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HomeMy WebLinkAbout04/20/2010, PH 2 - ESTABLISHMENT OF THE NEW WATER EFFICIENT LANDSCAPE STANDARDS IN CHAPTER 17.87 OF THE ZONING REGULAT council h,..°°eD. �p_r. ao colo acEnba Repont �mNum4rP14 CITY OF SAN LUI S O B I S P O FROM: Carrie Mattingly, Utilities Director Prepared By: Ron Munds, Conservation Manager SUBJECT: ESTABLISHMENT OF THE NEW WATER EFFICIENT LANDSCAPE STANDARDS IN CHAPTER 17.87 OF THE ZONING REGULATIONS. RECOMMENDATION 1. Introduce an ordinance repealing Chapter 13.20 of the Municipal Code; repealing and replacing Chapter 17.87 establishing Water Efficient Landscape Standards in the Zoning Regulations (Attachment 1). 2. Adopt a resolution approving revised City standard specifications and engineering standards for landscape and irrigation design (Attachment 2). DISCUSSION The City adopted its first water efficient landscape ordinance in 1992 in accordance with the requirements of Assembly Bill 325, the Water Conservation in Landscaping Act of 1990. The Ordinance followed the regulatory guidelines established by the Department of Water Resources (DWR) Model Water Efficient Landscape Ordinance (model ordinance). In 2006, Assembly Bill 1881 directed DWR to update the model ordinance to include the most up-to-date irrigation technologies and landscape design practices. The bill also required every city and county in California to adopt the State's model ordinance or one that was "at least as effective as" the model by January 1, 2010. DWR has allowed agencies additional time to meet the deadline because of DWRs eight-month delay in providing a model ordinance for adoption. The landscape standards were originally placed in Chapter 13, Public Services, of the City's Municipal Code. In collaboration with Community Development and Public Works, the following changes are recommended for ease of access by both City staff and project applicants: 1. Place the standards in the zoning regulations 2. Locate specific landscape and irrigation design criteria in existing Section H of the City Engineering Standards Uniform Design Criteria for Landscaping and Irrigation Ordinance Development From the state's perspective, the purposes of the model water efficient landscape ordinance are to: 1. Establish a structure for designing, installing, maintaining, and managing water efficient landscapes in new and rehabilitated projects; 2. Reduce landscape watering to the lowest practical amount and set an upper limit that should not be exceeded; 3. Establish provisions for water management practices and water waste prevention; and ���Oq Water Efficient Landscape Standards Page 2 4. Promote the values and benefits of landscapes while recognizing the need to use water and other resources efficiently. In keeping with the "at least as effective as"requirement, staff has modified the model ordinance to better reflect the City's planning and building processes, work within the City's staffing resources and assist the community in complying with the requirements. In order to make the findings that the draft ordinance is "at least as effective as" the model ordinance, DWR recommends that an agency be able to answer yes to the following fourteen questions in its evaluation process: Checklist Yes No 1 Is the ordinance applicable to all landscapes identified in the model x ordinance? 2 Is the most efficient and appropriate irri ation equipment re uired? x 3 Does the irrigation design plan encourage or require the use of x improved technology? 4 Is irrigation scheduling based on evapotranspiration information? x 5 Does the ordinance have a Maximum Applied Water Allowance x water budget based approach? 6 Will overspray and runoff beprohibited? x 7 Do the audit and maintenance sections of the ordinance meet the x minimum requirements of the model ordinance? 8 Does the landscape documentation component comply with model x ordinance requirements? 9 Will plants be grouped in h drozones? x 10 Is recycled water use required where available? x 11 Will opportunities for stormwater retention be taken advantage of? x 12 Is mulch required where appropriate? x 13 Will the soil be assessed and/or amended prior to planting? x 14 Are mechanisms in place to ensure compliance? x As indicated, in all cases, the answers to the questions are "yes" as they relate to the proposed City ordinance.and engineering standards. Key Changes from the Existing Ordinance Though the existing water efficient landscape standards have many of the elements contained in the model ordinance, there are some key changes in the updated version. The following is a summary of those changes. Applicability:. The current applicability requirements differ slightly in that the new requirements will better define the landscape requirements based on project type (residential, commercial, multi-family, etc.) and size of the landscape, and will apply a more uniform standard to what is required in a landscape submittal package. / 1 Water Efficient Landscape Standards Page 3 The new requirements will apply to: 1. Commercial and multi-family projects that have a landscape area 2,500 square feet or more requiring a building permit or development review. 2. Developer installed single family landscapes in sub-divisions or common areas with a landscape area of 2,500 square feet or more requiring a building permit or development review. 3. New construction landscapes which are homeowner-provided and/or homeowner-hired in single-family projects with a total project landscape area greater than or equal to 5,000 square feet requiring a building permit or development review. The new requirements do not apply to an existin landscape being rehabilitated or.where there are other minor changes taking place unless a building permit or development review is required and it meets the thresholds previously discussed. Landscape Design: the following are the key changes to the landscape design criteria: 1. Maximum Applied Water Allowance (MAWA) or a water budget approach which establishes the upper limit of the amount of water applied annually to the landscape. Using the formula based on plant water use factors, the MAWA allows for approximately .1/3 high, 1/3 medium and 1/3 low water use plants in a landscape design. 2. Limits the minimum size of a turf area to no less than 8 feet and the use of turf in irregularly shaped areas. 3. Defines hydrozones by low, medium and high plant water use. 4. Prohibits the use of invasive plant species as defined by the California Invasive Plant Council. Irrigation Design: the following are the key changes to the irrigation design criteria: 1. No overhead irrigation within 24 inches of an impervious surface. 2. Irrigation efficiency must be a minimum of 71%. 3. Weather based controllers required in commercial projects. 4. Rain shutoff equipment required in all irrigation systems. Soils Management Report: a new requirement is a soils management report which addresses a project's soil profile and makes recommendations to improve soil conditions as it relates to the landscape plant material. Certificate of Completion: though the current provisions require a Certificate of Completion, the new regulations better define the responsibilities and timing on completing the necessary forms. Stormwater Management and Grading: in order to Comply with the City's Stormwater Management Plan, implementing stormwater best management practices into the landscape and grading design plans to minimize runoff and to increase on-site retention and infiltration are required. �N� -3 Water Efficient Landscape Standards Page 4 Outreach to Landscape Professionals Letters were sent to 80 landscape contractors and landscape architects soliciting their input into the development of the Water Efficient Landscape Ordinance. Five responses were received, most of which were questions regarding the review process and follow-up after the completion of a project. CONCURRENCES The Planning Commission, Community Development, Public Works and Fire Department concur with the recommendations in this report. FISCAL IMPACT There is no direct fiscal impact associated with the requested action. Currently, landscape and irrigation plans are submitted by a project applicant as part of the development package and any associated review fee is part of the existing fee structure. Staff will be evaluating impacts of the new requirements on the time it takes to review plans and will make recommendations for fee changes if warranted. ALTERNATIVES The City Council could decide not to adopt the draft Water Efficient Landscape Ordinance. This is not recommended since the State requires that every city and county in California adopt the model ordinance or an ordinance which is at least as effective as the model. Failure to adopt an ordinance would limit the City's ability to receive grant funding related to water and wastewater projects and/or qualify for State Revolving Fund loans. ATTACHMENTS 1. Water Efficient Landscape Ordinance, Chapter 17.87 2. Resolution amending the Engineering Standards 3. Legislative draft of Chapter 13.20 4. Legislative draft of Chapter 17.87 5. Legislative draft of Section H. of the Engineering Standards/Appendix E of the Engineering Standards AVAILABLE FOR REVIEW IN THE COUNCIL OFFICE 1. State's Model Water Efficient Landscape Ordinance 2. AB 1881 ppd - — — Attachment 1 ORDINANCE NO. (2010 Series) AN ORDINANCE OF THE CITY OF SAN LUIS OBISPO REPEALING CHAPTER 13.20 AND REPEALING AND REPLACING CHAPTER 17.87 OF THE CITY OF SAN LUIS OBISPO'S MUNICIPAL CODE ESTABLISHING NEW WATER EFFICIENT LANDSCAPE STANDARDS WHEREAS, the State of California has adopted the Water Conservation Landscaping Act of 2006 (Assembly Bill 188 1) which requires all cities and counties in California to adopt a water efficient landscape water conservation ordinance by January 1, 2010; and WHEREAS, pursuant to this law, the Department of Water Resources (DWR) has prepared a Model Water Efficient Landscape Ordinance (model ordinance) for use by local agencies; and WHEREAS, the intent of the state's model ordinance is to achieve increased landscape water use efficiency in new and rehabilitated landscapes; and WHEREAS, local agencies may adopt the state's model ordinance, or adopt their own ordinance that is at least as effective as the state's model ordinance; and WHEREAS, the City of San Luis Obispo proposes to establish a Water Efficient Landscape Ordinance in compliance with the state requirements set forth in Assembly Bill 1881; and WHEREAS,the Planning Commission held a Public Hearing on the proposed Ordinance on March 24, 2010 and unanimously recommended that Council adopt the Ordinance; and WHEREAS, City Council held a public hearing to review the ordinance on April 20, 2010 Ordinance in compliance with the state requirements set forth in Assembly Bill 1881. NOW THEREFORE BE IT ORDAINED by the Council of the City of San Luis Obispo as follows: SECTION 1. Findings for Approval. The City Council finds as follows: 1. The proposed ordinance is consistent with the intent of the Water Conservation The Landscaping Act of 2006. 2. The proposed ordinance is at least as effective as the state's Model Water Efficient Landscape Ordinance. SECTION 2. Chapter 17.87 of the City of San Luis Obispo's Municipal Code is replaced and amended to read as follows: 17.87.010 Definitions. NO?, — 0 Attachment 1 Ordinance No. (20 10 Series) Page 2 The following definitions are applicable within this chapter: A. "Certificate of Completion" means the document required under 17.87.040 (C) (1). B. "Common interest developments" means community apartment projects, condominium projects,planned developments, and stock cooperatives per Civil Code Section 1351. C. "Ecological restoration project" means a project where the site is intentionally altered to establish a defined, indigenous, historic ecosystem. D. "Estimated Total Water Use"(ETWU) means the total water used for the landscape. E. "Homeowner-provided landscaping" means any landscaping either installed by a private individual for a single family residence or installed by a licensed contractor hired by a homeowner. A homeowner, for purposes of this ordinance, is a person who occupies the dwelling he or she owns. This excludes speculative homes, which are not owner-occupied dwellings. F. "Hydrozone" means a portion of the landscaped area having plants with similar water needs that are served by a valve or set of valves with the same irrigation schedule. G. "Irrigation efficiency" means the measurement of the amount of water beneficially used, which is the amount of water stored in the root zone, divided by the amount of water applied. Irrigation efficiency is derived from measurements and estimates of irrigation system characteristics and management practices. H. "Maximum Applied Water Allowance" (MAWA) means the upper limit of annual applied water for the established landscaped area in Section 17.87.020. It is based upon the area's reference evapotranspiration, the ET Adjustment Factor, and the size of the landscaped 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. I. "Project applicant means the individual or entity submitting a landscape and irrigation plan required under this Chapter. A project applicant may be the property owner or his or her designee. J. "Rehabilitated landscape" means any re-landscaping project that requires a building permit or design review where the modified landscape area is equal to or greater than 2,500 square feet. 17.87.020 Applicability A. The provisions of this Chapter shall apply to the following landscape projects: 1. New construction and rehabilitated landscapes for institutional, commercial and multi- family development projects with a landscape area equal to or greater than 2,500 square feet which are otherwise subject to a building permit or development review. 2. Developer-installed single-family residential landscapes and common areas of a project with a landscape area equal to or greater than 2,500 square feet which are otherwise subject to a building permit or development review. Where model homes are included, the developer shall install at least two model homes with landscapes that comply with the Attachment 1 Ordinance No. (20 10 Series) Page 3 requirements of this chapter and include signs and printed materials explaining design strategies and plant materials for water conservation. 3. New construction landscapes which are homeowner-provided and/or homeowner-hired in single-family residential projects with a total project landscape area equal to or greater than 5,000 square feet requiring a building permit or development review. 4. Homeowners Associations and Common Interest Developments architectural guidelines (i.e., CC&Rs) shall not prohibit or include conditions that have the effect of prohibiting the use of low water-using plants as a group. Further, the guidelines shall not prohibit the removal of turf, nor restrict or prohibit the reduction of turf in lieu of more water efficient alternatives (Civil Code Section 1353.8). B. This ordinance does not apply to: 1. Registered local, state or federal historical sites; 2. Ecological restoration projects that do not require a permanent irrigation system; or 3. Plant collections, as part of botanical gardens and arboretums open to the public. C. Projects that fall under the applicable thresholds cited shall submit the following: 1. Landscape design plan which meets the Maximum Applied Water Allowance calculation and design criteria in the City Engineering Standards Uniform Design Criteria for Landscaping and Irrigation. 2. Irrigation design plan which meets the design criteria in the City Engineering Standards Uniform Design Criteria for Landscaping and Irrigation. 17.87.030 Submittal Requirements. A. Landscape design plan. For the efficient use of water, a landscape shall be designed and planned for the intended function of the project. For each landscape project subject to this chapter, applicants shall submit a landscape design plan as described in the City Engineering Standards Uniform Design Criteria for Landscaping and Irrigation. B. Irrigation design plan. The irrigation system and its related components shall be planned and designed to allow for proper installation, management, and maintenance. For each landscape project subject to this chapter, applicants shall submit an irrigation design plan that is designed .and installed to meet irrigation efficiency criteria as described in the City Engineering Standards Uniform Design Criteria for Landscaping and Irrigation. C. Soils Management Report. In order to reduce runoff and encourage healthy plant growth, soil amendment, mulching and soil conditioning recommendations shall be prepared by a licensed landscape architect, licensed landscape contractor, licensed civil engineer or licensed architect as described in the City Engineering Standards Uniform Design Criteria for Landscaping and Irrigation. { J - Attachment 1 Ordinance No. (2010 Series) Page 4 D. Grading Design Plan. For the efficient use of water, grading of a project site shall be designed to minimize soil erosion, runoff, and water waste as described in the City Engineering Standards Uniform Design Criteria for Landscaping and Irrigation. E. Stormwater Management. 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 retention and infiltration are required. Project applicants shall refer to Chapter 12.08 of the City's Municipal Code and the City Engineering Standards for stormwater quality requirements. 17.87.040 Implementation Procedures. A. Development Review. For projects that require development review (tentative parcel map, tentative tract, development plan or conditional use permit), project applicants shall submit the following documentation: 1. A completed Maximum Applied Water Allowance for the conceptual landscape design. 2. A conceptual landscape design plan which demonstrates that the landscape will meet the landscape design specifications of the City Engineering Standards Uniform Design Criteria for Landscaping and Irrigation. 3. A conceptual irrigation design plan which notes the irrigation methods and design actions that will be employed to meet the irrigation specifications of the City Engineering Standards Uniform Design Criteria for Landscaping and Irrigation. 4. A grading plan which demonstrates the landscape will meet the specifications of the City Engineering Standards Uniform Design Criteria for Landscaping and Irrigation. B. Building Application. Prior to the issuance of a building permit, project applicants shall submit the following: 1. A completed Maximum Applied Water Allowance form (Appendices City Engineering Standards) based on the final landscape design plan. 2. A final landscape design plan that includes all the criteria required in the City Engineering Standards Uniform Design Criteria for Landscaping and Irrigation. 3. A final irrigation plan that includes all the criteria required in the City Engineering Standards Uniform Design Criteria for Landscaping and Irrigation. 4. A soils management report that includes at a minimum the criteria required in the City Engineering Standards Uniform Design Criteria for Landscaping and Irrigation. 5. A final grading plan that includes all the criteria required in the City Engineering Standards Uniform Design Criteria for Landscaping and Irrigation. 6. A hydrozone table (Appendices City Engineering Standards). a -8' Attachment 1 Ordinance No. (20 10 Series) Page 5 C. Project Completion. Upon completion of the installation of the landscape and irrigation system and prior to the issuance of the Certificate of Occupancy, the project applicant shall submit the following: 1. A Certification of Completion (Appendices City Engineering Standards) signed by the professional of record for the landscape and irrigation design certifying that the project was installed per the City approved landscape design, irrigation and grading plans and meets or exceeds an average landscape irrigation efficiency of 0.71. The City reserves the right to inspect and audit any irrigation system which has received an approval through the provisions of this chapter. 2. A project applicant shall develop and provide to the owner or owner representative and the City an irrigation schedule that assists in the water management of the project and utilizes the minimum amount of water required to maintain plant health. Irrigation schedules shall meet the criteria in the City Engineering Standards Uniform Design Criteria for Landscaping and Irrigation. 3. A regular maintenance schedule shall be submitted by the project applicant with the Certificate of Completion that includes: routine inspections, adjustment and repairs to the irrigation system, aerating and dethatching turf areas, replenishing mulch, fertilizing, pruning and weeding. The maintenance schedule will be provided to the owner or owner representative. SECTION 3. SEVERABILITY If any subdivision, paragraph, sentence, clause, or phrase of this ordinance is, for any reason, held to be invalid or unenforceable by a court of competent jurisdiction, such invalidity or unenforceability shall not affect the validity or enforcement of the remaining portions of this ordinance, or any other provisions of the City's rules and regulations. It is the City's express intent that each remaining portion would have been adopted irrespective of the fact that any one or more subdivisions, paragraphs, sentences, clauses, or phrases be declared invalid or unenforceable. SECTION 4. A summary of this ordinance, approved by the City Attorney, together with the names of the Council members voting for and against it, shall be published at least five (5) days prior to its final passage, in the Tribune, a newspaper published and circulated in this City. This ordinance will go into effect at the expiration of thirty (30) days after its final passage. 7VKa - 9 -- � Attachment 1 Ordinance No. (2010 Series) Page 6 Introduced on the day of 2010, AND FINALLY ADOPTED by the Council of the City of San Luis Obispo on the day of 2010, on the following vote: AYES: NOES: ABSENT: Mayor David F. Romero ATTEST: Elaina Cano City Clerk APPROVED AS TO FO J bristine Dietrick City Attorney P14a- to Attachment 2 RESOLUTION NO. (2010 Series) A RESOLUTION OF THE COUNCIL OF THE CITY OF SAN LUIS OBISPO APPROVING REVISED STANDARD SPECIFICATIONS AND ENGINEERING STANDARDS FOR CONSTRUCTION WHEREAS, the Public Works Department is responsible for maintaining Standard Specifications and Engineering Standards establishing quality requirements and contract conditions for construction; and WHEREAS, the Standard Specifications and Engineering Standards must be periodically updated to allow for changes in construction practices and contract and state law; and WHEREAS, the City of San Luis Obispo proposes to establish a Water Efficient Landscape Ordinance in compliance with the state requirements set forth in Assembly Bill 1881. WHEREAS, it has been determined that for the ease of reference for City staff and project applicants that the Standard Specifications and Engineering Standards are the appropriate location for the water efficient landscape standards to be placed. BE IT RESOLVED,by the Council of the City of San Luis Obispo as follows: 1. Resolution No. (2010 Series) approving previous editions of the Standard Specifications and Engineering Standards is hereby rescinded. 2. Revised Standard Specifications and Engineering Standards. dated January 2010, copies of which are on file in the Office of the City Clerk, are hereby approved. Upon motion of , seconded by and on the following roll call vote: AYES: NOES: ABSENT: the foregoing resolution was adopted this 20th day of April 2010. David F. Romero, Mayor ATTEST: Elaina Cano City Clerk plu l Attachment 2 APPROVED AS TO FO I CTd tine Dietrick L,.-,City Attorney TN0 -I Attachment 3 Chapter X14 7A WATER EFFICIENT LANDSCAPE DSCAPE STANDARDS IppI�o��Fn ifii�nc �V .0-2 PFE)G +res.13.20.0-4. LandGGape standards. ^^�^uvalve"- uvalve" 13.20.01 Definiticinis GhBGk 13. u n u y u BaGkAew pFeveRtieF; deVOG8" means a safety deviGe used to pFeveRt pollution GFs Fe "Cm.Ww" meansdrip irrigation fittings that deliver ureter slewly from the system to thA F;n4l P. "IRAtratian mate" Means the rate of wateF entFy inte the see! expFe66ed as a depth e wateF per unit of time (iRGhes per heuF)., G. LL ishment • n IandSGape: wateF F;eeds that are sewed by a valve 9F set ef vnlypr with the same iRig used,vrhinh is the aron +�r 'Rt ofater stored in the mat izene+ alldivided-hvrthe meot gf rm j. u n nn+rements +�ralks stn+str+res nr other planted moos n n cvetem +e rhe it r applied and flours from the area and anross property lines N. u n means PWRted ;;ra;; sep.ge-d- by ene valve GF by a set ef valves that epeFate simulEaneeus4y. 0. u na-Frative ssummaFy of the PFGjeGt. (Ord. 1299 1992) 1 13.20.02 ProGedures; Pf��-C • - - - TZMI ■- ■_ - .. .. - , ■ . alff am alk MIN ■ =TAT am 1-1 pff"M MAMH- - - .. _ .. - - j � Attachment 3 expanses of paviR9. 9F Me9p8F. I.AAR-PA- r'-'RA-ff;-4Ad A-Fosie--R R--;a- likely, planted slepes 6hall have jute , 13. IFFigatien Design GOteNa� 7 Irrle•�atien Effideee+v Irrigation systems shall -be+ 'Ioci� �+� ainta*F;e'! and z—rnyrnivrrcntororrvy--nrgva ..�.. . .... .. ...�".,..r .'::................r ....... • . 2 Wham model heme6 aFe iRGluded, the subdivo-d-Re-�;Afill iRStall at least twe units pia-l� I. 1 Attachment 4 C•hapteF 17.87 MMOR OFFICE DEVELOPMENT PERMITS 47-.97.910 PuFpese and intent cci86�16F}� 17.R-7.0-2-0- DevelepFAent affeGted. 17.87.020 AFeas of appliGation Pre-visie-Rs ef th 0 s GhapteF shall apply te all Iand I.Adh*R thP- A-ffig-e (Q) zone within the , (paFt), 4995) 17.87.030 Development affected . shall be given by publiGatieR in the lesal RewspapeF at least ten days befeFehand. (Grd. 47-.87-.07-0 CoRditions of . . (pa5) Attachment 4 Chapter 17.87 WATER EFFICIENT LANDSCAPE STANDARDS Sections: 17.87.010 Definitions. 17.87.020 Applicability. 17.87.030 Submittal Requirements. 17.87.040 Implementation Procedures. 17.87.010 Definitions. The following definitions are applicable within this chapter: A. "Certificate of Completion" means the document required under 17.87.040 (C) (1)- B. "Common interest developments" means community apartment projects, condominium projects, planned developments, and stock cooperatives per Civil Code Section 1351. C. "Ecological restoration project" means a project where the site is intentionally altered to establish a defined, indigenous, historic ecosystem. D. "Estimated Total Water Use" (ETWU) means the total water used for the landscape. E. "Homeowner-provided landscaping" means any landscaping either installed by a private individual for a single family residence or installed by a licensed contractor hired by a homeowner. A homeowner, for purposes of this ordinance, is a person who occupies the dwelling he or she owns. This excludes speculative homes, which are not owner-occupied dwellings. F. "Hydrozone" means a portion of the landscaped area having plants with similar water needs that are served by a valve or set of valves with the same irrigation schedule. G. "Irrigation efficiency" means the measurement of the amount of water beneficially used, which is the amount of water stored in the root zone, divided by the amount of water applied. Irrigation efficiency is derived from measurements and estimates of irrigation system characteristics and management practices. H. "Maximum Applied Water Allowance" (MAWA) means the upper limit of annual applied water for the established landscaped area in Section 17.87.020. It is based upon the area's reference evapotranspiration, the ET Adjustment Factor, and the size of the landscaped 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 -- Attachment 4 gardens, and areas irrigated with recycled water are subject to the MAWA with an ETAF not to exceed 1.0. I. "Project applicant" means the individual or entity submitting a landscape and irrigation plan required under this Chapter. A project applicant may be the property owner or his or her designee. J. "Rehabilitated landscape" means any re-landscaping project that requires a building permit or design review where the modified landscape area is equal to or greater than 2,500 square feet. 17.87.020 Applicability. A. The provisions of this Chapter shall apply to the following landscape projects: 1. New construction and rehabilitated landscapes for institutional, commercial and multi-family development projects with a landscape area equal to or greater than 2,500 square feet which are otherwise subject to a building permit or development review. 2. Developer-installed single-family residential landscapes and common areas of a project with a landscape area equal to or greater than 2,500 square feet which are otherwise subject to a building permit or development review. Where model homes are included, the developer shall install at least two model homes with landscapes that comply with the requirements of this chapter and include signs and printed materials explaining design strategies and plant materials for water conservation. 3. New construction landscapes which are homeowner-provided and/or homeowner-hired in single-family residential projects with a total project landscape area equal to or greater than 5,000 square feet requiring a building permit or development review. 4. Homeowners Associations and Common Interest Developments architectural guidelines (i.e., CC&Rs) shall not prohibit or include conditions that have the effect of prohibiting the use of low water-using plants as a group. Further, the guidelines shall not prohibit the removal of turf, nor restrict or prohibit the reduction of turf in lieu of more water efficient alternatives (Civil Code Section 1353.8). B. This ordinance does not apply to: 1. Registered local, state or federal historical sites; 2. Ecological restoration projects that do not require a permanent irrigation system; or 3. Plant collections, as part of botanical gardens and arboretums open to the public. C. Projects that fall under the applicable thresholds cited shall submit the following: 1. Landscape design plan which meets the Maximum Applied Water Allowance calculation and design criteria in the City Engineering Standards Uniform Design Criteria for Landscaping and Irrigation. 2. Irrigation design plan which meets the design criteria in the City Engineering Standards Uniform Design Criteria for Landscaping and Irrigation. 17.87.030 Submittal Requirements. A. Landscape design plan. For the efficient use of water, a landscape shall be designed and planned for the intended function of the project. For each landscape project subject to this chapter, applicants shall submit a landscape design plan as described in the City Engineering Standards Uniform Design Criteria for Landscaping and Irrigation. Attachment 4 B. Irrigation design plan. The irrigation system and its related components shall be planned and designed to allow for proper installation, management, and maintenance. For each landscape project subject to this chapter, applicants shall submit an irrigation design plan that is designed and installed to meet irrigation efficiency criteria as described in the City Engineering Standards Uniform Design Criteria for Landscaping and Irrigation. C. Soils Management Report. In order to reduce runoff and encourage healthy plant growth, soil amendment, mulching and soil conditioning recommendations shall be prepared by a licensed landscape architect, licensed landscape contractor, licensed civil engineer or licensed architect as described in the City Engineering Standards Uniform Design Criteria for Landscaping and Irrigation. D. Grading Design Plan. For the efficient use of water, grading of a project site shall be designed to minimize soil erosion, runoff, and water waste as described in the City Engineering Standards Uniform Design Criteria for Landscaping and Irrigation. E. Stormwater Management. Stormwater management practices minimize runoff and increase infiltration which recharges groundwater and improves water quality. Implementing stormwater best management practice's into the landscape and grading design plans to minimize runoff and to increase on-site retention and infiltration are required. Project applicants shall refer to Chapter 12.08 of the City's Municipal Code and the City Engineering Standards for stormwater quality requirements. 17.87.040 Implementation Procedures. A. Development Review. For projects that require development review (tentative parcel map, tentative tract, development plan or conditional use permit), project applicants shall submit the following documentation: 1. A completed Maximum Applied Water Allowance for the conceptual landscape design. 2. A conceptual landscape design plan which demonstrates that the landscape will meet the landscape design specifications of the City Engineering Standards Uniform Design Criteria for Landscaping and Irrigation. 3. A conceptual irrigation design plan which notes the irrigation methods and design actions that will be employed to meet the irrigation specifications of the City Engineering Standards Uniform Design Criteria for Landscaping and Irrigation.. 4. A grading plan which demonstrates the landscape will meet the specifications of the City Engineering Standards Uniform Design Criteria for Landscaping and Irrigation. B. Building Application. Prior to the issuance of a building permit, project applicants shall submit the following: 1. A completed Maximum Applied Water Allowance form (Appendices City Engineering Standards) based on the final landscape design plan. 2. A final landscape design plan that includes all the criteria required in the City Engineering Standards Uniform Design Criteria for Landscaping and Irrigation. 3. A final irrigation plan that includes all the criteria required in the City Engineering Standards Uniform Design Criteria for Landscaping and Irrigation. 4. A soils management report that includes at a minimum the criteria required in the City Engineering Standards Uniform Design Criteria for Landscaping and Irrigation. �Ha -� Attachment 4 5. A final grading plan that includes all the criteria required in the City Engineering Standards Uniform Design Criteria for Landscaping and Irrigation. 6. A hydrozone table (Appendices City Engineering Standards). C. Project Completion. Upon completion of the installation of the landscape and irrigation system and prior to the issuance of the Certificate of Occupancy, the project applicant shall submit the following: 1. A Certification of Completion (Appendices City Engineering Standards) signed by the professional of record for the landscape and irrigation design certifying that the project was installed per the City approved landscape design, irrigation and grading plans and meets or exceeds an average landscape irrigation efficiency of 0.71. The City reserves the right to inspect and audit any irrigation system which has received an approval through the provisions of this chapter. 2. A project applicant shall develop and provide to the owner or owner representative and the City an irrigation schedule that assists in the water management of the project and utilizes the minimum amount of water required to maintain plant health. Irrigation schedules shall meet the criteria in the City Engineering Standards Uniform Design Criteria for Landscaping and Irrigation. 3. A regular maintenance schedule shall be submitted by the project applicant with the Certificate of Completion that includes: routine inspections, adjustment and repairs to the irrigation system, aerating and dethatching turf areas, replenishing mulch, fertilizing, pruning and weeding. The maintenance schedule will be provided to the owner or owner representative. Attachment-5 H. LANDSCAPING & IRRIGATION r a ,1 h-r-i.at:en shall e p ..of to the n Seat:e13.20 ef_the City Y b D r + Hardscave: (This item moved verbatim to Miscellaneous Municipal Project Provisions section of this document.) built in aeeefdanee with Qt-y Standards for- sidewalk censtmetien and gr-aded te prevent wa4er- ffem the pad Unless , a justified t:fied and a .e.7 pending a en e walkway a~ r rr~ by the Cit-y 1r.gineer- walkways must meet euffent_A ADA aeeessibi4y..ee..:..e«.e«ts Pads in dafeas_ eh " a table ads shall be Sun al . have n ed edges to allow Enewing .:theut slamage_te mew blades and pads Median islands: (This item moved verbatim to Miscellaneous Municipal Project Provisions section of this document.) Median island noses shall have a 5 feet seetien ef standafd sidewalk eener-ete a interseefiens.. island fieses should net extend inte inter-seefien er-esswalk areas. island— areas A feet or- 1ess hall he hafds e.1 All ha fds ed suffaees ,:thin nedi islands exee..t f the C feet s etie .:thin the islandnose, shall he deLat:.Ve TJIiSil Y . Plavgrounds and Miscellaneous areas: (This item moved verbatim to Miscellaneous Municipal Project Provisions section of this document.) An engineered e,] suffaeing, ineet:,, aeeessib.:lity fits shall be used Hade play e"ipfneat. Altemative surfaees shall be submitted te the City Engineer- feF r-eviei* and 1fevah rye ehe and pienie table shall he of a le maintenanee material s, eh a b.b a ate b Fqr-rev:e.., 14,,7 Irrigation: Desien D. • Seil t�Tes shall be eensider-ed when designing ifr-igafien systems. • All systems shall he designed to avoid f eff ow eafana..e _everspr-a sor - water- lhead dii water- Aew en4e adjaee..t .. ..e.+.. .1 areas .eh a eads r � gAewalkways, i elifninate r, off r.......atie.t shall be managed f r-minimizing water use with Faetheds available sueh heads, > pha -ate Attachment 5 T Y J bt:en sJ �a . stefas F to he ultimately-self s c stain:«d. should? he 1 1. identified and r-emovedi .,he no longer-r-equiFed. • All n• is sh iiat iiic1 iae flow sensing"b ,ith aut atie shut e ff • Ensure ad ate supply at peint eeffneefieft, me., inelude items _eh s heester . • D 1 dl water- inigatien systems ..hall «ly with eurre«t De artment eF Publie Health standuds. • > er-new ___st»nat_e«. pullbex s«ee: e shall net e___eed ons+ and eenduit fin shall not eedi 261/ Boxes (This item moved verbatim to Miscellaneous Municipal Project Provisions section of this document.) are t in h dseape areas, the., shall he e rete hexes The boxes shall betraFfie rate.] if tharea- e to .hl: tm Ffio used b maintenanee eh:ele • 1rr.eCL..T1VItiehees er- «1 WxYu in playing fields shall he buried A inehes b System Pressure (This item moved verbatim to Miscellaneous Municipal Project Provisions section of this document.) Whefe an exisfing fneto er- at:e system is pfese«t the designer- shall ehta the euffent 1' pr-esstifeto use in design. Whffe ne isfiag system exists, the City of-Son. Luis Obispo Utilities Depaftment shall be eentaeted te deteFmine appr-eximate egEisting systefa pr-essuFes. Per- systeffis that—>r ill -be—tempemr-ily eenneeted to the—petable water- system an eventually eeftneetedi to the r-eeyeledl ate system, r F afeas that may beset . to use beth s .stems the designer- shell a side* the pr-esswe in both systems and design the (City eF can Luis s Obispo Publ:e Wervs f r_City « eets e e s to he aedieated ) to �IY4IL.4LY V, LV act.,......._ tl__ ..Yr__• ,. «d a to be _-edi F_ the ____. The designer- shall a that - - detefmining the w-i FA b�e F ef valves en at any given time a-;;d- the reasulting lead en the system. rale .lat:efis eF system eapaekie «dl any assu «tie made ahe .t the system-, aeeeu«t:« C system lesses and ceneuffent leads to prevent under- eF tsystem. Wher-e systems-de fiet epefate as needed to previde even distfibutien ef he , provide any edged redesignand topay Fneeessat=), field e **°.tion_ Th ..tie« design shall inelud7e ae red ht deer or- eeser « hinstalled,p to e nsae :F , needed, en ..basedthe aetal e the d.at:e« ,stem System shall he Deeyeledi Water J Attachment 5 either- at the tifne—e€ eenstfuetien er in the €oafe, shall «.004 all the • G 'd t' shall ha r t 1 «t of fdr-inking as ilitie suet F .. ..«t «i park faeilifiP.rJ.' When feeyeledwatef is used en an), par-eel, a County appr-eved bae!EqeA, pfeventer- shall hc-ninstalled on =water-pe. ..a line. heads are used theshall h t Fr the dge etel. L ehe to ed, e , J evefspfay and damage frem ..eh;elen s Designs hll how that e�• FF e .+ he been mad t t water- landseape areas Fefne FF, FFth t is o..ht and r-etumedin seme ethed to the land « Controller (This item has been moved to the Miscellaneous Municipal Project Provisions section of this document.) detefmine what, J,'F tele J etr.. «trel ax...pme c t will he a ed Systems a to be desiped to eumm City Standar-ds for- GefAfeller- equipment where ifr-iga4ed afea is City d -t be d d' t d if een4 1 is to he via phone line, the designer- must a rd: me with th City's t 1 h me representative City „re get maftager- «F to ..e feF C nJ• heek up' Submittals All « vets shall submit the f llewiag. s• Landseape Design Plan prior-te eenstmetion,r-eeer-d drawings after-eenstmeti i t' Design.Dl pr- r-4.. eeas. .et:e« e dr-awings ate eenstFuetiea C ft'C 4 th t the planting d :Ta....t:e were stF„eted- erdanee .4th the eefitfaeten Pr-ejectsrequir-ingAreh:teet., el ReviewG (AR-G) eld: houses au «b a sensitive sites, eensw t' F thfee er- moredwellings en a let and rel buildings shall alse submit the fellewing! Planting notes and ate a retie «t statement de «h:«g at the e ti Faeaswes taken and how the lendsire de__a__ '_" etc the estl.etie eF funetional r-equir-efaents ef the site and ef th e proposed land use, ineludin • Seetien ' elevat'ien-view—thmugh the site shewing the relet:e nh: between planting design, buildings, site impr-evements, and .. ff�a'� r �\ Attachment 5 r l or ifidustfial r j t en sites of 20,000 s"afe feet e and e :aentiel qualified pr-efessienal. Planting a ifrigatien details shewing planta, inigmien staking and othe. eat detfigs, not i-flejuded in the euiwat City Engineering Standar-ds, whieh A gmm describing general mainteffanee preeedufes, ineluding f f , iffigatien FnentY nd Yn ea , .. ntel n.r..«ilii:.,..r�e�.. na 0 Seale Alm W efty lines Existing and p'•"Y"„ s_ stmete e_ 'b ,ms ., StFeets � i «' size,type,te' sand quantity of wlaufawAs 1: t' D trees t d by t3Te, o .. r...nl. .l 1n4ie tere height, f ll «.,:fief femain Table -sheyAng total paved area ef the site and per-eentage ef tetal site are .,eyete.l tri : g 4ea t..ff Bele getn.l ..til:ties eeft.. 11 f main and lateral 1' ^, sYfttnkleF heads, : eFs baekilew pr-eve .i f and .l e..:ees ..her-e -fe :red h.. City Danks A. aintenenee a Th designer- O f the .. sr thetion .sem sell hes s s:hle to a that the system r e adequately pr-evides water- te all landseapifig. Design shall instife areas ef tug are not- under- water-ed, r-elative te the rest ef the tuff-, r-esulting in key,% patehees. ' I '� the r+ f the « Il ..he e :f the system m t spite eF Y�vYeinstallation and r adjustment ef the f L -\ Attachment 5 • T ♦ d t..rf areas ..1,..11 not exceed treaty pe,.eent of the sites total iafea..Tu-e ARC, er on pr-ejeete exempt ffe ARC :ew, the Ge ;t.. De elepme pt Tl' tr ..y ll1.,rae t,.ee rF afeas ,. e e Yp ..secial water- tie e h > spef4s eemplexes, sheAh,the fell owing in additien to the general landseape plan r-equirefHents: • Water-er-eease g t,.«f. etreer-gfetind eever-s ffe used::.he«eve poss.1'1�. • Planter- and tuff areas af;edesigned Fer-maiiinium ate eff;e ney and ease eF fnain4enanee. • Tuff is net used F r na,...ew planters raised beds o,-small ..1..rte«s • T„rf; of planted eas .:th slepes gfeeter the 15 per-eent. paving,General bandseam Plan R gFound > bark, efushed > weed e will be used fer- > seFvieeareas, and other-diffieult te maintain . • Plant matefial is-seleeted-aeeer-ding to its suitability te the elifnate, site leg aadtp��,c. ge;..,b,, peg "Y"J • D t'on d preteet:en efaat..«alareas and native speeies is eneewaged • Plants a gr-eWed by ate needs inte distinct 1 ydr- and .,te.l h �, u vJ sepa to al • Plant seleetien eleaf-ly emphasizes the use of ,1-e....ht tolerant_ and water- • Curbs, h derhe rds pavefs, er- ether- etc als are ed to define the edges ^f lentor-s and red, 46gatienPan 99if to planted eas_ • Peels pondsF ndat: and other- ate feab,res a designed to a ate ee s' F e etlFt .re shall lttd hF design,n . ea . se . ae ec ne eaand shape to e • bandseaping shall he ifieeFpefated into rl. a lets to pr-event large, , me pied of paving. • Planted a easshall have a 7 if eh th;ek layer eF.n„leh to red„ee o .,ration and eefitfelueeds. • A Sept t enrel pi-;;;; se ;pe , er areas eFseep sope . thall hhdd F tl s .,h:eet tee efi; to preteet the slepe and elifainate silted_disehar..e f-efa the site until the prepesed final plant Mianfevi;fl VA4; establish and prevent er-esion en its Plant ..,,.leh shall he shredded red.,.eed hart. , .,less ether-wise approved— by the Gity Eagineen H. LANDSCAPING & IRRIGATION �Na a� Attachment 5 The provisions of the Engineering Standards apply to the following landscape projects: • New construction and rehabilitated landscapes for institutional, commercial and multi-family development projects with a landscape area equal to or greater than 2,500 square feet which are otherwise subject to a building permit or development review. • Developer-installed single-family residential landscapes and common areas of a project with a landscape area equal to or greater than 2,500 square feet which are otherwise subject to a building permit or development review. Where model homes are included, the developer shall install at least two model homes with landscapes that comply with the City Engineering Standards requirements and include signs and printed materials explaining design strategies and plant materials for water conservation. • New construction landscapes which are homeowner-provided and/or homeowner- hired in single-family projects with a total project landscape area equal to or greater than 5,000 square feet requiring a building permit or development review. Submittals Development Review. For projects that require development review (tentative parcel map, tentative tract, development plan or conditional use permit),project applicants shall submit the following documentation: 1. A completed Maximum Applied Water Allowance for the conceptual landscape design. 2. A conceptual landscape design plan which demonstrates that the landscape will meet the landscape design specifications of the City Engineering Standards Uniform Design Criteria for Landscaping and Irrigation. 3. A conceptual irrigation design plan which notes the irrigation methods and design actions that will be employed to meet the irrigation specifications of the City Engineering Standards Uniform Design Criteria for Landscaping and Irrigation. 4. A grading plan which demonstrates the landscape will meet the specifications of the City Engineering Standards Uniform Design Criteria for Landscaping and Irrigation. Building Application. Prior to the issuance of a building permit, project applicants shall submit the following: 1. A completed Maximum Applied Water Allowance form (Appendices City Engineering Standards)based on the final landscape design plan. 2. A final landscape design plan that includes all the criteria required in the City Engineering Standards Uniform Design Criteria for Landscaping and Irrigation. 3. A final irrigation plan that includes all the criteria required in the City Engineering Standards Uniform Design Criteria for Landscaping and Irrigation. 4. A soils management report that includes at a minimum the criteria required in the City Engineering Standards Uniform Design Criteria for Landscaping and Irrigation. 5. A final grading plan that includes all the criteria required in the City Engineering Standards Uniform Design Criteria for Landscaping and Irrigation. ` - Attachment 5 6. A hydrozone table (Appendices City Engineering Standards). 7. Plans must comply with City Engineering Drafting Standards. Project Completion. Upon completion of the installation of the landscape and irrigation system and prior to the issuance of the Certificate of Occupancy, the project applicant shall submit the following: 1. A Certification of Completion (Appendices City Engineering Standards) signed by the professional of record for the landscape and irrigation design certifying that the project was installed per the City approved landscape design, irrigation and grading plans and meets or exceeds an average landscape irrigation efficiency of 0.71. The City reserves the right to inspect and audit any irrigation system which has received an approval through the provisions of this chapter. 2. A project applicant shall develop and provide to the owner or owner representative and the City an irrigation schedule that assists in the water management of the project and utilizes the minimum amount of water required to maintain plant health. Irrigation schedules shall meet the criteria in the City Engineering Standards Uniform Design Criteria for Landscaping and Irrigation. 3. A regular maintenance schedule shall be submitted by the project applicant with the Certificate of Completion that includes: routine inspections, adjustment and repairs to the irrigation system, aerating and dethatching turf areas, replenishing mulch, fertilizing, pruning and weeding. The maintenance schedule will be provided to the owner or owner representative. Landscaping. For the efficient use of water, a landscape shall be designed and planned for the intended function of the project. For each landscape project, applicants shall submit a landscape design plan in accordance with the following: • Any combination of plant materials that do not exceed the Maximum Applied Water Allowance (MAWA). The method to calculate the Maximum Applied Water Allowance and Estimated Total Water Use shall be in accordance with Appendix E. • Plant factors used to calculate the MAWA shall be derived from the most recent edition of the Department of Water Resources "Water Use Classification of Landscape Species (WUCOLS)". • Each hydrozone shall have plant materials with similar water requirements. • Plants shall be selected and planted appropriately based upon their adaptability to the climatic, soil, and topographical conditions of the project site, and water attributes. • Turf is not allowed on slopes greater than 15% (1 foot rise for every 6.5 feet of horizontal distance)where the toe of the slope is adjacent to an impermeable hardscape. • Turf shall not be used in areas less than 8 feet by 8 feet in size, irregularly shaped areas, street medians,traffic islands, planter strips, bulbouts of any size or raised beds for maximum water efficiency and ease of maintenance. • Low and moderate water-use plants can be mixed, but the entire hydrozone will be classified as moderate water use for MAWA calculations. j 1 Attachment 5 • High water-use plants shall not be mixed in the same hydrozone with low or moderate water-use plants. • Invasive plants as listed by the Cal-IPC are prohibited. • Recirculating water systems shall be used for water features. • The surface area of water features, including swimming pools, will be included in a high water-use hydrozone. • 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 4219 (a)and(b). Avoid fire-prone plant materials and highly flammable mulches. Irrigation Plan. The irrigation system and its related components shall be planned and designed to allow for proper installation, management, and maintenance. Project applicants shall submit an irrigation design plan that is designed and installed to meet irrigation efficiency criteria: • Soil types and infiltration rates shall be considered when designing irrigation systems. All irrigation systems shall be designed to avoid runoff, low-head drainage, overspray, or other similar conditions where water flows onto adjacent property, non-irrigated areas, walks, roadways, or structures. • Proper irrigation equipment and schedules, including features such as repeat cycles, shall be used to closely match application rates to infiltration rates, to minimize or eliminate runoff. • Overhead irrigation shall not be permitted within 24 inches of any non-pervious surface, so as to prevent runoff and overspray. Allowable irrigation within the setback from non-pervious surfaces may include drip, drip line, or other low flow or non-spray technology. These restrictions may be modified if the adjacent non- pervious surfaces are designed and constructed to drain entirely to landscaping. • Irrigation systems shall be designed, maintained, and managed using such techniques as low-precipitation heads, drip irrigation, moisture sensors, check valves, matched precipitation rates of sprinkler heads and other emission devices, and other water-conserving techniques where appropriate. • Each valve shall irrigate a hydrozone with similar site, slope,sun exposure, soil conditions, and plant materials with similar water use. A single valve shall not irrigate hydrozones that mix high water-use plants with moderate or low water- use plants. • Irrigation systems shall be designed, maintained, and managed to meet or exceed an average landscape irrigation efficiency of 0.71 where irrigation efficiency 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. • Rain sensors, either integral or auxiliary, that suspend or alter irrigation operation during•rainy weather conditions shall be required on all irrigation systems. • Head-to-head coverage is required unless otherwise directed by the manufacturer's specifications. J `J Attachment 5 • Low volume irrigation is required where plant height at maturity will affect the uniformity of an overhead system. • The irrigation system shall be designed to ensure that the dynamic pressure at each emission device is within the manufacturer's recommended pressure range for optimal performance. • 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. • Automatic irrigation controllers utilizing either evapotranspiration or soil moisture sensor data shall be required for irrigation scheduling in irrigation systems for applicable projects in section 17.87.020 (A) (1) of the Municipal Code. • If the project is within the Water Reuse Master Plan area, the irrigation system shall be designed and operated consistent with recycled water standards described in the City's Procedures for Recycled Water Use, including the requirement that sites utilizing recycled water include backflow protection on all potable service connections. • For municipal projects, pullbox spacing shall not exceed 200', and conduit fill shall not exceed 26%. Soils Management Report. In order to reduce runoff and encourage healthy plant growth, soil amendment, mulching and soil conditioning recommendations shall be prepared by a licensed landscape architect, licensed landscape contractor, licensed civil engineer or licensed architect. " • If the characteristics of the project's soil are known, the minimum requirements of the report shall include the following: a. A minimum of 6 inches of non-mechanically compacted soil shall be available for water absorption and root growth in the planted areas. b. Incorporation of compost or other natural fertilizer into the soil at a rate recommended by a soil science or other qualified professional. c. A minimum of 2 inches of mulch shall be applied on all exposed soil surfaces of planting areas except in turf areas, creeping or rooting groundcovers or direct seeding applications. Plant mulch shall be shredded redwood bark unless otherwise approved by the City Engineer. • If the characteristics of the project's soil are unknown, the project applicant shall submit soil samples to a laboratory for analysis and recommendations. a. Soil sampling shall be conducted in accordance with laboratory protocol,. including protocols regarding adequate sampling depth for the intended plants. b. The soil analysis may include: soil texture; infiltration rate determined by laboratory test or soil texture infiltration rate table; pH; total soluble salts; sodiums percent organic matter; and recommendations. • The soil analysis 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. �Ha:3o Attachment 5 • The project applicant shall submit documentation verifying implementation of soil analysis report recommendations to the City with Certificate of Completion. Grading Design Plan. For the efficient use of water, grading of a project site shall be designed to minimize soil erosion, runoff, and water waste. • The project applicant shall submit a landscape grading plan that indicates finished configurations and elevations of the landscape area including: a. Height of graded slopes; b. Drainage patterns; c. Pad elevations; d. Finish grade; and e. Stormwater retention improvements, if applicable. • To prevent excessive erosion and runoff, grading shall comply with the following to the maximum extent practicable: a. Grade so that all irrigation and normal rainfall remains within property lines and does not drain onto non-permeable hardscapes; b. Avoid disruption of natural drainage patterns and undisturbed soil; c. Avoid soil compaction in landscape areas; and d. Preserve natural drainage channels. Miscellaneous Municipal ProiectProvisions: Irrigation System Operational Requirements for Turf Areas Design shall insure areas of turf are not under watered, relative to the rest of the turf, resulting in brown patches. The designer may review the irrigation installation and make recommendations for corrective action on the part of the installer; however, if the system cannot, in spite of proper installation and adjustment of the irrigation, be operated to provide proper coverage, the designer shall redesign and direct revised installation at his/her cost until the system can be shown to operate properly via an audit and empirical data. Hardscape Walkways and pads for appurtenances in parks shall be concrete or pervious concrete built in accordance with City Standards for sidewalk construction and graded to prevent water from ponding on the walkway or pad. Unless variances are justified and approved by the City Engineer, walkways must meet current ADA accessibility requirements. Pads in sod areas, such as picnic table pads, shall be round, oval or have rounded edges to allow mowing without damage to mow blades and pads. Median islands Median island noses shall have a 5-foot section of standard sidewalk concrete at intersections. Island noses should not extend into intersection crosswalk areas. Island areas 4 feet or less shall be hardscaped. All hardscaped surfaces within median islands, except for the 5-foot section within the island nose, shall be decorative. pkv 3/ Attachment 5 Playgrounds and Miscellaneous areas An engineered wood surfacing, meeting accessibility requirements, shall be used under play equipment. Alternative surfaces shall be submitted to the City Engineer for review and approval. Benches and picnic tables shall be of a low maintenance material such as rubber coated steel. No wood is allowed. Alternative materials shall be submitted to the City Engineer for review and approval. Boxes Irrigation boxes shall be placed in landscaped areas whenever possible. If irrigation boxes are set in hardscape areas, they shall be concrete boxes. The boxes shall be traffic rated if the area is open to public traffic or used by maintenance vehicles. Irrigation boxes in playing fields shall be buried 4 inches below grade. System Pressure Where an existing meter or irrigation system is present,the designer shall obtain the current line pressure to use in design. Where no existing system exists, the City of San Luis Obispo Utilities Department shall be contacted to determine approximate existing system pressures. For systems that will be temporarily connected to the potable water system and eventually connected to the recycled water system, or for areas that may be set up to use both systems, the designer shall consider the pressure in both systems and design the irrigation system so that it will work with either pressure. The designer shall contact the responsible maintenance division for the landscaped area (City of San Luis Obispo Public Works for City projects or areas to be dedicated) to determine the watering window to be used for the area. The designer shall use that window in determining the number of valves turned on at any given time and the resulting load on the system. Calculations of system capacities and any assumptions made about the system shall be submitted for review and approval. Calculations submitted shall clearly show an accounting for system losses and concurrent loading to prevent undersizing of the system. Where systems do not operate as needed to provide even distribution of water, including problems resulting from an undersized service, the designer will be responsible to provide any needed redesign and to pay for necessary field corrections. The irrigation design shall include a pressure reducer or booster pump to be installed, if needed, based on the actual pressure in the new irrigation system. System shall be designed for maximum efficiency. Controller—City Park Facilities Irrigation designers must contact the Parks Maintenance Supervisor to determine what, if any, telemetry control equipment will be required. Systems are to be designed to current City Standards for Controller equipment where an irrigated area is City owned or to be 4 � - Attachment 5 dedicated. If control is to be via phone line, the designer must coordinate with the City's telephone system representative or City project manager to arrange for hook up. -Ptla 33 t Attachment 5 Appendix E — Calculating Maximum Applied Water Allowance Section Al. Maximum Applied Water Allowance (MAWA).An online calculator is available at www.slocity.org/utilities to assist with this calculation. Maximum Applied Water Allowance (MAWA) means the upper limit of annual applied water for the established landscaped area. It is based upon the area's reference evapotranspiration, the ET Adjustment Factor, and the size of the landscaped 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 Evapotranspiration Adjustment Factor (ETAF) not to exceed 1.0. The ETAF for all other areas is 0.7. The project's Maximum Applied Water Allowance(irrigation water budget) shall be calculated using this equation: MAWA=(ETo) (0.62) [(0.7 x LA)+(03 x SLA)] where: MAWA=Maximum Applied Water Allowance (gallons per year) ETo =Reference Evapotranspiration from either Cal Poly or Dairy Creek CIMIS stations 0.7 =ET Adjustment Factor(ETAF) LA = Landscaped Area includes Special Landscape Area(square feet) 0.62 =Conversion factor(to gallons per square foot) SLA = Portion of the landscape area identified as Special Landscape Area(square feet)* 0.3 =the additional ET Adjustment Factor for Special Landscape Area(1.0-0.7=0.3) * Special Landscape Area" (SLA) means an area of the landscape dedicated solely to edible plants, areas irrigated with recycled water, water features using recycled water and areas dedicated to active play such as parks, sports fields,golf courses, and where turf provides a playing surface. Maximum Applied Water Allowance= gallons per year Show calculations or submit printout from the online calculator. 1 Attachment 5 �tla 35 Attachment 5 Section A2. Estimated Total Water Use (ETWU). An online calculator is available at www.slocity.org/utifties to assist with this calculation. The project's Estimated Total Water Use(irrigation water demand) is calculated using the following formula: PFxHA 11 ETWU=(ETo)(0.62)� IE - +SLAJ where: ETWU=Estimated total water use per year(gallons per year) ETo =Reference Evapotranspiration (inches per year) PF =Plant Factor from WUCOLS HA =Hydrozone Area [high, medium, and low water use areas] (square feet) SLA = Special Landscape Area (square feet) 0.62 = Conversion Factor(to gallons per square foot) IE = Irrigation Efficiency (minimum 0.71) Hydrozone Table for Calculating ETWU Please complete the hydrozone table(s). Use as many tables as necessary. Plant Water Plant Area(HA) PF x HA Hydrozone Use Type(s) Factor PF (square feet (square feet Sum SLA Estimated Total Water Use= gallons Show calculations or submit a printout from the online calculator. PA;3� Attachment 5 Hydrozone Table This worksheet is to be filled out by the project applicant and it is a required element when applying for a building permit. Please complete the hydrozone table(s) for each hydrozone. Use as many tables as necessary to provide the square footage of landscape area per hydrozone. Hydrozone* Zone or Irrigation Area % of Valve Method** (Sq.Ft.) Landscape Area Total 100% Summary Hydrozone Table Hydrozone* Area (Sq. Ft. % of Landscape Area High Water Use Moderate Water Use Low Water Use Total = 100% *Hydrozone **Irrigation Method HW=High Water Use Plants MS=Micro-spray MW=Moderate Water Use Plants S=Spray LW=Low Water Use Plants R=Rotor B=Bubbler D=Drip O=Other i 1 1 Attachment 5 CERTIFICATE OF COMPLETION To be filled out by the project applicant upon completion of the landscape project. PART 1. PROJECT INFORMATION SHEET Date Project Name Name of Project Applicant Telephone No. Fax No. Title Email Address Company Street Address City State Zip Code Project Address and Location: Street Address Parcel,tract or lot number,if available. City Latitude/Longitude(optional) State Zip Code Property Owner or his/her designee: Name Telephone No. Fax No. Title Email Address Company Street Address City State Zip Code Property Owner "I/we certify that I/we have received copies of all the documents required by the City and the Certificate of Completion and that it is our responsibility to see that the project is maintained in accordance with the Landscape and Irrigation Maintenance Schedule." Property Owner Signature Date �7a-3K Attachment 5 PART 2. CERTIFICATION OF INSTALLATION ACCORDING TO THE APPROVED PLANS "Uwe certify that based upon periodic site observations,the work has been substantially completed in accordance with the ordinance and that the landscape planting and irrigation installation conform with the criteria and specifications of the City approved landscape and irrigation plans Signature* Date Name(print) Telephone No. Fax No. Title Email Address License No. or Certification No. Company Street Address City State Zip Code *Signer of the landscape design plan, signer of the irrigation plan, or a licensed landscape contractor or property owner. PART 3. IRRIGATION SCHEDULING Attach parameters for setting the irrigation schedule on controller per the City's Engineering Standards. PART 4. SCHEDULE OF LANDSCAPE AND IRRIGATION MAINTENANCE Attach schedule of Landscape and Irrigation Maintenance per the City's Engineering Standards. PART 5. SOIL MANAGEMENT REPORT Attach soil analysis report, if not previously submitted with the building application submittal. Attach documentation verifying implementation of recommendations from soil analysis report .