[1]
Prior legislation: Ords. 979 and 1064.
Minimum site landscaping and required planting areas must be installed in accordance with the standards and requirements of this article. This article was adopted after consideration of the model ordinance promulgated under the Water Conservation in Landscaping Act (Government Code Section 65591 et seq.). These regulations are deemed to be at least as effective in conserving water as the model ordinance adopted by the California Department of Water Resources and is consistent with Title 23, Division 2, Chapter 2.7 of the California Code of Regulations and Section 65595(c) of the California Government Code.
(Ord. 10-1341 § 3 (Exh. A), 2010; Ord. 20-1475 § 2, 2020)
For purposes of this article, the following terms shall have the following meanings:
"Applied water"
means the portion of water supplied by the irrigation system to the landscaped area.
"Automatic irrigation controller"
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.
"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 U.S. Environmental Protection Agency's Water Sense irrigation designer certification program and Irrigation Association's Certified Irrigation Designer program.
"Certified irrigation system auditor"
shall mean a person certified by the United States Environmental Protection Agency's WaterSense irrigation partners 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.
"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.
"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.
"Effective precipitation," or "usable rainfall," or "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. Most plants are established after one or two years of growth.
"Estimated total water use"
(ETWU) shall mean the estimated total water used for the landscape.
The estimated total water use (ETWU) shall be calculated using the equation
ETWU = (45.4) x (0.62) x ETAF x Area
where 45.4 represents the annual evapotranspiration rate for the city; 0.62 represents the conversion factor from inches per year to gallons per year; and ETAF is "ET adjustment factor," which means a factor of 0.55 for residential areas and 0.45 for nonresidential areas when applied to reference evapotranspiration, adjusting 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 (nonrehabilitated) special landscape areas shall not exceed 1.0. The ETAF for existing nonrehabilitated landscapes is 0.8, and area, in square feet, of all landscape areas on a site.
"ET adjustment factor"
(ETAF) is defined under "Estimated total water use."
"Evapotranspiration"
means the combination of water transpired from plants and evaporated from the soil and plant surfaces.
"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 in-line 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 be functional 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 planning material requirements, whereby the root structure of a newly planted material will be allowed to spread unimpeded.
"Fuel modification plan guidelines"
means guidelines from a local fire authority to assist residents and businesses that are developing land or building structures in a wildland urban interface fire hazard 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 wastewater from bathtubs, showers, bathroom washbasins, clothes washing machines, and laundry tubs, but does not include wastewater from kitchen sinks or dishwashers.
"Hydrozone"
shall mean an area in a landscape with similar sun exposure, irrigation precipitation rate, soil conditions, root depth, slope, and plant material with similar water needs as indicated in WUCOLS.
"Maximum applied water allowance"
shall mean the upper limit of annual applied water for the established landscaped area. The maximum applied water allowance (MAWA) shall be calculated using the equation
MAWA (residential) =
(45.4) x (0.62) [(0.55 x LA) + (0.45) x SLA)]
MAWA (nonresidential) =
(45.4) (0.62) [(0.45 x LA) + (0.55) x SLA)]
MAWA (existing landscape) =
(0.8)(45.4)(LA)(0.62)
where 45.4 represents the annual evapotranspiration rate for the city; 0.62 represents the conversion factor from inches per year to gallons per year; LA is the area, in square feet, of all landscaping on a site; and SLA is the area, in square feet, of all special landscape areas on a site. In mixed use developments, the total MAWA for the project shall be the sum of the MAWA calculated individually for the portion of the irrigated landscape area associated with residential use classifications and the portion of the irrigated landscape area associated with all other uses.
"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.
"Overhead sprinkler," "overhead spray," "spray heads," and "rotors,"
means systems that deliver water through the air.
"Plant factor"
is a factor that, when multiplied by the evapotranspiration rate, estimates the amount of water needed by plants, as specified on WUCOLS. The plant factor ranges from 0 to 0.1 for very low water using plants, 0.1 to 0.3 for low water using plants, from 0.4 to 0.6 for moderate water use plants, and from 0.7 to 1.0 for high water use plants.
"Rain sensor"
means a component which automatically suspends an irrigation event when it rains.
"Recycled water" or "reclaimed water"
means treated or recycled wastewater of a quality suitable for nonpotable uses. 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, and is an estimate of the evapotranspiration of a large field of four- to seven-inch-tall, cool-season grass that is well watered.
"Rehabilitated landscaping"
means modified landscape area equal to or greater than 2,500 square feet.
"Special landscape area"
shall mean an area of the landscape dedicated solely to edible plants, such as vegetable gardens or orchards; areas irrigated with recycled water; water features using recycled water; cemeteries; and areas dedicated to active play, such as parks, sports fields, golf courses, and where turf provides a playing surface. Special landscape areas and areas irrigated with recycled water are subject to the MAWA with an ETAF not to exceed 1.0.
"Sprinkler head" and "spray head"
mean a device which delivers water through a nozzle.
"Submeter"
means a metering device to measure water applied to the landscape that is installed after the primary utility water meter.
"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.
"Turf"
means a ground cover surface of mowed grass. Kentucky bluegrass, perennial ryegrass, red fescue and tall fescue are examples of cool-season grasses. Bermuda grass, Kikuyu grass, seashore paspalum, St. Augustine grass, zoysia grass and buffalo grass are examples of warm-season grasses.
"Valve"
means a device used to control the flow of water in the irrigation system.
"Water feature"
means a design element where open water performs an aesthetic or recreational function. Water features include ponds, lakes, waterfalls, fountains, artificial streams, spas and swimming pools, where water is artificially supplied.
"WUCOLS"
shall mean the Water Use Classification of Landscape Species, published by the University of California Cooperative Extension, the Department of Water Resources, and the Bureau of Reclamation, 2000.
(Ord. 10-1341 § 3 (Exh. A), 2010; Ord. 20-1475 § 2, 2020)
This article applies to each project for which zoning approval is required.
A. 
New construction projects with an aggregate landscape area equal to or greater than 500 square feet.
B. 
Rehabilitated landscape projects with an aggregate landscape area equal to or greater than 2,500 square feet.
C. 
Existing Landscaped Areas. Existing landscaped areas shall be subject to the provisions specified in PMC § 18.84.325, Provisions for existing landscaping, and 18.84.330, Public education.
D. 
Prescriptive Compliance. Any project with an aggregate landscape area of 2,500 square feet or less, or any project using treated or untreated graywater or rainwater captured on site, shall be subject to the provisions specified in PMC § 18.84.332 as an alternate to the water-efficient landscaping standards listed under PMC § 18.84.310.
E. 
Exemptions. The provisions of this article shall not apply to:
1. 
Landscaped areas that are only temporarily irrigated for establishment purposes, and landscapes that are not irrigated with a permanent irrigation system;
2. 
Registered local, state or federal historical sites, as determined by the historic resources commission or city council;
3. 
Community gardens, botanical gardens and arboretums open to the public;
4. 
Ecological restoration projects that do not require a permanent irrigation system; or
5. 
Mined-land reclamation projects that do not require a permanent irrigation system.
(Ord. 10-1341 § 3 (Exh. A), 2010; Ord. 20-1475 § 2, 2020)
A. 
Application Submittal Requirements. An applicant requesting zoning approval for any project that is subject to this article shall submit a landscape project application package at the time of application. The landscape project application package shall include:
1. 
A project information sheet, on a form prepared by the city planner, identifying the applicant name and description of the project, including location, type of development, source of irrigation water, total landscape area, and area of landscape to be rehabilitated;
2. 
A landscape plan prepared in accordance with the provisions of PMC § 18.84.318;
3. 
Water allowance worksheets, with calculations of the maximum applied water allowance and estimated total water use of the proposed landscape plan;
4. 
A soil management report prepared in accordance with laboratory protocol, including protocols regarding adequate sampling depth for the intended plants. The soil analysis may address soil texture, infiltration rate determined by laboratory test or soil texture infiltration rate table; acidity (pH) level; total soluble salts; sodium; percent organic matter; and recommendations; and shall be considered in the design of the landscape and irrigation plans;
5. 
A maintenance schedule, prepared consistent with the provisions of PMC § 18.84.323; and
6. 
Certification, on a form prepared by the city planner and signed by the landscape architect or designer, that the landscaping and irrigation system were designed in compliance with the landscaping and irrigation design requirements of this article.
B. 
City Planner Review. The city planner shall review each landscape project application for compliance with the provisions of this article and may withhold issuance of zoning approval for a building permit or grading permit for which its corresponding landscape project application:
1. 
Indicates an estimated total water use that exceeds the maximum applied water allowance for a proposed landscape; or
2. 
Does not otherwise comply with this article.
(Ord. 10-1341 § 3 (Exh. A), 2010; Ord. 20-1475 § 2, 2020)
The proposed landscape design shall incorporate the most recent acceptable best management practices for water-efficient landscape design and shall comply with the following standards:
A. 
Plant Selection. The planting selection and layout shall comply with the following standards:
1. 
Any plant may be selected for the landscape, providing the estimated total water use in the landscape area does not exceed the maximum applied water allowance;
2. 
Proposed plant species shall promote protection and preservation of native species and natural vegetation;
3. 
Selected plant species shall encourage water-conservation plant, tree and turf species, especially local native plants;
4. 
Plant material shall be selected for energy efficiency and drought tolerance, adaptability and relationship to the city's climatic, soil, geological and topographical conditions and use the Sunset Climate Zone System which takes into account temperature, humidity, terrain, latitude and varying degrees of continental and marine influence on local climate;
5. 
Plants shall be spaced appropriately based on their expected mature spread and so that, at maturity, they do not block any overhead sprinkler or spray head;
6. 
Select plants with horticultural attributes to minimize damage to property or infrastructure;
7. 
Turf shall not be planted on slopes steeper 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);
8. 
The proposed landscape shall be designed so that plants of similar water usage are grouped into distinct hydrozones, each of which is irrigated separately by one or more irrigation valves.
B. 
Irrigation System. The irrigation system plan shall:
1. 
Include smart irrigation controllers that utilize daily weather information, a rain sensor, evapotranspiration data or soil moisture sensor data, along with other site information, to adjust the irrigation schedule on a daily basis and suspend irrigation during rain;
2. 
Specify technology and practices to prevent runoff, low head drainage, overspray, or other water waste where water flows beyond the irrigated landscape area;
3. 
Specify drip or other subsurface irrigation system in lieu of overhead irrigation within 24 inches of any nonpermeable surface unless the nonpermeable surface drains directly into the planting area being irrigated; within any planting area that is narrower than 10 feet in any dimension; or in any location where the geometry of the planting area does not conform to the spray pattern of the overhead sprinkler and would result in overspray onto the adjacent pavement;
4. 
Overhead spray irrigation devices shall not be located on the same irrigation valve circuit as low-volume irrigation devices. Overhead spray irrigation devices located on the same irrigation valve circuit shall have matched precipitation rates. Any sprinkler heads or other emission devices that have matched precipitation rates shall be specified within each irrigation zone. No irrigation zone shall specify a precipitation rate greater than 1.2 inches per hour. On slopes steeper than 25 percent, the specified precipitation rate for overhead spray irrigation devices shall not exceed 0.75 inches per hour;
5. 
Specify irrigation controls so that the dynamic water pressure at the sprinkler head or other emission device is within manufacturer's recommended optimal operating range;
6. 
Master shut-off valves are required on all irrigation systems at the point of connection to the domestic water supply. Specify a manual shut-off valve for each point of connection and specify that each shut-off valve be identified on the controller map;
7. 
Include a controller map and programming table, and specify that the map and table be stored in the controller cabinet. The controller map shall visually differentiate each controller zone. For each irrigation valve, the controller programming table shall list the water requirement (high, medium, low or very low), the sun exposure, irrigation emission device type, infiltration rate, square foot area, and degree of slope. Irrigation valve circuits shall be grouped by hydrozone and each irrigation valve shall control irrigation to only one district hydrozone;
8. 
Specify a separate irrigation valve and hydrozone for the top of a slope and the bottom of a slope;
9. 
Identify use of recycled water for nonedible landscaping, if recycled water is available to the project site, and subject to the required permits and regulations of any applicable agency. In lieu of a plan for use of recycled water for irrigation, the applicant may file a written request for exemption to this subsection (B)(9), which request shall explain the infeasibility of the use of recycled water and shall be subject to approval by the city planner prior to issuance of zoning approval;
10. 
A landscape water meter is required for irrigated landscape areas greater than 5,000 square feet in area when associated with a residential use classification, and for irrigated landscape areas greater than 1,000 square feet in area when associated with any other use;
11. 
If the water pressure within the irrigation system is below or exceeds the recommended pressure of the irrigation devices, the installation of a pressure regulating device is required to ensure that the dynamic pressure at each irrigation device is within the manufacturer's recommended pressure range for optimal performance;
12. 
A backflow prevention device shall be provided to protect the water supply from contamination by the irrigation system;
13. 
A flow sensor that detects high flow conditions created by system damage or malfunction is required for irrigated landscape areas greater than 5,000 square feet in area when associated with a residential use classification, and for all irrigated landscape areas associated with any other use;
14. 
All irrigation devices must meet the requirements set in the American Society of Agricultural and Biological Engineers'/International Code Council's (ASABE/ICC) 802-2014 Landscape Irrigation Sprinkler and Emitter Standard. All overhead spray irrigation devices must have a distribution uniformity low quarter of 0.65 or higher using the protocol defined in ASABE/ICC 802-2014;
15. 
Swing joints or riser protection devices shall be used for all overhead spray irrigation devices and aboveground rigid piping that is located within 12 inches of all turf areas, sidewalks and walkways, roads and driveways, bicycle trails, playgrounds, and other areas which are subject to pedestrian, bicycle or automobile traffic;
16. 
All irrigation valve circuits located on slopes greater than 10 percent, or which include spray irrigation devices, shall be equipped with check valves or anti-drain valves that will retain water in the lateral lines after the irrigation system has completed its watering cycle.
C. 
Water Features. All water features used in the landscape design shall have recirculating water systems, and fountains shall be designed so that no wind drift or overspray occurs. Surface area of a water feature shall be included in the high water use hydrozone area of the water budget calculation.
D. 
Grading, Mulch and Soil Preparation. The landscape design shall:
1. 
Comply with the applicable stormwater control requirements of the National Pollutant Discharge Elimination System permit, intended to implement stormwater best management practices into the planting, irrigation and grading plans to minimize runoff and increase on-site retention and infiltration;
2. 
Include soil amendments according to the recommendations of the soil report in order to improve or maintain the infiltration rate of landscape soils typical of their soil texture and to minimize soil erosion;
3. 
Be designed to avoid drainage onto nonpermeable hardscapes within the property lines and to prevent runoff of all irrigation outside of property lines;
4. 
Specify soil amendments, if appropriate for the selected plants;
5. 
Specify a minimum three-inch layer of mulch to be applied on all exposed soil surfaces of planting areas. Nonporous material shall not be placed under the mulch. Shredded bark or similar mulches shall be specified in bioretention areas so that they will stay in place during rain events. The city planner may waive this requirement for those portions of the landscaped area for which the applicant has provided sufficient evidence that there is a horticultural reason not to use mulch;
6. 
Specify up to five percent of the landscape area may be left without mulch to provide for beneficial insects and other wildlife. Designated insect habitat must be included in the landscape design;
7. 
Include stabilizing mulching products on slopes;
8. 
Include organic mulch made from recycled or post-consumer materials rather than inorganic materials or virgin forest products, unless the recycled post-consumer organic products are not locally available or where prohibited by local fuel modification plan guidelines;
9. 
Transform compacted soils and amended planting holes on engineered slopes into a friable condition prior to planting of materials;
10. 
Specify use of compost at a rate of a minimum of four cubic yards per 1,000 square feet of permeable area to a depth of six inches into the soil. Soils with greater than six percent organic matter in the top of six inches of soul are exempt from adding compost and tilling.
(Ord. 10-1341 § 3 (Exh. A), 2010; Ord. 20-1475 § 2, 2020)
In addition to the water-efficient landscape standards specified in PMC § 18.84.310, the landscaped area shall comply with the following additional design standards:
A. 
Plant material shall be selected for energy efficiency; color, form and pattern; solar access and allowances for solar heat gain of buildings in winter and shading of buildings in summer; reduction of the heat island effect, particularly in parking lots and on roadways; soil retention; and fire resistance. The overall landscape plan must be integrated into all elements of the project, including but not limited to buildings, structures, parking lots and streets, so as to achieve a desirable microclimate and to minimize energy demands.
B. 
Plants shall be selected and spaced so that, at maturity, they do not interfere with visibility of vehicular, bicycle or pedestrian traffic; do not conflict with overhead utility lines, overhead lights or walkway lights; and do not block or interfere with pedestrian or bicycle rights-of-way.
C. 
Any proposed landscape area shall be a minimum of three feet wide, excluding curbs or other hardscape. This subsection shall not apply to window or wall planter boxes attached to a building.
D. 
Plant material shall be sized and spaced to achieve immediate effect and, in general, shall not be less than a 15-gallon container for trees, a five-gallon container for specimen shrubs and a one-gallon container for mass planting.
E. 
Where shrub groupings without plant ground cover are used, such shrub groupings shall be spaced so that, at maturity, they cover at least 90 percent of the landscaped area in which they are placed.
F. 
The use of crushed rock or gravel for large area coverage shall be avoided, except for walkways.
G. 
The end of each row of parking stalls in a parking lot must be separated from an aisle or driveway by either a landscaped planter or sidewalk/planter combination. A concrete curb must separate the landscaped area from the parking area, and minimum 12-inch-wide concrete landings shall be installed behind the curb, for the length of the parking stall, for each segment of curbing that separates a parking stall from a landscaped planter.
H. 
A minimum of one tree for each six parking spaces in a surface parking lot must be distributed throughout the parking lot and shall be spaced so that, at maturity, the trees provide shade to no less than 35 percent of the paved area of the parking lot at midday. Where an applicant proposes to provide arbors with climbing vines, carports with vegetated roofs, carports with roofs with high solar reflectivity, or carports equipped with roof-mounted photovoltaic panels in the design of a surface parking lot, the planning commission, zoning administrator or city planner, as appropriate, may allow a reduction in the percentage of shade tree cover provided in a parking lot; provided, that the arbors, carports and trees in combination provide midday shade to no less than 35 percent of the paved area of the parking lot.
I. 
Where a vehicle will extend over landscaping, the required planting area (including the curb) must be increased two feet in depth by decreasing the length of the parking stall by two feet. Where a vehicle will overhang into both sides of an interior landscaped strip or well, the minimum inside curb-to-curb interior planter dimension may not be less than seven feet. No trees or shrubs may be installed within the two-foot overhang area, although low-growing plants or ground cover may be used.
J. 
A parking lot shall be separated from a front or corner side property line by a landscaped required yard as prescribed for the applicable base district. Where there is no required front or corner side yard specified for a base district, or where a parking lot is proposed to be placed next to an interior side or rear property line, the parking lot shall be separated from the respective lot line by a landscaped area no less than five feet in width.
K. 
High water use plants, characterized by a plant factor of 0.7 to 1.0, are prohibited in street medians.
L. 
When planting by hydroseeding is proposed to be utilized for permanent landscape treatment or for natural area restoration, the hydroseeding plan shall contain installation specifications including, but not limited to, fertilizer, mulch materials subject to the standards listed in PMC § 18.84.310(D), soil amendments, soil preparation, watering specifications, native seed mix containing a minimum of 10 percent shrub and perennial seeds, and seed mix application rate.
M. 
Landscaping and irrigation proposed to be maintained by the city following installation shall be designed in accordance with the equipment selections and landscape installation standards specified in the city's standard details.
N. 
All graywater systems shall conform to the California Plumbing Code (Title 24, Part 5, Chapter 16) and any applicable provisions of the Pittsburg Municipal Code.
O. 
Water runoff is prohibited from leaving the landscape area due to low head drainage, overspray, or other similar conditions where water flows onto adjacent property, nonirrigated area, walks, roadways, parking lots, or structures. The city planner may waive the requirement for containing water runoff on site as required by this section; provided, that:
1. 
The landscape area is adjacent to permeable surfacing and no runoff occurs; or
2. 
The adjacent nonpermeable surfaces are designed and constructed to drain entirely to landscaping.
(Ord. 10-1341 § 3 (Exh. A), 2010; Ord. 20-1475 § 2, 2020)
The landscape plan shall demonstrate that all of the water-efficient landscape standards (PMC § 18.84.310) and the additional landscape standards (PMC § 18.84.315) have been met.
A. 
The planting plan shall identify special landscape areas, shall identify plants by their common and botanical names, and shall identify the type and surface area of all water features proposed to be incorporated into the landscaped area.
B. 
At a minimum, the irrigation plan shall identify:
1. 
The location and size of the landscape irrigation water meter;
2. 
The location, type and size of all components of the irrigation system, including, but not limited to, controllers, main and lateral lines, valves, sprinkler heads, moisture sensing devices, rain switches, quick couplers, pressure regulators, and backflow prevention devices;
3. 
The static water pressure at the point of connection to the public water supply; and
4. 
The flow rate, in gallons per minute; the application rate, in inches per hour; and the design operating pressure, in pressure per square inch, for each station.
C. 
Landscape plans shall include details and specifications reflecting the most recent acceptable best management practices for water-efficient landscape design:
1. 
The landscape plan shall identify boundaries of each hydrozone and special landscape area, labeled by hydrozone as high, moderate, low, or very low water use;
2. 
Location, type of mulch and application depth;
3. 
Location of recreational areas;
4. 
Location of areas permanently and solely dedicated to edible plants;
5. 
Location of areas irrigated with rainwater captured on site, graywater, and/or recycled water;
6. 
Identify soil amendments, type, and quantity;
7. 
Type and surface area of all water features.
D. 
The landscape plan shall conform to the grading design shown on the project grading and drainage plans. Landscape planting and irrigation shall comply with the design guidelines and plant recommendation as published in the applicable edition of the Contra Costa County Clean Water Program Stormwater C.3 Guidebook.
(Ord. 10-1341 § 3 (Exh. A), 2010; Ord. 20-1475 § 2, 2020)
Prior to final permit inspection or issuance of a certificate of occupancy, as applicable for the project, the applicant shall submit completed certificates of compliance, on forms prepared by the city planner, that the landscape has been installed in accordance with the approved landscape plan application and the requirements of this article.
A. 
Landscape Installation. Upon completion of the landscape installation, the landscape contractor or installer shall inspect the landscaped area and notify the applicant of any deficiencies or areas of noncompliance with the approved plans or the requirements of this article. The landscape contractor or installer, the applicant, or the applicant's designee shall correct any areas of noncompliance, and a follow-up inspection shall be conducted by the contractor or installer. Upon verifying that the installed landscape complies with the approved landscape plans and the requirements of this article, the landscape contractor or installer shall complete a certificate of compliance verifying that the planting and irrigation systems have been installed in accordance with the approved landscape plan.
B. 
Landscape Water Audit. For new construction and rehabilitated landscape projects installed after December 1, 2015, the project applicant shall submit an irrigation audit report prior to building permit issuance. Within 30 days of the start of the landscape maintenance period or upon completion of the landscape installation, a certified irrigation system auditor shall conduct an audit of the installed landscape irrigation system. Landscape audits shall not be conducted by the person who designed the landscape or installed the landscape. The irrigation system auditor shall inform the applicant of those areas where the installed irrigation system does not comply with the approved landscape plans or the requirements of this article. The applicant or the applicant's designee shall correct any areas of noncompliance, and a follow-up audit shall be performed by the irrigation system auditor. Upon verifying that the installed irrigation system complies with the requirements of this article, the auditor shall complete a certificate of compliance for the irrigation system. In large projects, or projects with multiple landscape installations, an auditing rate of one in seven lots or approximately 15 percent will satisfy this requirement.
C. 
Landscape Maintenance. The landscape maintenance contractor, applicant or property owner shall complete a certificate of compliance for ongoing maintenance of the site, and in so doing shall agree to irrigate and maintain the landscaped areas on the site using no more water than the maximum applied water allowance. Repair of all irrigation equipment shall be done with the originally installed components or their equivalents or with components with greater efficiency.
(Ord. 10-1341 § 3 (Exh. A), 2010; Ord. 20-1475 § 2, 2020)
The landscape designer or installer shall develop for the landscaped area an annual landscape maintenance schedule for the project that is consistent with the most recent acceptable best management practices for landscape maintenance. Schedules shall be submitted with the certificates of compliance required pursuant to PMC § 18.84.320 and shall specify, at a minimum:
A. 
Routine inspection and auditing of the landscaped area and replacement of plant materials as needed to preserve the health and appearance of the landscaped area;
B. 
Adjustment and repair of the irrigation system and its components with originally installed components or their equivalents;
C. 
Aerating and dethatching turf areas;
D. 
Replenishing mulch and topdressing compost;
E. 
Seasonal pruning and fertilizing;
F. 
Weeding in all landscaped areas;
G. 
Removing obstructions to irrigation emission or exhaust devices; and
H. 
Irrigation Scheduling. Irrigation schedules shall meet the following criteria:
1. 
Operation of the irrigation system shall be regulated by automatic irrigation controllers;
2. 
All irrigation schedules shall be developed and managed to utilize the minimum amount of water required to maintain plant health;
3. 
Overhead spray irrigation devices shall not be used between the hours of 10:00 a.m. and 8:00 p.m.;
4. 
Where available, the applicant is strongly encouraged to consult with the domestic water purveyor when developing the irrigation schedule.
(Ord. 10-1341 § 3 (Exh. A), 2010; Ord. 20-1475 § 2, 2020)
This section shall apply to landscaped areas that were installed before December 1, 2015.
A. 
Each owner of property in the city shall ensure the efficient use of landscape water and may utilize resources and services, such as irrigation surveys and landscape water use analyses, that are offered by the local retail or wholesale water utility.
B. 
Each owner of property in the city shall prevent water waste resulting from inefficient landscape irrigation by limiting landscape irrigation to the hours between 8:00 p.m. and 10:00 a.m. and by prohibiting runoff from the target landscape areas due to excessive irrigation run times, low head drainage, overspray, or other similar conditions where water flows onto an adjacent property, sidewalk, roadway, parking lot or structure.
(Ord. 10-1341 § 3 (Exh. A), 2010; Ord. 20-1475 § 2, 2020)
A. 
All new model homes for a single-family residential subdivision or phase of a subdivision shall have front and corner side yards that are landscaped in accordance with the provisions of this article. At least one of the model homes shall include interpretive or informational signage highlighting for visitors the water-efficient landscape principles incorporated into the site landscaping. The developer shall make available to visitors brochures or other written or graphic media that informs visitors and potential buyers about the principles of water-efficient landscapes, including but not limited to those principles that are described in this article.
B. 
The architectural guidelines of a common interest development, which include homeowner associations, community apartment projects, condominiums, planned developments, and stock cooperatives, shall not include conditions that have the effect of prohibiting the use of low water use plants as a group.
C. 
For new homes and commercial developments, the developer of the property shall be required to provide the irrigation controller map, programming table, and annual maintenance schedules to new tenants or owners upon transfer of ownership or maintenance responsibility.
D. 
Property owners and tenants are strongly encouraged to utilize resources and services meant to increase water use efficiency, such as irrigation surveys and landscape water use analyses offered by the water utility providing service to the property upon which the irrigated landscape area is located.
(Ord. 10-1341 § 3 (Exh. A), 2010; Ord. 20-1475 § 2, 2020)
The city may designate by mutual agreement with a water utility to implement some or all of the requirements contained in this article. The city may collaborate with water utilities to define each entity's specific responsibilities relating to this article.
(Ord. 20-1475 § 2, 2020)
In lieu of the full performance requirements of the landscaping, irrigation and hydroseeding regulations, this alternative option is available for new development projects. In order to use the prescriptive compliance option, compliance with the following items is mandatory and must be documented on a landscape project application submittal as specified on PMC § 18.84.308 with a prescriptive compliance checklist in a form provided by the city planner:
A. 
Incorporate compost at a rate of at least four cubic yards per 1,000 square feet to a depth of six inches into landscape area. Plant material shall comply with all of the following:
1. 
For residential areas, install climate adapted plants that require occasional, little or no summer water (average WUCOLS plant factor 0.3) for 75 percent of the plant area excluding edibles and areas using recycling water; or
2. 
For nonresidential areas, install climate adapted plants that require occasional, little or no summer water (average WUCOLS plant factor 0.3) for 100 percent of the plant area excluding edibles and areas using recycled water;
3. 
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 ground covers, or direct seeding applications where mulch is contraindicated.
B. 
Turf shall comply with the following:
1. 
Turf shall not exceed 25 percent of the landscape area in residential areas, and there shall be no turf in nonresidential areas;
2. 
Turf shall not be planted on sloped areas which exceed a slope of one foot vertical elevation change for every four feet of horizontal length;
3. 
Turf is prohibited in parkways less than 10 feet wide, unless the parkway is adjacent to a parking strip and used to enter and exit vehicles;
4. 
Any turf in parkways must be irrigated by subsurface irrigation or by other technology that creates no overspray or runoff.
C. 
Irrigation systems shall comply with the following:
1. 
Automatic irrigation controllers are required and must use evaporated transpiration or soil moisture sensor data and utilize a rain sensor;
2. 
Irrigation controllers shall be a type which does not lose programming data in the event the primary power source is interrupted;
3. 
Pressure regulators shall be installed on the irrigation system to ensure the dynamic pressure range;
4. 
Manual shut-off valves shall be installed as close as possible to the point of connection of the water supply;
5. 
All irrigation emission devices must meet the requirements set in the ANSI standards ASABE/ICC 802-2014 (Landscape Irrigation Sprinkler and Emitter Standard);
6. 
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;
7. 
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;
8. 
For nonresidential projects with landscape areas of 1,000 square feet or more, a private submeter(s) to measure landscape water use shall be installed.
(Ord. 20-1475 § 2, 2020)