfaction of the City. To the extent that project applicants comply with the above requirements through signage and to the extent permitted by law, such signs shall comply with the following standards:

Signs shall be used to identify the model as an example of a water efficient landscape featuring elements such as hydrozones, irrigation equipment, and others that contribute to the overall water efficient theme. Signage shall include information about the site water use as designed per the local ordinance; specify who designed and installed the water efficient landscape; and demonstrate low water use approaches to landscaping such as using native plants, graywater systems, and rainwater catchment systems.

Environmental Review. Projects subject to this section must comply with the California Environmental Quality Act (CEQA), as appropriate.

Provisions for Existing Landscapes.

Designate Separate Agency. City may by mutual agreement, designate another agency, such as a water purveyor, to implement some or all of the requirements contained in this section. City may collaborate with water purveyors to define each entity’s specific responsibilities relating to this section.

Irrigation Audit, Irrigation Survey, and Irrigation Water Use Analysis.

This section shall apply to all existing landscapes that were installed before December 1, 2015 and are over one acre in size.

For all landscapes described in subsection (a) that have a water meter, the City shall administer programs that may include, but not be limited to, irrigation water use analyses, irrigation surveys, and irrigation audits to evaluate water use and provide recommendations as necessary to reduce landscape water use to a level that does not exceed the maximum applied water allowance for existing landscapes. The maximum applied water allowance for existing landscapes shall be calculated as: MAWA= (0.8) (ETo) (LA) (0.62).

For all landscapes described in subsection (a), that do not have a meter, the City shall administer programs that may include, but not be limited to, irrigation surveys and irrigation audits to evaluate water use and provide recommendations as necessary in order to prevent water waste.

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

Water Waste Prevention.

To prevent water waste resulting from inefficient landscape irrigation, runoff is prohibited from leaving the target landscape due to low head drainage, overspray, or other similar conditions where water flows onto adjacent property, non-irrigated areas, walks, roadways, parking lots, or structures. Penalties for violation of these prohibitions may be assessed pursuant to subsection Q of this section.

Restrictions regarding overspray and runoff may be modified if:

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