HomeMy WebLinkAbout4.7 - 2176 Water Efficient Landscape Ordinance PLPA-2
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STAFF REPORT
CITY COUNCIL
DATE: September 18, 2018
TO: Honorable Mayor and City Councilmembers
FROM:
Christopher L. Foss, City Manager
SUBJECT:
Water Efficient Landscape Ordinance (PLPA-2018-00018)
Prepared by: Martha Battaglia, Associate Planner
EXECUTIVE SUMMARY:
State Law requires local agencies to adopt the State of California Model Water Efficient
Landscape Ordinance or adopt their own Ordinance that is at least as effective in
conserving water as the State’s Ordinance. The City of Dublin has prepared a Water
Efficient Landscape Ordinance that is based on the current State Model Ordinance.
Minor modifications have been made to the Model Ordinance to address the specific
needs of Dublin while remaining at least as effective in conserving water as the State’s
Model Ordinance. The City Council will consider adopting this Ordinance.
STAFF RECOMMENDATION:
Waive the reading and adopt an Ordinance Deleting Dublin Municipal Code Chapter
8.88 Relating to Water-Efficient Landscaping Regulations and Adopting a New Chapter
8.88 Relating to Water-Efficient Landscaping Regulations.
FINANCIAL IMPACT:
None.
DESCRIPTION:
In 1990, Assembly Bill (AB) 325 was passed, establishing the first California Model
Water Efficient Landscape Ordinance (Model WELO) to conserve the use of water to
irrigate landscaping. AB 1881 was subsequently adopted in 2006 and directed the
Department of Water Resources (DWR) to update the Model WELO. Local agencies
were required to adopt the Model WELO or a similarly effective Ordinance to regulate
the use of water to irrigate public and private landscapes. The City of Dublin
subsequently adopted Water Efficient Landscape Regulations (Zoning Ordinance
Chapter 8.88) to comply with the then current Model WELO.
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The Model WELO has again been updated based on the Executive Order of Governor
Brown. The Governor’s Executive Order further requires local agencies to adopt the
updated State of California Model Water Efficient Landscape Ordinance or adopt their
own Ordinance that is at least as effective in conserving water as the State’s Ordinance.
The Model WELO is adopted by default if a local agency takes no action.
The City of Dublin has prepared a Water Efficient Landscape Ordinance that is based
on the current State Model Ordinance. Minor modifications have been made to the
Model Ordinance to address the specific needs of Dublin while remaining at least as
effective in conserving water as the State’s Model Ordinance. Please refer to
Attachment 1 for additional information regarding the proposed Ordinance.
At the September 4, 2018 City Council meeting, the City Council waived the reading
and introduced an Ordinance adopting Water Efficient Landscape Regulations. The City
Council will consider waiving the second reading and adopting the Zoning Ordinance
amendment related to the Water Efficient Landscaping Regulations (Attachment 2).
ENVIRONMENTAL REVIEW:
This Ordinance is exempt from environmental review pursuant to Section 15307 of the
State California Environmental Quality Act Regulations (14 Cal. Code Regs. Section
15307). Section 15307 establishes a Categorical Exemption for actions taken to assure
the maintenance, restoration, enhancement, or protection of a natural resource where
the regulatory process involves procedures for the protection of the environment. The
adoption of this Ordinance will result in the enhancement and protection of water
resources in the City and will not result in cumulative adverse environmental impacts.
ATTACHMENTS:
1. City Council Staff Report dated September 4, 2018 without attachments
2. Ordinance Adopting a New Chapter 8.88 Relating to Water-Efficient Landscaping
Regulations
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STAFF REPORT
CITY COUNCIL
DATE: September 4, 2018
TO: Honorable Mayor and City Councilmembers
FROM:
Christopher L. Foss, City Manager
SUBJECT:
Water Efficient Landscape Ordinance (PLPA-2018-00018)
Prepared by: Martha Battaglia, Associate Planner
EXECUTIVE SUMMARY:
State Law requires local agencies to adopt the State of California Model Water Efficient
Landscape Ordinance or adopt their own Ordinance that is at least as effective in
conserving water as the State’s Ordinance. The City of Dublin has prepared a Water
Efficient Landscape Ordinance that is based on the current State Model Ordinance.
Minor modifications have been made to the Model Ordinance to address the specific
needs of Dublin while remaining at least as effective in conse rving water as the State’s
Model Ordinance. The City Council will consider introducing this Ordinance for adoption.
STAFF RECOMMENDATION:
Conduct the public hearing, deliberate, and waive the reading and INTRODUCE an
Ordinance Deleting Dublin Municipal Code Chapter 8.88 relating to Water-Efficient
Landscaping Regulations and Adopting a New Chapter 8.88 relating to Water -Efficient
Landscaping Regulations.
DESCRIPTION:
In 1990, Assembly Bill (AB) 325 was passed, establishing the first California Model
Water Efficient Landscape Ordinance (Model WELO) to conserve the use of water to
irrigate landscaping. AB 1881 was subsequently adopted in 2006 and directed the
Department of Water Resources (DWR) to update the Model WELO. Local agencies
were required to adopt the Model WELO or a similarly effective Ordinance to regulate
the use of water to irrigate public and private landscapes. The City of Dublin
subsequently adopted Water Efficient Landscape Regulations (Zoning Ordinance
Chapter 8.88) to comply with the then current Model WELO.
The Model WELO has again been updated based on the Executive Order of Governor
Brown. The Governor’s Executive Order further requires local agencies to adopt the
updated State of California Model Water Efficient Landscape Ordinance or adopt their
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own Ordinance that is at least as effective in conserving water as the State’s Ordinance.
The Model WELO is adopted by default if a local agency takes no action.
The updated Model WELO promotes the values and benefits of landscapes while
simultaneously recognizing the need to use water efficiently. One of the main objectives
of the updated Model WELO is to reduce water use for landscapes to the lowest
practical amount and set an upper water use limit for development that may not be
exceeded. The Model Ordinance establishes two water budgets, the Maximum Applied
Water Allowance (MAWA) and Estimated Total Water Use (ETWU) to determine the
amount of water that can be applied to the landscape area. The MAWA is the maximum
amount of water that can be used annually to irrigate a landscape area. The ETWU is
the actual amount of water than can be applied based on the selected plant types (and
must be equal to or less than the MAWA).
Modifications to the Model WELO
The new Ordinance generally follows the structure and includes the content of the
Model Ordinance. However, several modifications are proposed to make it specific to
Dublin and consistent with the format of the Dublin Municipal Code, while ensuring that
it is at least as effective in conserving water as the State’s Ordinance.
The proposed Ordinance would allow the use of overhead irrigation in mulched shrub
areas meeting other restrictions within the Ordinance. Other modifications to the Model
WELO include clarifying definitions and removing technical jargon throughout to
improve the ease of understanding and use. The Ordinance includes modifications to
Section 8.88.150 (Recycled Water) to incorporate the Dublin San Ramon Services
District provisions for the use of recycled water, and modif ications to Section 8.88.170
(Storm Water Management) to ensure consistency with current standards and
implementation of the City’s Municipal Regional Stormwater Permit. The proposed
modifications do not impact the effectiveness to conserve water as compar ed with the
State’s updated Model Ordinance.
Policy Changes to the City’s Existing Ordinance
The following includes the major changes made to the City’s existing Ordinance (the
changes are based on the current State Model Ordinance):
• The maximum amount of water that can be applied to a landscape has been
reduced. However, unchanged in the Ordinance is the extra water allowance for
specific functional areas, such as recreation and edible gardens. Extra water
allowance is also made for landscapes irrigated with recycled water. (Section
8.88.050.A.1)
• The size of a landscape area is used to determine if the Ordinance applies. The
size threshold for applicability was decreased from 2,500 square feet for new
development projects to 500 square feet. This will likely result in more landscape
projects being subject to the Ordinance. (Section 8.88.020.A.1)
• Dedicated landscape water meters or submeters are required for all irrigated
landscapes, except for single-family residential connections, which are exempt
from the requirement. A dedicated water meter provides information on the
amount of water used specifically for irrigation. (Section 8.88.080.A.1.a)
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• Flow sensors are required for all non -residential landscapes and residential
landscapes of 5,000 square feet or larger. A flow sensor is a device that indicates
if there is a leak in the irrigation system. (Section 8.88.080.A.1.g)
• The minimum width of areas that can be irrigated with overhead spray was
increased from eight feet to 10 feet. Areas that are less than 10 feet wide must
be irrigated with subsurface drip or other technology that produces no over spray
or runoff. This provision is intended to reduce runoff. (Section 8.88.080.A.1.u)
• Median strips cannot be landscaped with high water use plants, such as turf
grass. (Section 8.88.070.A.1.f)
• Turf is not allowed in multifamily and non-residential areas unless it is used for
recreational purposes. Turf is allowed in single -family residential areas if it is
within the water budget. (Section 8.88.070.A.1.e)
The proposed Water Efficient Landscape Regulations are included as Attachment 1.
REVIEW BY APPLICABLE DEPARTMENTS & AGENCIES:
The draft Ordinance was prepared with input from the Public Works Department, the
Dublin San Ramon Services District, and the City’s landscape consultant.
PLANNING COMMISSION REVIEW:
The Planning Commission held a Public Hearing on August 14, 2018 to review the draft
WELO. The Planning Commission unanimously recommended that the City Council
adopt the proposed Water Efficient Landscape Regulations (Attachment 2).
ENVIRONMENTAL REVIEW:
This Ordinance is exempt from environmental review pursuant to Section 15307 of the
State California Environmental Quality Act Regulations (14 Cal. Code Regs. Section
15307). Section 15307 establishes a Categorical Exemption for actions taken to assure
the maintenance, restoration, enhancement, or protection of a natural resource where
the regulatory process involves procedures for the protection of the environment. The
adoption of this Ordinance will result in the enhancement and protection of water
resources in the City and will not result in cumulative adverse environmental impacts.
NOTICING REQUIREMENTS/PUBLIC OUTREACH:
The draft Ordinance was distributed to several landscape architecture firms for their
review and to provide them with an opportunity to give input into the draft Ordinance.
The City did not receive any comments from these landscape architecture firms.
A public notice regarding this hearing was published in the East Bay Times and posted
at several locations throughout the City. This Staff Report was also published on the
City’s website.
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ATTACHMENTS:
1. Ordinance Deleting Dublin Municipal Code Chapter 8.88 Relating to Water-Efficient
Landscaping Regulations and Adopting a New Chaper 8.88 Relating to Water-Efficient
Landscaping Regulations
2. Resolution Recommending that the City Council Adopt the Water Efficient
Landscaping Regulations
ORDINANCE NO. xx-18
AN ORDINANCE OF THE CITY COUNCIL
OF THE CITY OF DUBLIN
* * * * * * * * *
DELETING DUBLIN MUNICIPAL CODE CHAPTER 8.88 RELATING TO WATER-EFFICIENT
LANDSCAPING REGULATIONS AND ADOPTING A NEW CHAPTER 8.88 RELATING TO
WATER-EFFICIENT LANDSCAPING REGULATIONS
The City Council of the City of Dublin does hereby ordain as follows:
Section 1: Section 8.88 of the Dublin Municipal Code is hereby deleted in its entirety.
Section 2: A new Section 8.88 is hereby added to the Dublin Municipal Cod e to read as
follows:
CHAPTER 8.88 WATER-EFFICIENT LANDSCAPING REGULATIONS
8.88.010 Purpose.
The purpose of this Chapter is to establish regulations that promote water conservation and
efficient water use within landscape areas consistent with the State Model Water Efficient
Landscape Ordinance.
8.88.020 Applicability.
A. The requirements of this Chapter shall apply to all of the following landscape projects:
1. New construction projects with an aggregate landscape area equal to or greater
than 500 square feet requiring a Site Development Review Permit or Building
Permit.
2. Rehabilitated landscape projects with an aggregate landscape area equal to or
greater than 2,500 square feet requiring a Site Development Review Permit or
Building Permit.
3. Existing landscapes limited to Sections 8.88.180.
4. Cemeteries. Recognizing the special landscape management needs of
cemeteries, new and rehabilitated cemeteries are limited to Sections 8.88.050,
8.88.120 and 8.88.130 and existing cemeteries are limited to Sections 8.88.180.
B. Any project with an aggregate landscape area of 2,500 square feet or less requiring a
Site Development Review Permit or Building Permit may comply with the performance
requirements of this Ordinance or conform to the alternative prescriptive measures
contained in Section 8.88.190.
C. For projects using treated or untreated graywater or rainwater captured on site, any lot
or parcel within the project that has less than 2,500 square feet of landscape and
meets the lot or parcel’s landscape water requirements (Estimated Total Water Use)
entirely with treated or untreated graywater or through stored rainwater captured on
site is subject only to the alternative prescriptive measures contained in Section
8.88.190.
D. This Chapter does not apply to:
1. Registered local, state or federal historical sites;
2. Ecological restoration projects that do not require a permanent irrigation system;
or
3. Plant collections, as part of botanical gardens and arboretums open to the public.
8.88.030 Definitions. The terms used in this Chapter have the meaning set forth below:
A. Applied Water. The term Applied water shall mean the portion of water supplied by the
irrigation system to the landscape.
B. Automatic Irrigation Controller. The term Automatic Irrigation Controller shall mean 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 date.
C. Backflow Prevention Device. The term Backflow Prevention Device shall mean a
safety device used to prevent pollution or contamination of the water supply due to the
reverse flow of water from the irrigation system.
D. Bubbler. The term Bubbler shall mean an emission device that delivers water from the
system to the soil with one or more streams with a radius of throw 12 inches or less.
E. Certificate of Completion. The term Certificate of Completion shall mean the
documentation required under Section 8.88.100.
F. Certified Irrigation Designer. The term Certified Irrigation Designer shall mean 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.
G. Certified Landscape Irrigation Auditor. The term Certified Landscape Irrigation
Auditor shall mean 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.
H. Check Valve or Anti-Drain Valve. The term Check Valve or Anti-drain Valve shall
mean 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.
I. City. The term City shall mean the area within the territorial city limits of the city of
Dublin.
J. Common Interest Developments. The term Common Interest Developments shall
mean community apartment projects, condominium projects, planned developments,
and stock cooperatives per Civil Code Section 1351.
K. Compost. The term Compost shall mean the safe and stable product of controlled
biologic decomposition of organic materials that is beneficial to plant growth.
L. Conversion Factor (0.62). The term Conversion Factor (0.62) shall mean the number
that converts acre-inches per acre per year to gallons per foot per year.
M. Distribution Uniformity. The term Distribution Uniformity shall mean the measure of
the uniformity of irrigation water over a defined area.
N. Drip Irrigation. The term Drip Irrigation shall mean any non-spray low volume irrigation
system utilizing emission devices with a flow rate measured in gallons per hour. Lo w
volume irrigation systems are specifically designed to apply small volumes of water
slowly at or near the root zone of plants.
O. Drip Irrigation Operation Indicator. The term Drip Irrigation operation indicator shall
mean any device that provides clear visual indication of drip system operation.
P. Ecological Restoration Project. The term Ecological Restoration Project shall mean a
project where the site is intentionally altered to establish a defined, indigenous, historic
ecosystem.
Q. Emission Device. The term Emission Device shall mean an irrigation component used
to delivers water at a specific rate such as a bubbler, emitter or overhead sprinkler as
defined in this Section.
R. Emitter. The term Emitter shall mean a drip irrigation emission device that delivers
water slowly from the system to the soil.
S. Established Landscape. The term Established Landscape shall mean 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.
T. Establishment Period of the Plants. The term Establishment Period of the Plants
shall mean 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.
U. Estimated Total Water Use (ETWU). The term Estimated Total Water Use (ETWU)
shall mean the total water used for the landscape.
V. ET Adjustment Factor (ETAF). The term ET Adjustment Factor (ETAF) shall mean a
coefficient that adjusts reference evapotranspiration (ETo) values based on the plant
factor and irrigation efficiency and is used to calculate the maximum amount of water
that can be applied to a landscape.
W. Evapotranspiration Rate. The term Evapotranspiration Rate shall mean the quantity
of water evaporated from adjacent soil and other surfaces and transpired by plants
during a specified time.
X. Flow Rate. The term Flow Rate shall mean 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.
Y. Flow Sensor. The term Flow Sensor shall mean an inline device installed at the supply
point of the irrigation system that produces a repeatable signal proportional to flow rate.
Z. Friable. The term Friable shall mean 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.
AA. Graywater. The term Graywater shall mean 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.
BB. Hardscapes. The term Hardscapes shall mean any durable material (pervious and
non-pervious).
CC. Hydrozone. The term Hydrozone shall mean a portion of the landscaped area having
plants with similar water needs and rooting depth. A hydrozone may be irrigated or non -
irrigated.
DD. Infiltration Rate. The term Infiltration Rate shall mean the rate of water entry into the
soil expressed as a depth of water per unit of time (e.g., inches per hour).
EE. Invasive Plan Species. The term Invasive Plant Species shall mean 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.
FF. Irrigation Audit. The term Irrigation Audit shall mean an in-depth evaluation of the
performance of an irrigation system conducted by a Certified Landscape Irrigation
Auditor.
GG. Irrigation Efficiency (IE). The term Irrigation Efficiency shall mean 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.
HH. Irrigation Survey. The term Irrigation Survey shall mean 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, an d written recommendations to improve
performance of the irrigation system.
II. Irrigation Water Use Analysis. The term Irrigation Water Use Analysis shall mean an
analysis of water use data based on meter readings and billing data.
JJ. Landfill Diversion. The term Landfill Diversion shall mean construction waste
materials that were diverted, whether construction waste materials were sorted on site
(source separated) or bulk mixed (single stream), diversion facilities where collected
construction waste materials were taken and the amount of construction waste
materials diverted in tons. Plant debris is banned from landfills in Alameda County .
KK. Landscape Architect. The term Landscape Architect shall mean a person who holds a
license to practice landscape architecture in the state of California Business and
Professions Code, Section 5615.
LL. Landscape Area. The term Landscape Area shall mean 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).
MM. Landscape Contractor. The term Landscape Contractor shall mean a person licensed
by the state of California to construct, maintain, repair, install, or subcontract the
development of landscape systems.
NN. Landscape Project. The term Landscape Project shall mean total area of landscape in
a project as defined in “Landscape Area” and subject to the Ordinance.
OO. Landscape Water Meter. The term Landscape Water Meter shall mean 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.
PP. Lateral Line. The term Lateral Line shall mean the water delivery pipeline that supplies
water to the emission device from the valve.
QQ. Low Volume Irrigation. The term Low Volume Irrigation shall mean the application of
irrigation water at low pressure through a system of tubing or lateral lines and low -
volume emission devices 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. The term Main Line shall mean the pressurized pipeline that delivers water
from the water source to the valve or outlet.
SS. Master Shut-off Valve. The term Master Shut-off Valve shall mean 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). The term Maximum Applied Water
Allowance (MAWA) shall mean the upper limit of annual applied water for the
established landscaped area as specified in Section 8.88.050. It is based upon the
area’s reference evapotranspiration, the ET Adjustment Factor, and the size of the
landscape area. The Estimated Total Water Use shall not exceed the Maximum Applied
Water Allowance.
UU. Median. The term Median shall mean an area between opposing lanes of traffic that
may be unplanted or planted.
VV. Microclimate. The term Microclimate shall mean 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.
WW. Mulch. The term Mulch shall mean any organic material such as leaves, arbor or wood
chips, recycled wood waste, straw, compost, or inorganic mineral materials such as
rocks, gravel, or decomposed granite left loose and applied to the soil surface for the
beneficial purposes of reducing evaporation, suppressing weeds, moderating soil
temperature and preventing soil erosion.
XX. New Construction. The term New Construction shall mean a new building with a
landscape or other new landscape, such as a park, playground, or greenbelt without an
associated building.
YY. Non-residential Landscape. The term Non-residential Landscape shall mean
landscapes in multifamily developments (five or more units), commercial, institutional,
industrial and public settings that may have areas designated for recreation or public
assembly. It also includes portions of common a reas of common interest developments
with designated recreational areas.
ZZ. Operating Pressure. The term Operating Pressure shall mean the pressure at which
the parts of an irrigation system are designed by the manufacturer to operate.
AAA. Overhead Sprinkler Irrigation System or Overhead Spray Irrigation Systems. The
term Overhead Sprinkler Irrigation System or Overhead Spray Irrigation System shall
mean systems that deliver water through the air (e.g., spray heads and rotors).
BBB. Overspray. The term Overspray shall mean the irrigation water which is delivered
beyond the target area.
CCC. Parkway. The term Parkway shall mean the area between a sidewalk and the curb or
traffic lane. It may be planted or unplanted, and with or without pedestrian egress.
DDD. Pervious. The term Pervious shall mean any surface or material that allows the
passage of water through the material and into the underlying soil.
EEE. Plant Factor or Plant Water Use Factor. The term Plant Factor or Plant Water Use
Factor shall mean a factor, when multiplied by ETo, estimates the amount of water
needed by plants.
FFF. Project Applicant. The term Project Applicant shall mean the individual or entity
submitting a Landscape Documentation Package required under Section 8.88.040, to
request a Site Development Review Permit or Building Permit from the City. A project
Applicant may be the property owner or his or her designee.
GGG. Rain Sensor or Rain Sensing Shutoff Device. The term Rain Sensor or Rain Sensing
Shutoff Device shall mean a component which automatically suspends an irrigation
event when it rains.
HHH. Record Drawing or As-builts. The term Record Drawing or As-builts shall mean a set
of reproducible drawings which show significant changes in the work made during
construction and which are usually based on drawings marked up in the field and other
data furnished by the contractor.
III. Recreational Area. The term Recreational Area shall mean areas, excluding private
single family residential areas, designated for active play, recreation or public assembly
in parks, sports fields, picnic grounds, pools or spas, amphitheaters or golf course tees,
fairways, roughs, surrounds and greens.
JJJ. Recycled Water, Reclaimed Water, or Treated Sewage Effluent Water . The term
Recycled Water, Reclaimed Water, or Treated Effluent Water shall mean treated or
recycled waste water of a quality suitable for non -potable uses such as landscape
irrigation and water features.
KKK. Reference Evapotranspiration or ETO. The term Reference Evapotranspiration or
ETO shall mean a standard measurement of environmental parameters which affect
the water use of plants. ETo is expressed in inches per day, month, or year, 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.
LLL. Rehabilitated Landscape. The term Rehabilitated Landscape shall mean any re-
landscaping with an aggregate landscape area equal to or greater than 2,500 square
feet that requires a Site Development Review Permit or Building Permit.
MMM. Residential Landscape. The term Residential Landscape shall mean landscapes
surrounding single or multifamily homes with four or less units.
NNN. Runoff. The term Runoff shall mean water which is not absorbed by the soil or
landscape to which it is applied and flows from the landscape area.
OOO. Sheet Mulching. The term Sheet Mulching shall mean a layering system of cardboard,
compost and mulch or other materials to enhance weed suppression and provide soil
building benefits.
PPP. Soil Management Report. The term Soil Management Report shall mean the analysis
of the soil type and infiltration rate, and the recommendations of type and quantity of
soil amendments and means of incorporating into the site soil prior to planting to reduce
runoff and encourage healthy plant growth.
QQQ. Soil Moisture. The term Soil Moisture shall mean “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.
RRR. Soil Texture. The term Soil Texture shall mean the classification of soil based on its
percentage of sand, silt, and clay.
SSS. Special Landscape Area (SLA). The term Special Landscape Area (SLA) shall mean
an area of the landscape dedicated solely to edible plants, recreational areas, areas
irrigated with recycled water, or water features using recycled water.
TTT. Sprinkler Head or Spray Head. The term Sprinkler Head or Spray Head shall mean a
device which delivers water through a nozzle.
UUU. Static Water Pressure. The term Static Water Pressure shall mean the pipeline or
municipal water supply pressure when water is not flowing.
VVV. Station. The term Station shall mean an area served by one valve or by a set of valves
that operate simultaneously.
WWW . Subsurface Irrigation. The term Subsurface Irrigation shall mean irrigation placed
either under the soil or under the mulch on top of the soil.
XXX. Swing Joint. The term Swing Joint shall mean 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. The term Submeter shall mean a metering device to measure water applied
to the landscape that is installed after the primary utility water meter.
ZZZ. Turf. The term Turf shall mean a ground cover surface of mowed grass.
AAAA. Valve. The term Valve shall mean a device used to control the flow of water in the
irrigation system.
BBBB. Water Conserving Plant Species. The term Water Conserving Plant Species shall
mean a plant species identified as having a very low or low plant factor.
CCCC. Water District. The term Water District shall mean the Dublin San Ramon Services
District (DSRSD).
DDDD. Water Feature. The term Water Feature shall mean 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, shall not be subject to the water budget calculation.
EEEE. Watering Window. The term Watering Window shall mean the time of day irrigation is
allowed.
FFFF. Wildfire Management Plan. The term Wildfire Management Plan shall mean
guidelines from the Alameda County Fire Bureau to assist residents and businesses
that are developing land or building structures in a fire hazard severity zone.
GGGG. WUCOLS. The term WUCOLS shall mean the Water Use Classification of Landscape
Species published by the University of California Cooperative Extension and the
Department of Water Resources.
8.88.040 Elements of the Landscape Documentation Package.
A. The Landscape Documentation Package shall include the following six (6) elements:
1. Project information;
a. Date of landscape plan submittal
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 on the form or format provided by the
Community Development Department;
3. Soil management report;
4. Landscape design plan;
5. Irrigation design plan; and
6. Grading design plan.
8.88.050 Water Efficient Landscape Worksheet.
A. A project Applicant shall submit a Water Efficient Landscape Worksheet in a format
provided by the Community Development Director which adheres to the following:
1. The Evapotranspiration Adjustment Factor (ETAF) for the landscape project shall
not exceed a factor of 0.55 for residential areas, 0.45 for non-residential areas,
and 1.0 for Special Landscape Areas.
2. The Estimated Total Water Use (ETWU) is calculated based on the plants used
and the irrigation method selected.
3. An ETo value of 46.2 (City of Pleasanton Reference ETo as shown in the State
Model Ordinance) shall be used to calculate the Maximum Applied Water
Allowance (MAWA) and the Estimated Total Water Use
4. ETWU must be below the MAWA.
B. Water Budget Calculations shall adhere to the following requirements:
1. The plant factor used shall be from the most current edition of WUCOLS or
published plant reference book 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. Published plant reference books may include but are not limited to the following:
a. California Native Plants for the Garden, Carol Bornstein, David Fross and
Bart O’Brien, Cachuma Press, 2005. (CNP)
b. Plants and Landscapes for Summer-Dry Climates, Nora Harlow (ed.), East
Bay Municipal Utility District, 2004. (EBMUD)
c. Landscape Plants for California Gardens, Robert C. Perry, Land Design
Publisher, 2010.
d. Sunset Western Garden Book, editors of Sunset Magazine, Oxmoor House,
2012.
e. University of California Division of Agriculture and Natural Resources, Water
Use Classification of Landscape Species (WUCOLS IV),
www.ucanr.edu/sites/WUCOLS.
3. 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.
4. All Special Landscape Areas shall be identified and their water use calculated .
5. ETAF for new and existing (non-rehabilitated) Special Landscape Areas shall not
exceed 1.0.
8.88.060 Soils 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.
7. Recommendations for amending the soil with compost to bring the soil
organic matter to a minimum of 6% by dry weight and incorporating
organic fertilizers to recommended levels for planting areas. Acceptable
organic fertilizers and amendment products are those allowed for use in
crop production by at least one of the following:
• Organic Materials Review Institute’s Generic Materials List
• California Department of Food and Agriculture’s Organic Input
Materials Program
• U.S. Department of Agriculture’s National Organic Program
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 management report shall
be submitted as part of the Landscape Documentation Package; or
b. If significant mass grading is planned, the soil management report shall be
submitted as part of the Certificate of Completion.
3. Documentation verifying implementation of soil management report
recommendations shall be submitted with the Certificate of Completion.
8.88.070 Landscape Design Plan.
A. For the efficient use of water, a landscape shall be carefully designed and planned for
the intended function of the project and meet the following design criteria. A Landscape
Design Plan meeting the following design criteria shall be submitted to the City as part of
the Landscape Documentation Package.
1. Plant Material
a. The Estimated Total Water Use of selected plants in the landscape area shall
not exceed the Maximum Applied Water Allowance. Methods to achieve
water efficiency shall include one or more of the following:
1. Protection and preservation of native species and natural vegetation.
2. Selection of water-conserving plant 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 tree ordinances or tree shading
guidelines and size and maturity as appropriate for the planting area.
5. Selection of plants from local and regional landscape program plant lists .
6. Selection of plants consistent with Wildfire Management Plan.
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 8.88.080.A.2.e.
c. Plants shall be selected and planted appropriately based upon their
adaptability to the climatic, geologic, and topographical conditions of the
project site. Methods to achieve water efficiency shall include one or more of
the following:
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.
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 impervious hardscape.
e. Turf is not allowed in multifamily and non-residential areas unless it is a
recreational area. Turf is allowed in single family residential areas as long as
the water budget is met.
f. High water use plants, characterized by a plant factor of 0.7 to 1.0, are
prohibited in street medians.
g. A landscape design plan for projects in fire-prone areas shall address fire
safety and prevention. A defensible space or zone around a building or
structure is required per Public Resources Code Section 4291(a) and (b).
Avoid fire-prone plant materials and highly flammable mulches as listed in the
Wildfire Management Plan or other applicable local ordinances.
h. The use of invasive and/or noxious plant species, such as those listed by the
California Invasive Plant Council, are prohibited.
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.
3. Soil Preparation, Mulch and Amendments
a. Prior to the planting of any materials, compacted soil shall be transformed to
a friable condition. On engineered slopes, only amended planting holes need
to meet this requirement.
b. Soil amendments shall be incorporated according to recommendations of the
soil management report and what is appropriate for the plants selected.
c. For landscape installations, compost at a rate of a minimum of four cubic
yards per 1,000 square feet of pervious 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 . Organic matter
must be confirmed by an accredited soil testing laboratory. P rojects that
incorporate sheet mulching may choose to install the compost above the
cardboard layer instead of tilling it into the soil. Projects that are sheet
mulching lawn in place are exempt from the tilling requirement.
d. A minimum three inch (3″) layer of mulch shall be applied on all exposed soil
surfaces of planting areas except in turf areas, areas receiving closely spaced
plugs as a lawn alternative or direct seeding applications where mulch is not
desirable. 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 products shall
take precedence over inorganic materials or virgin forest products un less the
recycled post-consumer organic products are not locally available. Organic
mulches are not required where prohibited by the Wildfire Management Plan
or other applicable local ordinances.
B. The landscape design plan, at a minimum, shall:
1. Include Project Information as provided in Section 8.88.040.A.
2. Delineate and label each hydrozone by number, letter, or other method.
3. Identify the following:
a. 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.
b. Recreational areas.
c. Areas permanently and solely dedicated to edible plants.
d. Areas irrigated with recycled water.
e. Type of mulch and application depth.
f. Soil amendments, type, and quantity.
g. Type and surface area of water features.
h. Hardscapes (pervious and non-pervious).
i. 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 of Dublin 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 8.88.170.
j. Any applicable rain harvesting or catchment technologies (e.g., rain gardens,
cisterns, etc.) and their 24-hour retention or infiltration capacity.
k. Identify landfill diversion verification requirement that the landscape contractor
shall be required to submit in Certificate of Completion.
4. Contain the following statement: “The landscape design plan complies with
Dublin Municipal Code Chapter 8.88 for the efficient use of water.”
5. Bear the signature of a licensed landscape architect, licensed landscape
contractor, or any other person authorized to design a landscape.
8.88.080 Irrigation Design Plan.
A. This section applies to landscaped areas requiring permanent irrigation, not areas t hat
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 re lated
components shall be planned and designed to allow for proper installation,
management, and maintenance.
1. System.
a. A dedicated water service meter for landscape irrigation shall be installed for
all irrigated landscapes, except for single-family residential connections which
are exempt from this requirement. A landscape water meter shall be a
separate submeter or metering device for outdoor potable water u se for the
landscape.
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 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.
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 or routine repair.
f. Backflow prevention devices shall be required to protect the potable water
supply from contamination by the irrigation system.
g. Flow sensors that detect high flow conditions created by system damage or
malfunctions are required for all non-residential landscapes and residential
landscapes of 5,000 square feet or larger.
h. Master shut-off valves are required on all projects except landscapes that
make use of technologies that allow for the individual control of sprinkle rs 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 regarding the Maximum Applied Water
Allowance.
m. All irrigation emission devices must meet the requirements set in the
American National Standards Institute (ANSI) standard, American Society of
Agricultural and Biological Engineers’/International Code Council’s
(ASABE/ICC) 802-2014 “Landscape Irrigation Sprinkler and Emitter
Standard.” All sprinkler heads installed in the landscape must document a
distribution uniformity low quarter of 0.65 or higher using the protocol defined
in ASABE/ICC 802-2014.
n. The project Applicant shall inquire with the Water District about peak water
operating demands (on the water supply system) or water restrictions that
may impact the effectiveness of the irrigation system.
o. Sprinkler heads and other emission devices shall have matched precipitation
rates, unless otherwise directed by the manufacturer’s recommendations.
p. Head to head coverage is recommended. However, sprinkler spacing shall be
designed to achieve the highest possible distribution uniformity using the
manufacturer’s recommendations.
q. 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 on
turfgrass.
r. Check valves or anti-drain valves are required on all emission devices where
low point drainage could occur.
s. Drip irrigation operation indicators are required for all low volume and drip
irrigation systems.
t. Bubblers shall not exceed maximum 0.25 gallons per minute.
u. 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.
v. No obstruction of overhead irrigation, by mature size of plant material, shall
be clearly demonstrated as part of the Landscape Documentation Package.
w. Overhead irrigation shall not be permitted within 24 inches of any impervious
surface. Allowable irrigation within the setback from impervious surfaces may
include drip, drip line, or other low flow non -spray technology. These
restrictions may be modified if:
1. The landscape area is adjacent to pervious surfacing; or
2. The adjacent impervious surfaces are designed and constructed to drain
entirely to landscaping.
3. The irrigation designer specifies an alternative design or technology as
part of the Landscape Design Documentation Package, and clearly
demonstrates strict adherence to irrigation system design criteria in
Section 8.88.080.A.1.i. Prevention of overspray and runoff must be
confirmed during the irrigation audit.
x. Slopes greater than 25% shall not be irrigation with an irrigation system with
an application rate exceeding 0.75 inchers per hour.
2. Hydrozone
a. Each valve shall irrigate a hydrozone with similar site, slope, sun exposure,
soil conditions, and plant materials with similar water use.
b. Sprinkler heads and other emission devices shall be selected based on what
is appropriate for the plant type within that hydrozone.
c. Trees shall be placed on separate valves from shrubs, groundcovers, and turf
to facilitate the appropriate irrigation for trees. The mature size and extent of
the root zone shall be considered when designing the irrigation for the tree.
d. Plants in biotreatment soils shall be on a separate valve .
e. 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.
f. Individual hydrozones that mix high and low water use plants shall not be
permitted.
g. Hydrozone areas shall be designated by number, letter, or other designation
on the landscape plan and irrigation plan. Designate the areas irrigated by
each valve, and assign a number to each valve on the irrigation design plan.
B. The irrigation design plan, at a minimum shall contain:
1. Location and size of any landscape water meters.
2. Location, type and size of all components of the irrigation system, including
controllers, main and lateral lines, valves, sprinkler heads, moisture sensing
devices, rain switches, quick couplers, pressure regulators, and backflow
prevention devices.
3. Static water pressure at the point of connection to the public water supply.
4. Flow rate (gallons per minute), application rate (inches per hour), and design
operating pressure (pressure per square inch) for each station (valve).
5. Recycled water irrigation systems as specified in Section 8.88.150.
6. The following statement: “This irrigation design plan complies with the criteria of
Dublin Municipal Code Chapter 8.88 for efficient use of water.”
7. The signature of a licensed landscape architect, certified irrigation designer,
licensed landscape contractor, or any other person authorized to design an
irrigation system.
8.88.090 Grading Design Plan.
A. For the efficient use of water, grading of a project site shall be designed to minimize soil
erosion, runoff, and water waste. A grading plan shall be submitted as part of the
Landscape Documentation Package. A comprehensive grading plan prepared by a civil
engineer for other City permits satisfies this requirement.
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 h ighly 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.
8.88.100 Certificate of Completion.
A. The Certificate of Completion shall be submitted by the Applicant to the City for review
on forms provided by the City prior to project sign -off or acceptance. Final occupancy
shall not be granted until the Certificate of Completion is approved by the Community
Development Department.
B. The Certificate of Completion shall include the following:
1. Project information sheet.
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.
4. Landscape and irrigation maintenance schedule.
5. Irrigation audit report.
6. Soil management report, if not submitted with Landscape Documentation
Package and documentation verifying implementation of soil report
recommendations.
7. Landfill diversion verification.
C. The project Applicant shall:
1. Submit the signed Certificate of Completion to the City for review.
2. Submit the approved Certificate of Completion to the Water District.
8.88.110 Irrigation Scheduling.
A. For the efficient use of water, all irrigation schedules shall be developed, managed, and
evaluated to utilize the minimum amount of water required to maintain plant health.
Irrigation schedules shall meet the following criteria:
1. Irrigation scheduling shall be regulated by automatic irrigation controllers.
2. Overhead irrigation shall be scheduled between 8:00 p.m. and 10:00 a.m. unless
weather conditions prevent it. If allowable hours of irrigation differ from the Water
District, the stricter of the two shall apply. Operation of the irrigation system
outside the normal watering window is allowed for auditing and system
maintenance.
3. Irrigation schedules shall be regulated by automatic irrigation controllers using
current reference evapotranspiration data (e.g., CIMIS) or soil moisture sensor
data to apply water and meet the Estimated Total Water Use. Total annual
applied water shall be less than or equal to Maximum Applied Water Allowance
(MAWA).
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.
8.88.120 Landscape and Irrigation Maintenance Schedule.
A. The Applicant’s regular maintenance schedule shall be submitted with the Cert ificate of
Completion to ensure water efficiency.
B. The 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 and obstruction 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 better to achieve the desired uniformity and distribution rates.
D. A project Applicant is encouraged to implement sustainable or environmentally-friendly
practices for overall landscape maintenance.
8.88.130 Irrigation Audit, Irrigation Survey, and Irrigation Water Use Analysis.
A. It shall be the Applicant’s responsibility to ensure irrigation audits are performed as
required. The Applicant may be required to analyze irrigation water use and conduct
irrigation surveys for compliance with the Maximum Applied Water Allowance. Said
landscape audits and surveys shall be commissioned and paid for by the Applicant.
B. All landscape irrigation audits shall be conducted by a third party certified landscape
irrigation auditor. Landscape audits shall not be conducted by the person who designed
the landscape or installed the landscape.
C. In projects with multiple landscape installations (i.e. production hom e developments) an
auditing rate of 1 in 7 lots or approximately 15% will satisfy this requirement. The
irrigation audits are the sole responsibility of the developer.
D. For new construction and rehabilitated landscape projects installed after December 1,
2015:
1. The irrigation audit shall include, but is not limited to: inspection, system tune -up,
system test with distribution uniformity, reporting overspray or runoff that causes
overland flow, and preparation of an irrigation schedule, including configurin g
irrigation controllers with application rate, soil types, plant factors, slope,
exposure and any other factors necessary for accurate programming.
8.88.140 Irrigation Efficiency.
A. 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.
8.88.150 Recycled Water.
A. The installation of irrigation systems shall allow for the current and future use of recycled
water, unless the project is located in an area in which recycled water is unavailable and
will not be available for the foreseeable future, or a written exemption has been granted
by the Water District. The Applicant shall conform to the provisions of the Water District
Code, Section 4.30; Standard Procedures, and Specifications and Drawings, Section IV
Recycled Water System Requirements; and Recycled Water Use Guidelines, as those
provisions are amended from time to time.
B. Decorative water features shall use recycled water unless a written exemp tion has been
granted by the Water District stating that recycled water meeting all public health codes
and standards is not available and will not be available for the foreseeable future.
C. Landscapes using recycled water are considered Special Landscape A reas. The ET
Adjustment Factor for Special Landscape Areas (recycled water use areas) shall not
exceed 1.0, or whichever is lower within the Water District’s Code or Use Guidelines.
8.88.160 Graywater Systems.
A. 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 § 490.1 (d) for the applicab ility of this ordinance to landscape areas
less than 2,500 square feet with the Estimated Total Water Use met entirely by
graywater.
B. Graywater systems shall not be interconnected with the domestic water system.
C. Applicants shall obtain a construction permit from the Water District for the installation of
all graywater systems.
D. An approved backflow prevention assembly shall be installed on the domestic water
system, downstream of the domestic water meter.
8.88.170 Stormwater Management and Rainwater Retention.
A. Stormwater management practices minimize runoff and increase infiltration which
recharges groundwater and improves water quality. Including stormwater best
management practices into landscape and grading design plans to minimize runoff and
to increase on-site rainwater retention and infiltration are encouraged.
B. Project Applicants shall refer to City of Dublin’s Stormwater Management and Discharge
Control Ordinance (Chapter 7.74) and the San Francisco Bay Regional Water Quality
Control Board Municipal Regional Stormwater NPDES Permit for information on any
applicable stormwater regulatory requirements.
C. All planted landscape areas are required to have friable soil to maximize water retention
and infiltration.
D. It is recommended that projects incorporate any of the following elements to improve
on-site storm water and dry weather runoff capture and use:
1. Grade impervious surfaces, such as driveways, to drain to vegetated areas.
2. Minimize the area of impervious surfaces such as paved areas, roof and
concrete driveways.
3. Incorporate pervious or porous surfaces (e.g., gravel, permeable pavers or
blocks, pervious or porous concrete) that minimize runoff.
4. Direct runoff from paved surfaces and roof areas into planting beds or
landscaped areas to maximize site water capture and reuse.
5. Incorporate rain gardens, rain barrels, and other rain harvesting or catchment
systems.
6. Incorporate infiltration beds, swales, or basins to capture storm water and dry
weather runoff and increase percolation into the soil.
7. Rainwater catchment systems cannot be connected with the domestic water
system.
8. Applicants shall contact the Water District to determine if a permit is required for
the installation of the rainwater catchment system.
8.88.180 Existing Landscapes
A. This section shall apply to all existing landscapes that were installed before December
1, 2015 and are over an acre in size.
1. For all landscapes that have a landscape water meter, the City may require, but
not be limited to, irrigation water use analyses, irrigation surveys, and irrigation
audits to evaluate water use and provide recommendations as necessary to
reduce landscape water use to a level that does not exceed the Maximum
Applied Water Allowance for existing landscapes. The Maximum Applied Water
Allowance for existing landscapes shall be calculated as: MAWA = (0.8)
(ETo)(LA)(0.62).
2. For all landscapes that do not have a landscape water meter, the City may
require, 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.
8.88.190 Alternative Prescriptive Compliance Option
A. This appendix contains prescriptive requirements which may be used as a compliance
option to Ordinance 8.88.
B. Compliance with the following items is mandatory and must be documented on a
landscape plan in order to use the prescriptive compliance option:
1. Submit a Landscape Documentation Package which includes the following
elements:
b. Date
c. Project Applicant
d. Project address (if available, parcel and/or lot number(s))
e. Total landscape area (square feet), including a breakdown of turf and plant
material
f. Project type (e.g., new, rehabilitated, public, private, cemetery, homeowner-
installed)
g. Water supply type (e.g., potable, recycled, well) and identify the loca l retail
water purveyor if the Applicant is not served by a private well
h. 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 prescriptive compliance option to the MWELO”.
2. Incorporate compost at a rate of at least four cubic yards per 1,000 square feet to
a depth of six inches into landscape area (unless contra-indicated by a soil test);
3. Plant material shall comply with all of the following:
a. For residential areas, install climate adapted plants that require occasional,
little or no summer water (average WUCOLS plant factor 0.3) for 75% of the
plant area excluding edibles and areas using recycled water. For non-
residential areas, install climate adapted plants that require occasional, little or
no summer water (average WUCOLS plant factor 0.3) for 100% of the plant
area excluding edibles and areas using recycled water.
b. At a minimum it is required that Species listed in the California Invasive Plant
Council’s Don’t Plant a Pest brochure as invasive in the project’s region are
not installed.
c. 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 areas receiving closely spaced plugs as a lawn alternative, or
direct seeding applications where mulch is contraindicated.
4. Turf shall comply with all of the following:
a. Turf shall not exceed 25% of the landscape area in residential areas, and
there shall be no turf in non-residential areas.
b. Turf shall not be planted on sloped areas which exceed a sl ope of 1 foot
vertical elevation change for every 4 feet of horizontal length;
c. Turf is prohibited in parkways less than 10 feet wide, unless the parkway is
adjacent to a parking strip and used to enter and exit vehicles. Any turf in
parkways must be irrigated by sub-surface irrigation or by other technology
that creates no overspray or runoff.
5. Irrigation systems shall comply with all of the following:
a. Automatic irrigation controllers are required and must use evapotranspiration
or soil moisture sensor data and utilize a rain sensor.
b. Irrigation controllers shall be of a type which does not lose programming data
in the event the primary power source is interrupted.
c. Pressure regulators shall be installed on the irrigation system to ensure the
dynamic pressure of the system is within the manufacturers recommended
pressure range.
d. Manual shut-off valves (such as a gate valve, ball valve, or butterfly valve)
shall be installed as close as possible to the point of connection of the water
supply.
e. All irrigation emission devices must meet the requirements set in the ANSI
standard, ASABE/ICC 802-2014. “Landscape Irrigation Sprinkler and Emitter
Standard,” All sprinkler heads installed in the landscape must document a
distribution uniformity low quarter of 0.65 or high er using the protocol defined
in ASABE/ICC 802-2014.
f. 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.
6. For non-residential projects with landscape areas of 1,000 sq. ft. or more, a
private submeter(s) to measure landscape water use shall be installed.
7. Alameda County law prohibits disposal of plant debris in county landfills. Plant
debris shall be separated from other waste materials and dropped off at facilities
with clean green processing for compost or put in green plant debris carts.
ACWMA Plant Debris Landfill Ban Ordinance 2008-01 requires landscape
professionals to separate all plant debris from garbage. (Source:
http://www.recyclingrulesac.org/docs/Landfill-Ban-WMA-Ordinance2008-01.pdf)
8. At the time of final inspection, the permit Applicant must provide the owner of the
property with a certificate of completion, certificate of installation, irrigation
schedule and a schedule of landscape and irrigation maintenance.
Section 3. Severability. The provisions of this Ordinance are severable and if any provision,
clause, sentence, word or part thereof is held illegal, invalid, unconstitutional, or inapplicable to
any person or circumstances, such illegality, invalidity, unconstitutionality, or inapplicability
shall not affect or impair any of the remaining provisions, clauses, sentences, sections, words
or parts thereof of the ordinance or their applicability to other persons or circumstances.
Section 4. Effective Date. This Ordinance shall take effect and be enforced thirty (30) days
following its adoption.
Section 5. Posting. The City Clerk of the City of Dublin shall cause this Ordinance to be
posted in at least three (3) public places in the City of Dublin in accordance with Section 36933
of the Government Code of the State of California.
PASSED AND ADOPTED BY the City Council of the City of Dublin, on this 18th day of
September 2018, by the following votes:
AYES:
NOES:
ABSENT:
AB STAIN:
_____________________________
Mayor
ATTEST:
_____________________________
City Clerk