§ 22.16.040. Landscape Plans.

The purpose of a landscape plan is to delineate the outdoor space including site development, earthworks, drainage, planting, irrigation and site details. By detailing the proposed plantings and method of irrigation, a landscape plan provides an effective means for evaluating whether chosen plant materials will: survive in the climate and soils of a given site; satisfy the functional objectives of landscape (such as erosion control, screening and shade) within a reasonable time; and whether a proposed irrigation system will adequately support plantings while conserving water.

A.

Where required. Landscape plans are required to accompany all applications for land use permit approval where required by Section 22.16.020. Preliminary landscape plans may be submitted at the time of land use permit submittal. Final landscape plans meeting the standards of this Chapter will be required prior to issuance of a grading or building permit or establishment of a use not involving construction.

Required Landscape Plan Content
Content	Applicable Section
Landscape Site Plan	22.16.040.D.1
Landscape Grading & Drainage Plan	22.16.040.D.2
Planting Plan	22.16.040.D.3
Irrigation Plan	22.16.040.D.4

 

Notes:

(1)

Specific requirements of the landscape plan may be waived by the Director where determined to be unnecessary.

B.

Location of landscape. Landscape shall be provided in the following locations:

1.

Setbacks. All setback areas required by Section 22.10.140 (Setbacks) or Article 4 (Standards for Specific Land Uses), except where enclosed and screened from the view of the public streets and adjoining properties by solid fencing in accordance with Section 22.10.080 (Fencing and Screening), and except where a required setback is traversed by a driveway or sidewalk.

2.

Unused areas. All areas of a building site not identified in a Zoning Clearance, Site Plan Review, Minor Use Permit or Conditional Use Permit application as intended for a specific use or purpose, except where enclosed and blocked from the view of public streets by solid fencing and/or buildings.

3.

Parking areas. As required by Sections 22.18.060.F and G. (Parking Lot Construction Standards).

4.

Special use sites. As required by Article 4 (Standards for Specific Land Uses) for specific land uses, for the purposes of screening, buffering or general landscaping.

5.

Where required by conditions of approval. As set forth in conditions of approval adopted in compliance with Section 22.62.060.C.2 (Additional Conditions).

C.

Standards for landscape. Proposed landscape should relate to the architectural design elements of the structures on the site and should be compatible with the character of adjacent landscape, provided the adjacent landscape meets the standards of this Title. The following standards shall be incorporated into the design of the proposed landscape and shall be shown on any required landscape plan:

1.

Allowable materials (permeable). Landscape areas shall include some combination of the following materials where appropriate to achieve the intended or required purpose of the landscape (e.g., screening, etc.):

a.

Trees, shrubs, groundcover, vines, flowers or lawns;

b.

Bark, timber, decorative rock, boulders, gravel, decomposed granite or other decorative materials, provided that such materials allow for the percolation of water through to the ground;

2.

Allowable materials (impervious). Landscape areas built for various outdoor activities shall be constructed of materials appropriate to achieve the intended or required purpose of the landscape. These areas shall include some combination of the following materials.

a.

Landscape construction materials including concrete, tile, brick, asphalt, and pavers.

b.

Structural features including fountains, pools, artwork, walls and fences.

3.

Excluded materials. Landscape shall not include any plant materials which:

a.

Will have diminished potential for survival because of proposed locations or grouping that do not satisfy the needs of the plant material necessary for healthy growth.

b.

Because of proposed location and type, will create a potential hazard of brush or forest fire.

c.

Will obstruct the vision of vehicle operators or pedestrians at points of intersection between pedestrian and vehicular traffic. Plant materials that have root structures that in their mature state will damage or interfere with the normal use of existing public or private underground electrical lines, cables, or conduits, pipes or other underground structures; or public or private sidewalks, curbs, gutters or paved parking and turnaround areas, drainage improvements, or adjacent structures, foundations, or landscape materials should be planted away from or use methods that will protect the above-referenced improvements from damage.

4.

Plant selection and grouping. Plants shall be selected appropriately based upon their adaptability to the climatic, geologic and topographic conditions of the site and the following factors shall be considered:

a.

Protection and preservation of native species and natural features and areas is encouraged.

b.

The planting of native species and drought tolerant species is encouraged.

c.

The planting of trees is encouraged.

d.

Plants having similar water use shall be grouped together in distinct hydrozones. Hydrozones as used in this Title means a portion of the planted area having plants with similar water needs that are served with the same irrigation schedule.

Figure 16-1 - Hydrozones

e.

Fire prevention needs shall be addressed in high and very high fire hazard areas.

f.

The maximum amount of turf (lawn) area shall not exceed twenty percent of the total site area for parcels less than one acre. Parcels of one acre or greater shall not have a turf (lawn) area larger than twenty percent of the site's total landscape area.

g.

Portions of landscape areas in public and private projects such as parks, playgrounds, sports fields, golf courses, or school yards where turf provides a playing surface or serves other recreational purposes are considered recreational areas and are not subject to the turf limitations of Subsection F. These areas may require additional water. A statement shall be included with the landscape plan designating recreational areas to be used for such purposes and specifying any needed amount of additional water to support those areas.

5.

Timing of installation. All required elements of the landscape plan shall be in place before establishment of a use or issuance of a Certificate of Occupancy or final building inspection has been granted by the Building Official, except as provided by Section 22.64.110 (Occupancy with Incomplete Site Improvements).

6.

Maintenance. All required plantings shall be maintained in good growing condition, and in any case where a required planting has not survived, shall be replaced with new plant materials that conform to any approved planting plan. Repair of irrigation equipment shall be done with the originally specified materials or their equivalents.

D.

Landscape plan content. Landscape plans shall be neatly and accurately drawn, at an appropriate scale that will enable ready identification and recognition of information submitted. Where a project covers only a portion of a site, the landscape plan need show only the areas where existing soil contours and vegetation will be disturbed by construction or use, or other areas where landscape is required. Landscape plans shall contain the following information except that specific requirements may be waived by the Director where determined to be unnecessary:

1.

Landscape site plan. A landscape site plan shall be submitted as part of the landscape plan and shall contain the following information:

a.

Existing and proposed buildings and structures including architectural elevations.

b.

Details and location of proposed pools, ponds, water features, fencing, retaining walls, entries, trash collection areas and free-standing signs.

c.

Details and location of proposed walkways, plazas and sitting areas, play areas, including related street furniture and permanent outdoor equipment.

d.

Details and location of proposed outdoor light fixtures, including their location, height and wattage.

2.

Landscape grading and drainage plan. A landscape grading and drainage plan shall be submitted as part of the landscape plan. The proposed grades shall provide for appropriate slopes for the activities indicated on the landscape site plan; result in suitable environments for successful plant growth while providing for water conservation; provide for site drainage that allows maximum percolation in the soil without creating undesirable ponding and not impacting downstream drainage courses or structures; and preserve and enhance areas where existing plants shall remain. Where another section of this Title requires the preparation of a grading and drainage plan, those plans shall be considered as meeting the requirements of this Subsection. The landscape grading and drainage plan shall contain the following information:

a.

Existing contour lines of the property at two foot intervals for the areas proposed for landscape.

b.

Proposed contour lines at two foot intervals for the areas proposed for landscape.

c.

Average slope in percentage for paved areas including driveways, walkways, and ramps.

d.

Average slope in percentage for areas proposed for planting.

e.

Proposed subsurface drainage improvements including inlet structures, piping and outlet structures and details for construction of those elements.

f.

Calculations for any proposed cut and fill.

3.

Planting plan. A planting plan shall be submitted as part of the landscape plan and shall contain the following information:

a.

The location of all trees existing in or within 50 feet of areas proposed for grading or other construction, that are eight inches or larger in diameter at four feet above natural grade. Trees proposed to be removed shall be identified. (See Chapter 22.54 for tree removal standards).

b.

Any shrubs or plants identified by the standards of a SRA combining designation (Part II of the Land Use Element) as endangered or to otherwise be protected.

c.

Natural features including but not limited to rock outcroppings, ponds, and existing vegetation that will be retained.

d.

Designation of specific hydrozones.

e.

The location and proposed area of turf in compliance with the limitations of Section 22.16.040C.4.f.

f.

Proposed plant materials including the location, species (plants shall be labeled using both the botanical and common name), container size, spacing and number of trees, shrubs and groundcover, and a calculation of the total area proposed for planting.

g.

Tree staking, plant installation, soil preparation details, and any other applicable planting and installation details. A mulch of at least three inches shall be applied to all planting areas except areas in turf or groundcover.

h.

Designation of the area to be used for recreational purposes as defined in Section 22.16.030C.4.g.

4.

Irrigation plan. An irrigation plan, meeting the following standards and containing the following information, shall be submitted as part of the landscape plan.

a.

Irrigation standards.

1.

Methods of irrigation. All irrigation shall be drip, trickle, low flow sprinkler heads or any other recognized method of low volume, high efficiency irrigation.

2.

Runoff and overspray. 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, non-irrigation 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. Runoff shall be avoided on slopes and in median strips, and from overspray in planting areas with a width less than ten feet.

3.

Irrigation timetable. The scheduling of irrigation shall occur between 3:00 a.m. and two hours after sunrise. Large landscape areas, such as golf courses or play fields, shall schedule irrigation to occur between one hour before sunset and two hours after sunrise. These timetables are established to avoid irrigating during times of high temperature or wind.

b.

Irrigation plan details.

1.

Equipment. A plan and schedule of equipment including gate valves, backflow preventers, control valves, piping, sprinkler heads, water meter size and location. Rain sensing override devices shall be required on all irrigation systems.

2.

Controllers. Automatic control systems shall be required for all irrigations systems and must be able to accommodate all aspects of the design.

3.

Valves. Plants which require different amounts of water should be irrigated by separate control valves. If one valve is used for a given area, only plants with similar water use should be used in that area. Alternative methods that meet the intent of this standard may be considered for use.

Anti-drain (check) valves shall be installed in strategic points or heads that have built-in check valves shall be used to minimize or prevent low-head drainage.

4.

Sprinkler heads. 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, and adjustment capability.

5.

Water source. Specify the type, size of service connection, flow in gallons per minute (GPM), static water pressure in pounds per square inch (psi), and maximum pressure in psi required to operate the irrigation circuit with the greatest pressure loss in the system. Also specify the flow rate (gallons per minute), application rate (inches per hour), and design operating pressure (psi) for each station.

c.

Irrigation program. An annual irrigation program with monthly irrigation schedules for the plant establishment period, for the established landscape and for any temporarily irrigated areas shall be provided for all projects meeting the applicability standards of Section 22.16.020 within the Commercial Retail, Commercial Service, Office and Professional, Industrial, and Residential Multi-Family land use categories. The irrigation schedule shall:

1.

Include run time (in minutes per cycle), suggested number of cycles per day, and frequency of irrigation for each station; and

2.

Provide the amount of applied water (in hundred cubic feet, gallons, or whatever billing units the local water supplier uses) recommended on a month and annual basis.

3.

Indicate if any additional water is needed for recreation areas as defined by Section 22.16.030C.4.g.

4.

Incorporate, wherever possible, the use of evapotranspiration data such as those from the California Irrigation Management System (CIMIS) weather stations to apply the appropriate levels of water for different climates.

d.

Recycled water irrigation systems.

(1)

Applicability. In the event standards for the installation of greywater systems are adopted through state law, local ordinance or local guidelines approved by the Board, the installation of recycled water irrigation systems (dual distribution/greywater systems) shall be required to allow for the use of recycled water. The recycled water irrigation systems shall be designed and operated in accordance with all local and state codes.

(2)

Exemption. A modification to this standard may be granted by the Director where physical constraints or functional difficulties would make the use of recycled water irrigation systems impractical.

E.

Landscape plan review and approval.

1.

Timing of review. Landscape plans shall be reviewed at the same time as the land use permit application which they accompany.

2.

Criteria for approval. Landscape plans shall be approved when the Review Authority finds that:

a.

The proposed plant materials will survive in the climate and soils of the site; and

b.

The proposed plant materials and their planned locations will satisfy the landscape standards of this Chapter (e.g. screening, shade, maintenance of permeable soil, water efficiency).

c.

The proposed means of irrigation will adequately support the plant materials proposed and will be well designed and maintained in order to achieve the greatest irrigation efficiency.

[Amended 1993, Ord. 2648] [22.04.186]