Developmental Information Guide 5

- Landscape Design

Intent and Purpose:

This guide provides a brief overview of the City's landscape plan review process. When landscape plans are required (as described below, the Design Review Board examines the plans for water-efficiency, view preservation, integration with existing vegetation, privacy enhancement, slope stability, bluff preservation, implementation of the Community Design and Landscape Guidelines and the Scenic Highways Element, the use of fuel modification techniques and yard waste minimization.

The City strongly urges water conservation through the effective use of drought-resistant planting materials in combination with well-designed irrigation systems. Importantly, the procedures, requirements, policies and techniques outlined herein are not meant to restrict innovative and creative landscape proposals. Designers are encouraged to implement their own water-management techniques whether in proposals submitted for plan review or in plans for private clients.

In an effort to assist the landscape designer, the City has prepared a booklet entitled "Recommendations for Landscape Design." This booklet offers many suggestions for achieving a water-efficient landscaping plan, including irrigation techniques and plant selection, and is available from the Department of Community Development. Since each zoning district may have individual landscape requirements, landscape Professionals or designers of landscapes should consult with staff to determine applicability of additional

Background:

The Design Review Board is authorized by the City Council to review new development plans and certain rehabilitation plans for compliance with building and site plan standards contained in the General Plan, Zoning Regulations and applicable Specific Plans. Landscape design approval is an integral part of the Design Review Board's evaluation process, and approval must be obtained in order for a project to continue through the building plan check process.

Applicability:

Landscape plan approval is required for all multi-family, commercial, institutional, recreational and industrial landscaped areas (inclusive of all parking areas) and all new single family residential landscaped areas. The following are exempt from landscape plan approval:

1. Interior residential alterations, commercial or industrial tenant improvements and all demolitions.
2. Projects which do not require Planning Commission or Design Review Board approval.
3. Non-residential additions which do not result in a cumulative increase of more than 10% of the original floor area.
4. Replacement of existing plant material or repair of irrigation systems in conjunction with routine maintenance.
5. Additions to existing single family residential structures, unless requested by the Design Review Board.

Conceptual Submittal Option:

Detailed landscape plans will be required to obtain Design Review approval. This detailed plan may be submitted with the initial project submitted for Design Review, or the applicant may elect a two-stage submittal process. An applicant may apply for concept review and then submit detailed plans later in the process. The requirements of concept review are to submit two sets of plans with the following information:

• North arrow, scale and property lines.
• All structures (buildings, signs, walls, fences, utility structures, overhead utilities, pools, decks, etc.).
• Topographic grades (all slopes 3:1 or greater, final grades at property comers, all berms and landforms).
• Identify existing vegetation scheduled to remain.
• Indicate hardscape areas.
• Identify groundcover, shrubs and trees and areas with maximum heights and widths using symbols.
• Describe landscape theme and planting materials.
• Note type of irrigation system(s).

The Design Review Board may require additional information upon request.

Final Submittal Requirements:

After the Design Review Board has conditionally approved architectural and site plans, the applicant will be requested to supply the Board with a detailed landscape plan. All landscape plans must be submitted in duplicate and are required to contain the following information:

• North arrow, scale and property lines.
• All structures (buildings, signs, walls, fences, utility structures, overhead utilities, pools, decks, etc.)
• Topographic grades (all slopes 3:1 or greater, final grades at property corners, all berms and landforms).
• Identify existing vegetation scheduled to remain.
• Plant legend indicating botanical and common names of all proposed plants. Include container size at installation and expected width and height for each species (shrubs at 5 years, trees at 10 years after installation).
• Minimum planting sizes (except for California Natives) are as follows: Trees - 15 gallons, Shrubs - 5 gallons,/li>
• Minimum California Native planting sizes are as follows: Trees - 5 gallons, Shrubs - 1 gallon.
• Each plant must be shown at mature size using symbols.
• Indicate irrigation type (drip or spray, automatic or manual).

Landscape Techniques:

The installation of water-conserving landscaping is strongly encouraged and may reduce a property owner's water costs substantially. Suggested techniques for accomplishing water-conservation goals are provided in the City's "Recommendations for Landscape Design." Basic techniques include using drought-tolerant or native plants, limiting turf areas, grouping plants according to their watering needs, incorporating soil amendments to improve water holding capacity and grasscycling.

Irrigation Techniques:

Water conservation in landscaping is greatly promoted by the use of well-designed, low-gallonage irrigation systems with automatic controllers. Landscape materials which require different watering needs should be irrigated by separate control valves. in addition, irrigation systems should be designed to be sensitive to slope factors and should use reclaimed or recycled water whenever possible.