Chapter 17.48
LANDSCAPING
Sections:
17.48.050 Landscape plan and standards.
17.48.070 Landscape design and irrigation plan submittal.
17.48.080 Certificate of completion.
17.48.090 Post-installation irrigation scheduling.
17.48.100 Maintenance and irrigation audit reporting.
17.48.140 Sustainable stormwater management.
17.48.150 Landscape design guidelines.
17.48.010 Findings.
The council of the city finds and determines that:
A. Water is a limited resource, particularly in dry years, and must be managed and used efficiently;
B. Precipitation in California fluctuates annually causing yearly variations in the water supply as demonstrated by water supply shortages experienced in the East Bay Municipal Utility District service area;
C. State and local standards for water use have been established in regard to other water uses, including indoor plumbing fixtures;
D. In addition to these water-conserving efforts, landscapes should be designed based on the functional use of the landscape and appropriate horticulture, by including plants best suited for the climate. Use of native California plants shall be encouraged wherever possible;
E. Cities as water users can provide leadership in water-conserving landscape and irrigation practices, and more comprehensive water savings can be achieved if the city adopts landscape requirements for use in its own landscape irrigation activities;
F. Such landscape requirements do not increase the cost of landscaping when computed over the life of the development and do not diminish the aesthetic quality of the landscaping; and
G. Outdoor landscaping can consume up to half of the water used by households and it is well established that frequent overwatering of landscaping can be avoided through appropriate use of plant materials, efficient irrigation systems and good landscape management practices.
H. In 2015, the California Department of Water Resources revised its Model Water Efficiency Landscape Ordinance to increase water efficiency standards for new and retrofitted landscapes through encouraging the use of more efficient irrigation systems, graywater usage, and onsite stormwater capture, and by limiting the portion of landscapes that can be covered in turf, and this update is contained in California Code of Regulations, Title 23, Division 2, Chapter 2.7, Model Water Efficient Landscape Ordinance. (Ord. 2020-002 § 18 (part), 2020)
17.48.020 Definitions.
The following words and phrases have the meanings ascribed to them in this section:
“Anti-drain valve” or “check valve” means a valve located under a sprinkler head to hold water in the system so it minimizes drainage from the lower elevation sprinkler heads.
“Application rate” means the depth of water applied to a given area, usually measured in inches per hour.
“Applied water” means the portion of water supplied by the irrigation system to the landscape.
“Automatic controller” means a mechanical or solid-state timer, capable of operating valve stations to set the days and length of time of a water application.
“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.
“Ecological restoration project” means a project where the site is intentionally altered to establish a defined, indigenous, historic ecosystem.
“Flow rate” means the rate at which water flows through pipes and valves (gallons per minute or cubic feet per second).
“Hydrozone” means a portion of the landscaped area having plants with similar water needs that are served by a valve or set of valves with the same schedule. A hydrozone may be irrigated or nonirrigated. For example, a naturalized area planted with native vegetation that will not need supplemental irrigation once established is a nonirrigated hydrozone.
“Infiltration rate” means the rate of water entry into the soil expressed as a depth of water per unit of time (inches per hour).
“Landscaped area” means the entire parcel less the building footprint, driveways, nonirrigated portions of parking lots, hardscapes (such as decks and patios), and other nonporous areas. Water features are included in the calculation of the landscaped areas. Areas dedicated to edible plants, such as orchards or vegetable gardens, are not included.
“Mulch” means any material such as leaves, bark, straw or other materials left loose and applied to the soil surface to reduce evaporation.
“Overspray” means the water which is delivered beyond the landscaped area, wetting pavements, walks, structures or other nonlandscaped areas.
“Rain-sensing device” means a system which automatically shuts off the irrigation system when it rains.
“Recreational area” means areas of active play or recreation such as sports fields, school yards, picnic grounds, or other areas with intense foot traffic.
“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 that is not intended for human consumption.
“Rehabilitated landscape” means any relandscaping project that requires a permit.
“Runoff” means water which is not absorbed by the soil or landscape to which it is applied and flows from the area. For example, runoff may result from water that is applied at too great a rate (application rate exceeds infiltration rate) or when there is a severe slope.
“Soil moisture sensing device” means a device that measures the amount of water in the soil.
“Soil texture” means the classification of soil based on the percentage of sand, silt and clay in the soil.
“Sprinkler head” means a device which sprays water through a nozzle.
“Turf” means a surface layer of earth containing mowed grass with its roots. Annual bluegrass, Kentucky bluegrass, perennial ryegrass, red fescue, and tall fescue are cool-season grasses. Bermudagrass, kikuyugrass, seashore paspalum, St. Augustine grass, zoysiagrass, and buffalo grass are warm-season grasses.
“Valve” means a device used to control the flow of water in the irrigation system. (Ord. 2020-002 § 18 (part), 2020)
17.48.030 Purpose.
In recognition of the findings set forth in Section 17.48.010, the council of the city does establish a landscaping chapter for the following purposes:
A. Promote the values and benefits of landscapes while recognizing the need to invest water and other resources as efficiently as possible;
B. Establish a structure for designing, installing, and maintaining water-efficient landscapes in new projects;
C. Establish provisions for water management practices and water waste prevention for established landscapes;
D. Promote the control of stormwater pollutants and manage increases in stormwater runoff and volume; and
E. Provide landscaping development standards, in the context of water as a limited resource and the need to promote the conservation and efficient use of water particularly in terms of irrigation and water conservation measures, and stormwater management techniques while enhancing the aesthetic appearance of the city, consistent with the policy direction of the city of San Pablo general plan.
Landscaping requirements described below shall be coordinated with stormwater pollution control measures of Chapter 8.40, Stormwater Management and Discharge Control, and Chapter 12.16, Tree, Shrubs and Plants in Public Places. These regulations are intended to comply with the requirements of California Code of Regulations, Title 23, Division 2, Chapter 2.7, Model Water Efficient Landscape Ordinance. Compliance with this chapter does not guarantee compliance with other state and federal law, including but not limited to Fish and Wildlife Department requirements. (Ord. 2020-002 § 18 (part), 2020)
17.48.040 Applicability.
A. Except as provided in subsections B and D of this section and Section 17.48.120, Tree protection, this chapter shall apply to any of the following developments requiring a building permit, administrative use permit, conditional use permit, or design review:
1. All new and rehabilitated landscaping for public agency projects and private commercial, mixed-use or industrial development projects.
2. Landscaping installed in a new residential project with one or more single-family or two-family units.
3. Landscaping installed in a multifamily project or a condominium project.
B. Additionally, in conformance with the Model Water Efficient Landscape Ordinance (California Code of Regulations, Title 23, Division 2, Chapter 2.7), the water efficiency standards contained in Section 17.48.070 shall apply only to any:
1. New landscape installations with an aggregate area of five hundred square feet or more;
2. Rehabilitated landscapes with an aggregate area of two thousand five hundred square feet or more;
3. New construction and rehabilitated landscapes that are developer-installed in single-family and multi-family projects with a landscape area equal to or greater than two thousand five hundred square feet requiring a building permit, design, review, or other discretionary permit; and
4. New construction landscapes that are homeowner-provided and/or homeowner-hired in single-family and multifamily residential projects with a total project landscape area equal to or greater than five thousand square feet requiring a building permit, design review, or other discretionary permit.
C. All landscaping projects shall comply with the applicable design guidelines in the appendices to this title.
D. Exemptions. This chapter, or portions of this chapter as specified, shall not apply to the following:
1. Landscaping installed by a homeowner of an existing single-family or two-family residence, where the new landscape will have an aggregate area of less than five hundred square feet, or where there is rehabilitation of a landscape with an aggregate area of less than two thousand five hundred square feet.
2. Registered local, state, or federal historical sites.
3. Ecological restoration projects that do not require a permanent irrigation system.
4. Plant collections, as part of botanical gardens or arboretums open to the public.
5. With the exception of parking areas, cemeteries shall not be subject to Sections 17.48.090 and 17.48.100, post-irrigation scheduling and maintenance and irrigation audit scheduling. (Ord. 2020-002 § 18 (part), 2020)
17.48.050 Landscape plan and standards.
A. Landscaping Locations. A detailed landscape plan shall be submitted for all projects subject to the provisions of this chapter pursuant to Section 17.48.040, Applicability. Landscaping shall be required in the following locations:
1. In the public right-of-way and along the street frontage(s) of a site subject to the provisions of the master landscape plan, as set forth in Section 12.16.060, and as approved by the public works director or designee.
2. Along the perimeters of parking areas in public right-of-way as set forth in Chapter 12.16 and as approved by the public works director or designee.
3. Within the interior of a parking area as set forth in subsection C of this section.
4. At appropriate areas adjacent to buildings in a manner that breaks up building walls.
5. Within the front yard area, and corner side yard area of a corner lot for all residential projects.
6. Surrounding ground-floor patio private open space required in multifamily projects, with dense hedges no less than two feet in width adjacent to a fence or wall to reinforce privacy.
7. At pedestrian and vehicle entrance(s) to commercial buildings, in accordance with city-adopted commercial design guidelines.
8. Where existing heritage trees can be saved and incorporated into a project, subject to an arborist’s report provided by the applicant. See Section 17.48.120, Tree protection, for requirements regarding the protection of existing trees.
9. In accordance with the stormwater management provisions contained in Chapter 8.40.
B. Perimeter Landscaping. Landscaping along the frontage(s) of project sites and the perimeter of parking areas shall include the following:
1. Trees planted no farther apart than thirty feet on center.
2. A planting strip no less than three feet in width on a nonresidential development parcel adjacent to a side or rear property line when the nonresidential use abuts a residential use. A six-foot-high wall or fence shall be required, with shrubs or vines planted against the wall and/or planting in pockets or offsets in the wall. See also the city-adopted commercial design guidelines.
3. Street trees placed in accordance with master landscape plan in or adjacent to sidewalks, unless existing street trees on an adjacent parcel(s) have established a greater or lesser spacing that should be maintained on the subject property as approved by public works director or designee.
4. A three-foot-high wall or fence with an adjacent three-foot-high hedge, to screen parking near the front property line of an industrial or commercial project, as discussed and illustrated in the city-adopted industrial design guidelines, or parking adjacent to the sidewalk.
5. The height of perimeter landscaping on corner lots and within the corner lot vision triangle shall be consistent with the fence and wall provisions of Section 17.45.040 (Location, height, and transparency) or comply with sight distance requirements of the American Association of State Highway and Transportation Officials (AASHTO), whichever is most restrictive.
C. Interior Parking Lot Landscaping. The amount and type of landscaped areas required within parking lots are as follows:
1. For uncovered parking and driveway areas containing parking spaces for at least ten and not more than twenty-one vehicles, a minimum of five percent of the interior of such areas shall be landscaped.
2. For uncovered parking and driveway areas containing parking spaces for more than twenty-one vehicles, a minimum of ten percent of the interior of such areas shall be landscaped.
3. Concrete curbs, a minimum of six inches above the grade of abutting sidewalks and parking areas, may be required for all landscaped areas so located. These landscaped islands shall have no dimension less than three feet. See Section 17.34.120, Industrial design guidelines, regarding landscaping screening and landscaping islands.
4. The discretionary spacing of trees in parking lots to create “orchard” planting that will shade the parking area is discussed and illustrated in Section 17.34.080, Commercial design guidelines.
5. Varieties of parking lot trees shall be specified that lend themselves to trimming to ten feet above ground level and that do not drop fruit or sap.
6. No impervious surface or parking shall be located within the dripline of trees except when using tree varieties that are minimally susceptible to root damage from parked vehicles.
7. Landscaped areas within commercial and industrial parking lots are subject to Section 17.34.080, Commercial design guidelines, and Section 17.34.120, Industrial design guidelines.
D. Appropriate Plant Materials. To conserve irrigation water and to ensure that landscapes are durable, plants should be selected that are based on the functional use of the site, appropriate horticulture, local climate, drought tolerance, and species native to California, wherever possible. Planting practices are as follows:
1. Street trees shall be selected from the city’s master landscape plan for street tree planting and planted per the city’s master landscape plan and as approved by public works director.
2. All trees shall be a minimum fifteen-gallon size, all shrubs shall be a minimum five-gallon size, and all street trees, shrubs and ground cover public right-of-way shall be per the master landscape plan.
3. Landscape materials such as shrubs shall be chosen that will not grow over the height of an adjacent fence or wall, or can be readily trimmed to such height.
4. Landscape materials adjacent to creeks shall be native riparian vegetation and subject to city and California Department of Fish and Wildlife approval. For the purposes of this subsection, “adjacent” means creek banks and an additional twenty-five feet measured from either of the following points:
a. If the slope of the creek bank is less than one vertical unit to two horizontal units, the measurement shall begin at the top of the creek bank.
b. If the slope of the creek bank is more than one vertical unit to two horizontal units, the measurement shall begin at the point where an imaginary slope of one vertical unit and two horizontal units is projected from the edge of the creek bed to the level of the top of the bank (see Figure 17.48-A).
Figure 17.48-A—Creek Setbacks
5. At least ninety percent of the plants selected in nonturf areas shall be well suited to the climate of the region and require minimal water, once established. Up to ten percent of the plants may be of a non-drought-tolerant variety as long as they are grouped together into “hydrozones” (i.e., areas containing plant materials with similar water use), with the exception of hydrozones with plants of mixed water use as specified in Section 17.48.070.
6. The combined turf and/or water area (i.e., pools, ponds, and fountains) shall be limited to twenty-five percent of the irrigated areas. Turf area limitation is excluded for public parks, golf courses, cemeteries, and school recreation areas.
7. Turf shall be used that has a water requirement less than or equal to tall fescue. Exceptions may be granted where functional use requires another turf grass species.
8. No turf shall be allowed in median strips or within the public right-of-way.
E. Soil Conditioning and Mulching.
1. A minimum of six cubic yards of nitrified soil conditioner per one thousand square feet shall be incorporated into the top six inches of soil.
2. A minimum of three inches of mulch shall be added in nonturf areas to the soil surface after planting. Nonporous material shall not be placed under the mulch.
3. Grading shall be minimized to avoid disturbance. Topsoil shall be stockpiled and shall be reapplied during final grading.
4. Soil tests showing soil type, soil depth, uniformity, and pH shall be required and submitted with landscape plans. Soil will be amended according to report recommendations.
5. Street trees shall be planted per the master landscape plan.
F. Root Barrier. A root barrier at least eighteen inches deep shall be used for any trees planted within four feet of sidewalks, paved areas, and other structures potentially subject to root damage. There is no root barrier requirement for street trees.
G. All ornamental uses of water in the common areas of a development project, such as ponds, lakes and fountains, shall be supplied, operated, and maintained with alternative sources of water if they are available. (Ord. 2020-002 § 18 (part), 2020)
17.48.060 Review procedures.
A. Landscape plans shall be submitted by the applicant for review of conformance with these requirements. The applicant shall allow a minimum of thirty days for each review of landscaping plans and each re-review in the case of nonconformance with these requirements. Landscaping shall not be installed until the applicant receives acceptance of the landscape plans. Changes to the approved landscape that affect the character of the plant material or the irrigation system design are required to be submitted for review approval.
B. Landscape Plan Approval. A landscape documentation package, including a landscape design plan and irrigation design plan, as described in Section 17.48.070 and prepared by a licensed landscape architect or other qualified professional; a project information sheet and water-efficient landscape worksheet; and a soil management report and grading design plan, as applicable, shall be submitted for approval prior to issuance of a building permit. The package will be reviewed pursuant to the procedure in Section 17.18.020, Plan check/zoning clearance. In addition to review by the development services department, other departments, including public works, may review the submittal for approval.
C. Review. The applicant shall allow a minimum of thirty days for each review of landscaping plans and each re-review in the case of nonconformance with the requirements of this chapter. Landscaping and irrigation shall not be installed until the plans are approved. Changes to the approved landscape plan that would affect the character of the chosen plant material or the irrigation system design are required to be submitted for administrative approval.
D. EBMUD Review. The city may require review by the East Bay Municipal Utility District (EBMUD) of certain proposed projects for compliance with applicable water conservation guidelines and requirements of EBMUD.
E. Certificate of Compliance. A certificate of compliance, in the form specified by the zoning administrator, shall be submitted to the zoning administrator upon completion of the installation. (Ord. 2020-002 § 18 (part), 2020)
17.48.070 Landscape design and irrigation plan submittal.
A. General Requirements. The section establishes the required documentation to be provided for all nonexempt landscape projects in accordance with city standards and with the model water efficiency code.
B. Landscape Documentation Package. A landscape documentation package shall be submitted by the project applicant for review and approval prior to start of construction. The landscape documentation package shall include the following elements, shown on either plan sheets or supplemental pages:
1. Project Information Sheet. The plan information shall include, but is not limited to, the following: date; project name; project address, parcel, and/or lot number(s); total landscape area (square feet) and rehabilitated landscape area (if applicable); project type (e.g., new, rehabilitated, public, private, cemetery, homeowner-installed); water supply type (e.g., potable, recycled, well) and identification of the local retail water purveyor if the project applicant is not served by a private well; checklist or index of all documents in the landscape documentation package; project contacts information for the project applicant and property owner.
2. Landscape design plan: see subsection I of this section.
3. Water-efficient landscape worksheet: see subsection D of this section.
4. Soil management plan: see subsection I of this section.
5. Irrigation design plan: see subsection F of this section.
6. Grading design plan: see subsection G of this section.
C. Landscape Design Plan.
1. Legend. The landscape design plan shall contain a separate legend with corresponding symbols found throughout the submitted landscape design plan. The legend shall include landscape materials; the number, botanical name, common name, and container size of trees, vines, ground covers, and shrubs; type and amount of ground cover; and areas of turf and other additional vegetation.
2. The landscape design plan shall be drawn on project base sheets at a scale that accurately and clearly identifies the following, to the extent they apply:
a. Proposed plant locations, species, and sizes.
b. Planting symbols corresponding to the legend, showing spacing and quantities of each group of plants indicated.
c. Calculation of total landscaped area.
d. Property lines and street names.
e. Pools, ponds, water features, fences, and retaining walls.
f. Recreational areas.
g. Existing and proposed buildings and structures, parking areas, site and building entrance points, type of site paving, structural signage, perimeter fencing, trash receptacle locations, and any additional site amenities.
h. Natural features including but not limited to rock outcroppings, existing trees, and shrubs to remain.
i. Location of any existing trees over six inches in diameter at breast height (DBH), each tree’s diameter at breast height, and whether such tree is proposed for retention or removal.
j. Representation or description of type of tree staking, planting notes identifying methods for soil preparation including depth, fertilizer, protective methods for landscaping, paving considerations, contractor guarantee, and other applicable planting and installation details.
k. Landscaping and irrigation protection measures (i.e., bollards, tire stops, curbs).
l. Areas permanently and solely dedicated to edible plants.
m. Each hydrozone, labeled or identified by number, letter or other method and noted as low, moderate, high water or mixed water use. Temporarily irrigated areas of the landscape must be included in the low water use hydrozone of the water budget calculation. Each hydrozone must have plant materials with similar water use, with the exception of hydrozones with plants of mixed water use.
n. Areas irrigated with recycled water.
o. Type of mulch and application depth and proposed soil amendments by type and quantity.
p. Type and surface area of water features.
q. Hardscapes (pervious and nonpervious).
r. Location, installation details, and twenty-four-hour retention or infiltration capacity of on-site stormwater retention areas.
s. Any applicable rain harvesting or catchment technologies and their twenty-four-hour retention or infiltration capacity.
t. Any applicable graywater discharge piping, system components and area(s) of distribution.
u. Sight Distance. Sight distance and traffic visibility calculations and determinations per American Association of State Highway and Transportation Officials (AASHTO), unless waived by the director of public works.
v. Landscaping in the public right-of-way or publicly owned property shall be per the city’s master landscape plan.
w. In Fire-Prone Areas. A landscape design plan for projects in fire-prone areas must address fire safety and prevention. A defensible space or zone around a building or structure is required by Public Resources Code Sections 4291(a) and (b).
D. Water-Efficient Landscape Calculations and Alternatives. A water-efficient landscape worksheet shall be completed and contain information on the plant factors, irrigation method, irrigation efficiency and area associated with each hydrozone and show (Note: an example work sheet is contained at Appendix B of California Code of Regulations, Title 23, Division 2, Chapter 2.7, Model Water Efficient Landscape Ordinance):
1. The estimated total water use (ETWU) allowable for the landscape area (LA) does not exceed the maximum applied water allowance (MAWA); and
2. The evapotranspiration adjustment factor (ETAF) for the landscape project does not, on average, exceed a factor of 0.55 for residential areas and 0.45 for nonresidential areas, exclusive of special landscape areas (SLA), within the landscape project, which are calculated using an ETAF of 1.0.
3. Maximum allowed water allowance (MAWA) is the annual gallons allowed based on reference evapotranspiration (Eto); a conversion factor that converts acre-inches per acre per year to gallons per square foot per year (i.e., 0.62); total landscape area in square feet (LA), and the ETAF.
4. Variables Used in Water Efficiency Calculations.
a. Plant Factors (PF). The plant factors range from 0 to 0.1 for very low water using 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. Any and all water features shall be included in the high water use hydrozone. Any and all temporarily irrigated areas shall be included in the low water use hydrozone.
b. Landscape Areas (LA). Total landscape area, expressed in square feet, includes all areas dedicated to planting, turf, and water features, excluding footprints of buildings or structures, sidewalks, driveways, parking lots, decks, patios, gravel or stone walks, pervious or nonpervious hardscapes, or other nonirrigated areas designated for nondevelopment (e.g., open spaces and existing native vegetation).
c. Special Landscape Areas (SLA). Special landscape areas are areas of the landscape dedicated solely to edible plants, recreational areas, areas irrigated with recycled water, or water features using recycled water.
d. Irrigation Efficiency (IE). For the purpose of determining estimated total water use, the average IE is assumed to be 0.75 for overhead spray devices and 0.81 for drip system devices.
e. Hydrozone Area (HA). The square feet in the hydrozone.
5. Evapotranspiration Adjustment Factor (ETAF). The ETAF for a landscape project is calculated based on the plant factors and irrigation methods selected. The water-efficient landscape worksheet must show that the average ETAF for regular landscape areas is no greater than 0.55 for residential areas and 0.45 for nonresidential areas. The ETAF for special landscape areas can be up to 1.0.
E. Soil Management Report. A soil management report shall be submitted and shall include:
1. Analysis of Soil Samples. Soil samples shall be submitted to a laboratory for analysis and recommendations.
a. Soil sampling shall be conducted in accordance with laboratory protocol, including protocols regarding adequate sampling depth for the intended plants.
b. The soil analysis shall include:
i. Soil texture;
ii. Infiltration rate determined by laboratory test or soil texture infiltration rate table;
iii. pH;
iv. Total soluble salts;
v. Sodium;
vi. Percent organic matter; and
vii. Recommendations.
c. In residential projects with multiple landscape installations, a soil sampling rate of one in seven lots or approximately fifteen percent will satisfy this requirement. Large landscape projects shall sample at a rate equivalent to one in seven lots.
2. Timing of Submittal. The soil management report shall be submitted as part of the landscape documentation package.
3. Availability of Report to Landscape Professionals. The soil management report shall be made available, in a timely manner, to the professionals preparing the landscape design and irrigation design plans.
4. Implementation Verification. Verification of implementation of the soil management report recommendations shall be submitted with the certificate of completion.
F. Irrigation Design Plan. The irrigation plan shall be drawn on the project base map or plan. It should be separate from, but use the same format and scale as, the landscape plan described in subsection C of this section and per the master landscape plan for trees, shrubs and ground cover in the public right-of-way or on public facilities. The irrigation design plan shall accurately and clearly identify and include the following information:
1. An irrigation legend describing each symbol found on the irrigation site plan. Different types of valves need to be listed indicating make, radius, gallons per minute, pounds per square inch, and other applicable notes. Descriptions of lines need to include size, schedule, and minimum cover (depth);
2. The location and size of separate water meters for the landscape (if applicable);
3. The 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;
4. Static water pressure at the point of connection to the public water supply; and
5. Flow rate (gallons per minute), application rate (inches per hour), and design operating pressure (pressure per square inch) for each station.
6. Design Criteria for Hydrozones.
a. Each valve shall irrigate a hydrozone with similar site, slope, sun exposure, soil conditions, and plant materials with similar water use.
b. Sprinkler heads and other emission devices shall be selected based on what is appropriate for the plant type within that hydrozone.
c. Where feasible, trees shall be placed on separate valves from shrubs, ground covers, 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.
d. Individual hydrozones that mix plants of moderate and low water use, or moderate and high water use, may be allowed if:
i. The plant factor calculation is based on the proportions of the respective plant water uses and their plant factor; or
ii. The plant factor of the higher water using plant is used for calculations.
e. Individual hydrozones that mix high and low water use plants are not permitted.
7. The installation of the water irrigation systems shall allow for the current and future use of recycled water where feasible. All recycled water irrigation systems shall be designed and operated in accordance with all applicable city regulations and state laws.
8. An annual irrigation program with monthly irrigation schedules shall be required for the plant establishment period, for the established landscape, and for any temporarily irrigated areas. The irrigation schedule shall:
a. Include run time (in minutes per cycle), suggested number of cycles per day, and frequency of irrigation for each station.
b. Provide the amount of applied water (in hundreds of cubic feet, gallons, or in whatever billing units the local water supplier uses) recommended on a monthly and annual basis.
9. System Components.
a. Landscape Water Meters. Separate landscape water meters, defined as either a dedicated water service meter or private submeter, shall be installed for all nonresidential irrigated landscapes of one thousand square feet or more and residential irrigated landscapes of five thousand square feet or more. A landscape water meter may be either:
i. A customer service meter dedicated to landscape use provided by the local water purveyor; or
ii. A privately owned meter or submeter.
b. Soil Moisture or Evapotranspiration-Based Irrigation Controllers. Automatic irrigation controllers utilizing either evapotranspiration or soil moisture sensor data utilizing nonvolatile memory are required for irrigation scheduling in all irrigation systems.
c. Pressure Regulating Devices. 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.
i. 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.
ii. 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.
d. Weather-Based Irrigation Controllers. Sensors (rain, freeze, wind, etc.), either integral or auxiliary, that suspend or alter irrigation operation during unfavorable weather conditions are required on all irrigation systems, as appropriate for local climatic conditions. Irrigation should be avoided during windy or freezing weather or during rain.
e. Manual Shut-Off Valves. Manual shut-off valves (such as a gate valve, ball valve, or butterfly valve) are 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.
f. Anti-Drain Valves. Anti-drain (check) valves shall be installed in strategic points to minimize or prevent low head drainage.
g. Check Valves. Check valves are required where elevation differences may cause low head drainage.
h. Master Shut-Off Valves. 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.
i. Backflow Prevention Devices. Backflow prevention devices are required to protect the water supply from contamination by the irrigation system.
j. Flow Sensors. Flow sensors that detect high flow conditions created by system damage or malfunction are required for all nonresidential landscapes and residential landscapes of five thousand square feet or more.
k. Controllers. All automatic irrigation systems shall be equipped with a controller capable of dual or multiple programming. Controllers must have multiple-cycle start capacity and a flexible calendar program.
l. Enclosure of Controllers and Valves. Aboveground irrigation controllers and valves shall be enclosed in a protective and locked steel cage.
m. Application Rates. Heads and emitters shall have consistent application rates within each control valve circuit. Sprinkler heads shall be selected for proper area coverage, application rate, operating pressure, adjustment capability, and ease of maintenance.
n. Prevent Water Waste. 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.
o. Irrigation Efficiency (IE). The irrigation system shall be designed and installed to meet, at a minimum, the irrigation efficiency criteria regarding the Maximum Applied Water Allowance defined in subsection (D)(4) of this section.
p. Meet ASABE/ICC Standard. All irrigation emission devices shall meet the requirements of the American National Standards Institute (ANSI) and the American Society of Agricultural and Biological Engineers’/International Code Council’s (ASABE/ICC) 802-2014 “Landscape Irrigation Sprinkler and Emitter Standard.” All sprinkler heads shall have a documented distribution uniformity low quarter of 0.65 or higher using protocols in ASABE/ICC 802-2014.
q. Peak Water Operating Demands or Restrictions. It is 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.
r. Mulched Planting Areas. In mulched planting areas, the use of low volume irrigation is required to maximize water infiltration into the root zone.
s. Matched Precipitation Rates. Sprinkler heads and other emission devices shall have matched precipitation rates, unless otherwise directed by the manufacturer’s recommendations.
t. Head to Head Coverage. Head to head coverage is recommended. However, sprinkler spacing shall be designed to achieve the highest possible distribution uniformity using the manufacturer’s recommendations.
u. Riser-Protection Components. 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 turf.
v. Low Point Drainage. Check valves or anti-drain valves are required on all sprinkler heads where low point drainage could occur.
w. Tree Irrigation. Drip or bubbler irrigation systems are required for trees. Bubblers shall be used that do not exceed one and one-half gallons per minute per device.
x. Sprinkler Heads. Sprinkler heads must have matched precipitation rates within each control valve circuit.
y. Pop-Up Sprinklers. Pop-up sprinklers in lawn areas shall have at least a four-inch pop-up height.
z. Areas Less Than Ten Feet Wide. Areas less than ten feet in width in any direction must be irrigated with subsurface irrigation or other means that produces no runoff or overspray.
aa. Adjacent to Nonpermeable Surfaces. Overhead irrigation is not permitted within twenty-four inches of any nonpermeable surface. Allowable irrigation within the setback from nonpermeable surfaces may include drip, drip line, or other low flow nonspray technology. The surfacing of the setback may be mulch, gravel, or other porous material. These restrictions may be modified if:
i. The landscape area is adjacent to permeable surfacing and no runoff occurs;
ii. The adjacent nonpermeable surfaces are designed and constructed to drain entirely to landscaping; or
iii. The irrigation designer specifies an alternative design or technology and clearly demonstrates strict adherence to irrigation system design criteria. Prevention of overspray and runoff shall be confirmed during the irrigation audit.
bb. Slopes Between Fifteen and Twenty-Five Percent. Sprinkler heads with a precipitation rate of 0.85 inches per hour or less shall be used on slopes between fifteen and twenty-five percent or on slopes exceeding fifteen percent within ten feet of hardscapes to minimize runoff.
cc. Slopes Greater Than Twenty-Five Percent. Slopes greater than twenty-five percent shall not be irrigated with an irrigation system with an application rate exceeding 0.75 inches per hour. This restriction may be modified by the zoning administrator if the landscape designer specifies an alternative design or technology, and clearly demonstrates no runoff or erosion will occur. Prevention of runoff and erosion shall be confirmed during the irrigation audit.
10. Soil Types and Infiltration Rate. Soil types and infiltration rate shall be considered when designing irrigation systems. All irrigation systems shall be designed to avoid runoff, low head drainage, overspray, or other similar conditions where water flows onto adjacent property, nonirrigated areas, walks, roadways, or structures. Proper irrigation equipment and schedules, including features such as repeat cycles, shall be used to closely match application rates to infiltration rates, therefore minimizing runoff.
11. Median Strip Irrigation. No overhead sprinkler irrigation systems shall be installed in median strips less than eight feet wide.
12. Public Areas. Drip or bubbler sprinkler systems shall be installed in public right-of-way and on public facilities for trees, shrubs, and ground cover per the master landscape plan as approved by public works director or designee.
13. Nighttime Irrigation. Whenever possible, landscape irrigation shall be scheduled between two a.m. and ten a.m. to avoid irrigating during times of high wind or high temperature.
14. Alternative Water Sources. All ornamental uses of water in the common areas of a development project, such as ponds, lakes, and fountains, shall be supplied, operated, and maintained with alternative sources of water if they are available.
15. Water Budget. Irrigation plans shall include a water budget that includes the following:
a. Estimated annual water use (in gallons);
b. Irrigated (landscaped) area (in square feet);
c. A monthly irrigation schedule for the plant establishment period and the following year. This irrigation schedule will include the following information for each valve:
i. Plant type.
ii. Precipitation rate.
iii. Flow rate in gallons per minute.
iv. Run times in minutes per day.
v. Number of watering days per week (turf grasses should be irrigated a maximum of once every three days).
16. Monthly Schedule. When establishing the monthly irrigation schedule required by subsection B of this section, the certified professional described in Section 17.48.080, Certification of completion, shall take into account and modify the increments of irrigation according to soil type, slope of the landscaped area, time of day, and number of cycles (minutes throughout the day) to ensure minimal runoff.
17. Watering Guidelines. Table 17.48-A, Watering Guide, shows how many inches of water tall fescue needs monthly, based on climatic data for inland and coastal areas. Water-conserving plants will require about half the water required by tall fescue. This table should be used as a guide but amounts can be adjusted by the applicant if more specific information is available.
|
Date |
Inches/Month |
|---|---|
|
January |
0.5 |
|
February |
0.75 |
|
March |
1.5 |
|
April |
2.0 |
|
May |
3.5 |
|
June |
4.0 |
|
July |
5.0 |
|
August |
4.5 |
|
September |
3.0 |
|
October |
1.5 |
|
November |
0.75 |
|
December |
0.5 |
G. The Grading Design Plan.
1. The grading design plan shall indicate finished configurations and elevations of the landscape area, including:
a. Height of graded slopes;
b. Drainage patterns;
c. Pad elevations;
d. Finish grade; and
e. Stormwater retention improvements, if applicable.
2. To prevent excessive erosion and runoff, applicants may be required to:
a. Grade so that all irrigation and normal rainfall remains on site and does not drain on to nonpermeable hardscapes;
b. Avoid disruption of natural drainage patterns and undisturbed soil; and
c. Avoid soil compaction in landscape areas.
H. Prescriptive Compliance Option for Smaller Sites. Landscape projects that involve two thousand five hundred square feet or less of landscape area may be approved through a zoning compliance review if the applicant meets all of the following requirements. Under this procedure, no landscape design plan would need to be prepared, and requirements for a water-efficient landscape worksheet, a soil management plan, an irrigation design plan, and a grading design plan are waived.
1. Submit a prescriptive compliance landscape documentation package that includes the following elements:
a. Date;
b. Project applicant;
c. Project address (if available, parcel and/or lot number(s));
d. Total landscape area (square feet), including a breakdown of turf and plant material;
e. Project type (e.g., new, rehabilitated, public, private, cemetery, homeowner-installed);
f. Water supply type (e.g., potable, recycled, well) and identification of the local retail water purveyor if the applicant is not served by a private well;
g. Contact information for the project applicant and property owner; and
h. Applicant signature and date with statement, “I agree to comply with the requirements of the prescriptive compliance option of the City of San Pablo’s Landscape Regulations.”
2. Incorporate compost at a rate of at least four cubic yards per one thousand square feet to a depth of six inches into landscape area (unless contraindicated by a soil test).
3. Use plant material as follows:
a. For residential areas, install climate adapted plants that require occasional, little or no summer water (average water use classification of landscape species (WUCOLS) plant factor 0.3) for seventy-five percent of the plant area, excluding edibles and areas using recycled water;
b. For nonresidential areas, install climate adapted plants that require occasional, little or no summer water (average WUCOLS plant factor 0.3) for one hundred percent of the plant area, excluding edibles and areas using recycled water.
4. Apply a minimum three-inch layer of mulch on all exposed soil surfaces of planting areas except in turf areas, areas receiving closely spaced plugs as a lawn alternative, or direct seeding applications where mulch is contraindicated.
5. Turf shall comply with all of the following:
a. Turf shall not exceed twenty-five percent of the landscape area in residential and mixed-use areas with residential dwellings;
b. Turf is prohibited in nonresidential areas;
c. Turf shall not be planted on sloped areas that exceed a slope of one-foot vertical elevation change for every four feet of horizontal length; and
d. Turf is prohibited in parkways (i.e., the area between the street and the sidewalk) less than ten feet wide, unless the parkway is adjacent to a parking strip and used to enter and exit vehicles. Any turf in parkways must be irrigated by subsurface irrigation or by other technology that creates no overspray or runoff.
6. Irrigation systems shall comply with all of the following:
a. Automatic irrigation controllers are required and shall use evapotranspiration or soil moisture sensor data and a rain sensor.
b. Irrigation controllers shall be of a type that does not lose programming data in the event the primary power source is interrupted.
c. Pressure regulators shall be installed on the irrigation system to ensure the dynamic pressure of the system is within the manufacturer’s recommended pressure range.
d. Manual shut-off valves (such as a gate valve, ball valve, or butterfly valve) shall be installed as close as possible to the point of connection of the water supply.
e. All irrigation emission devices shall meet the requirements set in the American National Standards Institute 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 shall document a distribution uniformity low quarter of 0.65 or higher using the protocol defined in ASABE/ICC 802-2014.
f. Areas less than ten feet in width in any direction shall be irrigated with subsurface irrigation or other means that produces no runoff or overspray.
7. For nonresidential projects with landscape areas of one thousand square feet or more, a private submeter(s) to measure landscape water use shall be installed.
8. At the time of final inspection, the applicant shall provide the owner of the property with a certificate of completion, certificate of installation, irrigation schedule, and a schedule of landscape and irrigation maintenance. (Ord. 2020-002 § 18 (part), 2020)
17.48.080 Certificate of completion.
A. A licensed landscape architect or contractor, certified irrigation designer, or other licensed or certified professional in a related field shall conduct a final field observation for all landscape projects subject to this chapter and shall provide a certificate of substantial completion to the city prior to issuance of a certificate of occupancy. A certificate of completion, consistent with the form contained in Appendix C of the Model Water Efficient Landscape Ordinance, shall be submitted to the zoning administrator upon completion of the installation. The certificate shall specifically indicate that plants were installed as specified and that the irrigation system was installed as designed, along with a list of any observed deficiencies. The certificate of completion shall include the following six elements:
1. Project information sheet that contains:
a. Date;
b. Project name;
c. Project applicant name, telephone, and mailing address;
d. Project address and location; and
e. Property owner name, telephone, and mailing address;
2. A landscape installation certification of completion that includes certification by a landscape professional that the project was installed per the approved landscape documentation package. Where there have been significant changes made in the field during construction, “as-built” or record drawings shall be included with the certificate;
3. Irrigation scheduling parameters used to set the controller;
4. Landscape and irrigation maintenance schedule;
5. Irrigation Audit Report. After completion of the installation, a landscape irrigation audit, prepared consistent with Section 17.48.100, shall be conducted by a city landscape irrigation auditor or a third-party certified landscape irrigation auditor; and
6. Soil management report, if not submitted with the landscape documentation package, and documentation verifying implementation of soil report recommendations.
B. The project applicant shall submit the signed certificate of completion to the zoning administrator for review, and ensure that copies of the approved certificate of completion are submitted to the local water purveyor and to the property owner or his or her designee.
C. The zoning administrator shall approve or deny the certificate of completion within fourteen days of receipt. If the certificate of completion is denied, the zoning administrator shall provide information to the project applicant regarding deficiencies noted and appeal procedures. (Ord. 2020-002 § 18 (part), 2020)
17.48.090 Post-installation 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:
A. Irrigation scheduling shall be regulated by automatic irrigation controllers.
B. Overhead irrigation shall be scheduled between eight p.m. and ten a.m. unless weather conditions prevent it. Operation of the irrigation system outside the normal watering window is allowed for auditing and system maintenance or if required by the water purveyor.
C. Attention must be paid to irrigation run times, emission device, flow rate, and current reference evapotranspiration, so that the applied water meets the estimated total water use (ETWU). Total annual applied water shall be less than or equal to the maximum applied water allowance (MAWA).
D. Parameters used to set the automatic irrigation controller shall be developed and submitted with the certificate of completion for each of the following:
1. The plant establishment period;
2. The established landscape; and
3. Temporarily irrigated areas.
E. A diagram of the irrigation plan showing hydrozones shall be kept with the irrigation controller. (Ord. 2020-002 § 18 (part), 2020)
17.48.100 Maintenance and irrigation audit reporting.
A. Landscape and Irrigation Maintenance.
1. A regular maintenance schedule shall be submitted with the certificate of completion. This schedule shall address routine inspections; 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.
2. Repair of all irrigation equipment shall be done with the originally installed components or their equivalents or with components with greater efficiency.
B. Maintenance Agreement. A landscape maintenance agreement shall be executed between the city and the applicant and duly recorded with the office of the county recorder, prior to issuance of a certificate of occupancy or operation of business. The agreement shall include provisions for the continued maintenance of the landscaping and shall include provisions for the city to administer such maintenance if necessary. Cost of city maintenance shall be charged to the applicant.
C. Replanting. Ongoing replanting and replacement of dead, diseased or dieback planting is required.
D. Irrigation Audit Report.
1. The landscape irrigation audit shall be conducted by a city landscape irrigation auditor or a third-party certified landscape irrigation auditor and submitted with the certificate of completion.
2. Landscape audits shall not be conducted by the person who designed the landscape or installed the landscape.
3. In large projects or projects with multiple landscape installations, an auditing rate of one in seven lots or approximately fifteen percent will satisfy this requirement.
4. The irrigation audit report shall include inspection, system tune-up, system test with distribution uniformity, reporting overspray or runoff 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. (Ord. 2020-002 § 18 (part), 2020)
17.48.110 Model homes.
All model homes that are landscaped shall incorporate signs and written information to demonstrate the principles of water-efficient landscapes described in this chapter.
A. Signs shall be used to identify the model home as an example of water-efficient landscaping, featuring elements such as hydrozones, irrigation equipment, and other elements that contribute to the overall water-efficient theme. Signage shall include information about the site water use as designed per this chapter; 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.
B. Information shall be provided about designing, installing, managing, and maintaining water-efficient landscapes. (Ord. 2020-002 § 18 (part), 2020)
17.48.120 Tree protection.
A. Applicability. This section applies to:
1. Commercial or industrial properties with an approved landscape plan.
2. Residential properties removing native trees at least six inches in diameter measured three feet above natural grade.
B. Exemptions. The following trees are exempt from the regulations of this section:
1. Trees that are prohibited on the city’s plant list (these may be removed regardless of size).
2. Trees that are unsafe, in poor health, structurally distressed, or dead.
3. Trees where the primary trunk is partially located in the right-of-way or on an adjoining site that is not part of the land division site.
4. Trees that are less than six inches in diameter.
C. Tree Evaluation. Prior to approval of any new residential or commercial development, the applicant is required to retain a certified arborist to evaluate protected tree resources on a project site and to identify trees that will be retained and appropriate tree protection measures. The arborist is required to prepare the following analyses:
1. Reasons for removal.
2. Landscape plan indicating size, quantity, species, and location of the trees to be removed and replaced.
3. The condition of the tree with respect to disease, general health, damage, and structural integrity.
4. The number of existing trees on the subject property, on adjacent property, and immediately proximate to the subject tree(s) and the effect of the tree removal upon public health, safety, prosperity of surrounding trees, visual impact, and general welfare of the area.
5. Age of tree, specifically with regard to whether or not removal of the tree would encourage healthier, more vigorous growth of other trees in the area.
6. The number of healthy trees that a given parcel of land will support, with and without the proposed development.
7. The effect of tree removal on soil stability/erosion, particularly near watercourses or drainage ditches, or on steep slopes, or the effect on runoff interception.
8. The potential for the tree to be a public nuisance or interfere with utility service, as well as its proximity to existing buildings and structures.
9. Identification of alternatives that would allow for the preservation of the tree(s) proposed for removal.
10. Any other information the arborist finds pertinent (e.g., site conditions, other vegetation).
D. Protection. Trees identified in the tree evaluation shall be protected on site for the life of the project or until deemed exempt per the list of exemptions identified in subsection B of this section.
E. Removal or Relocation. Removal or relocation of any trees (other than those in the public right-of-way or on public facilities) identified in the tree evaluation for protection requires approval and/or replanting as follows:
1. For the removal of three or fewer trees, the zoning administrator’s approval is required.
2. For the removal of four or more trees, a minor design review before the planning commission is required.
3. See Table 17.48-B for replacement requirements.
F. Replacement Trees. Replacement trees shall be required for trees removed with or without zoning administrator approval. Trees removed or severely and improperly trimmed shall be replaced according to Table 17.48-B, Tree Replacement Schedule.
|
Size of Damaged/Removed Tree |
Replacement Tree Required |
|---|---|
|
2 inches (diameter at 5-foot height) |
15-inch box |
|
4 inches (diameter at 5-foot height) |
24-inch box |
|
6 inches or greater (diameter at 5-foot height) |
36-inch box |
(Ord. 2020-002 § 18 (part), 2020)
17.48.130 Chemical use.
A. Pesticide Application. Only licensed applicators shall apply pesticides on landscaped areas other than for single-family homes.
B. Quantities of Chemicals. Quantities of pesticides, herbicides, and fertilizers used in the maintenance and establishment of all landscaped areas shall be minimized.
C. Stormwater Drainage. Pesticides, herbicides, and fertilizers shall not be applied during wet weather or in areas where they can wash into the creeks and storm drain system.
D. Alternatives. Nontoxic, environmentally friendly alternatives to pesticides, herbicides, and fertilizers shall be used where feasible. Integrated pest management practices are encouraged.
E. Stormwater C.3 Guidebook for development applications has been modified for the city of San Pablo per the master landscape plan. (Ord. 2020-002 § 18 (part), 2020)
17.48.140 Sustainable stormwater management.
A. Applicability. New development shall consider the provisions of this section as well as complying with those set forward in Chapter 8.40, Stormwater Management and Discharge Control.
B. Sustainable Stormwater Strategies. Best management practices shall be employed to allow rainwater to soak into the ground, evaporate into the air, or collect in storage receptacles for irrigation or other beneficial uses. Sustainable stormwater management strategies include but are not limited to:
1. Bioretention facilities such as rain gardens to collect and filter water as it soaks into the ground.
2. Integrated or subsurface water detention facilities, such as cisterns and rain barrels, to capture and store rainwater for use in landscape irrigation and other nonpotable uses.
3. Biofiltration facilities such as vegetative swales and green roofs to allow water to soak in while slowly flowing. Green roofs must meet the structural requirements of the building code.
4. Roof leader disconnection.
5. Permeable and porous paving for parking areas and driveways, where feasible.
6. Canopy trees, tree preservation, or shrubs beyond the requirements of Section 17.48.120, Tree protection, and Section 17.48.050, Landscape plan and standards, to absorb rainwater.
7. Grading that lengthens flow paths and increases runoff travel time to reduce the peak-hour flow rate.
8. Removing curbs and gutters from parking areas where appropriate to allow stormwater to flow into vegetated areas.
C. Implementation. If applicable, sustainable stormwater management projects shall be coordinated with the local Regional Water Quality Control Board, which may issue a permit or otherwise require sustainable stormwater management strategies. (Ord. 2020-002 § 18 (part), 2020)
17.48.150 Landscape design guidelines.
This section references landscape design guidelines that are found in other sections of this title. Compliance with these design guidelines is not a mandatory requirement of the zoning ordinance. The guidelines may, however, be imposed as conditions of approval, provided the approval process allows for conditions to be imposed.
A. Residential Design Guidelines. City-adopted guidelines provide guidance for multiple-family site planning and landscaping.
B. Commercial Design Guidelines. City-adopted guidelines provide guidance for trees and parking and for walls and fences.
C. Industrial Design Guidelines. City-adopted guidelines provide guidance for landscaping and screening. (Ord. 2020-002 § 18 (part), 2020)