Union City City Zoning Code
CHAPTER 18
112 WATER EFFICIENT LANDSCAPE
§ 18.112.010 Purpose.
The purpose and intent of this chapter is to:
A.
Promote the values and benefits of landscaping practices that integrate and go beyond the conservation and efficient use of water;
B.
Establish a structure for planning, designing, installing, maintaining and managing water efficient landscapes in new construction and rehabilitated projects by encouraging the use of a watershed approach that requires cross-sector collaboration of industry, government and property owners to achieve the many benefits possible;
C.
Establish provisions for water management practices and water waste prevention for existing landscapes;
D.
Use water efficiently without waste by setting a maximum applied water allowance as an upper limit for water use and reduce water use to the lowest practical amount;
E.
Promote the benefits of consistent landscape ordinances with neighboring local and regional agencies;
F.
Encourage local agencies and water purveyors to use economic incentives that promote the efficient use of water, such as implementing a tiered-rate structure;
G.
Encourage local agencies to designate the necessary authority that implements and enforces the provisions of the Model Water Efficient Landscape Ordinance or its local landscape ordinance;
H.
Utilize Bay-Friendly Landscaping, a whole systems approach to the design, construction and maintenance of the landscape, to conserve water; and
I.
Adopt the Bay-Friendly Landscape Guidelines, Bay-Friendly Rated Scorecard and Bay-Friendly Gardening Guide, as they may be amended from time to time, as agency reference documents.
(Ord. 835-16 § 4, 2016)
§ 18.112.020 Applicability.
A.
After December 1, 2015, this chapter shall apply to all of the following landscape projects:
1.
New construction projects with an aggregate landscape area equal to or greater than 500 square feet requiring a building permit, landscape permit, site development review approval or administrative site development review approval;
2.
Rehabilitated landscape projects with an aggregate landscape area equal to or greater than 2,500 square feet requiring a building permit, landscape permit, site development review approval or administrative site development review approval;
3.
Existing landscapes limited to Sections 18.112.190 and 18.112.200; and
4.
Cemeteries. Recognizing the special landscape management needs of cemeteries, new rehabilitated cemeteries are limited to Sections 18.112.050, 18.112.120 and 18.112.130; and existing cemeteries are limited to Sections 18.112.190 and 18.112.200.
B.
Any project with an aggregate landscape area of 2,500 square feet or less may comply with the performance requirements of this chapter or conform to the prescriptive measures contained in Section 18.112.230.
C.
For projects using treated or untreated graywater or rainwater captured on site, any lot or parcel within the project that has less than 2,500 square feet of landscape and meets the lot or parcel's landscape water requirement (estimated total water use) entirely with treated or untreated graywater or through stored rainwater captured on site is subject only to Section 18.112.230(B)(5).
D.
This chapter does not apply to:
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.
Existing plant collections, as part of botanical gardens and arboretums open to the public.
(Ord. 835-16 § 4, 2016)
§ 18.112.030 Definitions.
For the purposes of this chapter, the following definitions shall apply:
means cover material other than earthen material placed on the surface of the active face of a municipal solid waste landfill at the end of each operating day to control vectors, fires, odors, blowing litter, and scavenging.
means the portion of water supplied by the irrigation system to the landscape.
means a timing device used to remotely control valves that operate an irrigation system. Automatic irrigation controllers are able to self-adjust and schedule irrigation events using either evapotranspiration (weather-based) or soil moisture data.
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.
means the most recent version of the guidelines developed by StopWaste.Org for use in the professional design, construction and maintenance of landscapes. Agency staff shall maintain the most recent version of the "Bay-Friendly Landscape Guidelines" at all times.
means the most recent version of the manual outlining Bay-Friendly maintenance practices administered by ReScape California.
means the most recent version of the Bay-Friendly points system for landscaping administered by ReScape California.
means the document required under Section 18.112.100.
means a person certified to design irrigation systems by an accredited academic institution, a professional trade organization or other program such as the U.S. Environmental Protection Agency's WaterSense Irrigation Designer Certification Program and Irrigation Association's Certified Irrigation Designer Program.
means a person certified to perform landscape irrigation audits by an accredited academic institution, a professional trade organization or other program such as the U.S. Environmental Protection Agency's WaterSense irrigation auditor certification program and Irrigation Association's Certified Landscape Irrigation Auditor Program.
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 community apartment projects, condominium projects, planned developments, and stock cooperatives per Civil Code Section 1351.
means the safe and stable product of controlled biologic decomposition of organic materials that is beneficial to plant growth
means used or discarded materials removed from the site during construction, remodeling, repair or demolition operations on any pavement, building or other structure. It generally consists of wood, drywall, metals, concrete, dirt, cardboard, plastic pots and more. Waste associated with the demolition and construction of buildings on the site should be included; hazardous wastes are not included.
means the number that converts acre-inches per acre per year to gallons per square foot per year.
means the measure of the uniformity of irrigation water over a defined area.
means any non-spray low volume irrigation system utilizing emission devices with a flow rate measured in gallons per hour. Low volume irrigation systems are specifically designed to apply small volumes of water slowly at or near the root zone of plants.
means a project where the site is intentionally altered to establish a defined, indigenous, historic ecosystem.
means the portion of total precipitation which becomes available for plant growth.
means a drip irrigation emission device that delivers water slowly from the system to the soil.
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 first year after installing the plant in the landscape or the first two years if irrigation will be terminated after establishment. Typically, most plants are established after one or two years of growth. Native habitat mitigation areas and trees may need three to five years for establishment.
means the total water used for the landscape as described in Section 18.112.050.
means a factor of 0.55 for residential areas and 0.45 for non-residential areas, that, when applied to reference evapotranspiration, adjusts for plant factors and irrigation efficiency, two major influences upon the amount of water that needs to be applied to the landscape. The ETAF for new and existing (non-rehabilitated) special landscape areas shall not exceed 1.0. The ETAF for existing non-rehabilitated landscapes is 0.8.
means the quantity of water evaporated from adjacent soil and other surfaces and transpired by plants during a specified time.
means the rate at which water flows through pipes, valves and emission devices, measured in gallons per minute, gallons per hour, or cubic feet per second.
means an inline device installed at the supply point of the irrigation system that produces a repeatable signal proportional to flow rate. Flow sensors must be connected to an automatic irrigation controller, or flow monitor capable of receiving flow signals and operating master valves. This combination flow sensor/controller may also function as a landscape water meter or submeter.
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 guidelines from a local fire authority to assist residents and businesses that are developing land or building structures in a fire hazard severity zone.
means untreated wastewater that has not been contaminated by any toilet discharge, has not been affected by infectious, contaminated, or unhealthy bodily wastes, and does not present a threat from contamination by unhealthful processing, manufacturing, or operating wastes. "Graywater" includes, but is not limited to, wastewater from bathtubs, showers, bathroom washbasins, clothes washing machines, and laundry tubs, but does not include wastewater from kitchen sinks or dishwashers. Health and Safety Code Section 17922.12.
means any durable material (pervious and non-pervious).
means a portion of the landscaped area having plants with similar water needs. A hydrozone may be irrigated or non-irrigated.
means the rate of water entry into the soil expressed as a depth of water per unit of time (e.g., inches per hour).
means species of plants not historically found in California that spread outside cultivated areas and can damage environmental or economic resources. Invasive species may be regulated by county agricultural agencies as noxious species. Lists of invasive plants are maintained at the California Invasive Plant Inventory and USDA invasive and noxious weeds database.
means an in-depth evaluation of the performance of an irrigation system conducted by a certified landscape irrigation auditor. An irrigation audit includes, but is not limited to: inspection, system tune-up, system test with distribution uniformity or emission uniformity, reporting overspray or runoff that causes overland flow, and preparation of an irrigation schedule. The audit must be conducted in a manner consistent with the Irrigation Association's Landscape Irrigation Auditor Certification Program or other U.S. Environmental Protection Agency "WaterSense" labeled auditing program.
means the measurement of the amount of water beneficially used divided by the amount of water applied. Irrigation efficiency is derived from measurements and estimates of irrigation system characteristics and management practices. The minimum average irrigation efficiency for purposes of this ordinance are 0.75 for overhead spray devices and 0.81 for drip systems.
means an evaluation of an irrigation system that is less detailed than an irrigation audit. An irrigation survey includes, but is not limited to: inspection, system test, and written recommendations to improve performance of the irrigation system.
means an analysis of water use data based on meter readings and billing data.
means trees, stumps, rocks and associated vegetation and soils resulting primarily from land clearing. Exception: vegetation or soil contaminated by toxic substances.
means a person who holds a license to practice landscape architecture in the state of California Business and Professions Code, Section 5615.
means all the planting areas, turf areas, and water features in a landscape design plan subject to the maximum applied water allowance calculation. The landscape area does not include footprints of buildings or structures, sidewalks, driveways, parking lots, decks, patios, gravel or stone walks, other pervious or non-pervious hardscapes, and other non-irrigated areas designated for non-development (e.g., open spaces and 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 documents required under Section 18.112.040.
means total area of landscape in a project as defined in "landscape area" for the purposes of this ordinance, meeting requirements under Section 18.112.020.
means an inline device installed at the irrigation supply point that measures the flow of water into the irrigation system and is connected to a totalizer to record water use.
means the water delivery pipeline that supplies water to the emitters or sprinklers from the valve.
means a city or county, including a charter city or charter county, that is responsible for adopting and implementing the ordinance. The local agency is also responsible for the enforcement of this chapter, including, but not limited to, approval of a permit or discretionary approval for a project.
means any entity, including a public agency, city, county, or private water company that provides retail water service. The local water purveyor for Union City is Alameda County Water District.
means the application of irrigation water at low pressure through a system of tubing or lateral lines and low-volume emitters such as drip, drip lines, and bubblers. Low volume irrigation systems are specifically designed to apply small volumes of water slowly at or near the root zone of plants.
means the pressurized pipeline that delivers water from the water source to the valve or outlet.
is an automatic valve installed at the irrigation supply point which controls water flow into the irrigation system. When this valve is closed water will not be supplied to the irrigation system. A master valve will greatly reduce any water loss due to a leaky station valve.
means the upper limit of annual applied water for the established landscaped area as specified in Section 18.112.050. It is based upon the area's reference evapotranspiration, the ET adjustment factor, and the size of the landscape area. The estimated total water use shall not exceed the maximum applied water allowance. Special landscape areas, including recreation areas, areas permanently and solely dedicated to edible plants such as orchards and vegetable gardens, and areas irrigated with recycled water are subject to the MAWA with an ETAF not to exceed 1.0. MAWA = (ETo) (0.62) [(ETAF x LA) + ((1-ETAF) x SLA)].
is an area between opposing lanes of traffic that may be unplanted or planted with trees, shrubs, perennials, and ornamental grasses.
means the climate of a small, specific area that may contrast with the climate of the overall landscape area due to factors such as wind, sun exposure, plant density, or proximity to reflective surfaces.
means any surface mining operation with a reclamation plan approved in accordance with the Surface Mining and Reclamation Act of 1975.
means any organic material such as leaves, arbor or wood chips, recycled wood waste, straw, compost, or inorganic mineral materials such as rocks, gravel, or decomposed granite left loose and applied to the soil surface for the beneficial purposes of reducing evaporation, suppressing weeds, moderating soil temperature, and preventing soil erosion.
means, for the purposes of this chapter, a new building with a landscape or other new landscape, such as a park, playground, or greenbelt without an associated building.
means landscapes in commercial, institutional, industrial and public settings that may have areas designated for recreation or public assembly. It also includes portions of common areas of common interest developments with designated recreational areas.
means the pressure at which the parts of an irrigation system are designed by the manufacturer to operate.
means systems that deliver water through the air (e.g., spray heads and rotors).
means the irrigation water which is delivered beyond the target area.
means the area between a sidewalk and the curb or traffic lane. It may be planted or unplanted, and with or without pedestrian egress.
means an authorizing document issued by the City for new construction or rehabilitated landscapes.
means any surface or material that allows the passage of water through the material and into the 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. Plant factors cited in this ordinance are derived from the Department of Water Resources 2000 publication "Water Use Classification of Landscape Species." Plant factors may also be obtained from horticultural researchers from academic institutions or professional associations as approved by the California Department of Water Resources (DWR).
means the individual or entity submitting a landscape documentation package required under Section 18.112.040, to request a building permit, landscape permit, site development review or administrative site development review approval from the City of Union City. A project applicant may be the property owner or designee.
means a component which automatically suspends an irrigation event when it rains.
means 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 areas, excluding private single family residential areas, designated for active play, recreation or public assembly in parks, sports fields, picnic grounds, pools or spas, amphitheaters or golf course tees, fairways, roughs, surrounds and greens.
means treated or recycled waste water of a quality suitable for non-potable uses such as landscape irrigation and water features. This water is not intended for human consumption.
means a standard measurement of environmental parameters which affect the water use of plants. ETo is expressed in inches per day, month, or year, as represented in Section 18.112.050 and Appendix A of California Code of Regulations, Title 23, Division 2, Chapter 2.7, Model Water Efficient Landscape Ordinance. Reference evapotranspiration is used as the basis of determining the maximum applied water allowance so that regional differences in climate can be accommodated.
means a local ordinance adopted by two or more local agencies, water suppliers and other stakeholders for implementing a consistent set of landscape provisions throughout a geographical region. Regional ordinances are strongly encouraged to provide a consistent framework for the landscape industry and applicants to adhere to.
means any re-landscaping project that requires a building permit, landscape permit, site development review or administrative site development review approvals, meets the requirements of Section 18.112.020, and the modified landscape area is equal to or greater than 2,500 square feet.
means landscapes surrounding single or multifamily homes with four units or less.
means water which is not absorbed by the soil or landscape to which it is applied and flows from the landscape 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 slope.
means a layering system of cardboard, compost and mulch or other materials to enhance weed suppression or smother existing lawn for conversion to planting areas and provide soil building benefits.
means a device that measures the amount of water in the soil. The device may also suspend or initiate an irrigation event.
means the classification of soil based on its percentage of sand, silt, and clay.
means an area of the landscape dedicated solely to edible plants, recreational areas, areas irrigated with recycled water, or water features using recycled water.
means a device which delivers water through a nozzle.
means the pipeline or municipal water supply pressure when water is not flowing.
means an area served by one valve or by a set of valves that operate simultaneously.
means irrigation placed either under the soil or under the mulch on top of the soil.
means an irrigation component that provides a flexible, leak-free connection between the emission device and lateral pipeline to allow movement in any direction and to prevent equipment damage.
means a metering device to measure water applied to the landscape that is installed after the primary utility water meter.
means a ground cover surface of mowed grass. Annual bluegrass, Kentucky bluegrass, Perennial ryegrass, Red fescue, and Tall fescue are cool-season grasses. Bermudagrass, Kikuyugrass, Seashore Paspalum, St. Augustinegrass, Zoysiagrass, and Buffalo grass are warm-season grasses.
means a ground cover surface planted with tufted grass or sedge species such as Carex pansa. Turf alternatives require very low or low water use and no or minimal mowing.
means a device used to control the flow of water in the irrigation system.
means a plant species identified as having a very low or low plant factor.
means a design element where open water performs an aesthetic or recreational function. Water features include ponds, lakes, waterfalls, fountains, artificial streams, spas, and swimming pools (where water is artificially supplied). The surface area of water features is included in the high water use hydrozone of the landscape area. Constructed wetlands used for on-site wastewater treatment or stormwater best management practices that are not irrigated and used solely for water treatment or stormwater retention are not water features and, therefore, are not subject to the water budget calculation.
means the time of day irrigation is allowed.
means the Water Use Classification of Landscape Species published by the University of California Cooperative Extension and the Department of Water Resources 2014.
(Ord. 835-16 § 4, 2016)
§ 18.112.040 Elements of the landscape documentation package.
A.
Prior to issuance of building or landscape permits, the project applicant shall submit two copies of the landscape documentation package to the City for review and approval, which shall include the following:
1.
Project information:
a.
Date;
b.
Project address and if available Assessor Parcel Number and /or Tract and Lot Number;
c.
Total landscape area (square feet);
d.
Project type (e.g., new, rehabilitated, public, private, cemetery, homeowner-installed);
e.
Water supply type (e.g., potable, recycled, well) and identify the local retail water purveyor; (typically Alameda County Water District) if the applicant is not served by a private well;
f.
Checklist of all documents in landscape documentation package;
g.
Project contacts to include name and contact information for the project applicant and property owner; and
2.
Water efficient landscape worksheet in accordance with the provisions listed in Section 18.112.050 that includes the following information:
3.
Soil management report in accordance with the provisions listed in Section 18.112.060.
4.
Landscape design plan in accordance with the provisions listed in Section 18.112.070.
5.
Irrigation design plan in accordance with the provisions listed in Section 18.112.080.
6.
Grading design plan (if applicable) in accordance with the provisions listed in Section 18.112.090.
B.
Upon approval of the landscape documentation package by the City, the project applicant shall:
1.
Include approved landscape documentation package in building permit or landscape permit plan set submitted for building permit or landscape permit issuance.
2.
Submit a copy of the approved landscape documentation package along with the record drawings, and any other information to the property owner or designee; and
3.
Submit a copy of the water efficient landscape worksheet to the Alameda County Water District.
(Ord. 835-16 § 4, 2016)
§ 18.112.050 Water efficient landscape worksheet.
A.
Project applicant shall complete the water efficient landscape worksheet listed in Appendix B of California Code of Regulations, Title 23, Division 2, Chapter 2.7, Model Water Efficient Landscape Ordinance which contains information on the plant factor, irrigation method, irrigation efficiency, and area associated with each hydrozone. Calculations are then made to show that the evapotranspiration adjustment factor (ETAF) for the landscape project does not exceed a factor of 0.55 for residential areas and 0.45 for non-residential areas, exclusive of special landscape areas. The ETAF for a landscape project is based on the plant factors and irrigation methods selected. The maximum applied water allowance (MAWA) is calculated based on the maximum ETAF allowed (0.55 for residential areas and 0.45 for non-residential areas) and expressed as annual gallons required. The estimated total water use (ETWU) is calculated based on the plants used and irrigation method selected for the landscape design. ETWU must be below the MAWA:
1.
In calculating the MAWA and ETWU, the following ETo values from the Reference Evapotranspiration Table, which are also listed in Appendix A of California Code of Regulations, Title 23, Division 2, Chapter 2.7, Model Water Efficient Landscape Ordinance shall be used:
Jan | Feb | Mar | Apr | May | Jun | Jul | Aug | Sep | Oct | Nov | Dec | Annual ETo |
|---|---|---|---|---|---|---|---|---|---|---|---|---|
1.4 | 1.8 | 3.1 | 4.2 | 5.4 | 5.9 | 6.4 | 5.7 | 4.4 | 3.1 | 1.5 | 1.2 | 44.2 |
B.
Water budget calculations shall adhere to the following requirements:
1.
The plant factor used shall be from WUCOLS or from horticultural researchers with academic institutions or professional associations as approved by the California Department of Water Resources (DWR). The plant factor ranges 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.
2.
All water features shall be included in the high water use hydrozone and temporarily irrigated areas shall be included in the low water use hydrozone.
3.
All special landscape areas shall be identified and their water use calculated as shown in Appendix B of California Code of Regulations, Title 23, Division 2, Chapter 2.7, Model Water Efficient Landscape Ordinance.
4.
ETAF for new and existing (non-rehabilitated) special landscape areas shall not exceed 1.0.
(Ord. 835-16 § 4, 2016)
§ 18.112.060 Soil management report.
In order to reduce runoff and encourage healthy plant growth, a soil management report shall be completed by the project applicant, or designee, as follows:
A.
Submit soil samples to a laboratory for analysis and recommendations.
1.
Soil sampling shall be conducted in accordance with laboratory protocol, including protocols regarding adequate sampling depth for the intended plants.
2.
The soil analysis shall include:
a.
Soil texture;
b.
Infiltration rate determined by laboratory test or soil texture infiltration rate table;
c.
pH;
d.
Total soluble salts;
e.
Sodium;
f.
Essential nutrients;
g.
Percent organic matter; and
h.
Recommendations for amending the soil with compost to bring the soil organic matter to a minimum of 6% by dry weight and incorporating organic fertilizers to recommended levels for planting area. Acceptable organic fertilizers and amendment products are those allowed for use in crop production by at least one of the following: Organic Materials Review Institute's Generic Materials List; California Department of Food and Agriculture's Organic Input Materials Program; or U.S. Department of Agriculture's National Organic Program 3. Specifications for protecting topsoil, ameliorating soil limitations, such as ripping the soil to alleviate soil compaction, and incorporating compost and/or amendments as per recommendations in the soil analysis report.
3.
In projects with multiple landscape installations (i.e. production home developments), a soil sampling rate of one in seven lots or approximately 15% will satisfy this requirement. Large landscape projects shall sample at a rate equivalent to one in seven lots.
B.
The project applicant, or designee, shall comply with one of the following:
1.
If significant mass grading is not planned, the soil management report shall be submitted to the City of Union City as part of the landscape documentation package; or
2.
If significant mass grading is planned and a grading permit is required from the Public Works Department, the soil management report shall be submitted to the City of Union City as part of the certificate of completion.
C.
The soil management report shall be made available, in a timely manner, to the professionals preparing the landscape design plans and irrigation design plans to make any necessary adjustments to the design plans.
D.
The project applicant, or designee, shall submit documentation verifying implementation of the soil management report recommendations to the City of Union City with the certificate of completion.
(Ord. 835-16 § 4, 2016)
§ 18.112.070 Landscape design plan.
A.
For the efficient use of water, a landscape shall be carefully designed and planned for the intended function of the project. A landscape design plan meeting the following design criteria shall be submitted as part of the landscape documentation package.
1.
Construction and Demolition Debris. Applicable projects are required to divert (reuse or recycle) 50% by weight of all construction and demolition (C&D) debris from construction demolition and renovation projects plus 100% of excavated soil and plant and land clearing debris. Contaminated materials, excavated soil and land clearing debris should not be calculated as part of the 50% diversion. Alternative daily cover (ADC) is not an acceptable form of diversion for plant material.
2.
Plant Material.
a.
The estimated total water use of selected plants in the landscape area shall not exceed the maximum applied water allowance. Methods to achieve water efficiency shall include one or more of the following:
i.
Protection and preservation of native species and natural vegetation;
ii.
Selection of water-conserving plant, tree and turf species, especially local native plants;
iii.
Selection of plants based on local climate suitability, disease and pest resistance;
iv.
Selection of trees based on applicable local tree ordinances or tree shading guidelines, and size at maturity as appropriate for the planting area;
v.
Selection of plants from local and regional landscape program plant lists; and
vi.
Selection of plants from local Fuel Modification Plan Guidelines.
b.
Each hydrozone shall have plant materials with similar water use, with the exception of hydrozones with plants of mixed water use, as specified in Section 18.112.080(A)(2)(e).
c.
Plants shall be selected and planted appropriately based upon their adaptability to the climatic, geologic, and topographical conditions of the project site. Methods to achieve water efficiency shall include one or more of the following:
i.
Use the Sunset Western Climate Zone System which takes into account temperature, humidity, elevation, terrain, latitude, and varying degrees of continental and marine influence on local climate;
ii.
Recognize the horticultural attributes of plants (i.e., mature plant size, invasive surface roots) to minimize damage to property or infrastructure (e.g., buildings, sidewalks, power lines); allow for adequate soil volume for healthy root growth; accommodate their minimum spread (according to a published third-party reference), of plants installed adjacent to buildings, sidewalks, roads or other obstructions; and
iii.
Consider the solar orientation for plant placement to maximize summer shade and winter solar gain.
d.
Turf is not allowed on slopes greater than 25% where the toe of the slope is adjacent to an impermeable hardscape and where 25% means one foot of vertical elevation change for every four feet of horizontal length (rise divided by run x 100 = slope percent).
e.
Turf is not allowed in multifamily and non-residential areas unless it is a recreational area. Turf is allowed in single-family residential areas as long as the water budget is met.
f.
High water use plants, characterized by a plant factor of 0.7 to 1.0, are prohibited in street medians.
g.
A landscape design plan for projects in fire-prone areas shall 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. Refer to the local Fuel Modification Plan guidelines.
h.
The use of invasive plant species, such as those listed by the California Invasive Plant Council, is strongly discouraged. At a minimum it is required that species listed in the California Invasive Plant Council's "Don't Plant a Pest" brochure as invasive in the project's region are not installed.
i.
The architectural guidelines of a common interest development, which include community apartment projects, condominiums, planned developments, and stock cooperatives, shall not prohibit or include conditions that have the effect of prohibiting the use of low-water use plants as a group.
3.
Water Features.
a.
Recirculating water systems shall be used for water features.
b.
Where available, recycled water shall be used as a source for decorative water features.
c.
Surface area of a water feature shall be included in the high water use hydrozone area of the water budget calculation.
d.
Pool and spa covers are highly recommended.
4.
Soil Preparation, Mulch and Amendments.
a.
Prior to the planting of any materials, compacted soils shall be transformed to a friable condition. On engineered slopes, only amended planting holes need meet this requirement.
b.
Soil amendments shall be incorporated according to recommendations of the soil report and what is appropriate for the plants selected (see Section 18.112.060).
c.
For landscape installations, compost at a rate of a minimum of four cubic yards per 1,000 square feet of permeable area shall be incorporated to a depth of six inches into the soil. If organic matter is less than 6% the project may choose to add enough compost to bring the organic matter content to 6% per soil lab recommendations. Soils with greater than 6% organic matter in the top six inches of soil are exempt from adding compost and tilling. Organic matter must be confirmed by an accredited soil testing laboratory. Projects that incorporate sheet mulching may choose to install the compost above the cardboard layer instead of tilling it into the soil. Projects that are sheet mulching lawn in place are exempt from the tilling requirement.
d.
A minimum three inch layer of mulch shall be applied on all exposed soil surfaces of planting areas except in turf areas, areas receiving closely spaced plugs as a turf alternative or direct seeding applications where mulch is contraindicated. To provide habitat for beneficial insects and other wildlife, up to 5% of the landscape area may be left without mulch. Designated insect habitat must be included in the landscape design plan as such.
e.
Stabilizing mulching products shall be used on slopes that meet current engineering standards.
f.
The mulching portion of the seed/mulch slurry in hydro-seeded applications shall meet the mulching requirement.
g.
Organic mulch materials made from recycled or post-consumer shall take precedence over inorganic materials or virgin forest products unless the recycled post-consumer organic products are not locally available. Organic mulches are not required where prohibited by local Fuel Modification Plan Guidelines or other applicable local ordinances.
B.
The landscape design plan, at a minimum, shall:
1.
Delineate and label each hydrozone by number, letter, or other method;
2.
Identify each hydrozone as low, moderate, high water, or mixed water use. Temporarily irrigated areas of the landscape shall be included in the low water use hydrozone for the water budget calculation;
3.
Identify recreational areas;
4.
Identify areas permanently and solely dedicated to edible plants;
5.
Identify areas irrigated with recycled water;
6.
Identify type of mulch and application depth;
7.
Identify soil amendments, type, and quantity;
8.
Identify type and surface area of water features;
9.
Identify hardscapes (pervious and non-pervious);
10.
Identify location, installation details, and 24 hour retention or infiltration capacity of any applicable stormwater best management practices that encourage on-site retention and infiltration of stormwater. Project applicants shall refer to the local agency or regional Water Quality Control Board for information on any applicable stormwater technical requirements. Stormwater best management practices are encouraged in the landscape design plan and examples are provided in Section 18.112.170.
11.
Identify any applicable rain harvesting or catchment technologies as discussed in Section 18.112.070 and their 24 hour retention or infiltration capacity;
12.
Identify any applicable graywater discharge piping, system components and area(s) of distribution;
13.
Identify conformance with landfill diversion verification requirement listed in Part 2 of the certificate of completion;
14.
Contain the following statement: "I have complied with the criteria listed in Chapter 18.112 of the Union City Municipal Code and applied them for the efficient use of water in the landscape design plan"; and
15.
Bear the signature of a licensed landscape architect. (See Sections 5500.1, 5615, 5641, 5641.1, 5641.2, 5641.3, 5641.4, 5641.5, 5641.6, 6701, 7027.5 of the Business and Professions Code, Section 832.27 of Title 16 of the California Code of Regulations, and Section 6721 of the Food and Agriculture Code.)
(Ord. 835-16 § 4, 2016)
§ 18.112.080 Irrigation design plan.
A.
This section applies to landscaped areas requiring permanent irrigation, not areas that require temporary irrigation solely for the plant establishment period. For the efficient use of water, an irrigation system shall meet all the requirements listed in this section and the manufacturers' recommendations. The irrigation system and its related components shall be planned and designed to allow for proper installation, management, and maintenance. An irrigation design plan meeting the following design criteria shall be submitted as part of the landscape documentation package.
1.
System.
a.
Landscape water meters, defined as either a dedicated water service meter or private submeter, shall be installed for all non-residential irrigated landscapes of 1,000 square feet but not more than 5,000 square feet (the level at which Water Code Section 535 applies) and residential irrigated landscapes of 5,000 square feet or greater. A landscape water meter may be either:
b.
Automatic irrigation controllers utilizing either evapotranspiration or soil moisture sensor data utilizing non-volatile memory shall be required for irrigation scheduling in all irrigation systems.
c.
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.
Sensors (rain, freeze, wind, etc.), either integral or auxiliary, that suspend or alter irrigation operation during unfavorable weather conditions shall be 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 (such as a gate valve, ball valve, or butterfly valve) shall be 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.
Backflow prevention devices shall be required to protect the water supply from contamination by the irrigation system. A project applicant shall refer to the Alameda County Water District regulations for additional backflow prevention requirements.
g.
Flow sensors (flow meters) that detect high flow conditions created by system damage or malfunction are required for all on non-residential landscapes and residential landscapes of 5,000 square feet or larger.
h.
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.
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.
j.
Relevant information from the soil management plan, such as soil type and infiltration rate, shall be utilized when designing irrigation systems.
k.
The design of the irrigation system shall conform to the hydrozones of the landscape design plan.
l.
The irrigation system must be designed and installed to meet, at a minimum, the irrigation efficiency criteria as described in Section 18.112.050 regarding the maximum applied water allowance.
m.
All irrigation emission devices must meet the requirements set in the American National Standards Institute (ANSI) 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 must document a distribution uniformity low quarter of 0.65 or higher using the protocol defined in ASABE/ICC 802-2014.
n.
It is highly recommended that the project applicant inquire with the Alameda County Water District about peak water operating demands (on the water supply system) or water restrictions that may impact the effectiveness of the irrigation system.
o.
In mulched planting areas, the use of low volume irrigation is required to maximize water infiltration into the root zone.
p.
Sprinkler heads and other emission devices shall have matched precipitation rates, unless otherwise directed by the manufacturer's recommendations.
q.
Head to head coverage is recommended. However, sprinkler spacing shall be designed to achieve the highest possible distribution uniformity using the manufacturer's recommendations.
r.
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 turfgrass.
s.
Check valves or anti-drain valves are required on all sprinkler heads where low point drainage could occur.
t.
Areas less than 10 feet in width in any direction shall be irrigated with subsurface irrigation or other means that produce no runoff or overspray.
u.
Overhead irrigation shall not be permitted within 24 inches of any non-permeable surface. Allowable irrigation within the setback from non-permeable surfaces may include drip, drip line, or other low flow non-spray technology. The setback area may be planted or unplanted. 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; or
ii.
The adjacent non-permeable surfaces are designed and constructed to drain entirely to landscaping; or
iii.
The irrigation designer specifies an alternative design or technology, as part of the landscape documentation package and clearly demonstrates strict adherence to irrigation system design criteria in Section 18.112.080 (A)(1)(i). Prevention of overspray and runoff must be confirmed during the irrigation audit.
v.
Slopes greater than 25% shall not be irrigated with an irrigation system with an application rate exceeding 0.75 inches per hour. This restriction may be modified if the landscape designer specifies an alternative design or technology, as part of the landscape documentation package, and clearly demonstrates no runoff or erosion will occur. Prevention of runoff and erosion must be confirmed during the irrigation audit.
2.
Hydrozone.
a.
Each valve shall irrigate a hydrozone with similar site, slope, sun exposure, soil conditions, and plant materials with similar water use.
b.
Plants in biotreatment soils shall be on a separate valve.
c.
Sprinkler heads and other emission devices shall be selected based on what is appropriate for the plant type within that hydrozone.
d.
Where feasible, trees shall be placed on separate valves from shrubs, groundcovers, 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.
e.
Individual hydrozones that mix plants of moderate and low water use, or moderate and high water use, may be allowed if:
f.
Individual hydrozones that mix high and low water use plants shall not be permitted.
g.
On the landscape design plan and irrigation design plan, hydrozone areas shall be designated by number, letter, or other designation. On the irrigation design plan, designate the areas irrigated by each valve, and assign a number to each valve. Use this valve number in the sample water efficient landscape worksheet listed in Appendix B of the California Code of Regulations, Title 23, Division 2, Chapter 2.7, Model Water Efficient Landscape Ordinance. This can also assist with the irrigation audit and programming the controller.
B.
The irrigation design plan, at a minimum, shall contain:
1.
Location and size of separate water meters for landscape;
2.
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;
3.
Static water pressure at the point of connection to the public water supply;
4.
Flow rate (gallons per minute), application rate (inches per hour), and design operating pressure (pressure per square inch) for each station (valve);
5.
Recycled water irrigation systems as specified in Section 18.112.150;
6.
The following statement: "I have complied with the criteria listed in Chapter 18.112 of the Union City Municipal Code and applied them accordingly for the efficient use of water in the irrigation design plan"; and
7.
The signature of a licensed landscape architect, certified irrigation designer, licensed landscape contractor, or any other person authorized to design an irrigation system. (See Sections 5500.1, 5615, 5641, 5641.1, 5641.2, 5641.3, 5641.4, 5641.5, 5641.6, 6701, 7027.5 of the Business and Professions Code, Section 832.27 of Title 16 of the California Code of Regulations, and Section 6721 of the Food and Agricultural Code.)
(Ord. 835-16 § 4, 2016)
§ 18.112.090 Grading design plan.
A.
For the efficient use of water, grading of a project site shall be designed to minimize soil erosion, runoff, and water waste. A grading plan shall be submitted as part of the landscape documentation package. A comprehensive grading plan prepared by a civil engineer for other local agency permits satisfies this requirement.
(Ord. 835-16 § 4, 2016)
§ 18.112.100 Certificate of completion.
A.
The certificate of completion shall include the following seven elements:
2.
Certification by either the signer of the landscape design plan, the signer of the irrigation design plan, or the licensed landscape contractor that the landscape project has been installed per the approved landscape documentation package:
3.
Irrigation scheduling parameters used to set the controller (see Section 18.112.110);
4.
Landscape and irrigation maintenance schedule (see Section 18.112.120);
5.
Irrigation audit report (see Section 18.112.130);
6.
Soil analysis report, if not submitted with landscape documentation package, and documentation verifying implementation of soil report recommendations (see Section 18.112.060); and
7.
Landfill diversion verification Section 18.112.070).
B.
Prior to issuance of a certificate of occupancy in the case of a building permit or a final sign-off in the case of a landscape permit, the project applicant shall:
1.
Submit the signed certificate of completion to the City for review and approval;
a.
If the certificate of completion is denied, the local agency shall provide information to the project applicant regarding reapplication, appeal, or other assistance.
2.
Ensure that copies of the approved certificate of completion are submitted to the Alameda County Water District and property owner or designee.
(Ord. 835-16 § 4, 2016)
§ 18.112.110 Irrigation scheduling.
A.
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:
1.
Irrigation scheduling shall be regulated by automatic irrigation controllers.
2.
Overhead irrigation shall be scheduled between 8:00 p.m. and 10:00 a.m. unless weather conditions prevent it. If allowable hours of irrigation differ from those stipulated by the Alameda County Water District, the stricter of the two shall apply. Operation of the irrigation system outside the normal watering window is allowed for auditing and system maintenance.
3.
For implementation of the irrigation schedule, particular attention must be paid to irrigation run times, emission device, flow rate, and current reference evapotranspiration, so that applied water meets the estimated total water use. Total annual applied water shall be less than or equal to maximum applied water allowance (MAWA). Actual irrigation schedules shall be regulated by automatic irrigation controllers using current reference evapotranspiration data (e.g., CIMIS) or soil moisture sensor data.
5.
Each irrigation schedule shall consider for each station all of the following that apply:
a.
Irrigation interval (days between irrigation);
b.
Irrigation run times (hours or minutes per irrigation event to avoid runoff);
c.
Number of cycle starts required for each irrigation event to avoid runoff;
d.
Amount of applied water scheduled to be applied on a monthly basis;
e.
Application rate setting;
f.
Root depth setting;
g.
Plant type setting;
h.
Soil type;
i.
Slope factor setting;
j.
Shade factor setting; and
k.
Irrigation uniformity or efficiency setting.
(Ord. 835-16 § 4, 2016)
§ 18.112.120 Landscape and irrigation maintenance schedule.
A.
Landscapes shall be maintained to ensure water use efficiency. A regular maintenance schedule shall be submitted with the certificate of completion.
B.
A regular maintenance schedule shall include, but not be limited to, routine inspection; 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. Operation of the irrigation system outside the normal watering window is allowed for auditing and system maintenance.
C.
Repair of all irrigation equipment shall be done with the originally installed components or their equivalents or with components with greater efficiency.
D.
A project applicant is encouraged to implement established landscape industry sustainable best practices for all landscape maintenance activities.
E.
It is highly recommended that the Bay-Friendly Maintenance Manual be used as an official reference document in the landscape maintenance contract and/or with on-site landscape staff.
(Ord. 835-16 § 4, 2016)
§ 18.112.130 Irrigation audit, irrigation survey, and irrigation water use analysis.
A.
All landscape irrigation audits shall be conducted by a local agency landscape irrigation auditor or a third party certified landscape irrigation auditor. Landscape audits shall not be conducted by the person who designed the landscape or installed the landscape.
B.
In large projects or projects with multiple landscape installations (i.e., production home developments) an auditing rate of one in seven lots or approximately 15% will satisfy this requirement.
C.
For new construction and rehabilitated landscape projects installed after December 1, 2015, as described in Section 18.112.020:
1.
The project applicant shall submit an irrigation audit report with the certificate of completion to the local agency that may include, but is not limited to: inspection, system tune-up, system test with distribution uniformity, reporting overspray or run off 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;
2.
The local agency shall administer programs that may include, but not be limited to, irrigation water use analysis, irrigation audits, and irrigation surveys for compliance with the maximum applied water allowance.
(Ord. 835-16 § 4, 2016)
§ 18.112.140 Irrigation efficiency.
For the purpose of determining estimated total water use, average irrigation efficiency is assumed to be 0.75 for overhead spray devices and 0.81 for drip system devices.
(Ord. 835-16 § 4, 2016)
§ 18.112.150 Recycled water.
A.
The installation of recycled water irrigation systems shall allow for the current and future use of recycled water.
B.
All recycled water irrigation systems shall be designed and operated in accordance with all applicable local and State laws.
C.
Landscapes using recycled water are considered special landscape areas. The ET adjustment factor for special landscape areas shall not exceed 1.0.
(Ord. 835-16 § 4, 2016)
§ 18.112.160 Graywater systems.
Graywater systems promote the efficient use of water and are encouraged to assist in on-site landscape irrigation. All graywater systems shall conform to the California Plumbing Code (Title 24, Part 5, Chapter 16) and any applicable local ordinance standards. Refer to Section 18.112.020(C) for the applicability of this ordinance to landscape areas less than 2,500 square feet with the estimated total water use met entirely by graywater.
(Ord. 835-16 § 4, 2016)
§ 18.112.170 Stormwater management and rainwater retention.
A.
Stormwater management practices minimize runoff and increase infiltration which recharges groundwater and improves water quality. Implementing stormwater best management practices into the landscape and grading design plans to minimize runoff and to increase on-site rainwater retention and infiltration are encouraged.
B.
Project applicants shall refer to the local agency or Regional Water Quality Control Board for information on any applicable stormwater technical requirements.
C.
All planted landscape areas are required to have friable soil to maximize water retention and infiltration. Refer to Section 18.112.070(A)(4).
D.
It is strongly recommended that landscape areas be designed for capture and infiltration capacity that is sufficient to prevent runoff from impervious surfaces (i.e., roof and paved areas) from either: the one inch, 24 hour rain event or the 85th percentile, 24 hour rain event, and/or additional capacity as required by any applicable local, regional, State or Federal regulation.
E.
It is recommended that stormwater projects incorporate any of the following elements to improve on-site stormwater and dry weather runoff capture and use:
1.
Grade impervious surfaces, such as driveways, during construction to drain to vegetated areas.
2.
Minimize the area of impervious surfaces such as paved areas, roof and concrete driveways.
3.
Incorporate pervious or porous surfaces (e.g., gravel, permeable pavers or blocks, pervious or porous concrete) that minimize runoff.
4.
Direct runoff from paved surfaces and roof areas into planting beds or landscaped areas to maximize site water capture and reuse.
5.
Incorporate rain gardens, cisterns, and other rain harvesting or catchment systems.
6.
Incorporate infiltration beds, swales, basins and drywells to capture stormwater and dry weather runoff and increase percolation into the soil.
7.
Consider constructed wetlands and ponds that retain water, equalize excess flow, and filter pollutants.
(Ord. 835-16 § 4, 2016)
§ 18.112.180 Public education.
A.
Publications. 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.
1.
A local agency or water supplier/purveyor shall provide information to owners of permitted renovations and new, single-family residential homes regarding the design, installation, management, and maintenance of water efficient landscapes based on a water budget.
B.
Model Homes. All model homes that are landscaped shall use signs and written information to demonstrate the principles of water efficient landscapes described in this chapter.
1.
Signs shall be used to identify the model as an example of a water efficient landscape featuring elements such as hydrozones, irrigation equipment, and others that contribute to the overall water efficient theme. Signage shall include information about the site water use as designed per the local ordinance; 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.
2.
Information shall be provided about designing, installing, managing, and maintaining water efficient landscapes.
(Ord. 835-16 § 4, 2016)
§ 18.112.190 Irrigation audit, irrigation survey, and irrigation water use analysis for landscapes installed prior to December 1, 2015.
A.
This section shall apply to all existing landscapes that were installed before December 1, 2015 and are over one acre in size.
1.
For all landscapes that have a water meter, the local agency shall administer programs that may include, but not be limited to, irrigation water use analyses, irrigation surveys, and irrigation audits to evaluate water use and provide recommendations as necessary to reduce landscape water use to a level that does not exceed the maximum applied water allowance for existing landscapes. The maximum applied water allowance for existing landscapes shall be calculated as: MAWA = (0.8) (ETo) (LA) (0.62).
2.
For all landscapes that do not have a meter, the local agency shall administer programs that may include, but not be limited to, irrigation surveys and irrigation audits to evaluate water use and provide recommendations as necessary in order to prevent water waste.
B.
All landscape irrigation audits shall be conducted by a certified landscape irrigation auditor.
(Ord. 835-16 § 4, 2016)
§ 18.112.200 Water waste prevention.
A.
Local agencies shall prevent water waste resulting from inefficient landscape irrigation by prohibiting runoff from 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.
(Ord. 835-16 § 4, 2016)
§ 18.112.210 Effective precipitation.
A local agency may consider effective precipitation (25% of annual precipitation) in tracking water use and may use the following equation to calculate maximum applied water allowance:
MAWA= (ETo - Eppt) (0.62) [(0.55 x LA) + (0.45 x SLA)] for residential areas. |
MAWA= (ETo - Eppt) (0.62) [(0.45 x LA) + (0.55 x SLA)] for non-residential areas. |
(Ord. 835-16 § 4, 2016)
§ 18.112.220 Reporting.
A.
Reporting for all agencies will be due by January 31st of each year. Reports shall be submitted to the Department of Water Resources and shall address the following:
1.
Clarify whether the adopted regulations are contained in a single agency ordinance or a regional agency alliance ordinance, and the date of adoption or anticipated date of adoption.
2.
Define the reporting period. All local agency reporting will be for the calendar year.
3.
State if using a locally modified Water Efficient Landscape Ordinance (WELO) or the MWELO. If using a locally modified WELO, how is it different than MWELO, is it at least as efficient as MWELO, and are there any exemptions specified?
5.
State number and types of projects subject to the ordinance during the specified reporting period.
6.
State the total area (in square feet or acres) subject to the provisions listed in Chapter 18.112 over the reporting period, if available.
7.
Provide the number of new housing starts, new commercial projects, and landscape retrofits during the reporting period.
9.
Describe actions taken to verify compliance.
10.
Describe enforcement measures.
(Ord. 835-16 § 4, 2016)
§ 18.112.230 Prescriptive measures.
A.
The following provisions contain prescriptive requirements which may be used as an alternative compliance option to the requirements listed in this chapter for landscapes measuring between 500 to 2,500 square feet.
B.
Compliance with the following items is mandatory and must be documented on a landscape plan, prepared by a licensed landscape architect in order to use the prescriptive compliance option:
1.
Submit a landscape documentation package which 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 identify 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 as an alternative to the provisions listed in Chapter 18.112."
2.
Incorporate compost at a rate of at least four cubic yards per 1,000 square feet to a depth of six inches into landscape area (unless contra-indicated by a soil test).
3.
Plant material shall comply with all of the following;
a.
For residential areas, install climate adapted plants that require occasional, little or no summer water (average WUCOLS plant factor 0.3) for 75% of the plant area excluding edibles and areas using recycled water. For non-residential areas, install climate adapted plants that require occasional, little or no summer water (average WUCOLS plant factor 0.3) for 100% of the plant area excluding edibles and areas using recycled water;
b.
At a minimum it is required that species listed in the California Invasive Plant Council's "Don't Plant a Pest" brochure as invasive in the project's region are not installed; and
c.
A minimum three inch layer of mulch shall be applied on all exposed soil surfaces of planting areas except in turf areas, groundcover areas receiving closely spaced plugs as a lawn alternative, or direct seeding applications where mulch is contraindicated.
4.
Turf shall comply with all of the following:
a.
Turf shall not exceed 25% of the landscape area in residential areas, and there shall be no turf in non-residential areas.
b.
Turf shall not be planted on sloped areas which exceed a slope of one foot vertical elevation change for every four feet of horizontal length;
c.
Turf is prohibited in parkways less than 10 feet wide, unless the parkway is adjacent to a parking strip and used to enter and exit vehicles. Any turf in parkways must be irrigated by sub-surface irrigation or by other technology that creates no overspray or runoff.
5.
Irrigation systems shall comply with the following:
a.
Automatic irrigation controllers are required and must use evapotranspiration or soil moisture sensor data and utilize a rain sensor.
b.
Irrigation controllers shall be of a type which 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 manufacturers 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 must meet the requirements set in the ANSI standard, ASABE/ICC 802-2014 "Landscape Irrigation Sprinkler and Emitter Standard." All sprinkler heads installed in the landscape must document a distribution uniformity low quarter of 0.65 or higher using the protocol defined in ASABE/ICC 802-2014.
f.
Areas less than 10 feet in width in any direction shall be irrigated with subsurface irrigation or other means that produces no runoff or overspray.
6.
For non-residential projects with landscape areas of 1,000 square feet or more, a private submeter(s) to measure landscape water use shall be installed.
7.
Alameda County regulations prohibit disposal of plant debris in county landfills. Plant debris shall be separated from other waste materials and dropped off at facilities with clean green processing for compost or put in green plant debris carts.
C.
At the time of final inspection, the permit applicant must 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. 835-16 § 4, 2016)
§ 18.112.240 Fee for plan check and permit issuance.
The City shall charge a plan check and permit issuance fee for review of a project's compliance with this chapter and issuance of a building or landscape permit.
(Ord. 835-16 § 4, 2016)