HomeMy WebLinkAboutOrd. 1577-2019 (19-428)City of South San Francisco P.O. Box 711 (City Hall,
400 Grand Avenue)
South San Francisco, CA
City Council
Ordinance: ORD 1577-2019
File Number: 19-428 Enactment Number: ORD 1577-2019
ORDINANCE AMENDING SOUTH SAN FRANCISCO MUNICIPAL
CODE SECTION 20.300.007 (LANDSCAPING) RELATING TO
WATER EFFICIENT LANDSCAPING REGULATIONS.
WHEREAS, in July of 2010, the City Council for the City of South San Francisco adopted a
comprehensive update to the City's zoning ordinance, which repealed the then -existing Title 20 of the
South San Francisco Municipal Code ("Zoning Ordinance"), and replaced it with an entirely new Title
20 that, among other actions, established new zoning districts, revised and reformatted many
then -existing zoning provisions, eliminated inconsistent and outdated provisions, and codified entirely
new zoning provisions, including new land use regulations and development standards; and,
WHEREAS, as part of the City's comprehensive Zoning Ordinance Update, the City Council adopted
water efficient landscaping standards, codified in Section 20.300.007 (Landscaping) of the South San
Francisco Municipal Code as required by State law; and
WHEREAS, on January 17, 2014, Governor Brown declared a state of emergency as a result of the
drought conditions in the State of California; and
WHEREAS, on April 1, 2015, Governor Brown issued Executive Order B-29-15, directing the
Department of Water Resources to update the State's Model Water Efficient Landscape Ordinance
("WELO") to increase water efficiency standards for new and existing landscapes; and
WHEREAS, the California Water Commission approved the revised model WELO on July 15, 2015; and
WHEREAS, beginning on December 1, 2015 the State's WELO became effective and the City desires to
update its water efficiency landscaping requirements to make them consistent with State law; and
WHEREAS, City staff prepared the attached Zoning Ordinance text amendment ("Zoning Amendment"
or "Ordinance") to incorporate the most recent State WELO requirements; and
WHEREAS, the proposed amendment is exempt from the requirements of the California Environmental
City of South San Francisco Page 1
File Number: 19-428
Enactment Number: ORD 1577-2019
Quality Act (CEQA) under section 15307 of the State CEQA Guidelines regarding actions by a
regulatory agency for protection of natural resources; and
WHEREAS, the Planning Commission held a lawfully noticed public hearing March 7, 2019 to solicit
public comment and consider the proposed entitlements and environmental effects of the project, take
public testimony, and make a recommendation that the City Council adopt the Zoning Amendment; and
WHEREAS, on May 8, 2019, the City Council for the City of South San Francisco held a properly
noticed public hearing to solicit public comment, take public testimony, consider the proposed
Amendment, and take action on the proposed Amendment.
NOW, THEREFORE, BE IT RESOLVED that based on the entirety of the record before it, which
includes without limitation, the California Environmental Quality Act, Public Resources Code §21000,
et seq. ("CEQA") and the CEQA Guidelines, 14 California Code of Regulations §15000, et seq.; the
South San Francisco General Plan and General Plan EIR; the Zoning Ordinance Text Amendments; and
all reports, minutes, and public testimony submitted as part of the Planning Commission's duly noticed
March 7, 2019 meeting and the City Council's duly noticed May 8, 2019 meeting; and any other
evidence (within the meaning of Public Resources Code §21080(e) and §21082.2), the City Council of
the City of South San Francisco hereby finds as follows:
SECTION I. FINDINGS
General Findings
The foregoing recitals are true and correct and made a part of this Ordinance.
The documents and other materials constituting the record for these proceedings are located at the
Planning Division for the City of South San Francisco, 315 Maple Avenue, South San Francisco, CA
94080, and in the custody of the Planning Manager, Sailesh Mehra.
Zoning Amendment Findings
The proposed Zoning Amendment is consistent with the adopted General Plan because the Zoning
Amendment will reinforce the General Plan policies, and is consistent with the City's overall vision for
preservation and management of natural resources. None of the new or revised water efficient
landscaping regulations will conflict with or impede any of the goals, policies, or land use designations
established in the General Plan.
The proposed Zoning Amendment to update the City's water efficient landscaping regulations would not
affect any particular subject property, but would minimize water use for landscaping purposes in all
zoning districts. The proposed water efficient landscaping regulations would be applicable to new
City of South San Francisco Page 2
File Number: 19-428
Enactment Number: ORD 1577-2019
lscapes greater than 500 square feet that are associated with new construction, and are generally suitable
in terms of access, size of parcel, relationship to similar or related uses and other considerations as
deemed relevant by the Planning Commission and City Council because the proposed uses are consistent
with General Plan policies, particularly those related to natural resource conservation.
The proposed revisions and additions to the landscaping regulations will not be detrimental to the use of
land in any adjacent zone because the Zoning Amendment will refine existing water efficient
landscaping regulations to ensure consistency with State law, and will maintain existing landscaping
standards related to design and aesthetics to ensure that any future new or rehabilitated landscapes are
water efficient and compatible with the surrounding land uses.
SECTION II. AMENDMENTS.
The City Council hereby makes the findings contained in this Ordinance and amends the sections
attached as Exhibit A. Sections and subsections that are not amended by this Ordinance in Exhibit A
shall remain in full force and effect.
SECTION III. SEVERABILITY.
If any provision of this Ordinance or the application thereof to any person or circumstance is held invalid
or unconstitutional, the remainder of this Ordinance, including the application of such part or provision
to other persons or circumstances, shall not be affected thereby and shall continue in full force and
effect. To this end, provisions of this Ordinance are severable. The City Council of the City of South San
Francisco hereby declares that it would have passed each section, subsection, subdivision, paragraph,
sentence, clause, or phrase hereof irrespective of the fact that any one or more sections, subsections,
subdivisions, paragraphs, sentences, clauses, or phrases be held unconstitutional, invalid, or
unenforceable.
SECTION IV. PUBLICATION AND EFFECTIVE DATE.
Pursuant to the provisions of Government Code Section 36933, a summary of this Ordinance shall be
prepared by the City Attorney. At least five (5) days prior to the Council meeting at which this Ordinance
is scheduled to be adopted, the City Clerk shall (1) publish the Summary, and (2) post in the City Clerk's
Office a certified copy of this Ordinance. Within fifteen (15) days after the adoption of this Ordinance,
the City Clerk shall (1) publish the summary, and (2) post in the City Clerk's Office a certified copy of
the full text of this Ordinance along with the names of those City Council members voting for and
against this Ordinance or otherwise voting. This Ordinance shall become effective thirty (30) days from
and after its adoption.
City of South San Francisco Page 3
File Number. 19-428
Enactment Number. ORD 1577-2019
Introduced at a regular meeting of the City Council of the City of South San Francisco held the 8th day of May
2019.
At a meeting of the City Council on 6/12/2019, a motion was made by Richard Garbarino, seconded by Mark
Nagales, that this Ordinance be adopted. The motion passed.
Yes: 5 Mayor Matsumoto, Vice Mayor Garbarino, Councilmember Addiego,
Councilmember Nagales, and Councilmember Nicolas
Attest by �")
osa Govea Acosta
Ka ALtsumoto, Mayor
City of South San Francisco Page 4
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Exhibit A: Zoning Ordinance to Modify Section 20.330.007: Landscaping
1. Revise Section 20.300.007(A) as follows:
A. Purpose. The specific purposes of the landscaping regulations are to:
1. Improve the appearance of the community by requiring aesthetically pleasing landscaping on
public and private sites;
2. Aid in energy conservation by providing shade from the sun and shelter from the wind;
3. Soften the appearance of parking lots and other development through landscaping;
4. Encourage conservation of water resources through the use of native and drought-tolerant
plants, and water-conserving irrigation practices;
5. Minimize or eliminate conflicts between potentially incompatible but otherwise permitted
land uses on adjoining lots through visual screening; and
6. Incorporate the provisions and standards of the state of California model water efficient
landscape ordinance to ensure that the requirements within the Municipal Code are at least as
effective in conserving water as the model water efficient landscape ordinance.
2. Revise Section 20.300.007(B) to incorporate the model water efficient landscape
ordinance standards contained in California Code of Regulations Section 490.1 as
follows:
B. Applicability. The standards of this section apply to the following:
1. All new development and additions (other than to Single-Unit Dwellings or Duplexes) that
expand existing floor area by 10 percent or more. However, if the resulting landscaping
required by this ordinance does not exceed an aggregate landscape area equal to or greater
than 500 square feet, then the water efficient landscaping requirements outlined herein do not
apply.
2. New construction projects with an aggregate landscape area equal to or greater than 500
square feet requiring a building permit, plan check, or design review.
3. Rehabilitated landscapes projects with an aggregate landscape area equal to or greater than
2,500 square feet requiring a building permit, plan check, or design review.
4. Existing landscapes limited to Sections 20.300.007(O); and
5. Cemeteries. Recognizing the special landscape management needs of cemeteries, new and
rehabilitated cemeteries are limited to Sections 20.300.007(D)(1)(IV), Section
20.300.007(J)(3), and Section 20.300.007(H)(2); and existing cemeteries are limited to
Section 20.300.007(O).
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6. Any project, subject to this ordinance, with an aggregate landscape area of 2,500 square feet
or less may comply with the performance requirements of this ordinance or conform to the
prescriptive measures contained in Appendix D of the state of California model water
efficient landscape ordinance.
7. For projects using treated or untreated graywater or rainwater captured on site, any lot or
parcel within the project that has less than 2500 sq. ft. of landscape and meets the lot or
parcel's landscape water requirement (Estimated Total Water Use) entirely with treated or
untreated graywater or through stored rainwater captured on site is subject only to Appendix
D section (5) of the state of California model water efficient landscape ordinance.
.
8. Exceptions. The standards of this section do not apply to landscaping that is part of a
registered historic site, plant collections as part of botanical gardens and arboretums open to
the public, or ecological restoration projects that do not require a permanent irrigation
system.
3. Repeal Section 20.300.007(D)(1) Landscape Plans and Replace with the standards and
requirements from the model water efficient landscape ordinance contained in
California Code of Regulations Section 492, 492.1, 492.3, 492.4, 492.5, 492.6, 492.7,
492.8 as follows:
D. Landscape Plans/Documentation.
1. Landscape Requirements
I. Provisions for New Construction or Rehabilitated Landscapes
City may designate by mutual agreement, another agency, such as a water purveyor, to
implement some or all of the requirements contained in this ordinance. City may
collaborate with water purveyors to define each entity's specific responsibilities relating
to this ordinance.
II. Compliance with Landscape Documentation Package
(a) Prior to construction, City shall:
(1) provide the project applicant with the ordinance and procedures for permits, plan
checks or design reviews;
(2) review the Landscape Documentation Package submitted by the project applicant;
(3) approve or deny the Landscape Documentation Package;
(4) issue a permit or approve the plan check or design review for the project applicant;
and
(5) upon approval of the Landscape Documentation Package, submit a copy of the Water
Efficient Landscape Worksheet to the local water purveyor.
(b) Prior to construction, the project applicant shall:
(1) submit a Landscape Documentation Package to the City.
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(c) Upon approval of the Landscape Documentation Package by the City, the project
applicant shall:
(1) receive a permit or approval of the plan check or design review and record the date of
the permit or approval in the Certificate of Completion;
(2) submit a copy of the approved Landscape Documentation Package along with the
record drawings, and any other information to the property owner or his/her designee;
and
(3) submit a copy of the Water Efficient Landscape Worksheet to the local water
purveyor.
III. Elements of the Landscape Documentation Package
(a) The Landscape Documentation Package shall include the following six (6) elements:
(1) project information;
(A) date
(B) project applicant
(C) project address (if available, parcel and/or lot number(s))
(D) total landscape area (square feet)
(E) project type (e.g., new, rehabilitated, public, private, cemetery, homeowner-installed)
(F) water supply type (e.g., potable, recycled, well) and identify the local retail water
purveyor if the applicant is not served by a private well
(G) checklist of all documents in Landscape Documentation Package
(H) project contacts to include contact information for the project applicant and property
owner
(I) applicant signature and date with statement, “I agree to comply with the requirements
of the water efficient landscape ordinance and submit a complete Landscape
Documentation Package”.
(2) Water Efficient Landscape Worksheet;
(A) hydrozone information table
(B) water budget calculations
1. Maximum Applied Water Allowance (MAWA)
2. Estimated Total Water Use (ETWU)
(3) soil management report;
(4) landscape design plan;
(5) irrigation design plan; and
(6) grading design plan.
IV. Water Efficient Landscape Worksheet
(a) A project applicant shall complete the Water Efficient Landscape Worksheet in
Appendix B of the state of California model water efficient landscape ordinance, which
contains information on the plant factor, irrigation method, irrigation efficiency, and area
associated with each hydrozone. Calculations are then made to show that the
evapotranspiration adjustment factor (ETAF) for the landscape project does not exceed a
factor of 0.55 for residential areas and 0.45 for non-residential areas, exclusive of Special
Landscape Areas. The ETAF for a landscape project is based on the plant factors and
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irrigation methods selected. The Maximum Applied Water Allowance is calculated based
on the maximum ETAF allowed (0.55 for residential areas and 0.45 for non-residential
areas) and expressed as annual gallons required. The Estimated Total Water Use (ETWU)
is calculated based on the plants used and irrigation method selected for the landscape
design. ETWU must be below the MAWA.
(1) In calculating the Maximum Applied Water Allowance and Estimated Total Water
Use, a project applicant shall use the ETo values from the Reference Evapotranspiration
Table in Appendix A of the state of California model water efficient landscape ordinance.
For geographic areas not covered in Appendix A, use data from other cities located
nearby in the same reference evapotranspiration zone, as found in the CIMIS Reference
Evapotranspiration Zones Map, Department of Water Resources, 1999.
(b) Water budget calculations shall adhere to the following requirements:
(1) The plant factor used shall be from WUCOLS or from horticultural researchers with
academic institutions or professional associations as approved by the California
Department of Water Resources (DWR). The plant factor ranges from 0 to 0.1 for very
low water using plants, 0.1 to 0.3 for low water use plants, from 0.4 to 0.6 for moderate
water use plants, and from 0.7 to 1.0 for high water use plants.
(2) All water features shall be included in the high water use hydrozone and temporarily
irrigated areas shall be included in the low water use hydrozone.
(3) All Special Landscape Areas shall be identified and their water use calculated as
shown in Appendix B of the state of California model water efficient landscape
ordinance.
(4) ETAF for new and existing (non-rehabilitated) Special Landscape Areas shall not
exceed 1.0.
V. Soil Management Report
a) In order to reduce runoff and encourage healthy plant growth, a soil management
report shall be completed by the project applicant, or his/her designee, as follows:
(1) 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 shall include:
1. soil texture;
2. infiltration rate determined by laboratory test or soil texture infiltration rate
table;
3. pH;
4. total soluble salts;
5. sodium;
6. percent organic matter; and
7. recommendations.
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(C) In projects with multiple landscape installations (i.e. production home developments)
a soil sampling rate of 1 in 7 lots or approximately 15% will satisfy this requirement.
Large landscape projects shall sample at a rate equivalent to 1 in 7 lots.
(2) The project applicant, or his/her designee, shall comply with one of the following:
(A) If significant mass grading is not planned, the soil analysis report shall be submitted
to the City as part of the Landscape Documentation Package; or
(B) If significant mass grading is planned, the soil analysis report shall be submitted to
the City as part of the Certificate of Completion.
(3) 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.
(4) The project applicant, or his/her designee, shall submit documentation verifying
implementation of soil analysis report recommendations to the City with Certificate of
Completion.
VI. Landscape Design Plan
(a) For the efficient use of water, a landscape shall be carefully designed and planned for
the intended function of the project. A landscape design plan meeting the following
design criteria shall be submitted as part of the Landscape Documentation Package.
(1) Plant Material
(A) Any plant may be selected for the landscape, provided the Estimated Total Water Use
in the landscape area does not exceed the Maximum Applied Water Allowance. Methods
to achieve water efficiency shall include one or more of the following:
1. protection and preservation of native species and natural vegetation;
2. selection of water-conserving plant, tree and turf species, especially local native
plants;
3. selection of plants based on local climate suitability, disease and pest
resistance;
4. selection of trees based on applicable City tree ordinances and/or tree shading
guidelines, and size at maturity as appropriate for the planting area; and
5. selection of plants from local and regional landscape program plant lists.
6. selection of plants from local Fuel Modification Plan Guidelines.
(B) Each hydrozone shall have plant materials with similar water use, with the exception
of hydrozones with plants of mixed water use, as specified in Section
20.300.007(D)(1)(VII) (a)(2)(D).
(C) Plants shall be selected and planted appropriately based upon their adaptability to the
climatic, geologic, and topographical conditions of the project site. Methods to achieve
water efficiency shall include one or more of the following:
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1. use the Sunset Western Climate Zone System which takes into account
temperature, humidity, elevation, terrain, latitude, and varying degrees of
continental and marine influence on local climate;
2. recognize the horticultural attributes of plants (i.e., mature plant size, invasive
surface roots) to minimize damage to property or infrastructure [e.g., buildings,
sidewalks, power lines]; allow for adequate soil volume for healthy root growth;
and
3. consider the solar orientation for plant placement to maximize summer shade
and winter solar gain.
(D) Turf is not allowed on slopes greater than 25% where the toe of the slope is adjacent
to an impermeable hardscape and where 25% means 1 foot of vertical elevation change
for every 4 feet of horizontal length (rise divided by run x 100 = slope percent).
(E) High water use plants, characterized by a plant factor of 0.7 to 1.0, are prohibited in
street medians.
(F) A landscape design plan for projects in fire-prone areas shall address fire safety and
prevention. A defensible space or zone around a building or structure is required per
Public Resources Code Section 4291(a) and (b). Avoid fire-prone plant materials and
highly flammable mulches. Refer to the local Fuel Modification Plan guidelines.
(G) The use of invasive plant species, such as those listed by the California Invasive Plant
Council, is strongly discouraged.
(H) The architectural guidelines of a common interest development, which include
community apartment projects, condominiums, planned developments, and stock
cooperatives, shall not prohibit or include conditions that have the effect of prohibiting
the use of low-water use plants as a group.
(2) Water Features
(A) Recirculating water systems shall be used for water features.
(B) Where available, recycled water shall be used as a source for decorative water
features.
(C) Surface area of a water feature shall be included in the high water use hydrozone area
of the water budget calculation.
(D) Pool and spa covers are highly recommended.
(3) Soil Preparation, Mulch and Amendments
(A) Prior to the planting of any materials, compacted soils shall be transformed to a
friable condition. On engineered slopes, only amended planting holes need meet this
requirement.
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(B) Soil amendments shall be incorporated according to recommendations of the soil
report and what is appropriate for the plants selected (see Section 20.300.007(D)(1)(V)).
(C) For landscape installations, compost at a rate of a minimum of four cubic yards per
1,000 square feet of permeable area shall be incorporated to a depth of six inches into the
soil. Soils with greater than 6% organic matter in the top 6 inches of soil are exempt from
adding compost and tilling.
(D) A minimum three inch (3″) layer 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 where mulch is contraindicated. To provide habitat for beneficial
insects and other wildlife, up to 5% of the landscape area may be left without mulch.
Designated insect habitat must be included in the landscape design plan as such.
(E) Stabilizing mulching products shall be used on slopes that meet current engineering
standards.
(F) The mulching portion of the seed/mulch slurry in hydro-seeded applications shall
meet the mulching requirement.
(G) Organic mulch materials made from recycled or post-consumer shall take precedence
over inorganic materials or virgin forest products unless the recycled post-consumer
organic products are not locally available. Organic mulches are not required where
prohibited by local Fuel Modification Plan Guidelines or other applicable local
ordinances.
(b) The landscape design plan, at a minimum, shall:
(1) delineate and label each hydrozone by number, letter, or other method;
(2) identify each hydrozone as low, moderate, high water, or mixed water use.
Temporarily irrigated areas of the landscape shall be included in the low water use
hydrozone for the water budget calculation;
(3) identify recreational areas;
(4) identify areas permanently and solely dedicated to edible plants;
(5) identify areas irrigated with recycled water;
(6) identify type of mulch and application depth;
(7) identify soil amendments, type, and quantity;
(8) identify type and surface area of water features;
(9) identify hardscapes (pervious and non-pervious);
(10) identify location, installation details, and 24-hour retention or infiltration capacity of
any applicable stormwater best management practices that encourage on-site retention
and infiltration of stormwater. Project applicants shall refer to the City or regional Water
Quality Control Board for information on any applicable stormwater technical
requirements. Stormwater best management practices are encouraged in the landscape
design plan and examples are provided in Section 20.300.007(G).
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(11) identify any applicable rain harvesting or catchment technologies as discussed in
Section 20.300.007(G) and their 24-hour retention or infiltration capacity;
(12) identify any applicable graywater discharge piping, system components and area(s)
of distribution;
(13) contain the following statement: “I have complied with the criteria of the ordinance
and applied them for the efficient use of water in the landscape design plan”; and
(14) bear the signature of a licensed landscape architect, licensed landscape contractor, or
any other person authorized to design a landscape. (See Sections 5500.1, 5615, 5641,
5641.1, 5641.2, 5641.3, 5641.4, 5641.5, 5641.6, 6701, 7027.5 of the Business and
Professions Code, Section 832.27 of Title 16 of the California Code of Regulations, and
Section 6721 of the Food and Agriculture Code.).
VII. Irrigation Design Plan
(a) This section applies to landscaped areas requiring permanent irrigation, not areas that
require temporary irrigation solely for the plant establishment period. For the efficient
use of water, an irrigation system shall meet all the requirements listed in this section and
the manufacturers' recommendations. The irrigation system and its related components
shall be planned and designed to allow for proper installation, management, and
maintenance. An irrigation design plan meeting the following design criteria shall be
submitted as part of the Landscape Documentation Package.
(1) System
(A) Landscape water meters, defined as either a dedicated water service meter or private
submeter, shall be installed for all non-residential irrigated landscapes of 1,000 sq. ft. but
not more than 5,000 sq.ft. (the level at which Water Code 535 applies) and residential
irrigated landscapes of 5,000 sq. ft. or greater. A landscape water meter may be either:
1. a customer service meter dedicated to landscape use provided by the local water
purveyor; or
2. a privately owned meter or submeter.
(B) Automatic irrigation controllers utilizing either evapotranspiration or soil moisture
sensor data utilizing non-volatile memory shall be required for irrigation scheduling in all
irrigation systems.
(C) If the water pressure is below or exceeds the recommended pressure of the specified
irrigation devices, the installation of a pressure regulating device is required to ensure
that the dynamic pressure at each emission device is within the manufacturer's
recommended pressure range for optimal performance.
1. If the static pressure is above or below the required dynamic pressure of the
irrigation system, pressure-regulating devices such as inline pressure regulators,
booster pumps, or other devices shall be installed to meet the required dynamic
pressure of the irrigation system.
2. Static water pressure, dynamic or operating pressure, and flow reading of the water
supply shall be measured at the point of connection. These pressure and flow
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measurements shall be conducted at the design stage. If the measurements are not
available at the design stage, the measurements shall be conducted at installation.
(D) Sensors (rain, freeze, wind, etc.), either integral or auxiliary, that suspend or alter
irrigation operation during unfavorable weather conditions shall be required on all
irrigation systems, as appropriate for local climatic conditions. Irrigation should be
avoided during windy or freezing weather or during rain.
(E) Manual shut-off valves (such as a gate valve, ball valve, or butterfly valve) shall be
required, as close as possible to the point of connection of the water supply, to minimize
water loss in case of an emergency (such as a main line break) or routine repair.
(F) Backflow prevention devices shall be required to protect the water supply from
contamination by the irrigation system. A project applicant shall refer to the applicable
City Municipal Code sections for additional backflow prevention requirements.
(G) Flow sensors that detect high flow conditions created by system damage or
malfunction
are required for all on non-residential landscapes and residential landscapes of 5000 sq.
ft. or larger.
(H) Master shut-off valves are required on all projects except landscapes that make use of
technologies that allow for the individual control of sprinklers that are individually
pressurized in a system equipped with low pressure shut down features.
(I) The irrigation system shall be designed to prevent runoff, low head drainage,
overspray, or other similar conditions where irrigation water flows onto non-targeted
areas, such as adjacent property, non-irrigated areas, hardscapes, roadways, or structures.
(J) Relevant information from the soil management plan, such as soil type and infiltration
rate, shall be utilized when designing irrigation systems.
(K) The design of the irrigation system shall conform to the hydrozones of the landscape
design plan.
(L) The irrigation system must be designed and installed to meet, at a minimum, the
irrigation efficiency criteria as described in Section 20.300.007(D)(1)(IV) regarding the
Maximum Applied Water Allowance.
(M) All irrigation emission devices must meet the requirements set in the American
National Standards Institute (ANSI) standard, American Society of Agricultural and
Biological Engineers'/International Code Council's (ASABE/ICC) 802-2014 “Landscape
Irrigation Sprinkler and Emitter Standard, All sprinkler heads installed in the landscape
must document a distribution uniformity low quarter of 0.65 or higher using the protocol
defined in ASABE/ICC 802-2014.
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(N) It is highly recommended that the project applicant inquire with the local water
purveyor about peak water operating demands (on the water supply system) or water
restrictions that may impact the effectiveness of the irrigation system.
(O) In mulched planting areas, the use of low volume irrigation is required to maximize
water infiltration into the root zone.
(P) Sprinkler heads and other emission devices shall have matched precipitation rates,
unless otherwise directed by the manufacturer's recommendations.
(Q) Head to head coverage is recommended. However, sprinkler spacing shall be
designed to achieve the highest possible distribution uniformity using the manufacturer's
recommendations.
(R) Swing joints or other riser-protection components are required on all risers subject to
damage that are adjacent to hardscapes or in high traffic areas of turfgrass.
(S) Check valves or anti-drain valves are required on all sprinkler heads where low point
drainage could occur.
(T) Areas less than ten (10) feet in width in any direction shall be irrigated with
subsurface irrigation or other means that produces no runoff or overspray.
(U) Overhead irrigation shall not be permitted within 24 inches of any non-permeable
surface. Allowable irrigation within the setback from non-permeable surfaces may
include drip, drip line, or other low flow non-spray technology. The setback area may be
planted or unplanted. The surfacing of the setback may be mulch, gravel, or other porous
material. These restrictions may be modified if:
1. the landscape area is adjacent to permeable surfacing and no runoff occurs; or
2. the adjacent non-permeable surfaces are designed and constructed to drain entirely
to landscaping; or
3. the irrigation designer specifies an alternative design or technology, as part of the
Landscape Documentation Package and clearly demonstrates strict adherence to
irrigation system design criteria in Section 20.300.007(D)(1)(VII) (a)(1)(I).
Prevention of overspray and runoff must be confirmed during the irrigation audit.
(V) Slopes greater than 25% shall not be irrigated with an irrigation system with a
application rate exceeding 0.75 inches per hour. This restriction may be modified if the
landscape designer specifies an alternative design or technology, as part of the Landscape
Documentation Package, and clearly demonstrates no runoff or erosion will
occur. Prevention of runoff and erosion must be confirmed during the irrigation audit.
(2) Hydrozone
(A) Each valve shall irrigate a hydrozone with similar site, slope, sun exposure, soil
conditions, and plant materials with similar water use.
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(B) Sprinkler heads and other emission devices shall be selected based on what is
appropriate for the plant type within that hydrozone.
(C) Where feasible, trees shall be placed on separate valves from shrubs, groundcovers,
and turf to facilitate the appropriate irrigation of trees. The mature size and extent of the
root zone shall be considered when designing irrigation for the tree.
(D) Individual hydrozones that mix plants of moderate and low water use, or moderate
and high water use, may be allowed if:
1. plant factor calculation is based on the proportions of the respective plant water
uses and their plant factor; or
2. the plant factor of the higher water using plant is used for calculations.
(E) Individual hydrozones that mix high and low water use plants shall not be permitted.
(F) On the landscape design plan and irrigation design plan, hydrozone areas shall be
designated by number, letter, or other designation. On the irrigation design plan,
designate the areas irrigated by each valve, and assign a number to each valve. Use this
valve number in the Hydrozone Information Table (see Appendix B Section A of the
state of California model water efficient landscape ordinance). This table can also assist
with the irrigation audit and programming the controller.
(b) The irrigation design plan, at a minimum, shall contain:
(1) location and size of separate water meters for landscape;
(2) location, type and size of all components of the irrigation system, including
controllers, main and lateral lines, valves, sprinkler heads, moisture sensing devices, rain
switches, quick couplers, pressure regulators, and backflow prevention devices;
(3) static water pressure at the point of connection to the public water supply;
(4) flow rate (gallons per minute), application rate (inches per hour), and design operating
pressure (pressure per square inch) for each station;
(5) recycled water irrigation systems as specified in Section 20.300.007(H)(4);
(6) the following statement: “I have complied with the criteria of the ordinance and
applied them accordingly for the efficient use of water in the irrigation design plan”; and
(7) the signature of a licensed landscape architect, certified irrigation designer, licensed
landscape contractor, or any other person authorized to design an irrigation system. (See
Sections 5500.1, 5615, 5641, 5641.1, 5641.2, 5641.3, 5641.4, 5641.5, 5641.6, 6701,
7027.5 of the Business and Professions Code, Section 832.27 of Title 16 of the California
Code of Regulations, and Section 6721 of the Food and Agricultural Code.)
VIII. Grading Design Plan
(a) For the efficient use of water, grading of a project site shall be designed to minimize
soil erosion, runoff, and water waste. A grading plan shall be submitted as part of the
Landscape Documentation Package. A comprehensive grading plan prepared by a civil
engineer for other City permits satisfies this requirement.
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(1) 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.
(2) To prevent excessive erosion and runoff, it is highly recommended that project
applicants:
(A) grade so that all irrigation and normal rainfall remains within property lines and does
not drain on to non-permeable hardscapes;
(B) avoid disruption of natural drainage patterns and undisturbed soil; and
(C) avoid soil compaction in landscape areas.
(3) The grading design plan shall contain the following statement: “I have complied with
the criteria of the ordinance and applied them accordingly for the efficient use of water in
the grading design plan” and shall bear the signature of a licensed professional as
authorized by law.
4. Revise Section 20.300.007(F) General Landscaping Standards as follows:
c. Turf Allowance/Drought-Tolerant Materials. The maximum amount of lawn in required
landscape areas shall be 25 percent except for turf areas that comprise an essential
component of a project (e.g., golf courses or playing fields), which are exempt from this
limit. The installation of turf on slopes greater than 25 percent is prohibited. The use of
drought-tolerant plant materials is preferred to conserve the City’s water resources. Projects
complying with the Prescriptive Compliance Option memorialized in Appendix D of the state
of California model water efficient landscape ordinance shall comply with the turf
allowances pursuant to that Option.
d. Size and Spacing. Plant materials shall be grouped in hydrozones in accordance with their
respective water, cultural (soil, climate, sun and light) and maintenance needs. Plants shall be
of the following size and spacing at the time of installation:
5. Repeal Section 20.300.007(G) Water Efficient Landscaping and Irrigation and
Replace with the standards and requirements from the model water efficient
landscape ordinance contained in California Code of Regulations Section 492.16 as
follows:
G. Stormwater Management and Rainwater Retention.
1. Stormwater management practices minimize runoff and increase infiltration which
recharges groundwater and improves water quality. Implementing stormwater best
management practices into the landscape and grading design plans to minimize runoff
and to increase on-site rainwater retention and infiltration are encouraged.
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2. Project applicants shall refer to the City or Regional Water Quality Control Board for
information on any applicable stormwater technical requirements.
3. All planted landscape areas are required to have friable soil to maximize water
retention and infiltration. Refer to § 20.300.007(D)(1)(VI)(a)(3).
4. It is strongly recommended that landscape areas be designed for capture and
infiltration capacity that is sufficient to prevent runoff from impervious surfaces (i.e.
roof and paved areas) from either: (1) the one inch, 24-hour rain event or (2) the 85th
percentile, 24-hour rain event, and/or additional capacity as required by any
applicable local, regional, state or federal regulation.
5. It is recommended that storm water projects incorporate any of the following
elements to improve on-site storm water and dry weather runoff capture and use:
i. Grade impervious surfaces, such as driveways, during construction to
drain to vegetated areas.
ii. Minimize the area of impervious surfaces such as paved areas, roof and
concrete driveways.
iii. Incorporate pervious or porous surfaces (e.g., gravel, permeable pavers or
blocks, pervious or porous concrete) that minimize runoff.
iv. Direct runoff from paved surfaces and roof areas into planting beds or
landscaped areas to maximize site water capture and reuse.
v. Incorporate rain gardens, cisterns, and other rain harvesting or catchment
systems.
vi. Incorporate infiltration beds, swales, basins and drywells to capture storm
water and dry weather runoff and increase percolation into the soil.
vii. Consider constructed wetlands and ponds that retain water, equalize
excess flow, and filter pollutants.
6. Repeal Section 20.300.007(H) Irrigation Specifications and Replace with the
standards and requirements from the model water efficient landscape ordinance
contained in California Code of Regulations Section 492.10, 492.12, 492.13, 492.14,
and 492.15 as follows:
H. Irrigation Specifications.
1. Irrigation Scheduling
(a) For the efficient use of water, all irrigation schedules shall be developed,
managed, and evaluated to utilize the minimum amount of water required to maintain
plant health. Irrigation schedules shall meet the following criteria:
(1) Irrigation scheduling shall be regulated by automatic irrigation controllers.
(2) Overhead irrigation shall be scheduled between 8:00 p.m. and 10:00 a.m. unless
weather conditions prevent it. If allowable hours of irrigation differ from the local
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water purveyor, the stricter of the two shall apply. Operation of the irrigation system
outside the normal watering window is allowed for auditing and system maintenance.
(3) For implementation of the irrigation schedule, particular attention must be paid to
irrigation run times, emission device, flow rate, and current reference
evapotranspiration, so that applied water meets the Estimated Total Water Use. Total
annual applied water shall be less than or equal to Maximum Applied Water
Allowance (MAWA). Actual irrigation schedules shall be regulated by automatic
irrigation controllers using current reference evapotranspiration data (e.g., CIMIS) or
soil moisture sensor data.
(4) Parameters used to set the automatic controller shall be developed and submitted
for each of the following:
(A) the plant establishment period;
(B) the established landscape; and
(C) temporarily irrigated areas.
(5) Each irrigation schedule shall consider for each station all of the following that
apply:
(A) irrigation interval (days between irrigation);
(B) irrigation run times (hours or minutes per irrigation event to avoid runoff);
(C) number of cycle starts required for each irrigation event to avoid runoff;
(D) amount of applied water scheduled to be applied on a monthly basis;
(E) application rate setting;
(F) root depth setting;
(G) plant type setting;
(H) soil type;
(I) slope factor setting;
(J) shade factor setting; and
(K) irrigation uniformity or efficiency setting.
2. Irrigation Audit, Irrigation Survey, and Irrigation Water Use Analysis
(a) All landscape irrigation audits shall be conducted by a City landscape irrigation
auditor or a third party certified landscape irrigation auditor. Landscape audits shall
not be conducted by the person who designed the landscape or installed the
landscape.
(b) In large projects or projects with multiple landscape installations (i.e. production
home developments) an auditing rate of 1 in 7 lots or approximately 15% will satisfy
this requirement.
(c) For new construction and rehabilitated landscape projects installed after December
1, 2015, as described in Section 20.300.007(B):
(1) the project applicant shall submit an irrigation audit report with the Certificate of
Completion to the City that may include, but is not limited to: inspection, system
tune-up, system test with distribution uniformity, reporting overspray or run off that
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causes overland flow, and preparation of an irrigation schedule, including configuring
irrigation controllers with application rate, soil types, plant factors, slope, exposure
and any other factors necessary for accurate programming;
(2) the City shall administer programs that may include, but not be limited to,
irrigation water use analysis, irrigation audits, and irrigation surveys for compliance
with the Maximum Applied Water Allowance.
3. Irrigation Efficiency
For the purpose of determining Estimated Total Water Use, average irrigation
efficiency is assumed to be 0.75 for overhead spray devices and 0.81 for drip system
devices.
4. Recycled Water
(a) The installation of recycled water irrigation systems shall allow for the current and
future use of recycled water.
(b) All recycled water irrigation systems shall be designed and operated in accordance
with all applicable local and State laws.
(c) Landscapes using recycled water are considered Special Landscape Areas. The ET
Adjustment Factor for new and existing (non-rehabilitated) Special Landscape Areas
shall not exceed 1.0.
5. Graywater Systems
Graywater systems promote the efficient use of water and are encouraged to assist in
on-site landscape irrigation. All graywater systems shall conform to the California
Plumbing Code (Title 24, Part 5, Chapter 16) and any applicable local ordinance
standards. Refer to Section 20.300.007(B)(7) for the applicability of this ordinance to
landscape areas less than 2,500 square feet with the Estimated Total Water Use met
entirely by graywater.
7. Revise Section 20.300.007(I) Installation and Completion to incorporate the model
water efficient landscape ordinance standards and requirements contained in
California Code of Regulations Section 492.9 as follows:
I. Installation and Completion.
1. Consistency with Approved Plans. All landscaping shall be installed consistent with
approved plans and specifications, in a manner designed to encourage and maintain
healthy plant growth.
2. Timing of Installation. Required landscaping shall be installed prior to the issuance
of a Certificate of Occupancy for the associated project.
3. Exception—Assurance of Landscaping Completion. The Chief Planner may permit
the required landscaping to be installed within 120 days after the issuance of a
Certificate of Occupancy in special circumstances related to weather conditions or
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plant availability. A surety in the amount equal to 150 percent of the estimated cost of
landscaping, including materials and labor, as well as an agreement that the required
landscaping will be installed within 120 days, must be filed with the City to assure
completion of landscaping installation within such time. The surety may take the
form of cash deposit, irrevocable letter of credit or bond; and together with the
agreement, would provide for payment to the City of any costs incurred in contracting
for completion of the required landscaping.
4. Certificate of Completion
(a) The Certificate of Completion shall include the following six (6) elements:
(1) project information sheet that contains:
(A) date;
(B) project name;
(C) project applicant name, telephone, and mailing address;
(D) project address and location; and
(E) property owner name, telephone, and mailing address;
(2) certification by either the signer of the landscape design plan, the signer of the
irrigation design plan, or the licensed landscape contractor that the landscape project
has been installed per the approved Landscape Documentation Package;
(A) where there have been significant changes made in the field during construction,
these “as-built” or record drawings shall be included with the certification;
(B) A diagram of the irrigation plan showing hydrozones shall be kept with the
irrigation controller for subsequent management purposes.
(3) irrigation scheduling parameters used to set the controller (see Section
20.300.007(H)(1));
(4) landscape and irrigation maintenance schedule (see Section 20.300.007(J)(3));
(5) irrigation audit report (see Section 20.300.007(H)(2)); and
(6) soil analysis report, if not submitted with Landscape Documentation Package, and
documentation verifying implementation of soil report recommendations (see Section
20.300.007(D)(5)).
(b) The project applicant shall:
(1) submit the signed Certificate of Completion to the City for review;
(2) ensure that copies of the approved Certificate of Completion are submitted to the
local water purveyor and property owner or his or her designee.
(c) The City shall:
(1) receive the signed Certificate of Completion from the project applicant;
(2) approve or deny the Certificate of Completion. If the Certificate of Completion is
denied, the City shall provide information to the project applicant regarding
reapplication, appeal, or other assistance.
8. Revise Section 20.300.007(J) Maintenance to incorporate the model water efficient
landscape ordinance standards and requirements contained in California Code of
Regulations Section 492.11 as follows:
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1. General. All planting and other landscape elements shall be maintained in good
growing condition. Such maintenance shall include, where appropriate, pruning,
mowing, weeding, cleaning, fertilizing, and regular watering. Wherever necessary,
plantings shall be replaced with other plant materials to insure continued compliance
with applicable landscaping requirements.
2. Trees. Trees shall be maintained by property owners to be free from physical damage
or injury arising from lack of water, chemical damage, accidents, vandalism, insects
and disease. Any tree showing such damage shall be replaced with another tree. At
minimum, trees shall be maintained in accordance with Chapter 13.30 (“Tree
Preservation”) of the South San Francisco Municipal Code.
3. Landscape and Irrigation Maintenance Schedule.
a) Landscapes shall be maintained to ensure water use efficiency. A regular
maintenance schedule shall be submitted with the Certificate of Completion.
(b) A regular maintenance schedule shall include, but not be limited to, routine
inspection; auditing, adjustment and repair of the irrigation system and its
components; aerating and dethatching turf areas; topdressing with compost,
replenishing mulch; fertilizing; pruning; weeding in all landscape areas, and
removing obstructions to emission devices. Operation of the irrigation system outside
the normal watering window is allowed for auditing and system maintenance.
(c) Repair of all irrigation equipment shall be done with the originally installed
components or their equivalents or with components with greater efficiency.
(d) A project applicant is encouraged to implement established landscape industry
sustainable Best Practices for all landscape maintenance activities.
9. Repeal Section 20.300.007(L) Definitions and Replace with model water efficient
landscape ordinance language contained in California Code of Regulations Section
491 as follows:
L. Definitions.
The terms used in this ordinance have the meaning set forth below:
(a) “applied water” means the portion of water supplied by the irrigation system to the landscape.
(b) “automatic irrigation controller” means a timing device used to remotely control valves that
operate an irrigation system. Automatic irrigation controllers are able to self-adjust and schedule
irrigation events using either evapotranspiration (weather-based) or soil moisture data.
(c) “backflow prevention device” means a safety device used to prevent pollution or
contamination of the water supply due to the reverse flow of water from the irrigation system.
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(d) “Certificate of Completion” means the document required under Section 20.300.007(I)(4)).
(e) “certified irrigation designer” means a person certified to design irrigation systems by an
accredited academic institution, a professional trade organization or other program such as the
US Environmental Protection Agency's WaterSense irrigation designer certification program and
Irrigation Association's Certified Irrigation Designer program.
(f) “certified landscape irrigation auditor” means a person certified to perform landscape
irrigation audits by an accredited academic institution, a professional trade organization or other
program such as the US Environmental Protection Agency's WaterSense irrigation auditor
certification program and Irrigation Association's Certified Landscape Irrigation Auditor
program.
(g) “check valve” or “anti-drain valve” means a valve located under a sprinkler head, or other
location in the irrigation system, to hold water in the system to prevent drainage from sprinkler
heads when the sprinkler is off.
(h) “common interest developments” means community apartment projects, condominium
projects, planned developments, and stock cooperatives per Civil Code Section 1351.
(i) “compost” means the safe and stable product of controlled biologic decomposition of organic
materials that is beneficial to plant growth.
(j) “conversion factor (0.62)” means the number that converts acre-inches per acre per year to
gallons per square foot per year.
(k) “distribution uniformity” means the measure of the uniformity of irrigation water over a
defined area.
(l) “drip irrigation” means any non-spray low volume irrigation system utilizing emission
devices with a flow rate measured in gallons per hour. Low volume irrigation systems are
specifically designed to apply small volumes of water slowly at or near the root zone of plants.
(m) “ecological restoration project” means a project where the site is intentionally altered to
establish a defined, indigenous, historic ecosystem.
(n) “effective precipitation” or “usable rainfall” (Eppt) means the portion of total precipitation
which becomes available for plant growth.
(o) “emitter” means a drip irrigation emission device that delivers water slowly from the system
to the soil.
(p) “established landscape” means the point at which plants in the landscape have developed
significant root growth into the soil. Typically, most plants are established after one or two years
of growth.
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(q) “establishment period of the plants” means the first year after installing the plant in the
landscape or the first two years if irrigation will be terminated after establishment. Typically,
most plants are established after one or two years of growth. Native habitat mitigation areas and
trees may need three to five years for establishment.
(r) “Estimated Total Water Use” (ETWU) means the total water used for the landscape as
described in Section 20.300.007(D)(4).
(s) “ET adjustment factor” (ETAF) means a factor of 0.55 for residential areas and 0.45 for non-
residential areas, that, when applied to reference evapotranspiration, adjusts for plant factors and
irrigation efficiency, two major influences upon the amount of water that needs to be applied to
the landscape. The ETAF for new and existing (non-rehabilitated) Special Landscape Areas shall
not exceed 1.0. The ETAF for existing non-rehabilitated landscapes is 0.8.
(t) “evapotranspiration rate” means the quantity of water evaporated from adjacent soil and other
surfaces and transpired by plants during a specified time.
(u) “flow rate” means the rate at which water flows through pipes, valves and emission devices,
measured in gallons per minute, gallons per hour, or cubic feet per second.
(v) “flow sensor” means an inline device installed at the supply point of the irrigation system that
produces a repeatable signal proportional to flow rate. Flow sensors must be connected to an
automatic irrigation controller, or flow monitor capable of receiving flow signals and operating
master valves. This combination flow sensor/controller may also function as a landscape water
meter or submeter.
(w) “friable” means a soil condition that is easily crumbled or loosely compacted down to a
minimum depth per planting material requirements, whereby the root structure of newly planted
material will be allowed to spread unimpeded.
(x) “Fuel Modification Plan Guideline” means guidelines from a local fire authority to assist
residents and businesses that are developing land or building structures in a fire hazard severity
zone.
(y) “graywater” means untreated wastewater that has not been contaminated by any toilet
discharge, has not been affected by infectious, contaminated, or unhealthy bodily wastes, and
does not present a threat from contamination by unhealthful processing, manufacturing, or
operating wastes. “Graywater” includes, but is not limited to, wastewater from bathtubs,
showers, bathroom washbasins, clothes washing machines, and laundry tubs, but does not
include wastewater from kitchen sinks or dishwashers. Health and Safety Code Section
17922.12.
(z) “hardscapes” means any durable material (pervious and non-pervious).
(aa) “hydrozone” means a portion of the landscaped area having plants with similar water needs
and rooting depth. A hydrozone may be irrigated or non-irrigated.
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(bb) “infiltration rate” means the rate of water entry into the soil expressed as a depth of water
per unit of time (e.g., inches per hour).
(cc) “invasive plant species” means species of plants not historically found in California that
spread outside cultivated areas and can damage environmental or economic resources. Invasive
species may be regulated by county agricultural agencies as noxious species. Lists of invasive
plants are maintained at the California Invasive Plant Inventory and USDA invasive and noxious
weeds database.
(dd) “irrigation audit” means an in-depth evaluation of the performance of an irrigation system
conducted by a Certified Landscape Irrigation Auditor. An irrigation audit includes, but is not
limited to: inspection, system tune-up, system test with distribution uniformity or emission
uniformity, reporting overspray or runoff that causes overland flow, and preparation of an
irrigation schedule. The audit must be conducted in a manner consistent with the Irrigation
Association's Landscape Irrigation Auditor Certification program or other U.S. Environmental
Protection Agency “Watersense” labeled auditing program.
(ee) “irrigation efficiency” (IE) means the measurement of the amount of water beneficially used
divided by the amount of water applied. Irrigation efficiency is derived from measurements and
estimates of irrigation system characteristics and management practices. The irrigation efficiency
for purposes of this ordinance are 0.75 for overhead spray devices and 0.81 for drip systems.
(ff) “irrigation survey” means an evaluation of an irrigation system that is less detailed than an
irrigation audit. An irrigation survey includes, but is not limited to: inspection, system test, and
written recommendations to improve performance of the irrigation system.
(gg) “irrigation water use analysis” means an analysis of water use data based on meter readings
and billing data.
(hh) “landscape architect” means a person who holds a license to practice landscape architecture
in the state of California Business and Professions Code, Section 5615.
(ii) “landscape area” means all the planting areas, turf areas, and water features in a landscape
design plan subject to the Maximum Applied Water Allowance calculation. The landscape area
does not include footprints of buildings or structures, sidewalks, driveways, parking lots, decks,
patios, gravel or stone walks, other pervious or non-pervious hardscapes, and other non-irrigated
areas designated for non-development (e.g., open spaces and existing native vegetation).
(jj) “landscape contractor” means a person licensed by the state of California to construct,
maintain, repair, install, or subcontract the development of landscape systems.
(kk) “Landscape Documentation Package” means the documents required under Section
20.300.007(D)(3).
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(ll) “landscape project” means total area of landscape in a project as defined in “landscape area”
for the purposes of this ordinance, meeting requirements under Section 20.300.007(B)
(mm) “landscape water meter” means an inline device installed at the irrigation supply point that
measures the flow of water into the irrigation system and is connected to a totalizer to record
water use.
(nn) “lateral line” means the water delivery pipeline that supplies water to the emitters or
sprinklers from the valve.
(oo) “local agency” means a city or county, including a charter city or charter county, that is
responsible for adopting and implementing the ordinance. The local agency is also responsible
for the enforcement of this ordinance, including but not limited to, approval of a permit and plan
check or design review of a project.
(pp) “local water purveyor” means any entity, including a public agency, city, county, or private
water company that provides retail water service.
(qq) “low volume irrigation” means the application of irrigation water at low pressure through a
system of tubing or lateral lines and low-volume emitters such as drip, drip lines, and bubblers.
Low volume irrigation systems are specifically designed to apply small volumes of water slowly
at or near the root zone of plants.
(rr) “main line” means the pressurized pipeline that delivers water from the water source to the
valve or outlet.
(ss) “master shut-off valve” is an automatic valve installed at the irrigation supply point which
controls water flow into the irrigation system. When this valve is closed water will not be
supplied to the irrigation system. A master valve will greatly reduce any water loss due to a leaky
station valve.
(tt) “Maximum Applied Water Allowance” (MAWA) means the upper limit of annual applied
water for the established landscaped area as specified in Section 20.300.007(D)(4). It is based
upon the area's reference evapotranspiration, the ET Adjustment Factor, and the size of the
landscape area. The Estimated Total Water Use shall not exceed the Maximum Applied Water
Allowance. Special Landscape Areas, including recreation areas, areas permanently and solely
dedicated to edible plants such as orchards and vegetable gardens, and areas irrigated with
recycled water are subject to the MAWA with an ETAF not to exceed 1.0. MAWA = (ETo)
(0.62) [(ETAF x LA) + ((1-ETAF) x SLA)]
(uu) “median” is an area between opposing lanes of traffic that may be unplanted or planted with
trees, shrubs, perennials, and ornamental grasses.
(vv) “microclimate” means the climate of a small, specific area that may contrast with the
climate of the overall landscape area due to factors such as wind, sun exposure, plant density, or
proximity to reflective surfaces.
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(ww) “mined-land reclamation projects” means any surface mining operation with a reclamation
plan approved in accordance with the Surface Mining and Reclamation Act of 1975.
(xx) “mulch” means any organic material such as leaves, bark, straw, compost, or inorganic
mineral materials such as rocks, gravel, or decomposed granite left loose and applied to the soil
surface for the beneficial purposes of reducing evaporation, suppressing weeds, moderating soil
temperature, and preventing soil erosion.
(yy) “new construction” means, for the purposes of this ordinance, a new building with a
landscape or other new landscape, such as a park, playground, or greenbelt without an associated
building.
(zz) “non-residential landscape” means landscapes in commercial, institutional, industrial and
public settings that may have areas designated for recreation or public assembly. It also includes
portions of common areas of common interest developments with designated recreational areas.
(aaa) “operating pressure” means the pressure at which the parts of an irrigation system are
designed by the manufacturer to operate.
(bbb) “overhead sprinkler irrigation systems” or “overhead spray irrigation systems” means
systems that deliver water through the air (e.g., spray heads and rotors).
(ccc) “overspray” means the irrigation water which is delivered beyond the target area.
(ddd) “parkway” means the area between a sidewalk and the curb or traffic lane. It may be
planted or unplanted, and with or without pedestrian egress.
(eee) “permit” means an authorizing document issued by local agencies for new construction or
rehabilitated landscapes.
(fff) “pervious” means any surface or material that allows the passage of water through the
material and into the underlying soil.
(ggg) “plant factor” or “plant water use factor” is a factor, when multiplied by ETo, estimates the
amount of water needed by plants. For purposes of this ordinance, the plant factor range for very
low water use plants is 0 to 0.1, the plant factor range for low water use plants is 0.1 to 0.3, the
plant factor range for moderate water use plants is 0.4 to 0.6, and the plant factor range for high
water use plants is 0.7 to 1.0. Plant factors cited in this ordinance are derived from the
publication “Water Use Classification of Landscape Species”. Plant factors may also be obtained
from horticultural researchers from academic institutions or professional associations as
approved by the California Department of Water Resources (DWR).
(hhh) “project applicant” means the individual or entity submitting a Landscape Documentation
Package required under Section 20.300.007(D)(3), to request a permit, plan check, or design
review from the City. A project applicant may be the property owner or his or her designee.
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(iii) “rain sensor” or “rain sensing shutoff device” means a component which automatically
suspends an irrigation event when it rains.
(jjj) “record drawing” or “as-builts” means a set of reproducible drawings which show
significant changes in the work made during construction and which are usually based on
drawings marked up in the field and other data furnished by the contractor.
(kkk) “recreational area” means areas, excluding private single family residential areas,
designated for active play, recreation or public assembly in parks, sports fields, picnic grounds,
amphitheaters or golf course tees, fairways, roughs, surrounds and greens.
(lll) “recycled water,” “reclaimed water,” or “treated sewage effluent water” means treated or
recycled waste water of a quality suitable for nonpotable uses such as landscape irrigation and
water features. This water is not intended for human consumption.
(mmm) “reference evapotranspiration” or “ETo” means a standard measurement of
environmental parameters which affect the water use of plants. ETo is expressed in inches per
day, month, or year as represented in Appendix A, and is an estimate of the evapotranspiration of
a large field of four- to seven-inch tall, cool-season grass that is well watered. Reference
evapotranspiration is used as the basis of determining the Maximum Applied Water Allowances
so that regional differences in climate can be accommodated.
(nnn) “Regional Water Efficient Landscape Ordinance” means a local Ordinance adopted by two
or more local agencies, water suppliers and other stakeholders for implementing a consistent set
of landscape provisions throughout a geographical region. Regional ordinances are strongly
encouraged to provide a consistent framework for the landscape industry and applicants to
adhere to.
(ooo) “rehabilitated landscape” means any relandscaping project that requires a permit, plan
check, or design review, meets the requirements of Section 20.300.007(B), and the modified
landscape area is equal to or greater than 2,500 square feet.
(ppp) “residential landscape” means landscapes surrounding single or multifamily homes.
(qqq) “run off” means water which is not absorbed by the soil or landscape to which it is applied
and flows from the landscape area. For example, run off may result from water that is applied at
too great a rate (application rate exceeds infiltration rate) or when there is a slope.
(rrr) “soil moisture sensing device” or “soil moisture sensor” means a device that measures the
amount of water in the soil. The device may also suspend or initiate an irrigation event.
(sss) “soil texture” means the classification of soil based on its percentage of sand, silt, and clay.
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(ttt) “Special Landscape Area” (SLA) means an area of the landscape dedicated solely to edible
plants, recreational areas, areas irrigated with recycled water, or water features using recycled
water.
(uuu) “sprinkler head” or “spray head” means a device which delivers water through a nozzle.
(vvv) “static water pressure” means the pipeline or municipal water supply pressure when water
is not flowing.
(www) “station” means an area served by one valve or by a set of valves that operate
simultaneously.
(xxx) “swing joint” means an irrigation component that provides a flexible, leak-free connection
between the emission device and lateral pipeline to allow movement in any direction and to
prevent equipment damage.
(yyy) “submeter” means a metering device to measure water applied to the landscape that is
installed after the primary utility water meter.
(zzz) “turf” means a ground cover surface of mowed grass. Annual bluegrass, Kentucky
bluegrass, Perennial ryegrass, Red fescue, and Tall fescue are cool-season grasses.
Bermudagrass, Kikuyugrass, Seashore Paspalum, St. Augustinegrass, Zoysiagrass, and Buffalo
grass are warm-season grasses.
(aaaa) “valve” means a device used to control the flow of water in the irrigation system.
(bbbb) “water conserving plant species” means a plant species identified as having a very low or
low plant factor.
(cccc) “water feature” means a design element where open water performs an aesthetic or
recreational function. Water features include ponds, lakes, waterfalls, fountains, artificial
streams, spas, and swimming pools (where water is artificially supplied). The surface area of
water features is included in the high water use hydrozone of the landscape area. Constructed
wetlands used for on-site wastewater treatment or stormwater best management practices that are
not irrigated and used solely for water treatment or stormwater retention are not water features
and, therefore, are not subject to the water budget calculation.
(dddd) “watering window” means the time of day irrigation is allowed.
(eeee) “WUCOLS” means the Water Use Classification of Landscape Species published by the
University of California Cooperative Extension and the Department of Water Resources 2014.
10. Add Section 20.300.007 (M) Public Education to incorporate the provisions of the
model water efficient landscape ordinance contained in California Code of
Regulations Section 492.17 as follows:
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M. Public Education.
1. Publications. Education is a critical component to promote the efficient use of water
in landscapes. The use of appropriate principles of design, installation, management
and maintenance that save water is encouraged in the community.
(a) City shall provide information to owners of permitted renovations and new,
single-family residential homes regarding the design, installation, management,
and maintenance of water efficient landscapes based on a water budget.
2. Model Homes. All model homes that are landscaped shall use signs and written
information to demonstrate the principles of water efficient landscapes described in
this ordinance or engage in other activities that are equally as effective at
demonstrating the principles described herein to the satisfaction of the City. To the
extent that project applicants comply with the above requirements through signage
and to the extent permitted by law, such signs shall comply with the following
standards :
(a) Signs shall be used to identify the model as an example of a water efficient
landscape featuring elements such as hydrozones, irrigation equipment, and others
that contribute to the overall water efficient theme. Signage shall include
information about the site water use as designed per the local ordinance; specify
who designed and installed the water efficient landscape; and demonstrate low
water use approaches to landscaping such as using native plants, graywater
systems, and rainwater catchment systems.
(b) Information shall be provided about designing, installing, managing, and
maintaining water efficient landscapes.
11. Add Section 20.300.007 (N) to incorporate the provisions of the model water efficient
landscape ordinance contained in California Code of Regulations Section 492.18 as
follows:
N. Environmental Review
Projects subject to this ordinance must comply with the California Environmental Quality
Act (CEQA), as appropriate.
12. Add Section 20.300.007 (O) to incorporate the provisions of the model water efficient
landscape ordinance contained in California Code of Regulations Section 493, 493.1,
493.2 as follows:
O. Provisions for Existing Landscapes.
1. Designate Separate Agency
City may by mutual agreement, designate another agency, such as a water purveyor,
to implement some or all of the requirements contained in this section. City may
collaborate with water purveyors to define each entity's specific responsibilities
relating to this section.
2. Irrigation Audit, Irrigation Survey, and Irrigation Water Use Analysis.
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(a) This section shall apply to all existing landscapes that were installed before
December 1, 2015 and are over one acre in size.
(1) For all landscapes described in subsection (a) that have a water meter, the City
shall administer programs that may include, but not be limited to, irrigation water
use analyses, irrigation surveys, and irrigation audits to evaluate water use and
provide recommendations as necessary to reduce landscape water use to a level
that does not exceed the Maximum Applied Water Allowance for existing
landscapes. The Maximum Applied Water Allowance for existing landscapes
shall be calculated as: MAWA = (0.8) (ETo) (LA) (0.62).
(2) For all landscapes described in subsection (a), that do not have a meter, the
City shall administer programs that may include, but not be limited to, irrigation
surveys and irrigation audits to evaluate water use and provide recommendations
as necessary in order to prevent water waste.
b) All landscape irrigation audits shall be conducted by a certified landscape
irrigation auditor.
3. Water Waste Prevention
(a) To prevent water waste resulting from inefficient landscape irrigation, runoff
is prohibited from leaving the target landscape due to low head drainage,
overspray, or other similar conditions where water flows onto adjacent property,
non-irrigated areas, walks, roadways, parking lots, or structures. Penalties for
violation of these prohibitions may be assessed pursuant Section 20.300.007 (Q).
(b) Restrictions regarding overspray and runoff may be modified if:
(1) the landscape area is adjacent to permeable surfacing and no runoff occurs; or
(2) the adjacent non-permeable surfaces are designed and constructed to drain
entirely to landscaping.
13. Add Section 20.300.007 (P) to incorporate the provisions of the model water efficient
landscape ordinance contained in California Code of Regulations Section 494 as
follows:
P. Effective Precipitation.
City may consider Effective Precipitation (25% of annual precipitation) in tracking water
use and may use the following equation to calculate Maximum Applied Water
Allowance:
(a) MAWA = (ETo - Eppt) (0.62) [(0.55 x LA) + (0.45 x SLA)] for residential areas.
(b) MAWA = (ETo - EPPT) (0.62) [(0.45 x LA) + (0.55 x SLA)] for non-residential
areas.
14. Add Section 20.300.007 (Q) to impose penalties for violation of the City’s ordinance
as follows:
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Q. Penalties.
Violations of this ordinance are subject to the penalties and enforcement procedures set
forth in Chapter 20.580 of the Municipal Code.
SECTION 3. Severability
If any provision of this Ordinance or the application thereof to any person or circumstance is
held invalid or unconstitutional, the remainder of this Ordinance, including the application of
such part or provision to other persons or circumstances, shall not be affected thereby and shall
continue in full force and effect. To this end, provisions of this Ordinance are severable. The
City Council of the City of South San Francisco hereby declares that it would have passed each
section, subsection, subdivision, paragraph, sentence, clause, or phrase hereof irrespective of the
fact that any one or more sections, subsections, subdivisions, paragraphs, sentences, clauses, or
phrases be held unconstitutional, invalid, or unenforceable.
SECTION 4. Publication and Effective Date
Pursuant to the provisions of Government Code Section 36933, a summary of this Ordinance shall
be prepared by the City Attorney. At least five (5) days prior to the Council meeting at which this
Ordinance is scheduled to be adopted, the City Clerk shall (1) publish the Summary, and (2) post
in the City Clerk’s Office a certified copy of this Ordinance. Within fifteen (15) days after the
adoption of this Ordinance, the City Clerk shall (1) publish the summary, and (2) post in the City
Clerk’s Office a certified copy of the full text of this Ordinance along with the names of those City
Council members voting for and against this Ordinance or otherwise voting. This Ordinance shall
become effective thirty (30) days from and after its adoption.
* * * * *
Introduced at a regular meeting of the City Council of the City of South San Francisco held the 8th day
of May, 2019.
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3175251.1