HomeMy WebLinkAbout3.3 ITEM 3.3
TOWN OF LOS ALTOS HILLS October 22, 2015
Staff Report to the Planning Commission
SUBJECT: UPDATE TO THE TOWN OF LOS ALTOS HILLS WATER EFFICIENT
LANDSCAPE ORDINANCE (WELD); REVIEW FINAL DRAFT OF WELO
ORDINANCE AND REVISED LANDSCAPE DESIGN GUIDELINES; FILE
#236-15-MISC
FROM: Steve Padovan, Consultant Planner
APPROVED: Suzanne Avila, Planning Director
RECOMMENDATION: That the Planning Commission:
Review the Draft Water Efficient Landscape Ordinance (WELO) (Attachment 1) and the Draft
Landscape Design Guidelines and Submittal Requirements (Attachment 2) and forward a
recommendation to the City Council to adopt the ordinance.
BACKGROUND
At the October 1, 2015 Planning Commission meeting, staff presented the state's adopted Model
Water Efficient Landscape Ordinance along with an initial draft of the Town's updated Water
Efficient Landscape Ordinance (WELO), with modified text to indicate the changes to the current
code (red lettering for new language and strikeout format for deleted text). The majority of the
changes are necessary in order to bring the Town's WELO into compliance with state law.
The Commission discussed the proposed changes, with particular focus being on the additional
restrictions imposed by the Parcel Water Budget (PWB) calculations and the addition of the
proposed deed restriction and penalty sections. It was understood that the new state regulations
would be much more restrictive than the current WELO and the Commission questioned the need
for the additional restrictions imposed by a reduction in the PWB allocation and the potential
penalties that could be imposed for noncompliance with the WELO.
The Commission received several public comments including an e-mail from Peter Evans
(Attachment 3). In summary,Mr. Evan's e-mail included,but was not limited to,comments related
to additional restrictions not currently found in the state's Model Ordinance, that the PWB should
not be revised to further restrict the amount of water allocated to a property(because residents and
the local water purveyors have already reduced water use substantially), and that penalty
provisions and deed restrictions should not be added. Other public comments received included
concerns about penalizing property owners that have an open space or conservation easement (by
subtracting that area from their total lot area which results in a reduction in the their PWB) and a
request for some comparisons between the PWB and the new Maximum Applied Water Allowance
(MAWA) formula.
Staff Report to the Planning Commission
Draft WELO Ordinance
October 22,2015
Page 2 of 4
Following the public comment and discussion by the Commission, the item was continued to the
October 22, 2015 hearing with staff requesting comments from the Commissioners by October
13t. Changes to the language in the initial draft ordinance since the last hearing (or text that the
Commission may want to consider re-evaluating) are presented in green text.
Additional background information on the state's Model Ordinance and the history of the Town's
WELO is provided in the October 1, 2015 Planning Commission staff report(Attachment 4).
DISCUSSION
Prescriptive Compliance Option
At the request of the Planning Commission and the public, staff has included the provision that
any project 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
the Prescriptive Compliance Option located within the Town's Landscape Design Guidelines and
Plan Submittal Requirements (see example under Attachment 5). This statement is included in
subsection(a)of the Ordinance(in green text).
Parcel Water Budget(PWB)versus Maximum Applied Water Allowance(MAWA)
The one significant change from the state's Model Ordinance and the Town's local WELO
ordinance is that the PWB calculation in the WELO sets a maximum amount of water use for the
whole property (both domestic use and landscaping) whereas the state uses a MAWA formula,
which strictly focuses on water used for landscaping. There is no upper limit on how much water
a property can consume using the state's Model Ordinance. It is simply designed to limit water
use on specific landscaped areas.
The following examples provide some understanding of the amount of water that the state's Model
Ordinance would allow(using MAWA) compared with the revised PWB:
EXAMPLE 1 — One acre lot, 14% slope with an MDA of 12,339 sq.ft. and no conservation
easements. In this example, the remainder of the property is landscaped.
PWB=342 units or 255, 816 gallons/year
(Note: the 120 units of domestic water use have been removed for comparison purposes.
If included, then the PWB is 462 units).
MAWA=612 units or 457,794 gallons/year
This is simplified in that we are only looking at the total area and are not taking into account the
types of plants that are installed. In other words,if a landscape architect follows all the regulations
with regard to the types of plants allowed (75% must be low water use plants) and proper
hydrozones,the actual amount of water used on that landscape area will likely be much less.
However, if only a portion of the site is landscaped (for example 5,000 square feet of irrigated
area),then the MAWA number drops substantially—to 98 units or 73,315 gallons. This is because
Staff Report to the Planning Commission
Draft WELO Ordinance
October 22,2015
Page 3 of 4
the MAWA is only regulating the specific landscape area. And a property may have multiple
landscape areas. This is the reason why the Council Subcommittee and staff drafted language that
requires the calculation of both PWB and MAWA figures, and to use the most restrictive amount
in review and enforcement.
EXAMPLE 2-.96 acre lot,MDA of 15,500 sq.ft.,and the remainder of the property is landscaped.
This is an actual project in Town that was reviewed this year for conformance with the Town's
current WELO. Using the current requirements,the project is in compliance as shown below:
PWB=624 units(120 of which are domestic)
Estimated Total Water Use(ETWU)= 524 units (includes 120 units for domestic use)
Using the new formulas:
PWB=322 units(not including domestic use)
MAWA=521 units
Therefore, as proposed, this landscape project would not comply with the new regulations for
PWB. In addition, although it meets the basic MAWA figure, it would not meet the other
development standards which include the installation of low water use plants on 75% of the
landscape area. Therefore,the project would need to be modified to comply, thereby resulting in
a much lower MAWA figure.
In conclusion, the Town's self-imposed PWB does have an effect on limiting the overall use of
water on the property whereas the MAWA simply focuses on each landscaped area, of which a
property may have several. The PWB is also easier to enforce because the information on water
use for each property owner is provided by the purveyor and can be reviewed using a simple
spreadsheet.
PWB and Open Space/Conservation Easements
The current PWB formula subtracts easement areas from the total lot area. This results in a reduced
amount of total water use available to that property. This could be considered a penalty in that it
may discourage some property owners from voluntarily creating easements to preserve natural
areas because it restricts the amount of water use for the remainder of the property. The
Commission should consider revising the formula if it is agreed that the current formula may
provide a disincentive to the creation of open space or conservation easements.
Planning Commission Comments
Commissioner Abraham provided a written comment stating that the existing WELO should be
deleted and replaced with the state's Model Ordinance. In addition, the penalty and enforcement
provisions against individual property owners should be removed.
Staff Report to the Planning Commission
Draft WELO Ordinance
October 22,2015
Page 4 of 4
ATTACHMENTS
1. Draft Water Efficient Landscape Ordinance(WELO)
2. Draft Landscape Design Guidelines and Submittal Requirements
3. E-mail dated October 1,2015 from Peter Evans
4. October 1,2015 Planning Commission Staff Report
5. Prescriptive Compliance Option
6. Commissioner Abraham Comments dated October 13,2015
ATTACHMENT 1
ORDINANCE
AN ORDINANCE OF THE TOWN OF LOS ALTOS HILLS AMENDING
SECTION 10-2.809 OF THE LOS ALTOS HILLS MUNICIPAL CODE
REGARDING WATER EFFICIENT LANDSCAPING; FILE#236-15-MISC
WHEREAS, California State Assembly Bill AB 1881 was enacted into law requiring
every city and county to adopt the state's model water efficient landscape ordinance ("Model
Ordinance")or an equivalent local water efficient landscape ordinance which is at least as effective
as the Model Ordinance by January 1,2010; and
WHEREAS, it is in the interests of the health, safety, and welfare of the residents of the
Town of Los Altos Hills to develop and implement water efficient landscape guidelines and
regulations based on the existing limitations on local water supplies and the local climate area;and
WHEREAS, on October 16, 2010, the City Council of the Town of Los Altos Hills
adopted a local water efficient landscape ordinance (WELO) to meet the requirements and
guidelines of the Model Ordinance and address the unique physical characteristics within the Town
while ensuring that the local WELO was at least as effective as the Model Ordinance; and
WHEREAS, due to the ongoing drought conditions in the state, the Governor signed
Drought Executive Order B-29-15 on April 1, 2015, mandating an update of the state's Model
Ordinance with the final version approved by the California Department of Water Resources on
July 15,2015 and implementation to begin throughout the state on December 1, 2015; and
WHEREAS,on August 20,2015,the City Council of the Town of Los Altos Hills directed
staff to amend the Town's existing water efficient landscaping regulations to comply with the new
regulations in the updated Model Ordinance; and
WHEREAS, the Town of Los Altos Hills has amended its local WELO resulting in
regulations that are at least as effective as the state's Model Ordinance; and
WHEREAS, the City Council of the Town of Los Altos Hills finds that this project is
exempt from California Environmental Quality Act (CEQA) pursuant to "general exemptions"
described in Section 15061(b)(3) of the CEQA Guidelines, since the ordinance would not have
any significant effects on the environment.
NOW, THEREFORE, the City Council of the Town of Los Altos Hills does hereby
ORDAIN as follows:
Section 10-2.809,Water Efficient Landscaping, is hereby amended as follows:
10-2.809 Water Efficient Landscaping.
(a) Application.
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The provisions of the Water Efficient Landscape Ordinance (WELO) shall apply to the
following:
(1) - -, . . .• ' . .. . _. ._
II. ..
_ • _ _ ; All new development projects requiring a Site
Development Permit; and
(2) . . . . .•- - . . . . . ._---' ; ., . Rehabilitated landscape projects
with an aggregated irrigated landscape area equal to or greater than 2,500 square feet
requiring a building or site development permit; and
(3) - -- -- - -- - - - -- - ' ., . . . .. . .
Existing landscapes limited to subsections(s) and (t).
Any project 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 the Prescriptive Compliance Option located within the Town's Landscape
Design Guidelines and Plan Submittal Requirements (herein after referred to as Landscape
Guidelines)under Appendix XX.
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 landscaping 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 shall only be subject to
the irrigation requirements located within the Town's Landscape Guidelines.
This ordinance shall not apply to:
(1) Registered local, State or Federal historical sites where landscaping establishes an
historical landscape style, as determined by any applicable public board or commission
responsible for architectural review or historic preservation;
(2) Ecological restoration or mined-land reclamation projects that do not require a
permanent irrigation system; or
(3) Community gardens or plant collections, as part of botanical gardens and arboretums
open to the public.
(b) Definitions.
The following definitions are established for the purpose of this article. A complete list of
WELO definitions is included in the Town's Landscape Guidelines. The meaning and
construction of words and phrases is as follows:
Applied water means the water supplied by the irrigation system to the landscape.
Certified professional means a certified irrigation designer, certified landscape irrigation
auditor, licensed landscape architect, licensed landscape contractor, licensed professional
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engineer, or any other person authorized by the state to design a landscape, an irrigation
system, or authorized to complete a water budget.
Distribution uniformity means the measure of the uniformity of irrigation water over a
defined area.
Ecological restoration project means a project where the site is intentionally altered to
establish a defined, indigenous,historic ecosystem.
Established landscape means the point at which plants in the landscape area have developed
significant root growth into the soil. Typically, most plants are established after one or two
years of growth.
Estimated Total Water Use (ETWU) means the total water used for the landscape as
described in subsection(d)(2) of this section, "Landscape Water Use Calculation."
Evapotranspiration (ET) rate means the quantity of water evaporated from adjacent soil
and other surfaces and transpired by plants during a specified time.
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. 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.
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.
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.
Invasive plant species means species of plants not historically found in California that
spread outside cultivated areas and can damage environmental or economic resources.
- . • - .. . •. - • ' - -- -. -. , . ' . Lists of invasive
plants are maintained at the California Invasive Plant Inventory and USDA invasive and
noxious weeds database.
Irrigation audit means an in-depth evaluation of the performance of an irrigation system
conducted by a certified professional. 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
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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.
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 minimum
average irrigation efficiency for purposes of this ordinance are 0.75 for overhead spray
devices and 0.81 for drip systems :. - _ • _ _ ! - _ . - _. _ -- - - _
Irrigation survey means an evaluation of an irrigation system that is less detailed than an
irrigation audit and includes, but is not limited to: inspection, system test, and written
recommendations to improve performance of the irrigation system.
Landscape area (LA)means all the irrigated planting areas, turf areas and water features in
a landscape design plan subject to the Maximum Applied Water Allowance calculation.
Landscape project means the total area comprising the proposed irrigated landscape area,
as defined in this article.
Landscape water meter means an inline device installed at the irrigation supply point that
measures the flow of the water into the irrigation system and is connected to a totalizer to
record water use.
Local water purveyor means any entity, including a public agency, city, county, district or
private water company that provides retail water service.
Maximum Applied Water Allowance (MAWA) means the upper limit of annual applied
water for the established landscape area as specified in the Water Efficient Landscape
Worksheet (subsection d). It is based upon the area's reference evapotranspiration rate or
ETo (43 for the Los Altos Hills area), the conversion factor to gallons (.62), the ETAF (.55
for residential, .45 for non-residential), and the size of the landscape area (square feet). The
Estimated Total Water Use shall not exceed the MAWA. Special landscape areas (SLA),
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 = (43) (0.62) [ETAF x LA) + ((1-ETAF) x SLA)]
New construction means the construction of a new building or structure containing a
landscape or other new land improvement, such as a park, playground, or greenbelt without
an associated building.
Non-residential landscape means landscapes in commercial, institutional, and public
settings that may have areas designated for recreation or public assembly.
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Overspray means the irrigation water which is delivered beyond the target area.
Parcel water budget (PWB)means the upper limit of annual applied water purchased from
the local water purveyor for the parcel as specified in subsection (c) of this section, "Parcel
Water Budget."
Permit means an authorizing document issued by local agencies for the installation of new
or rehabilitated landscapes.
Pervious means any surface or material that allows the passage of water through the material
and into the underlying soil.
Plant factor or plant water use factor is a factor, when multiplied by ETo, estimates the
amount of water needed by plants. 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.
Project applicant means the individual or entity requesting a permit or plan check from the
Town. A project applicant may be the property owner or designee.
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 and is an estimate of the evapotranspiration of a large field of four to seven inch tall,
cool season grass that is well watered. The ETo for Los Altos Hills, based on the state's
reference evapotranspiration table, is 43.0.
Rehabilitated landscape means any re-landscaping project that requires a building or site
development permit.
Runoff means water which is not absorbed by the soil or landscape to which it is applied and
flows from the irrigated landscape area.
Special landscape area (SLA) means an area of the landscape dedicated solely to edible
plants,recreation areas, areas irrigated with recycled water,or water features using recycled
water .. . . . . '- • • • •- - -.•_. . _ . . . _ , .- ' - - , - ,
Turf means a ground cover surface of mowed grass. Annual bluegrass,Kentucky bluegrass,
Perennial ryegrass, Red fescue, and Tall fescue are cool-season grasses. Bermuda grass,
Kikuyu grass, Seashore Paspalum, St. Augustine grass, Zoysia grass, and Buffalo grass are
warm-season grasses.
Water conserving plant species means a plant species identified as having a very low or
low plant factor.
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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 are included in the high water use hydrozone of the landscape area.
Constructed wetlands that are not irrigated and stormwater retention basins are not water
features.
WUCOLS means the Water Use Classification of Landscape Species published by the
University of California Cooperative Extension and the Department of Water Resources and
the Bureau o f v eclamation, 2000 2014.
(c) Parcel Water Budget. All properties shall calculate a Parcel Water Budget (PWB) upon
submittal of a Site Development Permit. The PWB is calculated using the following
equation:
PWB= [(1.0-slope) (0.650:8) (43.0) (0.62) [0.550,7 x (An-MDA-OSC)+ (0.450.3-x SLA)] /
748] + 120
Where:
PWB = Parcel water budget(units per year)
Slope = Average slope of the parcel or lot as a percentage of 1.0 to the nearest
hundredth
0: 5.8 = Water conservation factor
43.0 = Reference evapotranspiration(ETo) in Los Altos Hills, in inches/year
0.62 = Conversion factor(to gallons)
03--5.7 = ET adjustment factor(ETAF)
An = Net lot area(square feet)
MDA = Maximum development area. The maximum development area(in square feet)
allowed for the property.
OSC = Open space/conservation easements (square feet)
045.3 = Additional water allowance for SLA
SLA = Special landscape area(square feet)
748 = Number of gallons in a unit(100 cubic feet) of water
120 = Number of units for indoor water use per property per year, or as may be
modified by the Planning Director upon a demonstration of difficulty or
unnecessary hardship pursuant to subsection(f). Note: Not applicable if a
landscape/outdoor use meter is installed.
Example PWB calculation: 1-acre (43,560 sq. ft.) lot with 14% slope and 12,339 sq. ft. of
MDA and no special landscape area, conservation or open space easements:
PWB= [(1.0-.14) (0.650.8) (43.0) (0.62) [0.550.7 x (43,560-12,339-0) +(0.450.3-x 0)] /748]
+ 120=462 656 units/year
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The following sections shall apply to all new landscape areas equal to or greater than 500
square feet or for rehabilitated landscape projects with an aggregate landscape area equal
to or greater than 2,500 square feet.
(d) Water Efficient Landscape Worksheet.
A project applicant shall complete a Water Efficient Landscape Worksheet for all new
landscape areas of 500 square feet or greater or for rehabilitated landscape projects that are
2,500 square feet or larger. The worksheet shall conform to the requirements in the Town's
Landscape Guidelines.
1) Landscape Water Use Calculation.
design landscape and irrigation plans.
Water budget calculations shall adhere to the following requirements:
a) The plant factor used shall be from WUCOLS plant factor ranges from 0.1 to 0.3 for
low water use plants, from 0.1 to 0.6 for moderate water use plants, and from 0.7 to 1.0
for high water use plants (including turf).
b) All water features shall be included in the high water use hydrozone.
c) All Special Landscape Areas shall be identified and their water use included in the
water budget calculations.
d) Irrigation system efficiency shall be greater than or equal to seventy(70)percent.
sum of the ETWU calculated for all hydrozones shall not exceed the parcel water
budget.
L1WU — (43 _0 X 0.62 ) + SLA 1748 + 120
AFE
Where:
ETWU— Estimated total water use per year(units per year)
13.0 — Reference evapotranspiration in Los Altos Hills, in inches per year
0.62 — Conversion factor(to gallons)
PF — Plant factor from the Water Use Classification of Landscape Species
HA — Hydrozone area [high, medium, and low water use areas] (square feet)
SLA — Special landscape area(square feet)
IE — Irrigation efficiency(minimum 0.70)
748 — Number of gallons in a unit (100 cubic feet) of water
120 — Number of units for indoor water use per property per y or, or as may be
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modified by the Planning Director upon a demonstration of difficulty or
Example ETWU calculation: 1 acre of land, no special landscape area, 3000 sq. ft. of turf
. _—. S . _ . _—e
ETWU— 13*0.62 * ((0.7*3000/ 0.7) + (0.3*19560/0.7))/718 — 370 units/year
(e) Soil Management Report.
A soil management report shall be completed by the project applicant, or his/her designee,
and shall conform to the requirements in the Town's adopted Landscape Guidelines.
(f) Landscape Design, Soil Preparation and Mulching Criteria.
The proposed landscaping shall be carefully designed and planned for the intended function
of the project. All landscape designs, soil preparation techniques and mulching practices
shall conform to the requirements in the Town's adopted Landscape Guidelines.
(g) Landscape Plan Requirements.
The landscape plans shall be prepared by, and bear the signature of, a licensed landscape
architect, licensed landscape contractor, or any other person authorized by the State of
California to design a landscape and irrigation plan. Native species and natural vegetation
shall be preserved where feasible and native, water conserving species are recommended.
Landscape plans shall conform to the requirements in the Town's adopted Landscape
Guidelines.
(h) Irrigation Design Criteria.
An irrigation system shall meet the requirements listed in this section and the manufacturer's
recommendations. Irrigation designs shall conform to the requirements in the Town's
adopted Landscape Guidelines.
(i) Irrigation Plan Requirements.
Irrigation plans shall be included with the landscape plan submittal and shall be prepared by,
and bear the signature of, a licensed landscape architect, licensed landscape contractor, or
any other person authorized by the State of California to design an irrigation plan. Irrigation
plans shall conform to the requirements in the Town's adopted Landscape Guidelines.
(j) Grading Design Plan.
A Grading Plan,meeting current Town standards and exceeding the state requirements, shall
be submitted with eachlandscape project.
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(k) Certificate of Completion.
The certification documentation shall be prepared by the project landscape architect,
irrigation designer, or landscape contractor and include the following statement: "The
landscape and irrigation system has been installed as specified in the landscape design plan
and complies with the criteria of the Water Efficient Landscape Ordinance and the permit."
Receipt of the certification documentation will begin the twenty-four (24) month period
described in subsection(f)of this section.
The Certificate of Completion shall include the following six (6) elements:
1) Project information sheet that contains: date, project name and address, applicant's
name, telephone number and address, owner's 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;
4) Landscape and irrigation maintenance schedule;
5) Irrigation Audit Report; and
6) Soil Analysis Report, if not submitted with Landscape Documentation Package, and
documentation verifying implementation of soil report recommendations.
The project applicant shall submit the signed Certificate of Completion to the local agency
for review and ensure that copies of the approved Certificate of Completion are submitted to
the local water purveyor and property owner or his or her designee.
Upon receipt of the signed Certificate of Completion from the project applicant the Town
shall approve or deny the Certificate of Completion. If the Certificate of Completion is
denied, the local agency shall provide information to the project applicant regarding
reapplication, appeal, or other assistance.
(1) Irrigation Scheduling.
All irrigation schedules shall be developed, managed, and evaluated to utilize the minimum
amount of water required to maintain plant health. Irrigation schedules shall conform to the
requirements in the Town's adopted Landscape Guidelines.
(m) Landscape and Irrigation Maintenance Schedule.
A regular maintenance schedule shall be submitted with the Certificate of Completion and
shall conform to the requirements in the Town's adopted Landscape Guidelines.
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(n) Irrigation Audit, Irrigation Survey, and Irrigation Water Use Analysis.
All landscape irrigation audits shall be conducted by a local agency landscape irrigation
auditor or a third party certified landscape irrigation auditor. Landscape audits shall not be
conducted by the person who designed the landscape or installed the landscape
For new construction and rehabilitated landscape projects installed after December 1, 2015,
the local agency shall administer programs that may include, but not be limited to, irrigation
water use analysis, irrigation audits, and irrigation surveys for compliance with the
Maximum Applied Water Allowance.
(o) Recycled Water.
The installation of recycled water irrigation systems shall allow for the current and future
use of recycled water. All recycled water irrigation systems shall be designed and operated
in accordance with all applicable local and State laws. 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.
(p) 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
subsection(a) 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.
(q) Stormwater Management,Well Water and Rainwater Retention.
Implement stormwater best management practices into the landscape and grading design
plans to minimize runoff and to increase on-site rainwater retention and infiltration.
Encourage the use of stormwater for landscape irrigation.Well water and retained water does
not count toward the PWB or MAWA.
(r) Public Education.
1) The Town shall provide information to all planning and building department applicants
regarding the design, installation, management, and maintenance of water efficient
landscapes.
2) Starting on January 1, 2012, the Town may, in conjunction with water purveyors,
develop and administer a voluntary program to audit water usage for existing
landscapes. (§ 1, Ord. 520, eff. October 16, 2010)
(s) Irrigation Audit, Irrigation Survey, and Irrigation Water Use Analysis.
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This section shall apply to all existing landscapes using water from a local purveyor that
were installed before December 1, 2015 and are over one acre in size.
1) For all landscapes that have a water meter, the local agency shall administer programs
that may include,but not be limited to,irrigation water use analyses,irrigation surveys,
and irrigation audits to evaluate water use and provide recommendations as necessary
to reduce landscape water use to a level that does not exceed the Parcel Water Budget
or Maximum Applied Water Allowance for existing landscapes. The Maximum
Applied Water Allowance for existing landscapes shall be calculated as: MAWA =
(0.8) (ETo)(LA)(0.62).
2) For all landscapes that do not have a meter, the local agency shall administer programs
that may include, but not be limited to, irrigation surveys and irrigation audits to
evaluate water use and provide recommendations as necessary in order to prevent water
waste.
3) All landscape irrigation audits shall be conducted by a certified landscape irrigation
auditor.
(t) Water Waste Prevention.
Runoff is prohibited from leaving the target landscape area 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 shall be established locally.
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.
(u) Reporting.
The Planning Department shall report to the Department of Water Resources by December
31, 2015 and then report annually by January 31st of each subsequent year.
The report shall address the following:
1) State that the Town is adopting a single agency ordinance and the date of adoption or
anticipated date of adoption;
2) State that the Town is using a locally modified Water Efficient Landscape Ordinance
(WELO), explain any differences between the Town's WELO and the state's Model
Water Efficient Landscape Ordinance (MWELO), identify that the Town's WELO is
it at least as efficient as MWELO, and specify any exemptions;
3) State the entity responsible for implementing the ordinance. State number and types of
projects subject to the ordinance during the specified reporting period;
4) State the total area (in square feet or acres) subject to the ordinance over the reporting
period, if available;
5) Provide the number of new housing starts, new commercial projects, and landscape
retrofits during the reporting period;
11
6) Describe the procedure for review of projects subject to the ordinance;
7) Describe actions taken to verify compliance;
8) Describe enforcement measures;
9) Explain challenges to implementing and enforcing the ordinance; and
10) Describe educational and other needs to properly apply the ordinance.
(v) Deed Restriction.
As a condition of approval for site development, a deed restriction shall be recorded
establishing the(PWB) and/or(MAWA) for the subject property.
(w) Penalties.
Any responsible party violating any of the provisions or failing to comply with any of the
mandatory requirements of WELO, other than administrative provisions thereof, shall be
subject to an initial penalty of up to ten (10) times the applicable Site Development Permit
fee.
The initial minimum penalty amount shall be proportional to the percentage that the user
exceeds their WAMA or PWB allocation (whichever is more restrictive) and shall be as
follows:
10%over water allocation= 1 x permit fee;
20%over water allocation=2 x permit fee;
... etc.,up to...
100%or more over water allocation= 10 x permit fee
The responsible party shall also be assessed for all expenses incurred by the Town associated
with inspection, processing and enforcement of the WELO regulations.
Penalties shall be applicable two years after the installation of the landscape area.
(x) Exceptions.
The Planning Director shall have the discretion to grant exceptions to the one hundred twenty
(120)unit allocation for yearly indoor water use in cases where,due to exceptional conditions
involved, a literal enforcement of the provisions of this chapter would result in practical
difficulties or unnecessary hardships;provided,however,no such exceptions shall be granted
unless the Planning Director shall find that the granting of such exception will not be contrary
to the intent of the provisions of this chapter.
• I
Anyone who is subject to the requirements of this article shall submit a deposit or other
12
• •
. .a: • • .
NOW, THEREFORE, the City Council of the Town of Los Altos Hills does hereby
further ORDAIN as follows:
1. 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 Town of Los Altos Hills 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.
2. Effective Date; Publication. This ordinance shall take effect thirty (30) days after
adoption. Within fifteen days after the passage of this ordinance the City Clerk shall cause
this ordinance or a summary thereof to be published once, with the names of those City
Councilmembers voting for or against it in a newspaper of general circulation in the Town
of Los Altos Hills, as required by law.
INTRODUCED:
PASSED:
AYES:
NOES:
ABSTENTIONS:
ABSENT:
BY:
13
Mayor
ATTEST:
City Clerk
APPROVED AS TO FORM:
City Attorney
14
ATTACHMENT 2
TOWN OF LOS ALTOS HILLS LOSALTOSIIILLS
26379 Fremont Road 011r1,
Los Altos Hills, CA 94022
Phone: (650) 941-7222 r" '
www.losaltoshills.ca.gov CALIFORNIA
Landscape Screening Applications
Design Guidelines and Submittal Requirements
Original 10/18/10 Revised 9/24/15
Article 8 of the Site Development Ordinance contains guidelines and regulations used to evaluate
landscape plans and includes the Town's Water Efficient Landscape Ordinance (WELO). The
purpose of WELO regulations is to promote the conservation and efficient use of water and to
prevent waste by limiting the amount of water used to the amount reasonably required to
maintain landscaping that is beneficial to the Town and its residents. All new development
requiring a Site Development Permit through the Planning Department shall comply with WELO
including all landscape screening projects.
Landscaping shall be planted so that structures are unobtrusive from off-site views, in
conformance with the Site Development Ordinance. Landscape plans are usually required for
major additions and new residences, and may be required for minor projects. The Town requires
only the amount of landscaping needed to satisfy the requirements of Article 8 of the Site
Development Ordinance and the Town's landscape policy (see Resolution #88-86, attached).
The size of the structure, the types of materials and the proposed colors determine the amount of
required landscaping.
Landscape Screening Design Applications related to the screening of new structures or additions
are accepted for processing after the building is framed. Please schedule a pre-application
meeting with the project planner to review the required application materials, processing fees,
and obtain an application checklist.
It is important that a project representative attend the Site Development hearing all public
hearings related to landscape screening (Site Development Committee or Planning Commission)
to answer questions and to hear comments. Hearings are typically continued when a project
representative is not present.
Parcel Water Budget(PWB)
The Parcel Water Budget (PWB) is the upper limit of annual applied water purchased from the
local water purveyor for the parcel. All properties shall calculate a Parcel Water Budget (PWB)
upon submittal of a Site Development Permit using the following equation:
PWB = [(1.0-slope) (0.65) (43.0) (0.62) [0.55 x (An-MDA-OSC) + (0.45 x SLA)] / 748] + 120
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Where:
PWB = Parcel water budget (units per year)
Slope = Average slope of the parcel or lot as a percentage of 1.0 to the nearest
hundredth
0.65 = Water conservation factor
43.0 = Reference evapotranspiration (ETo) in Los Altos Hills, in inches/year
0.62 = Conversion factor(to gallons)
0.55 = ET adjustment factor(ETAF)
An = Net lot area(square feet)
MDA = Maximum development area. The maximum development area(in square feet)
allowed for the property.
OSC = Open space/conservation easements (square feet)
0.45 = Additional water allowance for SLA
SLA = Special landscape area(square feet)
748 = Number of gallons in a unit (100 cubic feet) of water
120 = Number of units for indoor water use per property per year, or as may be modified by
the Planning Director upon a demonstration of difficulty or unnecessary hardship
pursuant to subsection (y). Note: Not applicable if a landscape/outdoor use meter is
installed.
Water Efficient Landscape Worksheet
A project applicant shall complete a Water Efficient Landscape Worksheet (attached) for all new
landscape areas of 500 square feet or greater or for rehabilitated landscape projects that are 2,500
square feet or larger. The worksheet shall contain information on the plant factor, irrigation
method, irrigation efficiency, and area associated with each hydrozone. Calculations are then
made to show that the evapotranspiration adjustment factor (ETAF) for the landscape project
does not exceed a factor of 0.55 for residential areas and 0.45 for non-residential areas, exclusive
of Special Landscape Areas. The ETAF for a landscape project is based on the plant factors and
irrigation methods selected. The Maximum Applied Water Allowance (MAWA) is calculated
based on the maximum ETAF allowed (0.55 for residential areas and 0.45 for non-residential
areas) and expressed as annual gallons required. The Estimated Total Water Use (ETWU) is
calculated based on the plants used and irrigation method selected for the landscape design.
ETWU must be below the MAWA. The formula for calculating the MAWA for landscaped
areas is as follows:
MAWA= (ETo)(0.62) [(ETAF x LA) + ((1-ETAF) x SLA)]
In calculating the MAWA and ETWU, a project applicant shall use the ETo value for the local
area from the Reference Evapotranspiration Table.
Water budget calculations shall adhere to the following requirements:
a) 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
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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 (including turf).
b) 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.
c) All Special Landscape Areas shall be identified and their water use included in the water
budget calculations.
d) ETAF for new and existing (non-rehabilitated) Special Landscape Areas shall not exceed
1.0.
Landscape Design, Soil Preparation and Mulching Criteria
For the efficient use of water, the proposed landscaping shall be carefully designed and planned
for the intended function of the project. The following criteria shall be used in the design of all
landscape areas:
Plants
Plants shall be selected where the Estimated Total Water Use (ETWU) in the landscape area
does not exceed the site's Maximum Applied Water Allowance (MAWA) or the Parcel Water
Budget (PWB), whichever is more restrictive. Landscaping that utilizes native, local, drought
tolerant species and preserves existing low water use vegetation is highly recommended. Plant
selection criteria is as follows:
a) Proposed plantings shall incorporate 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 local tree ordinances or tree shading
guidelines, and size at maturity as appropriate for the planting area;
5) Selection of plants from local and regional landscape program plant lists; and
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;
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
this 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
and
3) Consider the solar orientation for plant placement to maximize summer shade and
winter solar gain.
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d) Turf shall not exceed 25% of the total landscape area in residential areas (in
nonresidential areas turf is prohibited) and is not allowed on slopes greater than 25%,
where the toe of the slope is adjacent to an impermeable hardscape.
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 not permitted.
Water Features
The following criteria shall be used when evaluating water features in a design plan:
a) Recirculating water systems shall be required;
b) Where available, recycled water shall be used as a source for decorative water features;
c) The 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.
Soil Preparation, Mulch and Amendments
The following criteria shall be used in the preparation of on-site soils and for mulching
procedures:
a) Prior to the planting of any materials, compacted soils shall be transformed to a friable
condition. On engineered slopes, only amended planting holes need meet this
requirement;
b) Soil amendments shall be incorporated according to recommendations of the soil report
and what is appropriate for the plants selected;
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
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organic products are not locally available. Organic mulches are not required where
prohibited by local Fuel Modification Plan Guidelines or other applicable local
ordinances.
Other Landscape Design Criteria
Applicants should also consider the following additional criteria when preparing their landscape
plan:
a) No structures (including gateposts, columns, pillars and monument style mailboxes) are
allowed in road rights-of-way or pathways. The fencing requirements in the Zoning
Ordinance (Section 10-1.504) are also applied to gateposts, columns and pillars. Zoning
permits are required for any proposed fences or monuments.
b) Driveway columns or pillars may not exceed six feet in height (7'with lights). Only two
lights may be placed within setbacks.
c) Landscaping and sprinklers are not permitted in dedicated pathway easements, or within
five feet of pathways.
d) Placement of plants must be sufficiently distant form roads and pathways so as to not
cause future obstructions. Road rights-of-way generally extend beyond the paved surface
of the roadway.
e) Structures along Interstate 280 will require additional levels of landscape mitigation.
f) Outdoor lighting shall be placed so as to be unobtrusive to neighboring properties.
Lighting shall be down shielded and low wattage (the light source may not be visible
from off-site). Floods and uplights are discouraged. Other than two driveway lights,
lighting may not be located within setbacks.
Irrigation Design Criteria
Landscaped areas requiring permanent irrigation (not areas that require temporary irrigation
solely for the plant establishment period) are required to have an irrigation system that meets 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 Design Plan. The design criteria for the irrigation
plans shall be as follows:
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. and for residential irrigated landscapes of 5,000 sq. ft. or
greater. A landscape water meter may be either a customer service meter dedicated to
landscape use provided by the local water purveyor or 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.
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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. 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
local agency code (i.e., public health) for additional backflow prevention requirements.
g) Flow sensors that detect high flow conditions created by system damage or malfunction
are required for all 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.
1) The irrigation system must be designed and installed to meet, at a minimum, the
irrigation efficiency criteria as described in Section 492.4 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 or local agency 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 492.7 (a)(1)(IH). 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
precipitation 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.
w) No irrigation may be placed within rights-of-way.
Hydrozone
x) Each valve shall irrigate a hydrozone with similar site, slope, sun exposure, soil
conditions, and plant materials with similar water use.
y) Sprinkler heads and other emission devices shall be selected based on what is appropriate
for the plant type within that hydrozone.
z) 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.
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aa) 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.
bb)Individual hydrozones that mix high and low water use plants shall not be permitted.
cc) 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. This table can also assist with the
irrigation audit and programming the controller.
Soil Management Report
A soil management report shall be completed by the project applicant, or his/her designee, as
follows:
a) Submit soil samples to a laboratory for analysis and recommendations.
The soil analysis shall include:
• soil texture;
• infiltration rate determined by laboratory test or soil texture infiltration rate table;
• pH;
• total soluble salts;
• sodium;
• percent organic matter; and
• recommendations
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.
b) The project applicant, or his/her designee, shall submit the report to the Planning and
Building Department as part of the Landscape Plan Submittal Package.
c) 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.
d) The project applicant, or his/her designee, shall submit documentation verifying
implementation of soil analysis report recommendations to the local agency with
Certificate of Completion.
Landscape and Irrigation Plan Requirements
The landscape and irrigation plans shall be prepared by, and bear the signature of, a licensed
landscape architect, licensed landscape contractor, or any other person authorized by the State of
California to design a landscape and irrigation plan. Native species and natural vegetation shall
be preserved where feasible and native, water conserving species are recommended.
The plans shall include the following information:
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a) Provide basic project information including the date, north arrow, scale (1"=20'),
applicant name, site address, total landscape area and turf area (square feet), water supply
and purveyor, project contacts and applicant's signature and date with the statement, "I
have complied with the criteria of the Water Efficiency Landscape Ordinance and applied
them for the efficient use of water in the landscape design plan.";
b) Provide a Water Efficient Landscape Worksheet with the Parcel Water Budget (PWB),
Maximum Applied Water Allowance (MAWA) and the Estimated Total Water Use
(ETWU);
c) Soil management report;
d) Grading plan - a modified copy of the grading and drainage plan (from your site
development permit application) may be used. Final grades in five (5) foot maximum
contours if the lot averages over five (5) percent slope, and two (2) foot contours if less
than five(5)percent slope;
e) The entire site shall be shown, including all property lines, improvements, road rights-of-
way,pathways and easements;
f) Relation of roadway (pavement) to property lines and rights-of-way (label all streets
adjacent to the property);
g) Building footprint for residence and all other structures, decks, driveways and other
hardscape such as walkways, patios, pools and decking, and tennis courts (existing and
proposed development area) and all new and existing outdoor lighting;
h) Identify, in tabular form, all plants to be installed as part of the project. The table shall
include the following:
1) Symbol (representing the plant on the plan);
2) Common name and botanical name;
3) Container size;
4) Quantity;
5) Type (e.g., grass, succulent, vine, shrub, tree);
6) Size at maturity.
The plant list shall exclude plant types that increase wildfire susceptibility. In areas
designated wildland urban interface, the plan shall demonstrate that plants have been
selected from local Fuel Modification Plan Guidelines and arranged to provide defensible
space for wildfire protection, in conformance with Public Resources Code Section 4291;
i) Label and identify each hydrozone as low water, moderate water, high water, or mixed
(low/moderate) water use, as defined by WUCOLS and place plants with similar water
use within the same hydrozone;
j) Identify recreation areas and Special Landscape Areas;
k) Identify all landscaping required for screening and erosion control pursuant to Section
10-2.802;
1) Identify areas irrigated with recycled water;
m) Identify the type of mulch, application depth, and soil amendments
n) Identify all water features (and surface area), hardscape, and stormwater infiltration and
detention facilities;
o) Identify all applicable rainwater harvesting or catchment facilities;
p) Identify all applicable graywater discharge piping, system components and area(s) of
distribution;
q) Location and size of separate water meters for landscaping;
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r) 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;
s) Static water pressure at the point of connection to the public water supply;
t) Flow rate (gallons per minute), application rate (inches per hour), and design operating
pressure (pressure per square inch) for each station;
u) Recycled water irrigation systems;
v) The following statement on the irrigation plan sheets: "I have complied with the criteria
of the Water Efficient Landscaping Ordinance and applied them accordingly for the
efficient use of water in the irrigation design plan."
Irrigation Scheduling
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:
a) Irrigation scheduling shall be regulated by automatic irrigation controllers;
b) 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 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;
c) 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;
d) Parameters used to set the automatic controller shall be developed and submitted for each
of the following:
1) the plant establishment period;
2) the established landscape; and
3) temporarily irrigated areas.
e) Each irrigation schedule shall consider for each station all of the following that apply:
1) irrigation interval (days between irrigation);
2) irrigation run times (hours or minutes per irrigation event to avoid runoff);
3) number of cycle starts required for each irrigation event to avoid runoff;
4) amount of applied water scheduled to be applied on a monthly basis;
5) application rate setting;
6) root depth setting;
7) plant type setting;
8) soil type;
9) slope factor setting;
10) shade factor setting; and
11) irrigation uniformity or efficiency setting.
Landscape and Irrigation Maintenance Schedule
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A regular maintenance schedule shall be submitted with the Certificate of Completion and shall
include,but not be limited to:
a) 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
obstructions to emission devices. Operation of the irrigation system outside the normal
watering window is allowed for auditing and system maintenance;
b) Repair of all irrigation equipment shall be done with the originally installed components
or their equivalents or with components with greater efficiency;
c) A project applicant is encouraged to implement established landscape industry
sustainable Best Practices for all landscape maintenance activities.
Definitions
The following definitions are established and apply to landscape projects within the Town.
Applied water means the water supplied by the irrigation system to the landscape.
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.
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.
Certified professional means a certified irrigation designer, certified landscape irrigation
auditor, licensed landscape architect, licensed landscape contractor, licensed professional
engineer, or any other person authorized by the state to design a landscape, an irrigation system,
or authorized to complete a water budget.
Compost means the safe and stable product of controlled biological decomposition of organic
materials that is beneficial to plant growth.
Distribution uniformity means the measure of the uniformity of irrigation water over a defined
area.
Ecological restoration project means a project where the site is intentionally altered to establish
a defined, indigenous, historic ecosystem.
Established landscape means the point at which plants in the landscape area have developed
significant root growth into the soil. Typically, most plants are established after one or two years
of growth.
Estimated Total Water Use (ETWU) means the total water used for the landscape as described
in subsection(d)(2) of this section, "Landscape Water Use Calculation."
Evapotranspiration (ET) rate means the quantity of water evaporated from adjacent soil and
other surfaces and transpired by plants during a specified time.
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. 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.
Flow sensor means an inline device installed at the supply point of the irrigation system that
produces a repeatable signal proportional to the rate at which water flows through the pipes.
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Flow sensors must be connected to an automatic irrigation controller, or flow monitor capable of
receiving flow signals and operating master valves. The flow sensor may also function as a
landscape water meter or submeter.
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.
Fuel Modification Plan Guideline means guidelines from a local fire authority to assist
residences and businesses that are developing land or building structures in a fire hazard severity
zone.
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.
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.
Invasive plant species means species of plants not historically found in California that spread
outside cultivated areas and can damage environmental or economic resources. Lists of invasive
plants are maintained at the California Invasive Plant Inventory and USDA invasive and noxious
weeds database.
Irrigation audit means an in-depth evaluation of the performance of an irrigation system
conducted by a certified professional. 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.
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.
Irrigation survey means an evaluation of an irrigation system that is less detailed than an
irrigation audit and includes, but is not limited to: inspection, system test, and written
recommendations to improve performance of the irrigation system.
Landscape area (LA) means all the irrigated planting areas, turf areas and water features in a
landscape design plan subject to the Maximum Applied Water Allowance calculation.
Landscape project means the total area comprising the proposed irrigated landscape area, as
defined in this article.
Landscape water meter means an inline device installed at the irrigation supply point that
measures the flow of the water into the irrigation system and is connected to a totalizer to record
water use.
Local water purveyor meansany entity, including a public agency, city, county, district or
private water company that provides retail water service.
Master shut-off valve is an automatic valve installed at the irrigation supply point which
controls water flow into the irrigation system.
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Maximum Applied Water Allowance (MAWA) means the upper limit of annual applied water
for the established landscape area as specified in the Water Efficient Landscape Worksheet
(subsection d). It is based upon the area's reference evapotranspiration rate or ETo (43 for the
Los Altos Hills area), the conversion factor to gallons (.62), the ETAF (.55 for residential, .45 for
non-residential), and the size of the landscape area (square feet). The Estimated Total Water Use
shall not exceed the MAWA. Special landscape areas (SLA), 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= (43) (0.62) [ETAF x LA) + ((1-ETAF) x SLA)]
New construction means the construction of a new building or structure containing a landscape
or other new land improvement, such as a park, playground, or greenbelt without an associated
building.
Non-residential landscape means landscapes in commercial, institutional, and public settings
that may have areas designated for recreation or public assembly.
Overspray means the irrigation water which is delivered beyond the target area.
Parcel water budget (PWB) means the upper limit of annual applied water purchased from the
local water purveyor for the parcel as specified in subsection (d)(1) of this section, "Parcel Water
Budget."
Permit means an authorizing document issued by local agencies for the installation of new or
rehabilitated landscapes.
Pervious means any surface or material that allows the passage of water through the material
and into the underlying soil.
Plant factor or plant water use factor is a factor, when multiplied by ETo, estimates the
amount of water needed by plants. 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.
Project applicant means the individual or entity requesting a permit or plan check from the
Town. A project applicant may be the property owner or designee.
Rain sensor or rain sensing shutoff valve means a component which automatically suspends an
irrigation event when it rains.
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 and is an estimate of the evapotranspiration of a large field of four to seven inch tall, cool
season grass that is well watered. The ETo for Los Altos Hills, based on the state's reference
evapotranspiration table, is 43.0.
Rehabilitated landscape means any re-landscaping project that requires a building or site
development permit.
Runoff means water which is not absorbed by the soil or landscape to which it is applied and
flows from the irrigated landscape area.
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.
Special landscape area (SLA) means an area of the landscape dedicated solely to edible plants,
recreation areas, areas irrigated with recycled water, or water features using recycled water.
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Submeter means a metering device to measure water applied to the landscape area that is
installed after the primary utility meter.
Turf means a ground cover surface of mowed grass. Annual bluegrass, Kentucky bluegrass,
Perennial ryegrass, Red fescue, and Tall fescue are cool-season grasses. Bermuda grass, Kikuyu
grass, Seashore Paspalum, St. Augustine grass, Zoysia grass, and Buffalo grass are warm-season
grasses.
Water conserving plant species means a plant species identified as having a very low or low
plant factor.
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 are
included in the high water use hydrozone of the landscape area. Constructed wetlands that are
not irrigated and stormwater retention basins are not water features.
WUCOLS means the Water Use Classification of Landscape Species published by the
University of California Cooperative Extension and the Department of Water Resources, 2014.
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Landscape Recommendations Guide
Prepared by
Environmental Design & Protection Committee
INTRODUCTION: LANDSCAPING GOAL
There are many factors that go into designing a landscape for a residence in a community like
ours. The Town of Los Altos Hills remains one of the open country areas left in the congested,
expanding cities of the Bay Area. A great number of our homes border on the natural,
undeveloped areas which provide a visual backdrop for much of the San Francisco Peninsula.
Our goal in landscaping is to minimize the visual impact of the housing structures with plantings
which blend with the natural beauty of our native surroundings.
DESIGN CONSIDERATIONS
At the time of new construction, owners are required to present a plan for managing erosion on
slopes and for mitigating the impact or view of new structures from off-site. The purpose is to
keep the Town looking less urban, to preserve the soil and to retain the original contours as much
as possible. Future plantings and changes should continue with the same goals. The General
Plan calls for landscaping to create maximum compatibility of development with the natural
environment. As a general guideline, the Town recommends informal plantings. To achieve
this, plant in random or staggered groups of a variety of species rather than formal rows of
hedges. This method will avoid future difficulties in replacement if and when plants are killed
by gophers or other problems. Frequently plantings are used to conceal the view of a structure,
provide privacy, manage erosion or mitigate wind or noise. Trees are often the first thought but
remember trees grow tall and wide. The bottom branches die out and what was meant to be
hidden will become visible again. Additionally, our tree may now block your neighbor's view or
sunlight or interfere with utility lines, while it no longer serves your original purpose. Shrubs
may be a better answer. Most evergreen (non-deciduous) shrubs will top out below 20 feet and
continue for years to give privacy clear to the soil level.
Other design considerations are the water needs of the plants you select. Grouping plants
according to their water needs will improve their success. Water saving will be a big item of
consideration as the State's population increases in the future. Water supplies are finite and we
will all be required to minimize our use of landscape water in the near future. Lawns are the
biggest user of water, so try to have only the amount of lawn you really need for your family use
and use drought tolerant plants elsewhere. Some of the easiest drought tolerant plants are the
ones that evolved here naturally. These are our own native plants. (See Table 1: Native Plants)
Also, when designing you landscape, consider the site. Is it an exposed hill or a shady valley?
Use plants which are adapted to these conditions.
In Los Altos Hills,the best time to plant is in the fall at the time the rains are beginning. The soil
is still warm, thereby allowing the roots to establish. The air is cooler so there won't be much
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top growth and the rains will do most of the watering for you. However, if the rains are
inconsistent, supplemental water will be needed. Fall planting will give your plants a head start
on early spring growth. If you miss the fall planting season, winter are spring are second best
and summer least favorable. The Sunset Western Garden Book is a good source of information
for appropriate plantings for our climate. According to Sunset, our zone is 16. All plantings
should be chosen for their adaptability to this zone.
LIVING WITH CALIFORNIA OAKS
In Los Altos Hills, we are fortunate to have many native oaks. Oaks give us shade and shelter,
increase our property values, create carefree beautiful landscapes and provide food for native
wildlife. Oaks are very low water and low maintenance trees. Unfortunately, inappropriate
landscaping, such as lawns or high water plantings, and construction practices can seriously
damage these trees. Often the damage is not evidept till years later. As homeowners among
these beautiful trees we are in the best position to protect and enhance our native oak resources.
Careful planning and design can provide benefits for both people and oaks.
OAK ROOTS
The roots of mature oaks grow predominately within the upper 3 feet of soil. Most of the roots
responsible for uptake of water and minerals are concentrated within 18 inches of the surface.
Although the roots typically radiate well beyond the periphery of foliage (drip line), much of the
active root system is within the drip line. Roots are sensitive to environmental change such as
compacting, paving, grading and increased moisture. In summer, oaks are dormant and do not
need water. During the warmer days of summer, water actually promotes the growth of soil
fungi which will kill the tree very slowly(over 5 or more years). Also, the tree needs oxygen in
the soil and too much water will displace the soil's oxygen.
ACTIVITIES WHICH CAN DAMAGE TREE ROOTS
SOIL COMPACTING-Frequent traffic (human, livestock, driving or parking of vehicles) within
the drip line squeezes soil particles together, eliminating natural air space thereby reducing
infiltration and storage of water and air.
PAVEMENT-Impermeable soil coverings restrict the amount of air, water and minerals available
to the roots thus impairing root growth and function.
GRADE CHANGES-This involves either the addition of removal of soil within the drip line.
Excavation(cut) can sever and expose roots. Addition(fill) can suffocate them.
TRENCHING-Trenches that cut across the drip line cut essential roots. This impairs the tree's
ability to obtain water and essential elements which may cause death, die-back or gradual
decline.
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DRAINAGE CHANGES-Any change that causes water to collect around a tree, especially the
trunk, is harmful. Likewise, a grade change that diverts a source of water that the tree depends
on may cause drought stress.
SOIL CONTAMINATION-Avoid storing and discarding harmful chemicals or materials such
as; herbicides,petroleum products,building materials or waste water near oaks.
LANDSCAPING-There are just a few California native plants that can be used in landscaping
oak gardens. See table 1: Native Plants *"d items. It is best to keep the area within the drip line
relatively open. Use plants as accents rather than ground covers. Select plants that tolerate
drought and plant no closer that 10 feet to the trunk. Avoid all planting under declining oaks.
OVER FEEDING-As a general rule, native oaks should not be irrigated. Frequent irrigation
displaces much of the oxygen in the soil. This can lead to reduced growth and vitality and
increased susceptibility to insects and diseases. One exception, however, is during drought
years. If the winter is unusually dry, supplemental deep watering in the spring or summer can
compliment natural rainfall. Water the soil from halfway between the trunk and the drip line to
10-15 feet beyond. Allow the water to penetrate 18-24 inches. This may take 4-6 hours and
should only be done one time per month.
MULCHING AND FERTILIZING-Keep soil surface mulched with 2-4 inches of natural leaf
litter, wood chips or gravel. Do not place directly against trunk. Under such conditions, healthy
oaks do no need added fertilizer. However, if leaf litter is regularly removed, you may need to
fertilize. The ideal time is in the spring. Broadcast over the tree's room zone, lightly water into
the soil, avoiding the area within 10 feet of the trunk. Use fertilizers high in Nitrogen (N) such
as calcium nitrate, ammonia sulfate, ammonia nitrate or urea. Complete fertilizers with nitrogen,
phosphorous and potassium are more expensive and generally unwarranted.
PRUNING-Large old oaks are likely to need thinning and cabling. Avoid excessive pruning,
removing no more than 10-20% of the foliage in any one year. WARNING! Incorrect pruning
can lead to serious problems. Consult a professional arborist certified by the Western Chapter of
the International Society of Arboriculture.
DETECTING HEALTH PROBLEMS: SIGNS OF ADVANCED DECLINE OR DECAY
Thin, sparse foliage
Poor growth
Yellow,undersized leaves
Dead branches and limbs in upper canopy
Wilted,brown leaves during spring and summer
Many short shoots growing on trunk and branches
Mushrooms at tree base or on the roots in fall or early winter
Conks—shell-like mushrooms on trunk
Cavities in trunk
White, fan-shaped mats of fungus under the bark at soil line
Soft, punchy wood
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Wet,oozing areas on the bark
If any of these problems occur,residents should contact a certified arborist.
RIPARIAN HABITAT
The stream corridor, including the vegetation along the bank, is known as riparian habitat. This
high moisture environment supports a great diversity of plants and wildlife. The corridor is an
invaluable natural resource that serves as a conduit for floodwater, replenishes surface and
ground water and contributes a host of aesthetic and recreational benefits. By protecting and
preserving this delicate area you can prevent or minimize erosion, preserve water quality,
contribute to the survival of fish and wildlife and help avoid flood damage. Your primary goals
along stream areas are to minimize erosion or contamination from adjacent properties and
preserve the natural state of the area by restoring any damaged areas with native plants. The
following guidelines will help protect and enhance your living stream.
Always use native plants (No invasive or non-native plants). (See Tablel: Native Plants) and
(Table 2: Invasive plants).
Keep pets and livestock away from the riparian area.
Never use fertilizers or pesticides near the riparian zone.
Protect existing vegetation and natural grades during construction.
Control erosion by protecting areas where flowing water meets bare soil. This may be
accomplished by reducing the speed or redirecting the water to vegetated areas or by replanting
with native ground cover.
Do not rake up leaf litter or prune native plants.
Do not dump yard wastes into stream area.
PROBLEMS IN THE HILLS
Our community because of its setting on the edge of natural areas has some special challenges.
Fire protection, erosion and flood control can be aided by the use of appropriate plantings. Our
abundant wildlife must be protected from poisonous plants and chemicals, but must also be
considered in plant selections that attract rodents, deer or raccoons.
EROSION AND FLOOR CONTROL
Soil stability can be promoted by avoiding and controlling water runoff. Limit the amount of
hardscape (asphalt, concrete and other impermeable pavement) to avoid rapid run-off of large
amounts of water. Landscape irrigation of a slope is equivalent to 25-60 inches of rainfall per
year. Over-watering, the cause of many slope failures, can equal 100 inches of rainfall per year
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when the winter rains are added. Use of drip or no irrigation would be recommended.on any
slope.
When planting, avoid cutting into the bottom of the slope because what is above will likely be
washed down. Disturb the soil as little as possible and use appropriate drought resistant plants
with deep roots. Some native plants which will help are dwarf coyote bush, baccharis pilularis,
some of the Ceanothus types, native bunch grasses, native roses and toyon. Natural and
constructed water courses such as creeks and drainage ditches must be kept free of debris. Any
areas of land that are disturbed during construction should be quickly re-vegetated; preferably
with native plants with deep roots.
FIRE PROTECTION
To prevent the likelihood or severity of wildfires, create a 30 foot fuel break area around your
home using vegetation that has low flammability and is low growing. Remove dead plants and
clean out dead material from your living plants in such a way so that it does not accelerate
erosion and flood potential. Trees should be kept a distance from any structure at least as wide
as the mature crown. Additionally large shrubbery under trees can created a fire ladder allowing
the flames to ignite the tree foliage. Pines,junipers, cypress and eucalyptus trees burn especially
fast and should not be planted near the house.
WATER CONSERVATION
Our climate is considered a Mediterranean climate with cool, wet winters and a long dry period
from May to October. Supplemental watering should begin when the rains cease (this varies
from February to June but averages about May 1).
The plants that are the best adapted to do well on your sited are the ones that are native to the
area closest to you. They are drought tolerant and they provide much needed wildlife value for
our birds,butterflies and other creatures. (See Table 1: Native plant list).
Minimize lawn area. Grass not only demands frequent watering but is easily destroyed by
tunneling animals such as gophers and moles. Instead consider drought tolerant ground covers
such as various species of ceanothus, a rock garden or a meadow of wildflowers. If lawn is
functionally required, use a drought tolerant species. The optimum landscape design for water
conservation would include no more that 1/3 high water use plantings, 1/3 moderate and 1/3 low
water use plantings.
INVASIVE PLANTS
Certain plants will invade into the surrounding countryside. Some invasive plants have gotten
loose into roadsides and native habitats. These plants which have been introduced into
California from other parts of the world have no natural enemies and spread rampantly into our
open space. There they crowd out native plants and become a monoculture. This has a serious
impact on our wildlife which depends on the natural variety for food and shelter. (See Table 2:
Invasive plants).
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POISONOUS PLANTS
Some plants are poisonous to people and livestock. No plant which is poisonous should be
allowed in any enclosure for an animal. Some of our common garden plants are poisonous if
eaten by children. Most notable is Oleander which is widely planted as a drought tolerant
ornamental shrub. Others include the Rhododendron family. (See Table 3: Poisonous plants).
COPING WITH WILDLIFE
We live in an urban/rural interface and as much as our plantings might attract the birds and
butterflies, they also attract rodents, deer and raccoons. To protect against gophers, place a 1
inch or less wire mesh basket in the planting hole. It is almost impossible to protect lawns
against moles and gophers, so take this into consideration in your overall landscape plan. Dense
ground covers such as ivy, vinca and the thickets of blackberries can harbor rats. Deer protection
is difficult. Much of what the deer will eat is variable and depends upon his degree of hunger.
There are some plants that deer consistently do not eat. These are mostly the spiny ones and
those with strong odors or fragrance but they adore plants in the rose family which includes
many stone fruits. If you need to protect specific plantings, i.e. vegetable gardens, the best
protection is fencing. Fences to keep deer away need to be 6 feet high or more. A double row of
fences of 4 feet high and 4 feet apart will also do the trick. However, then you have a weed
problem in the inter-space. At Hidden Villa, a sheep-run between the fences keeps the weeds
down. Fences require a building permit. Remember, however, that wildlife needs to migrate for
food and water so please leave open corridors through your property.
LANDSCAPE MAINTENANCE
New Plantings
Watering may be needed for at least the first two summers or until the plants can make it on their
own. Water only sparingly after that, remembering about the growth of soil fungi during the
summer.
PRUNING AND TRIMMING
It is important to keep large trees correctly pruned to allow for safety and balance and prevent
storm damage. Consult a certified arborist. Maintain our shrubbery along pathways, roadways
and driveway intersections to allow proper visibility and accessibility. Also, remember your and
your neighbors scenic views can disappear when trees and shrubs are not kept properly trimmed.
IRRIGATION
When using automatic or manual irrigation do not over-water creating run-off or flooding to
adjacent properties. Use drip system irrigation or a soaker hose whenever possible to avoid
erosion and conserve our valuable water resources. Also, remember to change automatic timers
as seasonal weather changes.. because of fluctuating high water pressure in some areas, a
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pressure regulator valve should be installed on your landscape watering system to prevent
ruptured pipes.
WEED CONTROL
The fire district will ask you to control weed growth. Here are some recommendations to handle
this often overwhelming problem. The following list is in order of preference and environmental
sensitivity.
1. Mowing, string or blade trimming and grazing
2. Layers of chip mulch
3. Glyphosate sprays such as "Roundup" in open areas or "Rodeo" near water courses.
Read the label carefully first and follow directions explicitly.
4. Plowing and discing will cause soil erosion from wind and water. It has also been
responsible for fires (from sparks off engine or hitting rocks). Timing of turning the
soil is important. If seed has already formed and dropped,rototilling will only replant
seed for next year's weeds.
COMPOSTING
Composting your yard waste at home can produce valuable nutrients for your garden while
decreasing the impact on landfills. Classes are available monthly in Los Altos for Los Altos
Hills residents
HERITAGE TREES
Los Altos Hills has a Heritage Tree Program, and the so designated coastal live oak at Town Hall
is a fine example of such a tree. We are looking for other outstanding California Native trees
that could be honored in our town. Property owners with such a tree are encouraged to contact
the Town Hall office and let us now. The Environmental Design and Protection Committee with
the help of an arborist will examine and consult on the tree. If there tree is suitable and healthy,
an award will be given and the tree will be identified as a Heritage Tree of Los Altos Hills.
GARDENS DISPLAYING DROUGHT TOLERANT AND NATIVE PLANTINGS
Sunset Magazine Gardens in Menlo Park
Yerba Buena Nursery—Demonstration Garden
Woodside Library
Guadalupe Gardens in San Jose
Alameda County Water District
University of California at Berkeley Botanic Garden
Tilden Botanic Garden in Berkeley
U.C. Santa Cruz Arboretum
DeAnza College Environmental Studies Area
San Mateo Garden Center
Gamble Gardens in Palo Alto
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HELPFUL REFERENCE BOOKS
California Native Trees & Shrubs for Garden & Environmental Use in Southern California and
Adjacent Areas-Lee W. Lenz & John Dourley, Rancho Santa Ana Botanic Garden, Claremont,
CA, 1981.
Growing California Native Plants, Marjorie G. Schmidt, 1980.
Hillsborough Water Use Classification of Landscape Species, Version 1, January 1993. On file
in Los Altos Hills Town Hall.
Homeowner's Guide to Fire and Watershed Management at the Chaparral/Urban Interface, Klaus
W.H. Radtke, National Foundation for Environmental Safety, Inc., 2210 Wilshire Blvd., Suite
#184, Santa Monica, CA, 90403, 1982.
Landscape Plants for Western Regions, Bob Perry, Land Design Publishing, Claremont, CA
91711, 1996.
Living Among the Oaks, A Management Guide for Landowners, University of California
Cooperative Extension Natural Resources Program,Berkeley, CA, (415 642-2360).
Living More Safely in the Chaparral/Urban Interface, Klaus W.H. Radtke, U.S.D.A. General
Technical Report PSW-67, 1983.
Selected California Native Plants in Color, Saratoga Horticulture Foundation, Barrie D. Coate,
Editor, 1980.
Streamside Planting Guide for San Mateo and Santa Clara County Streams, Coyote Creek
Riparian Station, P.O. Box 1027, Alviso, CA 95002, (408 262-9204).
Sunset Western Garden Book, Lane Publishing Company(many additions available).
Success List of Water Conserving Plants, Saratoga Hotline Foundation, 1983.
Successful Perennials for the Peninsula, A Selection by Member of Western Horticulture
Society, 1989.
Water-Conserving Plants and Landscapes for the Bay Area, East Bay Municipal Utility District,
1990.
TABLE 1:
NATIVE PLANTS
These native plants grow wild in or near Los Altos Hills and will grow easily in your garden.
TREES
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Botanical Name Common Name Foliage
Acer macrophyllum Big-leaf Maple deciduous
Aesculus calironica California Buckeye early deciduous
Arbutus menziesii Madrone evergreen
Lithocarpus desiflora Tanbark Oak evergreen
Plantanus racemosa Western Sycamore deciduous
Populus fremontii Fremont Cottonwood deciduous
Pseudotsuga menziesii Douglas Fir evergreen
Quercus agrifolia Coast Live Oak evergreen
Quercus chrysolepis Canyon Oak evergreen
Quercus douglassi Blue Oak deciduous
Quercus kelloggii California Black Oak deciduous
Quercus lobata Valley Oak deciduous
Sambucus caerulea Mexican Elderberry deciduous
Sequoia sempervirens Coast Redwood evergreen
Torreya californica California Nutmeg evergreen
Umbellularia californica California Bay evergreen
SHRUBS
Botanical Name Common Name Foliage
Amelanchier pallida Serviceberry deciduous
Arctostaphylos andersonii* Heart-leaved Manzanita evergreen
Arctostaphylos glauca* Big-berried Manzanita evergreen
Arcrtostaphylos Manzanita Dr. Hurd evergreen
Baccharis pilularis* Dwarf Coyote Bush evergreen
Ceanothus cuneatus* Common Buck Brush evergreen
Ceanothus thyrsiflours* Blue Brush evergreen
Ceanothus (many species)
Cercis occidentalis Western Redbud deciduous
Cercocarpus betuloides* Mountain Mahogany evergreen
Cornus californica Creek Dogwood deciduous
Cornus grabata Brown Dogwood deciduous
Corylus cornuta californica California Hazelnut deciduous
Dendromecon rigida* Bush Poppy evergreen
Diplacus aurantiacus Mimulus*Sticky Monkey Flower shrubby perennial
Fremontodendron* Flannel Bush evergreen
Garrya elliptica Coast Silktassel evergreen
Heteromeles arbutifolia Toyon evergreen
Holodiscus discolor Cream Bush deciduous
Lepechinia calycina Pitcher Sage evergreen aromatic
Lonicera involucrate Hairy Honeysuckle evergreen
Mahonia pinnatta* Shinyleaf Barberry evergreen
Malacothamnus arcuatus Northern malacothamnus evergreen
Myrica californica Wax Myrtle evergreen
Oemlaria cerasiformis Oso Berry deciduous
Landscape Design Guidelines and Plan Submittal Requirements Screening
Page 24
Physocarpus capitus Pacific Ninebark deciduous
Prunus ilicifolia* Hollyleaf Cherry evergreen
Rhamnus californica* Coffeeberry evergreen
Ribes aureum* Golden Currant deciduous
Ribes sanguieum Red Flowering Currant deciduous
Ribes Speciosum Fuchia Flowering Gooseberrydeciduous
Rosa californica* California Rose deciduous
Salvia leucophylla Purple Sage deer proof
Salvia sonomensis* Sage perennial
Symphoricarpos albus Common Snowberry deciduous
Symphoricarpos mollis Creeping Snowberry deciduous
Trichostemma lanatum Wooly Blue Curls evergreen
Low Growing Native Plants
Botanical Name Common Name Foliage
America maritima Sea Pink evergreen
Clarkia ameona(Godetia) Farwell-to-Spring annual
Eriogonum fasciculatum* California Buckwheat evergreen
Eriogonum grande* Red Buckwheat evergreen
Eschscholzia calironica California Poppy annual
Heuchera sanguinea Coral Bells evergreen
I. douglasiana, innominata Pacific Coast Iris evergreen
Zauchneria California Fuchsia deciduous
(epilobium canum)
NATIVE GRASSES
Botanical Common Foliage
Name Name
Elymus Blue lyme perennial/sun
glaucus grass
Festuca California grasses/shade
californica Fescue
Melica grasses/shade
torreyana
Nessella nodding needle bunching/sun
cernua grass
Nessella purple needle bunching/sun
pulchra grass
*Native plants for under oak trees
TABLE#2:
Invasive Plants
Landscape Design Guidelines and Plan Submittal Requirements Screening
Page 25
These are plants which seed themselves into wild areas and which will eventually crowd out
native plants and reduce natural foods for our birds, insects and other animals. Please avoid
planting these and try to remove existing plants where possible.
Botanical Name Common Name
Ailanthus Tree of Heaven
Arundo donax Giant Reed
Cortaderia jubata Pampus Grass
Cotoneaster spp. Cotoneaster
Cytisus French, Scotch or Spanish Broom
Eucalyptus globulus Blue Gum Eucalyptus
Hedera canariensis Algerian Ivy
Pennisetum Fountain Grass
Pyracantha spp. Pyracantha
Rubus procerus Himalayan Blackberry
Tamarix Tamarisk
Vinca major Periwinkle
*Also included are any non-native plants which have berries or which spread by rhizomes.
It is especially important to keep the above plants from entering waterways.
TABLE#3:
Poisonous Plants
These must be kept out of animal enclosures along pathways.
Arrowgrass
Black Henbane
Black Locust
Bladder Pod
Bluebonnet*
Blue-green Algae
Boxwood
Bracken Fern
Broomcorn
Burr Clover*
Buckeye*
Castor Bean*
Cheeseweed
Cherry Laurel*
Choke Cherry*
Climbing Bittersweet
Cockleburr*
Coffeebean*
Landscape Design Guidelines and Plan Submittal Requirements Screening
Page 26
Corn Cockle
Cotalaris*
Coyote Tobacco*
Creeping Ivy*
Curly Dock*
Death Cammas
Desert Tobacco
Ergot
Fanwood
Fiddleneck
Fitweed
Flax*
Goatweed
Golden Corydalis*
Grimsel
Ground Ivy*
Groundsel
Horse Nettle
Horsetail*
Indian Hemp
Ivy Bush*
Jasmine*
Jeruselum Cherry*
Jimson Weed
Johnson Grass*
Johnswort
Klamanth Weed
Knapweed
Knotweed
Lambkill
Lantana*
Larkspur*
Laurel*
Laurel Cherry
Lily of the Valley*
Locoweed
Mallow*
Milkweed
Nightshade*
Oaks*
Oleanders*
Old Man in Spring
Pennygrass
Pigweed*
Plum Tree*
Poison Hemlock*
Landscape Design Guidelines and Plan Submittal Requirements Screening
Page 27
Privet Hedge*
Purple Sesband
Rabbit Bush or Brush
Ragweed*
Rattlebox
Rayless Goldenrod*
Raywort*
Rough Pea
Russian Knapweed
St. Johnswort*
Seasbane
Senecio
Sneezeweed
Sorghum
Sour Dock*
Staggergrass
Star of Bethlehem*
Star Thistle
Stink Grass
Tansy
Teaweed
Tree Tabacco*
Vetch
Water Hemlock*
Wold Cherries
Yew*
(* Plants used for landscaping around homes along driveways and fence lines)
Published by Spur Magazine,June 1990.
Steve Padovan ATTACHMENT 3
From: Steve Padovan
Sent: Friday, October 02, 2015 10:01 AM
To: Steve Padovan
Subject: FW: Comments on LAH WELO update
From: Peter Evans<peterevans@newpowertech.com>
Sent:Thursday, October 1, 2015 6:45:19 PM
To:jitze@Couperus.org; kavitat@Comcast.net;jsmandel@Hotmail.com; jima.pc@gmail.com;
richard.partridge@Comcast.net
Cc:John Harpootlian; 'Gary Waldeck'; 'Deborah Padovan'
Subject: Comments on LAH WELO update
All,
I am a strong advocate for water conservation, especially irrigation efficiency. My comments here acknowledge the need
for the town to update its local Water Efficient Landscape Ordinance (WELO), and are in support of efficient, effective
regulation.
The California Department of Water Resources issued a model WELD in 2009, and town took on the task of developing a
local ordinance for Los Altos Hills. Our local ordinance was approved by the DWR and is now in effect as Section 10-
2.809 of the Municipal Code. The DWR has updated its model WELO, making it more stringent, and there is no doubt
that the town must follow suit in updating its local ordinance.
The context of this WELD update is far different than the circumstances around the adoption of the original measure. It
is no longer the case that PHWD is consuming far above its firm entitlement on the Hetch-Hetchy system; PHWD expects
to finish the present fiscal year under its entitlement andthe financial plan going forward contemplates consumption
within the entitlement. PHWD is also adopting technologies and measures such as smart water meters that are already
providing customers better insight into their water use, including leaks and over-watering, yielding reduced
consumption. Los Altos Hills customers of PHWD and CalWater, when asked to reduce their water use by 25%or more in
light of the ongoing drought, have actually delivered closer to 40% reduction.Town residents are already doing the right
thing; better information, new technology, customer empowerment, and changing attitudes are working to yield the
water conservation we need.
1. Prescriptive Compliance Path
The DWR model WELO update extends the applicability of the ordinance from landscapes of 2,500 sf to landscapes 500
sf, as does the town's draft WELO update. However, the model WELD provides an optional prescriptive path that would
allow an applicant with a smaller project an option to avoid the significant costs of a landscape plan and irrigation plan
prepared and certified by a licensed landscape architect. Consider that a 500 sf landscape is about 1%of a typical LAH
lot. I recommend that the LAH WELO update include such a prescriptive path.
2. Water Conservation Factor
The DWR model WELO defines a Maximum Applied Water Allowance as the upper limit of water consumption for an
individual landscape project. The MAWA calculation includes an Evapotranspiration Adjustment Factor (ETAF) which is
reduced from 0.7 to 0.55 in the update; this is how the DWR model WELD achieves its estimated 20% reduction in
residential water use.The LAH local WELO defines the upper limit of water consumption for an individual project using a
Parcel Water Budget (PWB) instead of the MAWA.The PWB calculation is similar to the MAWA calculation in many
respects, and, importantly,was part of the ordinance approved by the DWR.
The PWB calculation includes the same ETAF factor, and in the proposed update to the LAH local WELO the value is also
reduced from 0.7 to 0.55. However,the proposed update also reduces a second factor in the PWB calculation, the Water
Conservation Factor, from 0.8 to 0.65. As a result, the effective upper limit for water use is reduced not by 20% but by
over 36%.This reduction goes well beyond what the DWR model WELO requires, and I would argue is unwarranted in
light of the conservation our residents have achieved.Therefore, I recommend that the LAH local WELO incorporate the
reduced ETAF of.55, as the present draft does, but leave the Water Conservation factor at 0.8. Under our local
ordinance the Water Conservation Factor value can be changed by the Los Altos Hills town council at any time.
3. Re-introduction Maximum Annual Water Allowance
The Los Altos Hills local WELO uses the PWB as the upper limit for water use in place of the MAWA of the DWR model
WELO, as noted above. Again, the LAH local WELO with this PWB element has been approved by the DWR.The proposed
update to the LAH WELO re-introduces the MAWA as a second test, with the more restrictive limit applying. I
recommend against this as unnecessary.
Perhaps more importantly, the key difference between the PWB and the MAWA is that the PWB is calculated based on
lot size and the MAWA is calculated based on landscaped area. If applicants are subjected to both limits,they may
simply increase the landscaped area of their project until the MAWA no longer controls.Thus the MAWA may create a
perverse incentive to increase irrigated landscaping.
4. New enforcement and penalty provision
The Los Altos Hills local WELO includes enforcement and penalty provisions.These include a deposit requirement,
demonstration of performance over two to three years, and possible loss of the deposit. These provisions are part of
what has been approved by the DWR.The proposed update imposes additional enforcement and penalty provisions—
specifically, the PWB would become a permanent encumbrance upon and recorded against the property, and all future
occupants would be required to demonstrate compliance on an ongoing basis or be subject to a penalty equal to 10x the
permit fee.
Nothing in the DWR model WELO requires such a burden.The town is obligated to report on its local ordinance and
inform the DWR of any enforcement practices or penalties it has adopted. I do not believe the DWR model WELO
requires a demonstration of ongoing compliance of individual projects, and it certainly does not require a deed
restriction.This would be analogous to a requirement to demonstrate the energy efficiency of your home or vehicle
every year, which the state does not presently do. Los Altos Hills could be the only city in the state that imposes water
use limits as a deed restriction; this could well affect property values.
I believe an applicant, having developed a compliant landscape, has little or no motivation to tear that landscape out
and replace it. I believe attitudes are changing, water rates are very high, and PHWD, CalWater, and SCVWD have
ongoing conservation programs.Therefore I recommend against these proposed additional enforcement and penalty
provisions in the LAH local WELO update.
5. New provisions
The Los Altos Hills local WELO update includes the addition of whole sections of the DWR model WELO that were not
previously included in the LAH local WELO approved by the DWR. These include the Soil Management Report, portions
of the Landscaping Design,Soil Preparation and Mulching section, the Grading Design Plan, and the Landscape and
Irrigation Maintenance Schedule. All of these requirements potentially add costs for applicants. I recommend that the
LAH local WELO, having been approved by the DWR, now be updated to conform with the updated provisions of the
2
DWR model WELO. However, we should limit additions to the ordinance to what is absolutely required by the DWR
update.
In summary, I believe we should (and must) update the local WELO to conform with the DWR update. However, I would
like to avoid unilaterally placing additional regulatory burdens on our residents who have accomplished so much water
conservation.
I am a member of the EIC and a director of PHWD.These comments are mine as an individual town resident.
Thank you for your consideration.
Peter Evans
3
ATTACHMENT 4
TOWN OF LOS ALTOS HILLS October 1, 2015
Staff Report to the Planning Commission
SUBJECT: UPDATE TO THE TOWN OF LOS ALTOS HILLS WATER EFFICIENT
LANDSCAPE ORDINANCE (WELD); INTRODUCTION OF THE INITIAL
DRAFT OF THE WELO ORDINANCE AND REVISED LANDSCAPE
DESIGN GUIDELINES; FILE#236-15-MISC
FROM: Steve Padovan, Consultant Planner
APPROVED: Suzanne Avila, Interim Planning Director
RECOMMENDATION: That the Planning Commission:
Review the Initial Draft of the updated Water Efficient Landscape Ordinance (WELO)
(Attachment 1) and the Draft Landscape Design Guidelines and Submittal Requirements
(Attachment 2) and provide comments and direction to staff.
BACKGROUND
In the early 1990s, the state adopted the California Water Conservation in Landscaping Act
which included a Model Water Efficient Landscape Ordinance (MWELO) for local agencies to
use as a guide to increase the efficiency of water resources allocated for landscape areas. On
September 28, 2006, Assembly Bill 1881 (AB 1881) was enacted into law requiring every city
and county to adopt the state's MWELO or an equivalent local water efficient landscape
ordinance by January 1, 2010. In response to the new law, the Town adopted Ordinance No. 520
establishing local water efficient landscape regulations (WELO) and codified the regulations
under Municipal Code Section 10-2.809.
Due to the ongoing drought conditions in the state, the Governor signed Drought Executive
Order B-29-15 on April 1, 2015 which mandated an update of the state's model ordinance. The
final version of the updated MWELO (Attachment 3) was approved by the California
Department of Water Resources on July 15, 2015 with implementation to begin on December 1,
2015. Initially, the Town is required to start reporting on implementation and enforcement of the
MWELO or its locally modified WELO for the period from December 1, 2015 to December 28,
2015. In subsequent years, all reporting will be for the calendar year.
Similar to the previous law, each local jurisdiction can choose to adopt the model ordinance or
adopt a locally modified version that is as equally effective as the state's version. On August 20,
2015, Mayor Pro Tem Harpootlian and Councilmember Waldeck presented the new regulations
to the City Council and on a 5-0 vote, the Council directed staff to amend its existing WELO to
comply with the new regulations.
Staff Report to the Planning Commission
Draft WELO Ordinance
October 1,2015
Page 2 of 3
DISCUSSION
The updated state model ordinance includes several significant changes along with additional
definitions for specific WELO terms, landscape design and plan requirements, detailed
information on the types of plants, controllers and irrigation systems, and other requirements.
Staff has incorporated these requirements into the Initial Draft with existing text from the
Town's current WELO in (black text) and added text in red that includes all the State's language
(with modifications customized for the Town's purpose).
A general list of the changes is summarized below:
1) Requires compliance for new residential projects with landscape areas of 500 square
feet or more (the previous threshold was 5,000 square feet);
2) Requires compliance for existing and rehabilitated landscape projects with landscape
areas of 2,500 square feet (in conjunction with the approval of a site development
permit);
3) Requires a Soils Management Report;
4) Requires that the soils on the property where landscaping is to occur be made friable
(loosely compacted down to the minimum depth needed for planting);
5) Requires that compost be placed at a rate of 4 cu.yds. per 1,000 square feet of area and
up to a depth of 6 inches and a minimum 3 inch layer of mulch to all exposed plating
areas;
6) Requires that plans include the use of climate adapted plants requiring little or no water
in summer months;
7) Requires an average Water Use Classification of Landscape Species (WUCOLS) plant
factor of 0.3 for 75% of the planting area;
8) Limits turf (ground cover surface of mowed grass) to a maximum of 25% of the
landscape area, does not allow turf planting on slopes greater than 25% if the toe of the
slope abuts impermeable hardscape, and prohibits turf in medians/parkways under 10
feet in width;
9) Requires automatic irrigation controllers with moisture sensor, subsurface irrigation on
areas less than 10 feet in width, dedicated landscape meters and flow sensors on
landscape areas over 5,000 square feet;
10) Submittal of Certificate of Completion, irrigation schedule, schedule of landscape and
irrigation maintenance;
11) Rainwater retention provisions; and
12) Reporting requirements for the Town
Staff has met several times with Mayor Pro Tern Harpootlian and Councilmember Waldeck (the
City Council ad-hoc Committee for WELO) to review the administrative drafts of the WELO
update. Based on input from the ad-hoc committee, the majority of the new regulations have
been placed in a new document titled, "Landscape Design Guidelines and Submittal
Requirements." This document contains all the details required for designing landscape plans
and irrigation systems along with specifics for the types of plants to install, soil preparation and
mulching guidelines, irrigation soils management, irrigation scheduling and landscape
maintenance.
Staff Report to the Planning Commission
Draft WELO Ordinance
October 1,2015
Page 3 of 3
In addition, the Town is amending the formula for determining each lot's Parcel Water Budget
(PWB), which is the upper limit of annual applied water purchased from the local water purveyor
for the parcel. The formula is being revised to reduce the PWB by 30 percent from the previous
formula in 2010. The state's model ordinance uses Maximum Applied Water Allowance
(MAWA) in determining the upper limit of annual applied water to established landscape areas
only. The PWB is an alternate calculation developed by the Town in 2010 to address total water
use on the property (personal use and landscaping). Based on staff's calculations, properties
with significant landscape areas (approximately 1/4 acre or greater) will find that the PWB figure
is the more restrictive. In any event, the ordinance is drafted to require the calculation of both
PWB and MAWA figures and to use the most restrictive amount in review and enforcement.
Staff has also developed a new "Penalty Section" at the end of the Ordinance which details the
amount of penalties that can be assessed for noncompliance.
It should also be noted that the Town cannot create regulations that are less restrictive than the
state's WELO.
ATTACHMENTS
1. Draft Water Efficient Landscape Ordinance (WELO)
2. Draft Landscape Design Guidelines and Submittal Requirements
3. State Model Water Efficient Landscape Ordinance
4. Sample Water Efficient Landscape Worksheet
5. Sample Certificate of Completion
ATTACHMENT 5
Appendix D—Sample Water Efficient Landscape Worksheet.
Appendix D—Prescriptive Compliance Option
(a)This appendix contains prescriptive requirements which may be used as a compliance option to the Model
Water Efficient Landscape Ordinance.
(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:
(A) date
(B)project applicant
(C)project address(if available,parcel and/or lot number(s))
(D) total landscape area(square feetkincluding a breakdown of turf and plant material
(E)project type(e.g.,new,rehabilitated,public,private, cemetery,homeowner-installed)
(F)water supply type(e.g.,potable,recycled,well)and identify the local retail water purveyor if
the applicant is not served by a private well
(G)contact information for the project applicant and property owner
(H) 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)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.
(4)Turf shall comply with all of the following:
(A)Turf shall not exceed 25%of the landscape area in residential areas,and there shall be no turf
in non-residential areas;
(B)Turf shall not be planted on sloped areas which exceed a slope of 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 the following:
(A) Automatic irrigation controllers are required and must use evapotranspiration or soil
moisture sensor data.
(B)Irrigation controllers shall be of a type which does not lose programming date 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.
f E)All irrigation emission devices must meet the requirements set in the ANSI standard,
ASABE/ICC 802-2014. "Landscape Irrigation Sprinkler and Emitter Standard,"All sprinkler
heads installed in the landscape must document a distribution uniformity low quarter of 0.65 or
higher using the protocol defined in ASABE/ICC 802-2014.
39
ATTACHMENT 6
Steve Padovan
From: Jim Abraham <jim@jimabraham.com>
Sent: Tuesday, October 13, 2015 11:10 PM
To: Steve Padovan
Subject: Re:Word version of WELO draft Ordinance and the Landscape Guidelines
Hi Steve,
I recommend that the existing Los Altos Hills Efficient Landscape Ordinance and associated ordinances and
requirements now in effect be deleted in their entirety and replaced by the State Model Ordinance (DWR),
providing the optional prescriptive path for smaller projects, and without MAWA reductions greater than what
is required by the State. The PWB scheme should be completely eliminated. Additionally the enforcement and
penalty provisions suggested are not acceptable.
Jim Abraham
Steve Padovan wrote:
Good Morning Commissioners,
Attached is the Word version of the draft WELO, the Landscape Guidelines and a PDF of the
State Model Ordinance. Please provide me with your comments by October 13`h so that I may
compile them with the revised draft and prepare a staff report for the October 22nd Planning
Commission hearing. Thank you.
Steve Padovan
Consultant Planner
Town of Los Altos Hills
26379 Fremont Road
Los Altos Hills, CA 94022
ph(650) 947-2509
fax (650) 941-3160
spadovan@losaltoshills.ca.gov
i