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HomeMy WebLinkAbout08/16/1988, 5 - WATER ALLOCATION PROCEDURES AND CONSERVATION STANDARDS p MEETING DATE: City Of San IDIS OBISPO 8-16-88 COUNCIL AGENDA REPORT ITEM N FROM: Michael Multari, Community Development Director; BY: Glen Matteson, Assoc. Planner SUBJECT: Water allocation procedures and conservation standards CAO RECOMMENDATION 1. Adopt the attached resolutions to: A. Designate projects eligible for the special reserve; B. Require certain water-saving features for all projects receiving water allocations; C. Adopt landscape water-conservation guidelines. 2. Review the draft administrative interpretations for the Water Allocation Regulations. INTRODUCTION The council has adopted Water Allocation Regulations which say how much water can be assigned to new development. The regulations say the council is to designate by resolution those projects which are eligible for the special reserve for large, phased projects; also, the council may set a method of allocating water to them other than first-come, first-served. Staff is recommending responses to these issues. Also, the regulations allow the council to set conservation standards for projects obtaining allocations, and the council has asked for landscape water conservation guidelines. Staff is recommending certain features. Further, the regulations raise several questions and allow staff to make interpretations. Staff is providing a list of these items for council's information. The council may direct staff to interpret these administrative items differently now or any time in the future. SIGNIFICANT IMPACTS Staff expects no significant fiscal or environmental impacts from adopting the recommended items. Staff has determined that the actions are not projects requiring environmental review. CONSEQUENCES OF NOT TAKING ACTION The regulations can be administered without additional policy action, though for some items the intent clearly requires further council action. Staff would be more comfortable beginning the process with deliberate council knowledge and support. If the council does not adopt higher standards for water conservation in new development, water available for allocation will probably support less developoment. �r a i°��►►�uIII�J �►�J`► city of San Luis OBlspo UNIrms COUNCIL AGENDA REPORT Water procedures and standards Page 2 EXPLANATION/EVALUATION 1. Administrative and conservation features A. Special reserve The regulations create a special reserve for large, phased projects and tenant improvements and changes in existing buildings. The regulations say the council will identify the specific large, phased projects which will be eligible for this reserve. Staff thinks the Edna-Islay Specific Plan area qualifies. The South Street Specific Plan area is virtually built-out. The Higuera Commerce Park and the Terrace Hill Planned Development areas, and other tracts, have not provided public facilities nor operated within a time frame similar to Edna-Islay. In addition, the regulations say water is to be allocated from the special reserve in the order construction permits are received, unless the council sets different rules. In adopting the regulations, some councilmembers preferred a method other then first-come, first-served, and hoped that the principal developers of the Edna-Islay area could work out an equitable sharing. Staff has met with those developers to discuss several aspects of the Water Allocation Regulations. At this time, they have not proposed an alternate method of allocating the special reserve, though they may work out something soon which could return for separate council action. B. Water-saving features for new construction. The regulations allow the council to set water-conservation standards, in addition to those now in the Municipal Code, for projects obtaining water allocations. Staff recommends that the following be mandatory for all applications needing a water allocation. Staff will evaluate and may recommend additional items in the future. (1) Toilets shall have a maximum flush of 1.5 gallons. (As an alternatice, the council could delay the requirement from September 1, 1988, until January 1, 1989, allowing more time for builders to obtain toilets which effectively meet the standard.) (2) For all new hotels, motels, group-quarters or congregate housing: Circulating hot-water system. (Point-of-use water heating would also avoid water waste due to people running the tap/shower until water is warm, but that method is less compatible with and may discourage solar water heating.) (3) Prohibited: Any water body, supplied by potable sources, with a surface area greater than 1,000 square feet, exposed directly to the atmosphere. (This is to prevent evaporation losses from large decorative ponds or swimming pools.) D. Landscape guidelines Proposed landscape guidelines are attached (item Q. The proposed guidelines incorporate basic features, and reflect comments of the Architectural Review �� h city of san Luis owspo COUNCIL AGENDA REPORT Water procedures and standards Page 3 Commission (ARC). Additional requirements may be added after further refinement by staff and the ARC. The "guidelines" include some items to be considered during architectural review and others, marked with asterisks ('), which will be required of all projects (such as individual houses) obtaining water allocations, whether or not architectural review is required. 2. Administrative interpretations To carry out the regulations, we must respond to many questions that the regulations do not answer. White we cannot anticipate all those questions, the attached list (item D) attempts to deal with those we expect will be asked initially. We have not included a rationale or options for the interpretations in this report, but we are prepared to discuss them. OTHER DEPARTMENT COMMENTS The items have been reviewed by the City Attorney. ALTERNATIVES The council may adopt as proposed, modify, reject, or continue action on any of the draft resolutions. (Special reserve projects should be designated before the regulations take effect September 1.) The council may but need not comment on staff's administrative interpretations. Minute orders are sufficient to change the interpretations. RECOMMENDATION 1. Adopt the attached resolutions to: A. Designate the Edna-Islay area eligible for the special reserve; B. Require certain water-saving features for all projects receiving water allocations (low-flush toilets for all projects and circulating hot-water systems for motels, hotels, and multifamly projects); C. Adopt landscape water-conservation standards (requiring low-water use plants and landscape arrangements and efficient irrigation systems). 2. Review the draft administrative interpretations for the Water Allocation Regulations. Attached: A. Draft resolution designating Edna-Islay eligible for the special reserve B. Draft resolution requiring certain water-saving features for all projects receiving water allocations C Draft resolution adopting landscape water-conservation guidelines D. Draft Administrative Interpretations gm4/ccg-16 S-3 RESOLUTION NO. (1988 Series) A RESOLUTION OF THE COUNCIL OF THE CITY OF SAN LUIS OBISPO DETERMINING ELIGIBILITY FOR THE WATER ALLOCATION SPECIAL RESERVE WHEREAS, the council has adopted Water Allocation Regulations which enable the council to designate specific development areas as eligible for the special reserve for large, phased projects; and WHEREAS, the council finds that this determination is not a project for purposes of environmental review; and WHEREAS, the council has considered the report and recommendation of staff concerning areas potentially eligible for the special reserve; NOW, THEREFORE, the council resolves as follows: 1. Projects within the Edna-Islay Specific Plan area shall be eligible for the special reserve. On motion of ................ ............ . seconded by .. ....... ............. .... and on the following roll call vote: AYES: NOES: ABSENT: the foregoing resolution was passed and adopted this . ..... day of .. ..... ..... .. 1988. .... ... ........ .......... .. . .. ..... .. ... .. Mayor ATTEST: .............. .......... ....... ........ City Clerk gm4/sr-res 54 Resolution No. .. ..... ... .. ... (1988 Series) Page 2 APPROVED: ;;-�C7 .... .... .. !77777....... MQsjr�.tiV City A ministrative Officer City Atto ey ............ .. ..... ..... .......... .. ... Community Development Director 5—S RESOLUTION NO. (1988 Series) A RESOLUTION OF THE COUNCIL OF THE CITY OF SAN LUIS OBISPO REQUIRING WATER-CONSERVATION FEATURES FOR PROJECTS RECEIVING WATER ALLOCATIONS WHEREAS, the council has adopted Water Allocation Regulations which enable the council to require water-conservation features for projects obtaining water allocations; and WHEREAS, the council finds that establishing these requirements is not a project for purposes of environmental review; and WHEREAS, the council has considered the report and recommendation of staff concerning potential water-conservation features; and WHEREAS, the council has considered the housing cost impacts( as provided in the general plan Housing Element program #22); the council has determined that the requirements will cause a minor increase in construction costs and minor savings in utility costs, anbd therefore they will not significantly increase the cost of housing overall; NOW, THEREFORE, the council resolves that effective September 1, 1988, the following features will be required for all projects obtaining a water allocation: 1. Toilets with a maximum flush of 1.5 gallons. 2. For all new hotels, motels, group-quarters or congregate housing, a circulating hot-water system. 3. Prohibited: Any water body, supplied by potable sources, with a surface area greater than 1,000 square feet, exposed directly to the atmosphere. On motion of ... .... . ... .. .... . ... .. ... . , seconded by .. ... . . . . .. .. ... ..... .... . and on the following roll call vote: AYES: NOES: ABSENT: the foregoing resolution was passed and adopted this . ... .. day of ....... ... .. . . 1988. . . ..... . .. . ... .. .. . .. ..... .. ... ..... ..... Mayor ATTEST: .... ..... .. ... ..... .. .. ........... .. .. . . City Clerk �^ gm4/wsf-res 5�� t E Resolution No. (1988 Series) Page 2 APPROVED: City Ad inistrative Officer jt City A rney Community Development Director 5-7 RESOLUTION NO. (1988 Series) A RESOLUTION OF THE COUNCIL OF THE CITY OF SAN LUIS OBISPO ADOPTING WATER-CONSERVATION LANDSCAPE GUIDELINES WHEREAS, Section 17.89.040 of the Water Allocation Regulations enables the council to require water-conservation features for projects obtaining water allocations; and WHEREAS, Chapter 2.48 of the Municipal Code establishes architectural review and enables the Architectural Review Commission and the council to adopt architectural review procedures and regulations; and WHEREAS, the council has determined that adopting these landscape guidelines is not a project for purposes of environmental review; NOW, THEREFORE, the council resolves to adopt the water conservation landscape guidelines fully contained in the attached Exhibit A, with standards to be applied to each project requesting architectural approval or a water allocation, as indicated. On motion of ... ..... ..... ..... .... . ..... . seconded by .. ..... ..... ........ .. .... , and on the following roll call vote: AYES: NOES: ABSENT: the foregoing resolution was passed and adopted this . ..... day of . . .. . . .. ... . . 1988. .... . ..... .. ... . .. . . ... .. .... . .... . .. ... .. Mayor ATTEST: .... ..... ..... ..... ........ .. ... .. .. ... City Clerk gm4/Ig-res Resolution No: . (1988 Series) Page 2 APPROVED: City Ad �inistraiive Officer �. . Gity .A orney i .. .. .... .. . ... . . .. . .... ....... Community Development Director . s=�q LANDSCAPE GUIDELINES FOR WATER CONSERVATION PURPOSE The City of San Luis Obispo requires attractive, water-conserving landscaping in all new development projects. We live in a semi-arid, mediterranean-type climate which poses special landscape problems and opportunities. Consequently, developers, landscape architects, contractors, designers and others involved with landscape design need to make efficient use of increasingly limited water supplies through sensible, carefully planned landscape design, installation and maintenance. These guidelines explain the City's expectations for landscape water conservation in new development. They are to be used by the public, city staff, and the Architectural Review Commission in preparing and reviewing public and private landscape plans. While innovative and varied landscape design is encouraged, applicants and designers will be required to use landscape water frugally. PROCEDURES The guidelines affect two types of development projects: 1) Projects which are exempt from architectural review, such as individually built, single-family houses and duplexes; and 2) Larger or more complex projects which require architectural review, like subdivisions, three or more dwelling units on a lot, and commercial buildings. Guidelines marked with an asterisk (') apply to all new development projects. Guidelines without the asterisk apply only to projects requiring architectural review. Development projects shall conform to these guidelines prior to building permit issuance. The Architectural Review Commission (ARC) shall, as part of its final architectural review, evaluate new development for compliance with these guidelines. For projects which are exempt from architectural review, the Community Development Director shall review all projects for conformance. with the guidelines during building plancheck. Decisions of the Community Development Director are appealable to the Architectural Review Commission, and decisions of the Architectural Review Commission are appealable to the City Council, subject to the appeal provisions of Chapter 17.66 of the Municipal Code LANDSCAPE PLANS - SUBMITTAL REQUIREMENTS 1. Plantine Plan: -Draw the planting plan using a standard architect's or engineer's scale, and shall include north arrow, title block, date, name and where applicable, professional registration or license number of person preparing the plan. (') -Landscape plans for commercial projects on sites over 20,000 sq. ft., or residential projects of three or more units shall be prepared by a licensed professional, such as a landscape architect, architect, irrigation specialist, landscape contractor, or civil engineer. -Show location of property lines, existing and proposed structures, streets, and significant natural features such as creeks or rock outcroppings. Landscape Guidelines Page 2 -Show location, size, spacing, quantity, and type of proposed plantings, listed by botanical and common plant names. (•) -Include a plant material schedule explaining graphic symbols, plant sizes and quantities, plant characteristics, and planting notes. (•) -List total square footage of planted areas and paved areas, and the percentage of total planted area to be planted with turf. (•) -Show significant vegetation to be removed or retained, listed by type, location, size (trunk diameter and height), overall health and condition, and disposition. -Show location, height, materials and design of landscape improvements such as retaining walls, paving and walkways, fencing, and site lighting. -Include notes describing how the landscape design meets the site's or the proposed uses functional or esthetic requirements, such as landscape privacy screening, solar access, climate control, erosion control and slope stabilization, and water conservation. 2. Preliminary Irrigation Plan (Submitted with final ARC plans) - Draw the irrigation plan in a legible manner, using the same scale and format as the planting plan, and include the following information: (•) -Irrigation legend explaining all symbols used in the plan. (•) -Outlines of structures, location of significant vegetation to remain, and elevation changes where they affect irrigation system design. (•) -Point-of-connection to city water (location and size), and locations of existing below-ground utilities (water and sewer mains, laterals, meters, and hydrants, drain lines, telephone, gas, electrical, and TV cable). (•) -Location, size, and general description of irrigation system components, including back-flow prevention devices, hose bibbs, valves, pipes, controllers, spray heads, quick couple valves, and related irrigation equipment. (•) -A written description of water-conserving measures to be taken in the planting and irrigation design. .(•) 3. Final Irrigation Plan (submitted with building permit plans) -Irrigation schedule listing symbols, irrigation type, model, manufacturer, gallons per minute demand (GPM), pressure requirements (PSI), radius/diameter of coverage, precipitation rate, and any special notes on installation or maintenance. ` Landscape Guidelines Page 3 -Statement of irrigation system design statistics, including static water pressure at the point of connection, flow available at city main in gallons per minute (GPM), gallonage requirement for each valve circuit, total system pressure requirement, precipitation rates for sprinkler heads with highest output in system, and maximum friction loss in the longest valve circuit. 4. Section/Elevation View -Provide a cross-section/elevation through the site showing the relationships between planting design, buildings, and site improvements, including existing and proposed grades, and accurately showing mature plant forms, scale, and character. 5. Plantine/Irrigation Details -Show details of soil preparation, planting methods, construction of landscape structures, tree staking and guying, irrigation equipment installation and other pertinent details which explain and clarify the landscape design. 6. Maintenance Program (For commercial sites over 20,000 sq. ft., and apartment and condominium projects of ten or more units) -Describe your landscape maintenance program, including the frequency of watering, replanting, irrigation repair and programming, fertilizing, mulching, pruning, and similar post-installation maintenance procedures. -Names, phone numbers, and addresses of person(s) responsible for insuring maintenance program is adhered to, including irrigation leakage/runoff contact. (If not known at time of ARC review, will be required prior to building occupancy release). -Maintenance agreement and surety (Submitted prior to building permit issuance). LANDSCAPE GUIDELINES A. Landscape Design 1. Turf areas should not exceed 20 percent of the total landscape area. (°) Lawn areas typically require more watering than other types of ground covers, and tree or shrub plantings. Therefore, although lush, green lawns are traditional in most residential landscaping, their use for purely decorative purposes is strongly discouraged. Larger turf areas may be allowed by the ARC where special water conservation measures reduce turf water demand, and where the turf has a direct, functional relationship to the proposed uses, such as parks, schools, and private yard areas. Landscape Guidelines Page 4 2. Use water-conserving turf varieties or turf substitutes where appropriate. (') Warm-season turf varieties like Zoysia, hybrid Bermuda, and St. Augustine's grass require less water to maintain their health and appearance than some other varieties and are encouraged. Many colorful, non-turf ground covers are available which tolerate drier conditions and should be used instead of turf where little or no foot traffic is expected. 3. Design planter and turf areas for maximum water efficiency and ease of maintenance. (') Turf in unusually shaped, narrow, or sloping areas are difficult to maintain and use more water than flat, regularly-shaped plantings of comparable size. Lawns with smaller perimeters relative to their areas use significantly less water than lawns with large perimeter-to-area ratios, such as narrow strips or median planters. Turf.planting on slopes over 15% causes excessive irrigation runoff, and is discouraged. 4. Use decorative paving and alternative ground covers (pathway bark, crushed rock, wood chippings) for landscaping pathways, service areas, or difficult to maintain areas. (') Alternative ground covers can be attractive. They conserve water in difficult-to-plant areas, and in commercial and industrial projects where conventional planting would be ineffective or inappropriate. 5. Select plants carefully to suit growing conditions (ie. sun, soil type, slope aspect, expected level of maintenance). (') Growing conditions may vary significantly on a site. Select plants carefully according to their soil, sun, and moisture preferences. For example, plants which prefer moisture conditions will often perform better in low or shady areas, or on north-facing slopes. Sun loving or drought tolerant species often prefer well-drained, sunny, south-facing areas. 6. Group plants according to similar horticultural needs. (') To simplify watering and maintenance, plants with similar horticultural requirements should be grouped. Interplanting drought-tolerant plants with moisture-loving ground covers should be avoided. Planting schemes should rely primarily on deep-rooted trees, shrubs, and vines rather than shallow-rooted ground-covers. Canopy tree plantings should be used to create cool, moist microclimates below for shade loving plants. 7. Use water-conserving plants whenever possible. (') Plant selection should clearly emphasize the use of drought tolerant and water-conserving plants. Many plants native to California, the Mediterranean region, Australia, and South Africa are highly ornamental and require minimal or no water once established. A list of selected water-conserving species for San Luis Obispo is available from the Community Development Department; however, many other plant lists and references on drought tolerant plants for coastal California are available. Local r �j, nurseries are another good source for up-to-date information on water-conserving plants. J--I✓ Landscape Guidelines Page 5 B. Irrigation Design 1. Design irrigation systems for maximum watering efficiency. Commercial and residential projects should have an automatic, underground irrigation system. The systems shall be designed for maximum watering efficiency. Low-precipitation heads, drip irrigation (where appropriate), moisture-sensors, check valves, proper spacing, and other water conserving techniques shall be used to reduce the amount of water being applied and to prevent excess overspray onto unplanted areas. Sprinkler heads should be properly spaced, with matched precipitation rates to prevent excessively dry or wet areas. 2. New commercial projects on sites of 20,000 sq. ft. or greater, or residential projects (Including houses, condominiums, and apartments) of 10 or more units shall have separate water meters for landscaping, or shall Install an in-line Irrigation meter to allow monitoring of landscape water use. About one fourth of the City's total water use goes to maintaining public and private landscaping. Substantial water savings are possible through water-wise landscape design and regular monitoring of landscape water use. Larger projects, where substantial water savings are possible, shall have irrigation water meters to allow long-term monitoring of water use. 3. Use temporary Irrigation for open space or hydroseeded areas. Areas planted with natural vegetation or which are hydroseeded generally need temporary irrigation until well established. Temporary systems should be removed after the establishment period, usually in 12 to 24 months. 4. Use erosion control measures on planted slopes of 4:1 (25%) or steeper. Where runoff and erosion are likely, planted slopes shall have jute mesh, straw matting, or comparable biodegradable material to reduce erosion and allow plants to become established. Special irrigation design should be used to reduce runoff, such as low precipitation heads or drip irrigation, check valves (to reduce low head drainage), recessed planting niches or watering basins at base of plants, and proper soil preparation. C. Landscape Maintenance for Water Conservation 1. All planted areas shall have a 2" thick layer of mulch at planting to reduce soil moisture evaporation and discourage weed growth. Mulches such as bark chips, wood shavings and leaf mold, and peat moss cover and cool soil, minimize evaporation, reduce weed growth and slow erosion. Organic matter also provides beneficial nutrients to the plants. Mulching improves the soils's ability to absorb and hold water, and it reduces the frequency of watering if applied properly. Leaf accumulation under many trees and shrubs can be left as a natural, low-maintenance mulch and can be an attractive ground cover substitute. K v'I� Landscape Guidelines Page 6 2. Provide minimum of 1 year landscape maintenance period for all commercial projects with a site area of 20,000 sq. ft. or greater, and for apartment and residential condominiums of 10 or more units. The City requires well-maintained, attractive landscapes for all new projects. Proper maintenance is the key to water-wise landscapes which keep their good looks over time. For large projects, applicants must post a surety, performance bond, or letter of credit to guarantee maintenance as outlined in the applicants' maintenance guidelines and schedule, prior to building occupancy release. 3. Define planter edges to reduce irrigation runoff. (•) Curbs, headerboards, pavers, and other decorative materials should be used to define the edges of planters to reduce irrigation runoff into non-planted areas, and to define turf areas. Excessive runoff and irrigation overspray onto paved areas wastes water and is not allowed. 4. Allow turf to go longer between mowings to reduce water loss, and water trees and shrubs deeply but infrequently to encourage deeper rooting. Many landscapes are overwatered, or are watered inefficiently. Slow, deep watering applied infrequently is usually more effective for reducing water use for shrubs and trees than frequent, shallow watering. This approach also builds drought resistance in plants not usually considered "drought tolerant." 5. Monitor irrigation water use, and check and repair irrigation systems regularly. (•) Irrigation systems shall not throw water onto non-planted areas like driveways, sidewalks, and parking lots. Faulty irrigation systems waste water and can damage landscaping through erosion, and excessive or inadequate watering. Most irrigation systems are programmed to come on during evening or early morning hours when broken lines or spray heads are unlikely to be seen. Systems should be checked monthly, and sprinklers adjusted, repaired or replaced as needed to keep the irrigation working efficiently. 6. Provide homeowner design/maintenance guidelines for residential subdivisions Subdividers shall provide landscape design, irrigation and maintenance guidelines for homeowners' use in new subdivisions. The guidelines shall be included in a package of landscape water conservation information provided and distributed by the subdivider to homeowners, and shall include as a minimum: recommended plant types and sample designs for water conservation, suggested watering and maintenance schedules, horticultural measures to reduce landscape water use, and financial and/or other homeowner incentives to encourage appropriate and timely installation of water-saving landscapes. 6-6 Landscape Guidelines Page 7 7. Subdividers shall design and install water-conserving demonstration landscapes for new residential subdivisions. In new subdivisions with 10 or more units, subdividers shall landscape at least two units or model homes using water-conserving landscaping to demonstrate the feasibility and esthetic qualities of this type of landscaping. The model gardens shall follow the City's Model Home Landscape Development Criteria (criteria being prepared), and shall include appropriate signing explaining design strategies and plant materials for water conservation. 8. Use landscape water wisely. (•) Water is precious, and should not be used for washing down walkways or for other uses where alternative methods are available. Wherever possible, roof and paving runoff should be retained on site for landscape purposes. 5—(llJ 0 Administrative Interpretations Water Allocation Ordinance The following are administrative interpretations related to the Water Allocation Ordinance. 1. Water allocations are awarded to a specific project on a specific site. If either the project or-the site change; any allocation shall be forfeited. Minor modifications to a project which has received an allocation may be approved by the Director. Substantial modifications to a project, as determined by the Director, shall result in•forfeiture of an allocation and require resubmission as a new project. 2. In general, all discretionary planning permits and architectural review approvals must occur before submission of an application for a construction permit and eligibility for a water allocation. The only exceptions shall be the following: a. for projects in a new subdivision, construction permit applications may be accepted after tentative map approval and prior to final map approval. The construction permit shall not be issued until final map approval. b. Projects which need an administrative use permit for yard, height, or fence height exceptions or administrative exceptions for parking or driveway standards. If such administrative exceptions are necessary, the staff shall advise the applicant accordingly and the project proponent must apply for all necessary exceptions within 30 days. If an application for the exceptions is not submitted within 30 days, any allocation shall be forfeited. If the exception is not granted, the applicant shall have 60 days in which to modify the project to otherwise meet standards. If after 60 days, a modified project meeting standards is not submitted, any allocation shall be forfeited. 3. For new projects replacing existing uses, the allocation necessary for the existing use shall be credited to the new project. When computing the amount of water to be credited, only the most recent use on the site shall be considered. 4. New projects on vacant lots which had a use which was demolished or abandoned after January 1, 1987, shall be credited with the water allocation for the demolished or abandoned use. 5. If the low and moderate income reserve is not used in any year, and is re-allocated into the general residential reserve for the next year, that amount shall be in addition to the 2% of SAY allowed for that next year. Similarly, forfeited allocations shall be added to the reserves immediately and, if originally allocated in a different year, shall be in addition to the 2% of the SAY allowed for the present year. s-i7 Administrative Interpretations Page 2 6. The exceptions for non-residential additions under Section 17.89.030 (B) (2) (d) shall be cumulative (that is, after July 1, all additions to a non-residential use which are exempt will be added together -- a water allocation will not be necessary until the cumulative total of the additions reaches the limits specified in the above referenced section). 7. Water for new private parks or recreation areas in conjunction with residential developments shall be deducted from the residential reserve; 66% of water for new public parks shall be deducted from residential reserve and 34% shall be deducted from the non-residential reserve. 8. In the Edna-Islay area, water for the following shall be deducted from the special reserve: All residences (excluding low-income units built on Housing Authority sites) All private parks, recreation uses and open areas Water for the new public park on the Islay side and public open areas (eg: creek improvement areas and publicly maintained detention basins) shall be deducted from the general reserve at the time of installation. The partially constructed park on the Edna side and Tank Farm Road landscaping will not require an allocation since work•was begun prior to initiation of allocation requirements. Water for affordable units built on Housing Authority sites in the specific plan area shall be allocated from the general residential reserve unless that is exhausted; then from the affordable housing reserve unless that is exhausted; then from the special reserve. 9. Steps for using offsets (retrofit) to obtain water for a new project: a. Retrofit proposals must be submitted in conjunction with a specific project• for which all discretionary (eg: planning and architectural) approvals have been granted (see above for minor exceptions). b. Project proponent must submit a description of the proposed retrofit program which must include: A list of all buildings (addresses) which will be retrofitted. A list of all existing plumbing fixtures in the buildings, all fixtures to be changed and the brand and model type of each new fixture to be installed. If the retrofit involves other types of items (eg: new irrigation system) the same information needs to be submitted: all existing, existing to be replaced, new items to be installed. 'The Director shall determine the amount of water required for the project, as for any proposal; applicant must provide offsets equal to two times the water required for the project. 6.4 Administrative Interpretations Page 3 An estimate of expected savings (show calculations and assumptions). Written permission of the owners of all buildings to be retrofitted. Any other information the Director deems useful or necessary for assessing the proposal. C. The proposal is subject to the review and approval of the Director or his/her representative. The Director may not approve the proposal if for any reason, in his/her opinion, the long term offsets may not be realized. d. Applicant shall obtain any plumbing or other applicable construction permits. e. The Director may require an inspection of the existing facilities prior to their replacement; applicant shall pay applicable special inspection fees. f. All new facilities shall be inspected by the staff; applicant shall pay inspection fees. g. The retrofit shall be installed and inspected prior to the issuance of the building permit for the new project. h. Water demand from projects approved based on an offset (retrofit) program shall not be included when calculating the 2% maximum increase allowed each year. 10. For commercial or industrial projects the water for a single manager's or caretaker's unit may be deducted from the non-residential reserve. 11. Generally, allocations shall be computed to the nearest hundredth of an acre-foot. However, the Director may allow rounding to within .05 if it allows a project to proceed when all other available allocations are exhausted. 12. Construction permit applications will be accepted even if no water is available at the time of application. Permits will not be issued, however, until the necessary allocation takes place. The order of receipt of construction permit applications will determine their place in line for water available in the future.