This section establishes standards for landscaping in urban areas of the County to enhance the aesthetic appearance of developed areas and to promote the efficient use of water resources. (Ord. No. 765 § 2 (Exh. A) (part))

44-3.10.010 Applicability.

The requirements in this section shall apply to properties located within urban zones, including residential (R-1, R-2, R-3, and R-4), commercial (C-1, C-2, C-H, C-R, and MU), and industrial (M-1, M-2, and RD) zones, and to properties within the recreational (G-R) zone. The following landscape projects are subject to the requirements of this section:

A. New construction and rehabilitated landscapes for public agency projects and private development projects with a landscape area equal to or greater than 2,500 square feet requiring a building permit, plan check, or zoning permit;

B. New construction and rehabilitated landscapes which are developer-installed in single-family and multi-family subdivision projects with a landscape area equal to or greater than 2,500 square feet requiring a building permit, plan check, or zoning permit;

C. New construction and rehabilitated landscapes for commercial and industrial projects with a landscape area equal to or greater than 10 percent of the floor area ratio requiring a building permit, plan check, or zoning permit;

D. New construction and rehabilitated landscapes for all public or private parks and recreation projects;

E. This section does not apply to the following:

1. Registered local, state or federal historical sites;

2. Ecological restoration projects that do not require a permanent irrigation system;

3. Mined-land reclamation projects that do not require a permanent irrigation system; or

4. Plant collections, as part of botanical gardens and arboretums open to the public. (Ord. No. 765 § 2 (Exh. A) (part))

44-3.10.020 General Landscape Guidelines.

The following guidelines are encouraged within all urban zones, as identified above under Section 44-3.10.010.

A. Plant Selection. Plants should be selected from a County-approved list of native, water-conserving, and non-invasive species. Plant species that require extensive shearing shall be avoided, unless a sheared appearance is desired and no other suitable plant species exists.

B. Turf lawns.

1. Water-intensive turf should be limited to 25 percent of the total landscaped area of a site for all residential, commercial, and industrial projects. Recreational and parks projects may exceed this standard based on the nature of the proposed use at the site. For example, sports parks, ball fields, and other uses that require large areas of open turf may exceed this requirement.

2. Turf should be prohibited on slopes 25 percent or greater.

C. Plant Groupings. Where irrigation is proposed, plants with different watering needs should be grouped in separate hydrozones (i.e., plants within each irrigation valve area shall have the same watering requirements).

D. Water Features. Decorative water features (e.g., fountains, ponds, waterfalls) should have recirculating water systems. Where available, recycled water should be used as a source for decorative water features.

E. Mulch. A minimum two inch (2″) layer of mulch should be applied on all exposed soil surfaces of planting areas except in turf areas, creeping or rooting groundcovers, or direct seeding applications. Stabilizing mulching products should be used on slopes greater than 10 percent.

F. Public Safety. Plant species should be selected and located so that at maturity they do not interfere with pedestrian, bicycle, or vehicular circulation and do not conflict with overhead lights or utility lines. Landscaping in fire-prone areas should address fire safety and prevention. A defensible space or zone around a building or structure is required per Public Resources Code Section 4291(a) and (b). Avoid fire-prone plant materials and highly flammable mulches.

G. Maintenance. All landscaped areas should be kept free of debris, trash, weeds, and other unsightly material. Landscape material requiring pruning or mowing should be maintained on a periodic basis to avoid overgrowth and visual deterioration. (Ord. No. 765 § 2 (Exh. A) (part))

44-3.10.030 Residential Landscape Standards.

The following standards apply within all urban residential zones (R-1, R-2, R-3, and R-4):

A. No more than 50 percent of required front and side setbacks may be covered with paving or other impervious surfaces. The review authority may grant exceptions to this requirement for small or irregularly shaped parcels if compliance would result in inadequate vehicular or pedestrian access to the site.

B. Unpaved areas shall be landscaped with any combination of living plants such as trees, shrubs and grass or related natural features such as rock, stone or bark chips. Decorative hardscape featuring pervious materials are permitted within required unpaved areas.

C. For multi-family residential dwellings, all front setbacks that are not occupied by a structure or used for required parking shall be landscaped or maintained as open space. (Ord. No. 765 § 2 (Exh. A) (part))

44-3.10.040 Commercial, Mixed Use, and Industrial Landscape Standards.

The following standards apply within all commercial, mixed use, and industrial zones (C-1, C-2, C-H, C-R, MU, M-1, M-2, and RD):

A. The minimum landscaped area on a site shall be as shown in Table 44-3.10-1 (Minimum Landscaped Areas in Non-Residential Zones). This minimum area is based upon the applicable zone and the gross floor area of all structures within the site.

Notes:

(1) Based on gross floor area of structures located on-site. For example, a structure with a gross floor area of 10,000 square feet on a Neighborhood Commercial (C-1) site would require 1,000 square feet of landscaped area, regardless of parcel size.

B. All front setbacks that are not occupied by a structure or used for required parking shall be landscaped or maintained as open space. Impervious surfaces are prohibited within setbacks, except for driveways, emergency access lanes, pedestrian walkways, bicycle paths, and similar improvements as determined by the Zoning Administrator.

C. Xeriscape landscaping may be used to satisfy minimum landscaped area requirements. (Ord. No. 765 § 2 (Exh. A) (part))

44-3.10.050 Parking Lot Landscaping.

See Section 44-3.20.050. (Ord. No. 765 § 2 (Exh. A) (part))

44-3.10.060 Landscape Plans.

(a) Landscape Plan Required. Projects subject to the requirements of this section shall submit a landscape plan as part of applications for all permits as required by the zoning code and as part of Building Permit Applications when necessary.

(b) Require Landscape Plan Contents. Landscape plans shall include the following features and information:

(1) Site boundaries of the subject property;

(2) Existing structures on the subject property;

(3) Structures within 100 feet of the subject property lines;

(4) All new structures and improvements proposed as part of the development project;

(5) Existing landscaping, trees, and vegetation to be retained;

(6) All new landscaping proposed as part of the development project, including dimensions and sizes of proposed landscaping areas;

(7) Diagram or schematic depicting all proposed hydrozones within the landscaping area if necessary;

(8) Identification of 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;

(9) Any additional information as determined by the reviewing authority to demonstrate compliance with the requirements of this section.

(c) Review and Approval. The Department of Planning and Building shall review all landscape plans to verify compliance with the requirements of this section. Landscape plans shall be approved by the review authority acting upon the permit application for the proposed new development (e.g., Planning Commission for a Use Permit or Zoning Administrator for an Administrative Permit or a Minor Use Permit).

(d) Changes to Approved Landscape Plans. If substantial modifications to an approved landscape plan are requested by an applicant, the modifications must be approved by the review authority which approved the landscape plan. The Zoning Administrator may approve minor modifications to a landscape plan previously approved by the Planning Commission or Board of Supervisors. Minor modifications are defined as changes to a landscape plan that do not decrease the total amount of landscaped area, alter the general design character of the landscaped area, or alter a feature of the landscaped area specifically required by the decision-making authority. (Ord. No. 765 § 2 (Exh. A) (part))

44-3.10.070 Irrigation and Water Efficiency.

Projects subject to the requirements of this section shall comply with the following irrigation and water efficiency standards.

(a) Irrigation System. Water-efficient irrigation systems (e.g., bubbler type, drip, mini-spray) shall be required. Irrigation systems shall include check valves to prevent low head drainage, appropriate nozzles to prevent overspray, and automatic and self-adjusting irrigation controllers that include moisture and/or rain sensor shutoff. The irrigation system shall be designed to prevent runoff, low head drainage, overspray, or other similar conditions where irrigation water flows onto non-targeted areas, such as adjacent property, non-irrigated areas, hardscapes, roadways, or structures.

(b) Irrigation Schedule. Landscape irrigation shall be scheduled between the hours of 8:00 p.m. and 10:00 a.m. to avoid irrigating during times of high wind, high temperature, and high water usage.

(c) Hydrozones. Each hydrozone shall have plant materials with similar water use. (Ord. No. 765 § 2 (Exh. A) (part))

44-3.10.080 Model Water Efficient Landscaping Ordinance.

In addition to the guidelines and standards contained in this section, all landscaping subject to the requirements of the California Water Conservation in Landscaping Act (Government Code Section 65591 et seq.) shall also comply with the Model Water Efficient Landscaping Ordinance prepared by the California Department of Water Resources (DWR). If conflicts occur between the Model Water Efficient Landscaping Ordinance and the Zoning Ordinance, the more restrictive shall apply. (Ord. No. 765 § 2 (Exh. A) (part))

44-3.10.090.10

Fencing and Barrier Regulations.

All fencing, walls, hedges and other barriers which are solid shall comply with chapter 12D (Sight Distance Obstructions) and the following regulations. (Ord. No. 788 § 11 (part))

44-3.10.090.20

Maximum Height Limits.

(a) Three-Foot Limit. In all residential zones, no fencing, walls, hedges or other barriers that are solid or over three feet in height when measured from the elevation of the adjacent street grade shall be allowed in the following areas. The term “solid” as used in this section shall mean greater than fifty percent opaque and/or solid.

(1) In the required front yard setback.

(2) On the street side of a corner lot, no closer than ten feet to the street side property line, except that such structures may come to within five feet from the street side property line between the rear property line and a point set back fifteen feet from the front corner of the residence closest to the street side yard; provided, that the structure does not pose a traffic sight obstruction.

(3) On the street side of a corner lot, within a triangle formed by measuring thirty feet from the front side yard street corner down the street side yard lot line and the front yard lot line.

(b) Four-Foot Height Limit. In the R-R zone, the maximum height allowed in subsection (a) of this section may be increased to four feet for such structures when measured from the elevation of the adjacent street grade which are seventy-five percent open to views through the fence.

(c) Seven-Foot Height Limit. No fence over seven feet in height shall be allowed in any setback in any residential zone. (Ord. No. 788 § 11 (part))

44-3.10.090.30

Fencing in All Commercial (C-1, C-2, C-H, C-R, and M-U) and Industrial Zones (M-1, M-2, and R-D).

Fencing in all commercial and industrial zones is subject to the site plan review provisions of section 44-1.80 to assure that all fencing plans meet building code requirements and chapter 12D and shall be subject to the appeal provisions of section 44-1.80.080. (Ord. No. 788 § 11 (part))

44-3.10.090.040

Fencing in All Agricultural Zones (F-A, E-A, U-C, U-T, and A-T).

Fencing in all agricultural zones shall comply with chapter 12D. (Ord. No. 788 § 11 (part))