El Cajon City Zoning Code
CHAPTER 17
195 WATER EFFICIENT LANDSCAPING
§ 17.195.010 Intent and purpose.
The intended purpose of this water efficient landscape ordinance is to:
A.
list the minimum requirements for the provision of landscaping improvements and landscape maintenance;
B.
promote the values and benefits of landscapes while recognizing the need to use water as efficiently as possible;
C.
establish a structure for planning, designing, installing, maintaining and managing water efficient landscapes;
D.
promote the efficient use of water by setting a Maximum Applied Water Allowance as an upper limit for water use in landscaping, thus reducing water use to the lowest practical amount;
E.
encourage conservation and prevent water waste in landscaping; and
F.
establish water use standards for landscaping that are as effective at conserving water as the standards included in the California Model Water Efficient Land Use Ordinance (MWELO), contained in the California Code Regulations, Title 23, Chapter 2.7.
(Ord. 5072 § 32, 2018)
§ 17.195.020 Definitions.
The definitions listed below shall be used when interpreting and implementing the requirements of this chapter. Refer to the El Cajon Landscape Design Manual for a more comprehensive list of definitions, including technical landscaping terminology.
means an area that is dedicated to active play, where turf provides a playing surface. Examples of active recreation areas include golf courses, sports fields, parks and tot-lots.
means a person who seeks or receives approval of a discretionary land use permit or building permit, or Landscape Documentation Package.
mean a set of reproducible drawings which show significant changes in the work made during construction and which are usually based on drawings marked up in the field and other data furnished by the contractor.
means timing device used to remotely control valves that operate an irrigation system. Automatic irrigation controllers are able to self-adjust and schedule irrigation events using either evapotranspiration (weather-based) or soil moisture data.
means a certificate authorizing construction activity that is subject to the provisions of local, state, and federal regulations and codes applicable to building and construction activities.
means the document required under section 17.195.330.
means a valve located under a sprinkler head, or other location in the irrigation system, to hold water in the system to prevent drainage from sprinkler heads when the sprinkler is off.
means the number (0.62) that converts acre-inches per acre per year to gallons per square foot per year.
means a person who seeks or receives permits for or who undertakes land development activities. Developer includes a developer's partner, associate, employee, consultant, trustee or agent.
means any land use permit requiring the staff, planning commission or city council to exercise judgment prior to its approval, conditional approval or denial.
means the point at which plants in the landscape have developed significant root growth into the soil. Typically, most plants are established after one or two years of growth.
means the estimated total water use in gallons per year for a landscaped area.
means a factor that when applied to reference ETo, adjusts for plant water requirements and irrigation efficiency, two major influences on the amount of water that is required for a healthy landscape. For purposes of this ordinance, the ETAF for residential projects shall be 0.55, and ETAF for non-residential projects shall be 0.45.
means the quantity of water evaporated from adjacent soil and other surfaces and transpired by plants during a specified time period.
means a soil condition that is easily crumbled or loosely compacted down to a minimum depth per planting material requirements, whereby the root structure of newly planted material will be allowed to spread unimpeded.
means any minor importation, excavation, movement, loosening or compaction of soil or rock that does not require a grading and drainage plan per the requirements of El Cajon Municipal Code, section 15.64.020.
means the plan required by El Cajon Municipal Code, section 15.64.020.
means any durable surface material, pervious or non-pervious, located within and around the landscape area.
means landscaping installed either by a private individual for a single-family residence or installed by a landscaping contractor hired by a homeowner.
means a portion of the landscape area having plants with similar water needs. A hydrozone may be irrigated.
means species of plants not historically found in California that spread outside cultivated areas and may damage environmental or economic resources.
means the measurement of the amount of water beneficially used divided by the water applied. Irrigation efficiency is derived from measurements and estimates of irrigation system characteristics and management practices. For purposes of this ordinance, IE shall be 0.81 for microspray emitters, bubblers, and drip lines. Irrigation efficiency shall be 0.75 for overhead spray irrigation.
means a person who holds a license to practice landscape architecture by the state of California Business and Professions Code.
means an area with outdoor plants, turf and other vegetation. A landscaped area includes a water feature either in an area with vegetation or that stands alone. A landscaped area may also include design features adjacent to an area with vegetation when allowed under section 17.195.320. A landscaped area does not include the footprint of a building, decks, patio, sidewalk, driveway, parking lot or other hardscape that does not meet the criteria in section 17.195.320. A landscaped area also does not include an area without irrigation designated for non-development such as designated open space or area with existing native vegetation.
means a person licensed by the state of California to construct, maintain, repair, install, or subcontract the development of landscape systems.
means the document prepared by staff to provide guidance for implementing the requirements of this chapter.
means the permit application and additional items listed under section 17.195.240.
means the plan required by section 17.195.280. A landscape grading plan is NOT considered a grading and drainage plan as required by El Cajon Municipal Code, section 15.64.020.
means a licensed landscape architect, a licensed architect, or a licensed civil engineer that is listed in a Landscape Documentation Package and Certificate of Completion as the person responsible for ensuring that a landscape project was developed and is operating as approved. For homeowner installed landscaping at single-family residences only, this definition also includes a California licensed landscape contractor if, and only if, the licensed landscape contractor has a signed agreement to install the landscape project.
means a sprinkler head or other irrigation device that continues to emit water after the water to the zone in which the device is located has shut off.
means the application of irrigation water at low pressure through a system of tubing or lateral lines and low volume emitters such as drip lines or bubblers.
means any activity that requires a grading and drainage plan per the requirements of El Cajon Municipal Code, section 15.64.020.
means the maximum allowed annual water use for a specific landscaped area based on the landscape area, the ETAF and the reference evapotranspiration rate (ETo).
means an organic material such as leaves, bark, straw or inorganic mineral materials such as rocks, gravel or decomposed granite left loose and applied to the soil surface to reduce evaporation, suppress weeds, moderate soil temperature or prevent soil erosion.
means the water from irrigation that is delivered outside an area targeted for the irrigation and makes contact with a surface not intended to be irrigated.
means a landscaped recreational area where turf is present but does not provide an active playing surface. Examples of passive recreation areas include picnic areas, and areas dedicated for outdoor relaxation and meditation.
means any surface or material that allows the passage of water through the material and into underlying soil.
is a factor, when multiplied by ETo, estimates the amount of water needed by plants. For purposes of this ordinance, the plant factor range for very low water use plants is 0 to 0.1, the plant factor range for low water use plants is 0.1 to 0.3, the plant factor range for moderate water use plants is 0.4 to 0.6, and the plant factor range for high water use plants is 0.7 to 1.0. These plant factors are derived from the Department of Water Resources publication "Water Use Classification of Landscape Species.”
means wastewater that has been treated at the highest level required by the California Department of Health Services for water not intended for human consumption. "Tertiary treated recycled water," means water that has been through three levels of treatment including filtration and disinfection.
means a standardized measurement of environmental parameters that affect the water use of plants. ETo is given in inches per day, month, or year and is an estimate of the ETo of a large field of four-inches to seven-inches tall, cool season turf that is well watered. Reference ETo is used as the basis of determining the maximum applied water allowance so that regional differences in climate can be accommodated.
means any re-landscaping project that is required by a building permit or site development plan or discretionary permit.
means water that is not absorbed by the soil or landscape to which it is applied and flows from the landscaped area.
means an area of the landscape dedicated to edible plants, an area irrigated with recycled water, or an area dedicated as turf area within a park, sports field or golf course where turf provides a passive or active recreational surface.
means an irrigation device with a delivery line and water emitters installed below the soil surface that slowly and frequently emit small amounts of water into the soil to irrigate plant roots.
means a portion of a landscaped area that is adjacent to a natural or undisturbed area and is designated to ensure that the natural area remains unaffected by plantings and irrigation installed on the property.
means a groundcover surface of mowed grass.
means complete sets of landscaping plans that depict landscaping improvements that are applicable to multiple and identical landscape areas within multi-unit residential developments
means a design element where open water performs an aesthetic or recreational function. A water feature includes a pond, lake, waterfall, fountain, artificial streams, spa and swimming pool. Constructed wetlands used for on-site wastewater treatment or storm water best management practices are not water features.
means the Helix Water District or the Padre Dam Municipal Water District as applicable.
means Water Use Classification of Landscape Species, and refers to the most current version of the California Department of Water Resources publication of the same name.
(Ord. 5072 § 32, 2018)
§ 17.195.030 Applicability.
A.
The requirements in this chapter to provide landscaping improvements and maintain those improvements shall apply to all areas of the city. However, the following types of projects, shall be subject to the additional permitting and water conservation requirements contained in this chapter for landscape documentation packages:
1.
Any project that requires a building permit or discretionary permit and which includes the installation of 500 square feet or more of new irrigated landscaping.
2.
Any project that requires a building permit or discretionary permit and includes the rehabilitation of 2,500 square feet or more of irrigated landscaping.
3.
A cemetery under the limited requirements listed in section 17.195.170.
B.
The landscape documentation package requirements described in this chapter shall not apply to the following types of projects:
(Ord. 5072 § 32, 2018)
§ 17.195.040 Landscape approval and installation.
No person shall install or modify landscaping for a project subject to the permit requirements of this title without first obtaining the review and approval of landscape plans by the planning division. A person constructing a project or establishing a use subject to the permit requirements of this title shall obtain approval for the landscape project as follows:
A.
A person applying for a building permit, site development plan, or a discretionary permit meeting or exceeding the thresholds described in section 17.195.030A above, other than a cemetery:
1.
Shall submit a landscape and irrigation plan as part of the project application. The landscape and irrigation plan shall indicate the site features, the proposed planting areas, the proposed method of irrigation and the other proposed elements of the landscaping, including areas of turf, water features and hardscape areas.
2.
Shall obtain approval of a Landscape Documentation Package prior to the issuance of building permits for each project segment or phase that requires the installation or rehabilitation of irrigated landscaping.
3.
Shall obtain director approval of the Certificate of Completion prior to obtaining certificates of occupancy for the proposed development and prior to the establishment of the proposed use.
4.
May use "typical" plans for developer-installed landscaping at individual units in a multi-unit residential development.
B.
A person applying for a building permit, site development plan, or a discretionary permit associated with a project that does not meet or exceed the thresholds described in section 17.195.030 above:
1.
Shall submit a landscape concept plan as part of the project application. At a minimum, the concept plan shall indicate the site features, the proposed planting areas, the proposed method of irrigation and the other proposed elements of the landscaping, including areas of turf, water features and hardscape areas.
2.
Shall obtain approval of the required landscaping as part of the building permit process and prior to the issuance of building permits for each project segment or phase that requires the installation or rehabilitation of landscaping.
3.
Shall install the required landscaping prior to obtaining certificates of occupancy or establishing the proposed use.
(Ord. 5072 § 32, 2018)
§ 17.195.050 Administration and landscape design manual.
The director shall administer and enforce this chapter. Moreover, the director shall create and maintain a Landscape Design Manual to provide guidance to applicants regarding compliance with landscaping requirements. In addition to providing contact information and links to a variety of helpful landscaping resources, the Landscape Design Manual shall include the reference evapotranspiration rate for El Cajon, all forms and tables required for the submittal of a Landscape Documentation Package and Certificate of Completion, and sample calculations demonstrating how to calculate the maximum applied water allowance and estimated total water use for a landscaping project. The landscape design manual shall also include a list of drought tolerant plants that are appropriate for Southern California inland valleys such as El Cajon.
(Ord. 4950 § 3, 2010)
§ 17.195.060 Basic landscape design elements.
The following basic elements shall be considered in the design of all landscaping required by this title:
A.
Soil type and soil stability;
B.
Erosion control;
C.
Topography;
D.
Water conservation;
E.
Solar access and shading;
F.
Pedestrian and vehicular sight distance;
G.
Maintaining aesthetic views and screening less desirable views.
(Ord. 4950 § 3, 2010)
§ 17.195.070 Preparation of landscape and irrigation plans.
Except as specifically noted elsewhere in this chapter, the planting and irrigation plans for all landscaping improvements required by this title shall be prepared by a California-licensed landscape architect, civil engineer, architect or landscape contractor. At a minimum, the plans shall include the information listed below. Plans that are required in association with a Landscape Documentation Package and Certificate of Completion have additional requirements as noted in this chapter.
A.
A plant legend identifying the type of plant materials to be used and stating both the botanical and common names.
B.
Size, quantity and location of all proposed plants.
C.
Identification of species included in lawn and hydroseed mixtures.
D.
Location and identification of existing trees and indication of which trees are to be retained, removed or relocated.
E.
Location and specifications for irrigation systems.
F.
Name, address, and phone number of person preparing the landscape and irrigation plans.
(Ord. 5072 § 32, 2018)
§ 17.195.080 Contents of required landscape areas.
Except as noted elsewhere in this title all required landscaped areas shall contain a mixture of trees, shrubs and ground cover. Trees shall be at least 15 gallon size, and shrubs shall be at least five gallon size. Non-living ground cover such as decorative crushed rock or mulch may cover up to 50 percent of any single planter bed, excepting that in parkway planting areas (the area between the sidewalk and the street) decorative paving may cover the entire area, exclusive of any required tree wells. Except as noted elsewhere in this title, decorative hardscape materials, rock groupings, and water features such as swimming pools, spas, fountains, waterfalls, and birdbaths may also be included in landscaped areas subject to the water conservation requirements of this chapter. Existing perennial vegetation and natural rock outcroppings may be used to satisfy landscaped area requirements, if approved by the director of community development. Artificial plants shall not be used in any required landscaped area, except that high quality artificial turf may be used in-lieu of other allowed ground covers in meeting the overall landscape requirement, but not more than 50 percent of any single planter bed.
(Ord. 5142, 5/28/2024)
§ 17.195.090 Irrigation system required.
Except as noted elsewhere in this chapter, all required landscaped areas shall include a permanent underground irrigation system. The irrigation system shall include an automatic irrigation controller. In planters with interior dimensions of four feet wide or less, drip irrigation or similar irrigation technologies that minimizes water usage shall be required. Irrigation is not required for areas covered with artificial turf.
(Ord. 5072 § 32, 2018)
§ 17.195.100 Minimum landscape area requirements.
A.
All commercial, industrial, and institutional developments shall provide landscaping as follows:
1.
All required exterior yards shall include landscaping, exclusive of the driveways.
2.
An additional 10 square feet of landscaping shall be provided for each parking space at the site and include one shade tree per five parking spaces in the surface parking lot. Such landscaping shall be evenly distributed throughout the parking area and shall include tree wells and planter boxes in order to provide adequate shade over paved areas.
3.
A permanent underground irrigation system with an automatic irrigation controller shall be provided.
C.
Landscaping at single-family homes, duplex developments, and at residential properties in the RM-6000 zone that are not part of a planned residential development or planned unit development, shall provide landscaping as follows:
1.
At least 50 percent of required exterior yard areas shall contain landscaping consisting of living plants or a combination of living plants and decorative rock. Pavement and hardscape, whether decorative or not, shall not be used to satisfy this requirement.
2.
Trees shall be planted in required exterior yards at a minimum ratio of one tree per each 600-square feet of required exterior yard area, or fraction thereof.
3.
A permanent method of irrigation shall be provided either in the form of an underground irrigation system to be located in front of the main building on the lot.
D.
Landscaping for multiple unit residential projects in the RM-4300, RM-2500, RM-2200, RM-1450, and RM-HR zones, that are not a part of a planned residential development or planned unit development shall satisfy the following criteria:
1.
All required exterior yard areas shall contain landscaping consisting of living plants or a combination of living plants and decorative ground cover such as decorative rock or bark.
2.
Trees shall be planted in required exterior yards at a ratio of one tree per each 200 square feet of required exterior yard area, or fraction thereof.
E.
All landscaped areas required by this title, including planter boxes and tree wells, shall have minimum interior dimensions of four feet in width, and length, or diameter.
(Ord. 5072 § 32, 2018; Ord. 5142, 5/28/2024)
§ 17.195.110 General maintenance requirements.
All required landscaped areas shall satisfy the following maintenance requirements.
A.
All plant material in required landscaped areas shall be sufficiently watered and periodically fertilized to establish and maintain healthy growth.
B.
All landscaped areas shall be maintained in a neat, litter and weed free condition and all plants shall be pruned and trimmed as necessary.
C.
Upon notification by the planning division, all plant materials that have died or have failed to show healthy growth shall be replaced by plants of the same or similar species. Replacement by more drought resistant plants may also be approved.
D.
Maintenance shall include regular inspection, adjustment, repair and replacement of the irrigation system, including making seasonal changes to the irrigation controller.
(Ord. 5072 § 32, 2018)
§ 17.195.120 Trees in narrow planters and adjacent to the public right-of-way.
Trees in landscaped areas that are four feet or less in width (inside dimension) shall not be larger than the five-gallon size. Trees planted in the public right-of-way, or within four feet of the public right-of-way, shall include root-control barriers to prevent roots from damaging the sidewalk or public street.
(Ord. 4950 § 3, 2010)
§ 17.195.130 Landscaping adjacent to parking areas, streets, and driveways.
All landscape areas that adjoin parking spaces, driveways, vehicular circulation areas, or the public right-of-way shall be protected from encroachment by vehicles in a manner that also complies with storm water regulations, which require storm water to be discharged to landscaped areas in order to reduce or eliminate the discharge of pollutants. The method of protection shall be determined by the director of public works or his or her designee. The approved method may include six-inch high curb segments, wheel stops, decorative rock bands, or other methods determined to be acceptable by the director of public works.
(Ord. 5072 § 32, 2018)
§ 17.195.140 Storm water requirements.
Pervious landscaped areas may be required to accept storm water runoff from impervious areas and function as storm water treatment facilities. In such instances, the site design shall facilitate the drainage of runoff to the landscaped areas, prior to conveyance to the public right-of-way.
(Ord. 4950 § 3, 2010)
§ 17.195.150 Turf regulations.
The following regulations shall apply to the use of turf grass:
B.
Turf shall not be allowed in medians or in parking lot islands.
C.
Ball fields, parks, golf courses, cemeteries and other similar uses shall be designed to limit turf in any portion of a landscaped area not essential for the operation of the facility.
D.
No turf shall be allowed in a landscaped area that cannot be efficiently irrigated without creating runoff or overspray.
E.
Non-residential landscape projects subject to the requirements of this title shall limit turf areas to no more than 25 percent of the total landscaped area. This provision shall not apply to sports fields, parks, golf courses, and cemeteries.
(Ord. 5072 § 32, 2018)
§ 17.195.160 Landscaping on slopes created by grading.
Landscaping requirements for slopes created by grading are as follows:
A.
In order to prevent the raveling and erosion of the ground surface subsequent to the construction of manmade slopes and to serve as a fire-retardant, adequate slope planting shall be required on all constructed slopes with a gradient steeper than six horizontal to one vertical (6:1), and a height in excess of three feet measured vertically. Such slope planting shall consist of deep-rooting grasses, ground cover and shrubs, and on slopes of 10 feet or more in vertical height, a minimum of one tree for every 600 square feet of the total slope area. Trees shall be a five-gallon size and shall be spaced a minimum of 30 feet apart. Shrubbery shall be a minimum one-gallon size and shall have a minimum separation of one times the mature width. Plant size and planting pattern may be varied upon the recommendation of a landscape architect.
B.
An adequate irrigation system shall be required for all slope planting. Such system shall consist of a permanent watering system operative on an individual lot basis and capable of providing uniform water coverage on all plantings. Single-service meters may be used for common slope areas that will be maintained by a homeowners' association or similar private maintenance organization, and for slopes less than six feet in vertical height hose bibs located within 50 feet of the slope may be used.
C.
All slope planting and irrigation systems shall be complete and operative on an individual lot basis before final inspection of the lot by the Building Division.
D.
The land developer shall have the responsibility of satisfactorily maintaining such slope planting until the properties within the development are occupied. A performance bond may be required by the planning commission in order to assure that all planting will be maintained and replaced if necessary.
E.
All constructed slopes that are not part of a lot that is to be occupied and built upon shall also be planted and maintained to the satisfaction of the director of community development.
F.
A landscaping plan or landscape documentation package and certificate of completion prepared in accordance with the provisions of this chapter and clearly indicating and identifying slope plantings and supportive irrigation system shall be required prior to the acceptance of a final map or development plan.
G.
The retention of natural features such as rock outcroppings and substantial native vegetation and their incorporation into landscaping schemes are strongly encouraged. The approval of any proposal for development may be conditioned upon the retention of certain natural features of the site.
(Ord. 5072 § 32, 2018)
§ 17.195.170 Cemeteries.
A person submitting an application proposing to establish a cemetery shall include the following:
A.
A landscape concept plan, as described in Section 17.195.040.
B.
A water efficient landscape worksheet that calculates the maximum applied water allowance for the project as described in Section 17.195.270.
C.
A landscape maintenance schedule as described in Section 17.195.340.
(Ord. 4950 § 3, 2010)
§ 17.195.180 Model homes.
If a residential project has a model home or homes that include landscaping, then the landscaping shall be designed and installed to meet the water efficiency criteria established in this chapter and shall include a sign in the front yard of the model home that is visible and readable from the roadway that the home faces, and that states in capital black lettering at least two inches high on a white sign, "THIS MODEL HOME USES WATER EFFICIENT LANDSCAPING AND IRRIGATION."
Furthermore, a person who obtains a permit to construct a single-family residential development that contains a model home or homes shall provide a water efficient landscaping brochure, or pamphlet to each group of adults visiting the model home. At a minimum, such a brochure or pamphlet shall include information describing the water efficient features of the landscaping and a statement and contact information encouraging prospective home buyers to contact the applicable water purveyor and the planning division staff for additional information regarding water efficiency in landscaping.
(Ord. 4950 § 3, 2010)
§ 17.195.190 Recycled water.
A.
A person who obtains a permit for a project that is subject to this chapter shall use recycled water for irrigation if recycled water is available in the street in front of their property from the water purveyor who supplies water to the property.
B.
A person using recycled water shall install a dual distribution system for water received from a public water purveyor. Pipes carrying recycled water shall be purple.
C.
A person who uses recycled water under this section shall be entitled to an ETAF of 1.0.
D.
This section does not excuse a person using recycled water from complying with all State and local laws and regulations related to recycled water use.
(Ord. 4950 § 3, 2010)
§ 17.195.200 Preventing water waste.
A.
Property owners shall prevent water waste resulting from inefficient or improperly maintained landscape irrigation on their property. In order to ensure that water is not wasted, the director may require water audits and may penalize property owners for water waste such as runoff leaving the target landscape due to low head drainage, overspray, or other similar conditions where water flows onto adjacent property, non-irrigated areas, walks, roadways, parking lots, or structures. Penalties for water waste resulting from inefficient landscaping may be imposed in the form of monetary fines, the amount of which shall be determined by the city council based upon the magnitude, duration and/or frequency of the ordinance violation.
C.
Except as noted elsewhere in this title, the following water saving techniques shall be incorporated in all required landscape areas:
1.
Provide drought tolerant plant material and minimize turf areas.
2.
Group plants with similar water needs into hydrozones, and provide a separate irrigation circuit for each hydrozone in the landscaped area.
3.
Mulch root area with a 2-inch layer of bark, sawdust, leaf mold or gravel to help soil retain moisture.
4.
Make earthen catch basins around shrubs and small trees for bubbler or emitter control.
5.
Early morning watering avoids excessive evaporation. Evening watering is only second best because fungus disease has all night to attack moist foliage. Follow recommended irrigation schedule on landscape plan or that established by the appropriate water agency.
6.
Raise the height of the lawnmower. Lawns cut too short expose roots to drying sun and increase water evaporation from soil. Follow recommendation of landscape architect or landscape contractor.
7.
Use drip irrigation or any system that will minimize evaporation and increase the effectiveness of the application of water.
8.
Use drip irrigation or any system that will minimize evaporation and increase the effectiveness of the application of water.
9.
Over watering or interference with rapid surface drainage should be avoided in the west rim of the El Cajon Valley (Fletcher Hills) because the area has highly expansive soils and is prone to landslides.
(Ord. 4950 § 3, 2010)
§ 17.195.210 Public education.
Education is a critical component to promote the efficient use of water in landscapes. The use of appropriate principles of design, installation, management and maintenance that save water is encouraged in the community. Developers of new residential subdivisions shall provide information to buyers of new, single-family residential homes regarding the design, installation, management, and maintenance of water efficient landscapes. Moreover, the city shall make information available to the public regarding the design, installation, management, and maintenance of water efficient landscapes.
(Ord. 4950 § 3, 2010)
§ 17.195.220 Water District requirements.
All landscape projects subject to the requirements of this chapter shall comply with the regulations and policies of the applicable water district. This includes but is not limited to requirements for: water efficient irrigation technology, low water use plants, dedicated irrigation water meters, and "smart" or weather-based irrigation controllers.
(Ord. 4984 § 72, 2013)
§ 17.195.230 Water emergencies.
Upon a majority vote of the city council declaring a water emergency, all or portions of the landscaping required by this title may be deferred until a later date, provided a suitable guarantee in a reasonable amount is posted with the city to cover the eventual installation of the landscaping. This deferral of installation shall not extend to any landscaping area that is being installed for purposes of erosion control or fire protection. Alternatively, if a water emergency is declared by the city council, the council may require approval of a landscape documentation package and certificate of completion for any required landscape project regardless of the size of the required landscape area or the type of development proposed. If a landscape documentation package is required, all applicable restrictions and requirements listed in this chapter shall apply, including the establishment of a water budget for the project (MAWA).
(Ord. 4950 § 3, 2010)
§ 17.195.240 Landscape documentation package.
A.
Building permit applications for projects described in Section 17.195.030 shall include a Landscape Documentation Package that complies with the provisions of this chapter and with the Landscape Design Manual.
B.
For projects described above in Section 17.195.030, which require landscaping improvements but which do not require approval of a building permit, the applicant or property owner shall submit a Landscape Documentation Package to the planning division that complies with the provisions of this chapter and with the Landscape Design Manual. The Landscape Documentation Package and Certificate of Completion shall be approved by the director prior to the establishment of any use authorized by a discretionary permit and subject to the requirements of this chapter.
C.
An applicant for a project establishing a cemetery is not required to submit a Landscape Documentation Package, but shall comply with Section 17.195.170.
D.
The Landscape Documentation Package shall contain the following items:
1.
An application form including the name and contact information of the property owner, the property owner's agent, and the professional of record for the landscape project.
2.
A soil management report and plan that complies with Section 17.195.250, and that analyzes the soil within each landscaped area of the project and makes recommendations regarding soil additives.
3.
Planting and irrigation plans that comply with Section 17.195.260, and that describe the landscaping and irrigation for the project.
4.
A water efficient landscape worksheet that complies with Section 17.195.270, and that calculates the maximum applied water allowance and the estimated total water use for the project.
5.
A landscape grading plan that complies with Section 17.195.280, and that describes the grading of the project. If the project applicant has submitted a grading and drainage plan with the application for the project, the director may accept that grading and drainage plan in lieu of the landscape grading plan required by this subsection if the grading and drainage plan complies with the requirements of Section 17.195.280.
(Ord. 4950 § 3, 2010)
§ 17.195.250 Soil management report.
A.
The soil management report required for a Landscape Documentation Package shall be prepared by a licensed landscape architect, licensed civil engineer, licensed architect or other landscape professional licensed by the state to prepare soil management reports. The soil management report shall contain an analysis of the soil for the proposed landscaped areas of the project including information about the soil texture, soil infiltration rate, pH, total soluble salts, sodium, percent organic matter. The soil management report shall also contain recommendations about soil amendments that may be necessary to foster plant growth and plant survival in the landscaped area using efficient irrigation techniques.
B.
When a project involves mass grading of a site, the applicant shall submit the soil management report with the Certificate of Completion package required by Section 17.195.330, rather than submitting it with the Landscape Documentation Package.
C.
The soil management report shall include the following information regarding proposed soil amendments and mulch:
1.
The report shall identify any soil amendments and their type and quantity.
2.
The report shall identify the type and amount of mulch for each area where mulch is applied. Mulch shall be used as follows:
a.
A minimum two-inch layer of mulch shall be applied on all exposed soil surfaces in each landscaped area except in turf areas, creeping or rooting ground covers or direct seeding applications where mulch is contraindicated.
b.
Stabilizing mulch shall be applied on slopes.
c.
Highly flammable mulch material shall not be used.
(Ord. 4950 § 3, 2010)
§ 17.195.260 Planting and irrigation plans for a landscape documentation package.
A.
The planting and irrigation plans required as part of the Landscape Documentation Package shall be prepared by a licensed landscape architect, licensed civil engineer, licensed architect or other landscape professional licensed by the state to prepare planting and irrigation plans. The plans shall:
1.
Include the maximum applied water allowance for the proposed landscaping, including the calculations used to determine the maximum applied water allowance. The calculations shall be based on the formula in section 17.195.300.
2.
Include the estimated total water use for the proposed landscaping, including the calculations used to determine the estimated total water use. The calculations shall be based on the formula in section 17.195.310.
3.
Include a statement signed under penalty of perjury by the person who prepared the plans that provides, "I am familiar with the requirements for landscape and irrigation plans contained in Chapter 17.195 of the El Cajon Municipal Code. I have prepared these plans in compliance with those regulations and the El Cajon Landscape Design Manual. I certify that the plans implement those regulations to provide efficient use of water."
5.
Address fire safety issues and demonstrate compliance with applicable requirements for defensible space around buildings and structures and shall avoid the use of fire prone vegetation in designated fire hazard areas.
B.
The planting plans shall meet the following requirements:
1.
The plans shall identify by common and botanical name, any existing vegetation that will be retained as part of the new or rehabilitated landscape area.
2.
The plans shall include a legend listing all vegetation by common and botanical name that will be added to each landscaped area. No invasive plant species shall be added to a landscaped area. The plans shall list the total quantities by container size and species. If the applicant intends to plant seeds, the plans shall describe the seed mixes and applicable purity and germination specifications.
3.
The plans shall be accompanied by drawings showing the specific location of all vegetation, retained or planted, the plant spacing and plant size, natural features, water features, and hardscape areas.
4.
All plants shall be grouped in hydrozones and the irrigation shall be designed to deliver water to hydrozones based on the moisture requirements of the plant grouping. A hydrozone may mix plants of moderate and low water use or mix plants of high water use with plants of moderate water use. No high water use plants shall be allowed in a low water use hydrozone. A high water use hydrozone may, however, provide for some low water use plants if the low water use plants are of a type that are likely to thrive and flourish with the additional water. The plan shall also demonstrate how the plant groupings accomplish the most efficient use of water.
5.
The plans shall identify areas permanently and solely dedicated to edible plants.
6.
The plans shall include a detailed description of each water feature that will be included in the landscaped area.
7.
The plans shall demonstrate that landscaping when installed and at maturity will be positioned to avoid obstructing motorists' views of pedestrian crossings, driveways, roadways and other vehicular travel ways. If the landscaping will require maintenance to avoid obstructing motorist's views, the plans shall describe the maintenance and the frequency of the proposed maintenance.
8.
The plans shall avoid the use of landscaping with known surface root problems adjacent to a paved area, unless the plan provides for installation of root control barriers or other appropriate devices to control surface roots.
9.
Plants in a transitional area shall consist of a combination of site adaptive and compatible native and/or non-native species. No invasive species shall be introduced or maintained in a transitional area. The irrigation in a transitional area shall be designed so that no overspray or runoff shall enter an adjacent area that is not irrigated.
10.
On a project other than a single-family residence, the plan shall identify passive and active recreational areas.
11.
The plans shall indicate adequate soil volume for healthy plant growth.
C.
The irrigation plans shall meet the following requirements:
1.
The plans shall show the location, type and size of all components of the irrigation system that will provide water to the landscaped areas, including the controller, water lines, valves, sprinkler heads, bubblers, emitters, moisture sensing devices, rain switches, quick couplers, pressure regulators, and backflow prevention devices.
2.
The plans shall identify the static water pressure at the point of connection to the public water supply and the flow rate in gallons, the application rate in inches per hour and the design operating pressure in pressure per square inch for each station.
3.
The irrigation system shall be designed to prevent runoff, overspray, low-head drainage and other similar conditions where irrigation water flows or sprays onto areas not intended for irrigation. The plans shall also demonstrate how grading and drainage techniques promote healthy plant growth and prevent erosion and runoff.
4.
The plans shall identify each area irrigated with recycled water.
5.
The plans shall provide that any slope greater than 25 percent will be irrigated with an irrigation system with a precipitation rate of 0.75 inches per hour or less to prevent runoff and erosion. As used in this chapter, 25 percent grade means one foot of vertical elevation change for every four feet of horizontal length. An applicant may employ an alternative design if the plans demonstrate that no runoff or erosion will occur.
6.
The plans shall provide that all wiring and piping under a paved area that a vehicle may use, such as a parking area, driveway or roadway, will be installed inside a PVC conduit.
7.
The plans shall provide that irrigation piping and irrigation devices that deliver water, such as sprinkler heads, shall be installed below grade if they are within 24 inches of a vehicle or pedestrian use area. The director may allow on-grade piping where landform constraints make below grade piping infeasible.
8.
The plans shall provide that only low volume or subsurface irrigation shall be used to irrigate any vegetation within 24 inches of an impermeable surface unless the adjacent impermeable surfaces are designed and constructed to cause water to drain entirely into a landscaped area.
9.
The irrigation system shall provide for the installation of a manual shutoff valve as close as possible to the water supply. Additional manual shutoff valves shall be installed between each zone of the irrigation system and the water supply.
10.
The irrigation system shall provide that irrigation for any landscaped area will be regulated by an automatic irrigation controller.
11.
The irrigation system shall be designed with a landscape irrigation efficiency necessary to meet the maximum applied water allowance.
12.
The plans shall describe each automatic irrigation controller the system uses to regulate the irrigation schedule and whether it is a weather based system or moisture detection system. The plans shall depict the location of electrical service for the automatic irrigation controller or describe the use of batteries or solar power that will power valves or a smart controller.
(Ord. 5072 § 32, 2018)
§ 17.195.270 Water efficient landscape worksheet.
The water efficient landscape worksheet shall be prepared by a licensed landscape architect, licensed civil engineer, licensed architect, or other landscape professional licensed by the state to prepare water efficient landscape worksheets, and shall be subject to the following requirements:
A.
A calculation for the Maximum Applied Water Allowance shall be provided as described in section 17.195.300.
B.
A Hydrozone Information Table shall be completed that lists each hydrozone in the project landscape area. The table shall include the following information:
1.
The plant factor for each hydrozone shall be provided. Plant factors listed shall be from WUCOLS. The plant factor shall be 0.10 for very low water use plants, 0.30 for low water use plants, 0.50 for moderate water use plants and 0.80 for high water use plants. A landscape plan that mixes plants with different plant factors in the same hydrozone shall use the plant factor for the highest water using plant in that hydrozone.
2.
The irrigation method and irrigation efficiency for each hydrozone shall be provided. Irrigation efficiency shall be .81 for micro-spray emitters, bubblers, and drip lines. Irrigation efficiency shall be .75 for overhead spray devices.
3.
The area of each hydrozone shall be provided. Areas shall be expressed in square feet.
4.
The percentage of the total landscaped for each hydrozone shall be provided.
5.
Each special landscaped area shall be identified on the worksheet and the area's water use calculated using a modified ETAF of 1.0.
6.
Temporarily irrigated areas shall be identified and shall be listed as low water use hydrozones. "Temporarily irrigated" as used in this chapter means that the plants will only be irrigated until they become established.
7.
All water features, including swimming pools and spas, shall be listed in the table as high water use hydrozones.
C.
A calculation for the Estimated Total Water Use shall be provided. The formula for calculating Estimated Total Water Use is based upon the formula provided in section 17.195.310.
(Ord. 5072 § 32, 2018)
§ 17.195.280 Landscape grading plan.
The landscape grading plan shall be prepared by a California licensed civil engineer, licensed landscape architect, licensed architect, or other landscape professional licensed by the state to prepare landscape grading plans, and shall comply with following requirements:
A.
The grading on the project site shall be designed for the efficient use of water by minimizing soil erosion, runoff and water waste, resulting from precipitation and irrigation.
B.
The plan shall show the finished configurations and elevations of each landscaped area including the height of graded slopes, the drainage pattern, pad elevations, finish grade and any storm water retention improvements.
C.
The landscape grading plan does not meet the requirements for a grading and drainage plan as required by El Cajon Municipal Code, Section 15.64.020. However, a grading and drainage plan, which must be prepared by a California licensed civil engineer, may include a landscape grading plan as a component.
(Ord. 4950 § 3, 2010)
§ 17.195.290 Irrigation schedule.
The irrigation schedule shall be prepared by a licensed landscape architect, licensed civil engineer, licensed architect, or other landscape professional licensed by the state to prepare irrigation schedules, and shall provide the following information:
A.
A description of the automatic irrigation system that will be used for the project.
B.
The ETo data relied on to develop the irrigation schedule, including the source of the data.
C.
The time period when overhead irrigation will be scheduled and confirm that no overhead irrigation shall be used between 10:00 a.m. and 6:00 p.m.
E.
The consideration used for each station for the following factors:
1.
The days between irrigation.
2.
Station run time in minutes for each irrigation event, designed to avoid runoff.
3.
Number of cycle starts required for each irrigation event, designed to avoid runoff.
4.
Amount of water to be applied on a monthly basis.
5.
The root depth setting.
6.
The plant type setting.
7.
The soil type.
8.
The slope factor.
9.
The shade factor.
(Ord. 4950 § 3, 2010)
§ 17.195.300 Maximum applied water allowance (MAWA).
A.
A landscape project subject to this chapter shall not exceed the maximum applied water allowance. The maximum applied water allowance for a landscape project shall be determined by the following calculation:
MAWA = (ETo)(0.62)[0.7 x LA + 0.3 x SLA]
B.
The abbreviations used in the maximum applied water allowance equation have the following meanings:
1.
MAWA = Maximum Applied Water Allowance in gallons per year.
2.
ETo = Evapotranspiration in inches per year.
3.
0.62 = Conversion factor to gallons per square foot.
4.
0.7= ET adjustment factor for plant factors and irrigation efficiency (ETAF).
5.
LA = Landscaped area includes special landscaped area in square feet.
6.
0.3 = the additional ET adjustment factor for a special landscaped area (1.0 - 0.7 = 0.3)
7.
SLA = Portion of the landscaped area identified as a special landscaped area in square feet.
(Ord. 5072 § 32, 2018)
§ 17.195.310 Estimated total water use (ETWU).
A.
An applicant for a project subject to this chapter shall calculate the estimated total water use for each landscaped area and the entire project using the following equation:
B.
The abbreviations used in the estimated total water use equation have the following meanings:
1.
ETWU = Estimated total water use in gallons per year.
2.
ETo = Evapotranspiration in inches per year.
3.
0.62 = Conversion factor to gallons per square foot.
4.
PF = Plant factor from WUCOLS.
5.
HA = Hydrozone Area in square feet. Each HA shall be classified based upon the data included in the landscape and irrigation plan as high, medium or low water use.
6.
IE = Irrigation Efficiency of the irrigation method used in the hydrozone.
7.
SLA = Special landscaped area in square feet.
C.
The estimated total water use for a proposed project shall not exceed the maximum applied water allowance.
(Ord. 4950 § 3, 2010)
§ 17.195.320 Adjustment to the landscape area (LA) for non-vegetated areas.
Rock and stone or pervious design features, such as decomposed granite ground cover that are adjacent to a vegetated area may be included in the calculation of the maximum applied water allowance and estimated total water use provided the features are integrated into the design of the landscape area and the primary purpose of the feature is decorative.
(Ord. 4950 § 3, 2010)
§ 17.195.330 Certificate of completion.
A.
Prior to the issuance of a certificate of occupancy a person obtaining approval of a Landscape Documentation Package shall submit a signed Certificate of Completion, under penalty of perjury.
B.
The certificate shall include a statement, signed by the landscape professional of record, verifying that the landscaping and irrigation were installed as authorized by the approved landscape and irrigation plans, all approved soil amendments were implemented, the installed irrigation system is functioning as designed and approved, the irrigation control system was properly programmed in accordance with the irrigation schedule, and the person operating the system has received all required maintenance and irrigation plans.
C.
Where there have been significant changes to the landscape plans during the installation of landscaping or irrigation devices or irrigation system components, the professional of record for the landscape design shall submit "as built" plans that show the changes.
D.
The Certificate of Completion shall include an irrigation schedule that complies with Section 17.195.290, and that describes the irrigation times and water usage for the project.
E.
The Certificate of Completion shall include a landscaping and irrigation system maintenance schedule that complies with Section 17.195.340.
F.
The Certificate of Completion shall include a soil management report that complies with Section 17.195.250, if the applicant did not submit the report with the Landscape Documentation Package.
(Ord. 4950 § 3, 2010)
§ 17.195.340 Maintenance schedule.
A.
As part of the Certificate of Completion, a maintenance schedule shall be prepared for the approved landscaping and irrigation system. After director approval of the Certificate of Completion, a copy of the maintenance schedule shall be provided to the property owner. The schedule shall provide for:
1.
routine inspection to guard against runoff and erosion and to detect plant or irrigation system failure;
2.
replacement of dead, dying and diseased vegetation;
3.
eradication of invasive species;
4.
repairing the irrigation system and its components;
5.
replenishing mulch;
6.
soil amendment when necessary to support and maintain healthy plant growth;
7.
fertilizing, pruning and weeding and maintaining turf areas;
8.
maintenance to avoid obstruction of motorists' view; and
9.
the schedule shall also identify who will be responsible for maintenance.
B.
After approval of a landscape documentation package and certificate of completion, the property owner is required to:
1.
Maintain and operate the landscaping and irrigation system on the property consistent with the maximum applied water allowance.
2.
Maintain the irrigation system to meet or exceed irrigation efficiency necessary to meet maximum applied water allowance.
3.
Replace broken or malfunctioning irrigation system components with components of the same materials and specifications, their equivalent or better.
4.
Ensure that when vegetation is replaced, replacement plantings are representative of the hydrozone in which the plants were removed and are typical of the water use requirements of the plants removed, provided that the replaced vegetation does not result in mixing high water use plants with low water use plants in the same hydrozone.
(Ord. 4950 § 3, 2010)
§ 17.195.350 Fees.
An applicant for a project subject to the requirements of this chapter shall include all fees established by the city council to cover the city's cost to review the Landscape Documentation Package, the Certificate of Completion, and the limited materials required for approval of landscaping at a cemetery.
(Ord. 4950 § 3, 2010)
§ 17.195.360 Enforcement.
The director shall administer and enforce the provisions of this chapter. The city council may delegate or enter into a contract with a local water purveyor or other qualified person to implement and administer any of the provisions of this chapter on behalf of the city. Penalties for water waste resulting from inefficient landscaping may be imposed in the form of monetary fines, the amount of which shall be determined by the city council based upon the magnitude, duration and/or frequency of the ordinance violation.
(Ord. 4950 § 3, 2010)