SR-10-27-2015-7D
City Council
Report
City Council Regular Meeting: October 27, 2015
Agenda Item: 7.D
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To: Mayor and City Council
From: Dean Kubani, Sustainability Manager, Office of Sustainability and the
Environment
Subject: Introduction and First Reading of 2015 Green Building Ordinance Update,
Introduction and First Reading of Ordinance Amending City's Water Efficient
Landscape Ordinance, and Adoption of Resolutions Amending California
Green Building Code and Updating Water-Efficient Landscape and Irrigation
Standards
Recommended Action
Staff recommends that City Council:
1. Adopt the attached Resolution Amending Green Building Code (Attachment
A) making local climatic, geological and topographic findings necessary to
support the adoption of an Ordinance amending the California Green Building
Code.
2. Introduce for first reading the attached Ordinance Amend ing California Green
Building Code (Attachment B) by upgrading the existing Solar Ready
Requirement to become an on-site solar energy generation requirement.
3. Introduce for first reading the attached Ordinance Amending City’s Water
Efficient Landscape Ordinance (Attachment C) to including additional
landscaping, irrigation and water conservation requirements in order to more
effectively combat the ongoing drought.
4. Adopt the attached Resolution Updating Water-Efficient Landscape and
Irrigation Standards (Attachment D) to implement new landscaping, irrigation and
water conservation requirements in order to more effectively combat the ongoing
drought.
Executive Summary
California’s Green Building Code (CALGreen), Energy Code (Title 24, Part 6) and State
Model Water Efficient Landscape Ordinance (MWELO) establish minimum criteria to
achieve energy efficiency and water efficiency in new development projects. The State’s
MWELO applies to modifications and new landscapes that meet certain size thresholds
and permitting requirements establishing minimum water-efficiency standards. State law
authorizes the City to establish a local ordinance regulating landscaping and irrigation,
as long as the local ordinance is at least as effective as the MWELO in conserving
water. State law also authorizes the City to amend CALGreen and the California Energy
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Code, to impose more stringent energy requirements, provided that the City Council
makes express findings that such amendments are reasonably necessary because of
local climatic, geological or topographical conditions.
The proposed Water-Efficient Landscape and Irrigation Ordinance and attached 2015
Water Efficient Landscape Standards (Attachment E), go beyond the MWELO in order
to reduce landscape water use further, by as much as 30%, in new development and re-
landscape projects. Additionally, the proposed Green Building Solar Ordinance
mandates the installation of solar photovoltaic systems for all new construction projects,
unless the project can meet one of the few narrow exceptions. The companion
resolution makes local climatic, geological or topographical findings which support the
adoption of the proposed ordinance. These updates will enable the City to meet the
2020 goals for climate and sustainability established in the Sustainable City Plan.
The City of Santa Monica has a history of adopting local requirements to advance
sustainability in the built environment that exceed state minimum requirements. Staff is
recommending Council adopt the proposed local requirements for landscape, irrigation
and solar installations.
Background
On September 20, 1994 City Council (Attachment F) adopted the Sustainable City Plan,
which was founded on eleven Guiding Principles that provide the basis from which
effective and sustainable decisions related to climate, energy and water can be made.
On February 26, 2013 City Council (Attachment G) adopted Santa Monica’s 15 x 15
Climate Action Plan, a short-term, action-oriented plan identifying 15 measures that,
when completed, will reduce community greenhouse gas emissions 15% below 1990
levels by 2015. On October 28, 2014 City Council (Attachment H) adopted the
Sustainable Water Master Plan (SWMP), which outlines measures necessary to
achieve water self-sufficiency by eliminating reliance on Metropolitan Water District
(MWD) by 2020. Combined, these sustainability plans shape the decision making
process to meet long-term climate, energy and water goals the City has committed to.
Landscape and Irrigation
On April 22, 2008, City Council (Attachment I) adopted the Green Building Ordinance
8.108, Subpart B relating to landscape and irrigation regulations that promote the use of
climate-appropriate plants and water-efficient irrigation systems.
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On September 10, 2009 the State adopted the Model Water Efficient Landscape
Ordinance in Chapter 2.7 (commencing with Section 490) of Division 2 of the
Department of Water Resources Title 23 of the California Code of Regulations which
regulates the types of plants and irrigation equipment that can be ins talled in new or
modified private and public landscape projects that are 2,500 square feet or larger.
On December 8, 2009 City Council (Attachment J) adopted modifications to the Green
Building Ordinance 8.108, Subpart B and adopted the Water-Efficient Landscape and
Irrigation Standards (Standards) to comply with the State Model Water Efficient
Landscape Ordinance in Chapter 2.7 (commencing with Section 490) of Division 2 of
the Department of Water Resources Title 23 of the California Code of Regulations.
On December 13, 2011 City Council (Attachment K) adopted modifications to the Green
Building Ordinance to include exemptions for landscapes in registered historical sites,
botanical gardens, and arboretums to clarify definitions and acceptable water -saving
equipment.
On April 1, 2015, the Governor’s Executive Action B-29-15 required the Department of
Water Resources to update the State Model Water Efficient Landscape Ordinance
(MWELO) through an expedited process to limit the amount of turf in landscapes and
make landscapes more water-efficient.
On July 15, 2015, the MWELO was updated in compliance with the Governor’s
Executive Action B-29-15. For those agencies currently implementing the MWELO or
whose local Ordinance is not as effective as the updated MWELO, the compliance
deadline is December 1, 2015. This deadline does not apply to Santa Monica because
the City’s existing Water Efficient Landscape Ordinance is already as effective as the
updated State MWELO.
Solar Photovoltaic
On February, 28 2012 City Council (Attachment L) adopted modifications to the Green
Building Ordinance that advanced building measures that would reduce a building’s
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consumption of resources and enable it to generate its own energy, including the Solar-
Ready requirement. The existing Solar-Ready requirement (SMMC 8.106.055,
8.106.180) states that all new buildings are required to provide a certain amount of roof
space adequate for a future solar photovoltaic system. This roof space must meet
certain requirements for pitch and orientation, be free from shade and obstructions, and
meet fire department requirements. There is a deliberate exemption to this requirement
for buildings installing solar energy systems of any size to encourage actual solar
installation rather than just a solar-ready area.
Discussion
The proposed updates to the Green Building Ordinance require best practices in water
efficient landscape and renewable energy technologies in residential and commercial
projects and landscaping. This ensures the long-term viability of Santa Monica’s natural
resources. If adopted these updates may require Santa Monica residents and property
owners to install solar panels, retrofit or replace irrigation systems, and plant
sustainable landscapes when constructing new projects and landscapes or significantly
remodeling existing structures.
The proposed Ordinances and Standards were developed collaboratively by staff from
the Office of Sustainability and the Environment, Planning and Community
Development, Public Works, and the City Attorney’s Office. Based on the requirements
established by the state and existing City codes, these proposed changes support the
City’s goals to be water self-sufficient, reduce energy use and increase onsite
renewable energy.
Proposed Landscape Modifications
Council may adopt the State MWELO or adopt a local Ordinance that is at least as
effective as the State requirement. Starting in 2008, the City has adopted local
landscaping requirements that save more water than the State’s minimum
requirements. The proposed Ordinance and associated standards would continue to be
at least as effective as the MWELO, which was recently updated to comply with the
Governor’s Executive Action in response to the drought. The Standards contain specific
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requirements for the design, installation, and maintenance of public and private
landscaping and irrigation.
Landscape irrigation can account for up to 60% of a property’s total water use. The
proposed modifications would achieve significant water savings by requir ing the most
water-efficient plants and irrigation equipment be installed when existing landscaping is
replaced or a new landscape is installed; thereby, helping the City achieve its water self -
sufficiency goal by 2020. The proposed modifications would also simplify the plan check
process for both the applicant and staff by replacing complicated formulas with
prescriptive measures that meet industry best management practices.
The process for oversight and enforcement of the landscaping Ordinance and
Standards would remain the same as the current process which includes plan submittal,
approval, and inspection for new development landscaping and enforcement by field
staff for modifications and maintenance of existing landscapes. The Office of
Sustainability and the Environment will continue to provide free sustainable landscaping
education to professionals and residents and to provide financial incentives to help
customers convert high water use landscaping to sustainable landscapes.
In order to demonstrate that the City’s local Ordinance is at least as effective as the
State MWELO, the Evidence of the Record included in Attachment G would be
submitted to the State.
The proposed revisions include:
Add and modify definitions in the Standards
Within the proposed Water-Efficient Landscape and Irrigation Standards, three
main categories and three subcategories have been created for easier reading
so that all of the information pertaining to that particular property type is in one
place.
The categories are:
o Residential (single-family and multi-family)
o Commercial (businesses, institutions, and mixed-use)
o Public Agency (City of Santa Monica)
The subcategories are:
o New Development
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o Modifications to Existing Landscapes
o Maintenance
Plan Set Requirements
o Eliminate State water budget calculations requirement and instead use
prescriptive measures that ensure the water budgets will not be exceeded
o Remove pools from the landscape plan set and calculations
Landscape and Irrigation Design Requirements for New Development Projects
o Remove existing sprinklers and sprinkler heads
o Ban high water use plants including turf on commercial properties and in
public street medians with an exception for City Public Landscape and
Commercial Landscape projects that would use turf for spo rts field, active
play areas, and/or public gathering spaces
o Ban new sprinkler irrigation systems with an exception for Public Agencies
and Commercial projects that would use turf for sports field, active play
areas, and/or public gathering spaces. Existing sprinkler maintenance is
allowed.
o Ban new sprinkler irrigation systems in parkways
o Limit high and moderate water using plants to not more than 40% of the
total landscape area and keep the existing requirement which limits high
water use plants including turf to 20% for Residential projects
o Allow soil moisture sensors as option for irrigation controllers (currently
only weather-based irrigation controllers are allowed)
o Require a post installation soil test that meets soil criteria requirements
o Require master valves and flow sensors for all properties installing
irrigation
o Require dedicated landscape meters for all Commercial landscapes and
for Residential landscapes over 5,000 square feet
Landscape and Irrigation Requirements for Modifications to Existing Landscapes
Excluding New Development Projects
o Ban sprinkler irrigation systems, including those in parkways, if a new
irrigation system is being installed, but not if an existing sprinkler head
needs to be replaced
o Limit turf and high water using plants to no more than 80% of total
landscape on existing landscapes when changes are made to that
landscape
These prescriptive measures ensure that the MWELO would be met for all projects
without requiring a water budget, which is a volume of water that the landscape cannot
exceed. The water budget required by the State is now even more compl icated than the
previous MWELO, which was difficult for applicants to understand and comply with.
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The City’s current code requires that an applicant submit a water budget as part of their
plan submittal for landscaping. In spite of specific instructions being provided to
applicants regarding calculation of the water budget, nearly all landscape plans
currently submitted have an incorrect water budget. This requires staff to devote
significant additional time explaining how to calculate the water budget and tends to
delay projects. Using the proposed prescriptive measures would allow designers
flexibility to create beautiful, sustainable, and water-efficient landscapes without
burdensome calculations that slow the plan check process.
Adopting the MWELO’s list of licensed and certified professionals allowed to submit
plans broadens the number of knowledgeable professionals that provide design
services in Santa Monica. Requiring the same types of landscape plans for all new
development projects provides consistency and streamlines the plan check process.
Currently single-family projects do not have to submit a full set of plans if they are only
installing the minimum requirement of two inches of mulch. The proposed change would
require single-family projects to submit landscape plans.
Currently, the majority of single-family projects make a note on the plan set that only
two inches of mulch will be installed. Staff approves these plans, because they meet
current code. Following approval, however, mulch is often replaced with high-water
plants, turf and inefficient sprinklers not compliant with code. Staff performing the
inspection prior to issuance of a certificate occupancy, which allows the homeowner to
move into their home, must stop the project; require a landscape plan; and require the
necessary changes to bring the landscaping into compliance. The homeowner then
hires someone to create and submit a set of plans, which d elays the project and creates
an unexpected expense at the very end of the project. If a landscape plan is initially
required, the project would be completed sooner and at less expense. For developers
that sell the home immediately after finishing the project and homeowners that may not
be able to afford to install the landscape, they would still be able to install mulch without
any other plant material or irrigation in order to get a certificate of occupancy. However,
they would have an approved landscape design that could be installed at a later time.
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Banning sprinklers and turf in certain projects would eliminate runoff and reduce water
use a minimum of 30% below MWELO requirements. The majority of landscape plans
submitted during the past two years have included sub-surface drip irrigation for all
plants including turf, shrubs, and trees, so this new requirement is not expected to
present difficulties for future applicants. Limiting the high and moderate water use plants
in Residential new developments would allow these landscapes to have hedges, lawns,
shrubs, and trees, which is the most common landscape designs for single -family and
multi-family properties.
The MWELO requires soil criteria and testing at the end of the project. Staff is
recommending adopting this without any changes.
Requiring the addition of master valves and flow sensors would ensure that the
irrigation system is designed to work as a unit and will shut -off the irrigation system
when a leak is detected thus saving water immediat ely. The majority of commercial and
single-family landscape plans submitted during the past two years currently include
these so this new requirement is not expected to present difficulties for future
applicants.
Staff is recommending adopting the MWELO irrigation meter requirements for single
family projects and requiring dedicated irrigation meters for all multi-family and
commercial projects.
Proposed Solar Requirement
The California Green Building Standards Code (CALGreen) is the state building code
that sets minimum requirements for the design, construction and operation of new
buildings to reduce negative environmental impacts. The City adopts CALGreen when
the State updates it. The minimum energy efficiency requirements of CALGreen
reference what is required by the State Energy Code. On a triennial basis, CALGreen
and the Energy Code are updated to require greater levels of energy efficiency in new
buildings. This process is driven by the State’s goal to achieve zero net energy (ZNE)
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for new construction in the residential sector by 2020 and in the commercial sector by
2030.
In 2011, the previous building code adoption cycle, Council adopted the Santa Monica
Green Building Ordinance, which required a 15% energy efficiency improvement (also
known as reach code) beyond the then-current (2010) Energy Code. Additionally, a
solar ready requirement was included to ensure Santa Monica buildings were designed
to optimize the potential for solar photovoltaic energy generation. The current (2013)
Energy Code takes precedence over the City’s existing (2011) 15% energy efficiency
requirement, therefore rendering it obsolete. Local amendments to the State Energy
Code requires 1) the Council to expressly find that such changes or modifications are
reasonably necessary because of local climatic, geological or topographical conditions;
and 2) the California Energy Commission (CEC) to approve the amendment by making
the finding that the proposed amendment is cost-effective. To date, staff has been
unable to demonstrate that a more stringent energy requirement would be cost -effective
for the community based on the 2013 Energy Code. Therefore, staff is proposing that
Council repeal these obsolete provisions.
Renewable energy is not required in CALGreen or the Energy C ode, but is considered
essential to achieving the State’s ZNE targets. Proposed changes to the State Green
Building Code would require a solar energy system to be installed in all new residential
construction projects based on building size or estimated energy usage, and in multi-
family and commercial projects based on building footprint size. Staff has reviewed the
attached California Energy Commission Cost-Effectiveness Study (Attachment M) for
solar energy systems and agrees with the conclusions of this study that solar energy in
Climate Zone 6 (where Santa Monica is located) is a cost-effective investment. If the
Council approves this modification to the State Green Building Code, staff will
expeditiously bring these changes to the California Energy Com mission for its review
and approval. If the Energy Commission approves, staff will return to Council for
second reading of this ordinance.
Increasing temperatures, severe drought and wildfires in California have increased the
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sense of urgency to take action on climate change by reducing energy use and
greenhouse gas emissions. Governor Jerry Brown issued a set of sweeping goals
(Table 1 – Attachment N) to dramatically influence California’s building stock in the next
15 years. Similarly, Santa Monica has ambitious goals to reduce greenhouse gas
emissions and energy use. In order to achieve these targets and significantly avoid
harmful greenhouse gas emissions, the City must advance aggressive policies and
programs designed at achieving deep reductions and maximum reach. Adopting
renewable energy requirements has been specifically identified in various City policy
documents as one of the City’s strategies to reduce greenhouse gas emissions (Table 2
– Attachment N) and enhance energy independence. Codifying the direction and intent
of these documents into a consistent requirement will allow the City to encourage the
deployment of renewable energy citywide, especially in areas not covered by
development agreements or specific area plans.
The proposed Ordinance would effectively eliminate the existing Solar-Ready
Ordinance as the solar requirement would obviate the need for adequate roof space in
order to comply. The proposed Ordinance covers all new construction, provides options
for compliance and exemptions. The proposed revisions include:
Repeal the Solar Ready Requirement for Single-Family
Repeal the Pipe Insulation Requirement
One-and-Two Family Dwelling Solar Photovoltaic Installations
o Install a solar system with a nameplate wattage 1.5 times or greater t han
the square footage of the home (1.5 watts per square foot); or
o Install a solar system or other renewable energy system that will offset
75%-100% of anticipated energy usage; or
o Design single-family home or duplex to reduce annual energy usage
below allowed energy budget established by the California Energy Code
by same amount of kilowatt hours (kWh) as would be produced by solar
system under sub-section i above (first sub bullet).
Multi-Family Dwellings (3 stories or less) Solar Photovoltaic Installatio ns.
o Install a solar electric photovoltaic (PV) system. The required installation
of the PV system shall be implemented by installing a solar PV system
with a minimum total wattage 2.0 times the square footage of the building
footprint (2.0 watts per square foot).
Non-Residential, High-rise Residential, Hotels and Motel Solar Photovoltaic
Installations.
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o Install a solar electric photovoltaic (PV) system. The required installation
of the PV system shall be implemented by installing a solar PV system
with a minimum total wattage 2.0 times the square footage of the building
footprint (2.0 watts per square foot).
Exceptions
o The requirements shall be waived or reduced, by the minimum extent
necessary, in situations where installation of solar photovoltaic is
technically infeasible due to lack of available and feasible unshaded area
to install solar panels or other similar conditions.
o Solar photovoltaic shall take priority if in conflict with the solar thermal
requirement for pools
Measures to be readopted from the previous Green Building Ordinance include:
Solar Pool Heating
Flashing Details
Staff and EcoMotion, the City’s solar consultant and implementers of the Solar Santa
Monica program, reviewed the applicability of the mandatory solar ordinances from the
cities of Sebastopol and Lancaster and (the only two cities with such a requirement)
with respect to the City’s current Solar-Ready Ordinance, building stock and potential
use cases in developing the proposed Ordinance. Both cities utilize a prescriptive
requirement that ties the solar system size to the size of the building or the lot,
respectively. The City of Sebastopol, a small low-growth city, cited a challenge in
achieving 2 watts/square foot in the commercial sector and waived the requirement in
lieu of installation of energy efficient equipment. The City of Lancaster, a fast-growing
suburban community, established a watt/square foot requirement based on lot size,
which is relatively low. Apartment buildings are required to provide 0.5 kW of solar per
unit, but to date, no new apartment buildings have been built since the mandate. It is yet
to be determined if interconnection will be for the common area loads or unit’s loads.
Proposed solar requirements for apartments is discussed below.
For the residential sector, staff opted to provide options for compliance without
mandating oversized solar systems by offering a prescriptive path with respect to
available roof space or a performance path that accounted for the building’s estimated
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energy needs. This would incentivize energy efficiency so that smaller systems could
comply. Alternatively, a third path is offered for energy efficient homes that would save
as much energy as a solar system would produce on that same building.
Staff conducted research on recent installations in Santa Monica to determine the
applicability of the size and energy to be offset by the proposed requirements (Table 3 –
Attachment N) and found that the majority of installations complied and exceeded the
proposed Ordinance requirements.
In the non-residential sector, staff conducted research on existing and new commercial
buildings that feature solar photovoltaic systems that were either voluntarily installed or
required via Development Agreement. Additionally, staff experimented wi th use-case
scenarios to develop an ambitious but achievable target for solar. With two watts per
square foot of the building footprint as a base requirement, a building with a 10,000
square foot building footprint would require on average less than 15% of the available
roof space to meet the requirement (Table 4 – Attachment N) which is less than the
30% allotment of the Solar Ready Ordinance. This would allow for additional and
alternate uses of the building's rooftop while providing a significant amount of renewable
energy for the building. Staff believes this requirement is minimal but is routinely
exceeded in practice. An alternate compliance path for offsetting a percentage of the
building's energy load for non-residential buildings was not offered due to the complexity
and variability of buildings, ownership and leasing models.
The cost of solar has decreased significantly over recent years, making it an attractive
investment. Additionally, financing mechanisms like solar leases and property assessed
clean energy (PACE) have made solar even more accessible. The study conducted for
the CEC confirmed that solar is a cost-effective measure for buildings, paying for itself
over the life of the system and is therefore a reasonable measure to mandate.
Solar for Multi-Tenant Buildings
Staff designed the capacity requirements for non -residential buildings with awareness of
what is commonly known to as the split-incentive. The split-incentive refers to the
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situation where the building owner pays for the installation of solar energy systems but
cannot realize the return on investment if the system produces more energy than what
the owner is responsible for. This is usually called the common-area load. In multi-family
buildings, individual apartment dwellers have sub-meters and pay their utility bill directly
to the energy provider. The same is the case for tenants of a commercial office building.
Currently, in the absence of clear and sufficient mechanisms to share renewable
energy, building owners of multi-tenant buildings typically install solar systems that are
estimated to generate as much renewable energy as what wil l be the common-area
load. At two watts per square foot of the building footprint, it is staff’s determination that
the renewable energy produced will generally be similar to the common-area load
based on the size and types of non-residential construction Santa Monica expects to
see in the near future.
Although clear and established mechanisms for sharing renewable energy between
building owners and tenants are not currently available, there are reasons to believe this
will change soon. Virtual net-metering (NEM-V) allows for the energy generated by a
single solar system to be credited to multiple accounts on the property. However,
complications, in terms of financing, payback, cost-sharing, technical feasibility and
utility ambivalence on the subject, make it a burden for the property owner to invest in
and manage. The NEM-V interconnection process (setting up a meter and then pre-
determining load allocations) is complicated, at best, making it prohibitive to provide
solar for tenants.
Staff are currently seeking to address this issue through a pilot research project with the
Center for Sustainable Energy (CSE), a San Diego-based non-profit. CSE will provide
training and resources to local solar contractors to equip them so that they can support
a NEM-V project. The City and EcoMotion will identify Santa Monica properties that are
interested in solar and seek to address the challenges and barriers. CSE’s research will
help inform the delivery model necessary to providing solar widespread for the
multifamily sector. Additionally, staff are exploring other partnerships with businesses
who specialize in solar for the multifamily sector.
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EcoMotion prepared the attached Consultant Study of Solar Mandate Impact
(Attachment O) to augment staff’s research for the development of the solar
requirement.
Pools
Staff will bring to Council at a later date recommendations for making pools more water -
efficient and energy-efficient. More research is needed to provide these
recommendations.
Policy Options
Landscape
As an alternative to adopting this Ordinance, the City could adopt the State Model
Water Efficient Landscape Ordinance. In addition to several new prescriptive measures
which are in the currently included in the City’s existing local Ordinance or part of the
proposed changes, applicants would be required to include a new water budget in the
submitted plans. In spite of specific instructions being provided to applicants regarding
calculation of the water budget, nearly all landscape plans currently submitted have an
incorrect water budget. This requires staff to devote significant additional time
explaining how to calculate the water budget and tends to delay projects.
Staff prepared the attached Green Building Ordinance Evidence of Record 2015
(Attachment P) to summarize how the City’s Ordinance and Standards interface with the
State requirements.
Solar Photovoltaic
If the Council does not adopt the proposed Ordinance, Staff proposes the solar ready
requirement be re-adopted through the necessary Green Building Code amendment
process. Single-family homes and smaller buildings that likely would not be processed
by development agreement will continue to be constructed without a solar requirement
unless mandated by future State legislation. Adopting renewable energy requirements
has been specifically identified in a variety of City plans as one of the City’s strategies to
reduce greenhouse gas emissions, and so alternative strategies may need to be
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implemented if the Council does not adopt the proposed local amendments.
Building and Life Safety Commission Action
Staff presented the solar and the landscape proposals to the Building and Life Safety
Commission on September 24, 2015. The Commission unanimously approved
recommending the solar photovoltaic Ordinance. However, the Commission tabled the
landscape Ordinance and Standards pending Council direction. The Commission was
not familiar with the existing requirements and indicated that it needed more time to
review and comment on the proposed changes. However, the Commission did not wish
to delay staff’s already committed schedule of bringing this item to the Council on
October 27, 2015. Thus, the Commission instructed staff to inform Council that it would
be happy to spend further time reviewing this item should Council request further input
from the Commission. Input provided by the Commission was incorporated into the
proposed changes.
Task Force on the Environment Action
The Task Force on the Environment agendized this topic for discussion at their October
19, 2015 meeting. Any input or recommendations regarding the Green Building
Ordinance approved by the Task Force at that meeting will be presented to Council as
part of the staff presentation on October 27, 2015.
Environmental Analysis
The adoption of this Ordinance is exempt from the provisions of the California
Environmental Quality Act pursuant to CEQA Guidelines Section 15061(b)(3), which
states projects are exempt when it can be determined with certainty that there is no
potential for causing a significant effect on the environment. This Ordinance is
anticipated to produce only environmentally beneficial effects, as it establishes
standards for the design and construction of buildings and energy systems that would
reduce human exposure to noxious materials, conserve non-renewable energy and
scarce materials, minimize the ecological and health impact of energy, support the use
of renewable energy, and protect, preserve and restore local air, water, flora and fauna.
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Next Steps
Staff is presenting both landscape/irrigation and solar requirements as a single cohesive
Green Building Ordinance. However, the solar photovoltaic requirement Ordinance must
follow additional process if it is to be lawfully effective and enforceable. If the proposed
resolution and proposed local amendments are adopted on the first reading, the
California Energy Commission (CEC) would need to review and approve the proposed
local amendments with respect to their energy efficiency provisions and their cost -
effectiveness. Preliminary communication with CEC staff indicates that the proposed
local amendments are likely to receive approval. Once CEC approves the local
amendments, second reading and adoption can proceed. Due to this, the second
reading and adoption of the landscape/irrigation ordinance would likely precede the
solar photovoltaic ordinance.
Financial Impacts and Budget Actions
There is no immediate financial impact or budget action necessary as a result of the
recommended action.
Prepared By: Joel Cesare, Sustainable Building Advisor
Approved
Forwarded to Council
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Attachments:
A. Attachment A - Resolution Amending Green Building Code
B. Attachment B - Ordinance Amending California Green Building Code
C. Attachment C - Ordinance Amending City's Water Efficient Landscape Ordinance
D. Attachment D - Resolution Updating Water Efficient Landscape and Irrigation
Standards
E. Attachment E - 2015 Water Efficient Landscape Standards
F. Attachment F - September 20, 1994 Council Meeting
G. Attachment G - February 26, 2013 Council Meeting
H. Attachment H - October 28, 2014 Council Meeting
I. Attachment I - April 22, 2008 Council Meeting
J. Attachment J - December 8, 2009 Council Meeting
K. Attachment K - December 13, 2011 Council Meeting
L. Attachment L - February 28, 2012 Council Meeting
M. Attachment M- California Energy Commission Cost Effectiveness Study
N. Attachment N - GBO Staff Report Tables
O. Attachment O - EcoMotion Consultant Study of Solar Mandate Impact
P. Attachment P - Green Building Ordinance Evidence of Record 2015
Water-Efficient Landscape and
Irrigation Standards
Revised 10/27/2015
The following standards apply to the design, installation and maintenance of
landscape and irrigation systems in the City of Santa Monica per the Santa Monica
Municipal Code (SMMC) 8.108.
These requirements are based on the California Department of Water Resources
State Model Water Efficient Landscape Ordinance and the Irrigation Association’s
Turf & Landscape Irrigation Best Management Practices, 2014 edition and tailored
to the ordinances, policies and climate of the City of Santa Monica.
Published by the City of Santa Monica
Office of Sustainability and the Environment
www.sustainablesm.org/landscape
Photo by Amy Williams Photography of the Airport Demonstration Garden at 3200
Airport Avenue, Santa Monica, CA 90405
Water-Efficient Landscape and Irrigation Standards revised 10/27/2015 2
Contents
Title Page ....................................................................................................................... 1
Section 1: Definitions ................................................................................................ 3-8
Section 2: New Development Project Plan Submittal Requirements………….…9-10
Section 3: New Development Project General Requirements……….………………11
Section 4: Water Feature Requirements ………………………...………………………12
Section 5: Residential Landscapes ......................................................................... 13
Section 5A: Requirements for Residential New Development Projects……… 13-18
Section 5B: Modifications to Existing Residential Landscaped Areas Excluding
New Development Projects………………………………………………………….… 19-22
Section 5C: Maintenance Requirements for Existing Residential Landscaped
Areas…………………………………………………………………….…………….……… 23
Section 6: Commercial Landscapes ........................................................................ 24
Section 6A: Requirements for Commercial New Development Projects…...…25-33
Section 6B: Modifications to Existing Commercial Landscaped Areas Excluding
New Development Projects………………………………………………….……….…34-39
Section 6C: Maintenance Requirements for Existing Commercial Landscaped
Areas………………………………………………………………………………..….………40
Section 7: City of Santa Monica Public Landscape……………………………………41
Section 7A: Requirements for City of Santa Monica Public Landscape New
Development Projects……………………………………………………………...……42-48
Section 7B: Modifications to Existing City of Santa Monica Public Landscape
Areas Excluding New Development Projects ……………..………………….….…49-52
Section 7C: Maintenance Requirements for City of Santa Monica Public
Landscape Areas……..………………………………………………………………………53
Water-Efficient Landscape and Irrigation Standards revised 10/27/2015 3
Section 1: Definitions
For purposes of the Water-Efficient Landscape and Irrigation Standards, the following
words or phrases shall be defined as follows:
A. Alternate Water Supply or Source. Non-potable water supply such as, but not
limited to, graywater, municipal recycled water, rainwater, and urban runoff.
B. Anti-Siphon Valve. Backflow device configured with a single moving part, a float,
which moves up or down to allow atmospheric air into the piping system to prevent back
siphoning of water from irrigation lines into the drinking water. Must be installed at least
six inches (6”) above the highest sprinkler, elevated piping or emission outlet.
C. Artificial turf. A surface of synthetic fibers made to look like natural grass.
D. As -builts. A set of reproducible drawings which show significant changes in the
work made during construction and which are usually based on drawings marked up in
the field and other information furnished by the contractor.
E. Automatic Irrigation Controller. An automatic 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.
F. Backflow Prevention Device. A safety device used to prevent pollution or
contamination of the water supply due to the reverse flow of water from the irrigation
system.
G. Bubbler. Water emission device that tends to bubble water directly to the ground
or that throw water a short distance, on the order of one foot, (300 mm) before water
contacts the ground surface at a flow rate of half gallon per minute (0.50 gpm) or less.
H. Certified Irrigation Designer. A person certified to design irrigation systems by
an accredited academic institution, a professional trade organization or other program
such as, but not limited to, the US Environmental Protection Agency’s WaterSense
Irrigation Designer Certification program and Irrigation Association’s Certified Irrigation
Designer program.
I. Check Valve or Anti-drain Valve. A one-way valve located in an irrigation
system, including but not limited to, the lateral line, sprinkler head, or drip emitter,
designed to hold water in the system to prevent drainage from the system when the
remote control valve is deactivated.
J. Compost. The safe and stable product of controlled biologic decomposition of
organic materials that is beneficial to plant growth.
K. Container Planting. Pots or containers, not permanently installed, containing soil
for growing plants.
L. Commercial Landscape. Landscapes associated with commercial, industrial, and
institutional properties, and mixed-use development projects.
Water-Efficient Landscape and Irrigation Standards revised 10/27/2015 4
Section 1: Definitions
M. Drip Irrigation. Method of micro irrigation wherein water is applied to the soil
surface as drops or small streams through emitters on or within polyethylene tubing at a
rate of two (2) gallons per hour or less.
N. Drip Irrigation Zone. The landscape area irrigated by a drip irrigation system.
O. Drip Irrigation System. All the equipment required to convey water to a drip
irrigation zone including but not limited to the backflow prevention assembly, valve, filter,
pressure regulator, pipe, lateral line, tubing, emitters, stakes and flushing mechanism.
P. Edible Plants. Plants grown for the sole purpose of being consumed as food by
human beings.
Q. Emission outlet or emission device. A watering device or location where water
is discharging from an emitter or watering device.
R. Establishment Period. The first six to eight weeks after installing plant material in
the landscape area, containers, or planters.
S. Existing Landscapes. A landscape area in which the plant material has
developed significant root growth after one year.
T. Flow sensor. An inline device installed at the supply point of the irrigation system
that produces a repeatable signal proportional to flow rate. Flow sensors must be
connected to an automatic irrigation controller, or flow monitor capable of receiving flo w
signals and operating master valves.
U. Graywater. 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.
V. Green Roof. A roof of a building that is partially or completely covered with
vegetation and a growing medium planted over a waterproof membrane.
W. Hydrozone. A portion of the landscaped area having plants that are grouped
according to similar water needs based on microclimate, irrigation type, and plant water
requirements among other factors.
X. Impermeable Hardscape. Any form of pavement or other surface which is not
designed to permit water to pass through it to the soil below.
Y. Institutional Landscapes. Commercial landscapes associated with a private
school, church, hospital or public institution.
Z. Irrigation System. Any system, excluding water features for distribution of water
through a pressurized system within the landscape area, including but not limited to any
system in which any portion is installed below grade or affixed to any structure.
Water-Efficient Landscape and Irrigation Standards revised 10/27/2015 5
Section 1: Definitions
AA. Landscape Area. Means all water features and the planting areas irrigated with a
permanent, temporary, or non-permanent irrigation system which could include turf areas,
planter beds, green roofs or walls, planters, raised beds and vegetated paths. It also
includes pervious hardscapes (sidewalks, driveways, decks, patios, gravel or stone walks)
and other non-irrigated areas designated for non-development (e.g., open spaces and
existing native vegetation). The landscape area does not include footprints of buildings or
structures, non-pervious sidewalks, driveways, parking lots, parkways, decks, patios,
walks, other non-pervious hardscapes.
BB. Landscape water service meter. An inline device installed at the irrigation point of
connection that measures the flow of water into the irrigation system to record water use.
“Dedicated” landscape water service meters are installed and maintained by the City of
Santa Monica.
CC. Landscaping. Modification of the ground surface, planters, containers or raised
beds with live planting materials such as trees, shrubs, turf, groundcover or other
horticultural materials; as well as non-living materials such as, but not limited to, artificial
turf, mulch, permeable hardscape, or stone.
DD. Lateral line. The water delivery pipeline that supplies water downstream from the
valve to the emitters or sprinklers.
EE. Maintenance. The upkeep of any landscaped area, landscaping or irrigation
system.
FF. Manual Shut-off Valve. A valve manually operated and installed at the irrigation
point of connection which controls water flow into the irrigation system and when closed ,
water will not be supplied to the irrigation system to minimize water loss in case of an
emergency (such as a main line break) or to perform repairs.
GG. Master Shut-off Valve. An automatic valve installed at the irrigation point of
connection upstream from the remote control valves which controls water flow into the
irrigation system and when closed, water will not be supplied to the remote control valves
to minimize water loss when excessive flow conditions from a leak or broken emission
device are detected by a flow sensing device.
HH. Micro-Spray. Method of low pressure, low volume micro-irrigation in which water is
applied in a very fine spray or stream.
II. Mixed-Use Development. The development of a parcel or building with two or more
different land uses such as, but not limited to, a combination of residential, office,
manufacturing, retail, public or entertainment in a single or physically integrated group of
structures as defined by Section 9.04.02.030.500.
JJ. Modifications. Replacement or addition to any existing landscaping or irrigation
system.
Water-Efficient Landscape and Irrigation Standards revised 10/27/2015 6
Section 1: Definitions
KK. Mulch. Any organic material such as leaves, bark, wood chips, straw, compost, or
inorganic mineral materials such as rocks, gravel, and decomposed granite left loose and
applied to the soil surface for the beneficial purposes of reducing evaporation, suppressing
weeds, moderating soil temperature, and preventing soil erosion.
LL. Multi Outlet Emitter. A point source emission device consisting of two or more
drip emitters connected to one quarter inch (1/4”) or one eighth inch (1/8”) distribution
tubing.
MM. New Development. New construction projects as defined by Article 9 of the Santa
Monica Municipal Code.
NN. Overhead Irrigation. Method of irrigation in which the water is sprayed, or
sprinkled, through the air to the ground surface , including but not limited to spray heads,
rotors, and micro-sprays.
OO. Parkway. The portion of the public right-of-way as defined by Section 7.24.030 of
this Code.
PP. Peak Demand Month. Month with highest reference evapotranspiration and least
amount of rainfall.
QQ. Permeable Hardscape. Any form of pavement or other surface that allows the
passage of water and air through the material and into the underlying soil, such as but
not limited to, driveways, walkways, patios, streets and alleys.
RR. Plant Factor or Plant Water Use Factor. A factor, when multiplied by the
reference evapotranspiration (ETo), estimates the amount of water needed by plants. For
purposes of these Standards, the plant factor range for very low water use plants is 0 to
0.1, the plant factor range for low water use plants is 0.1 to 0.3, the plant factor range for
moderate water use plants is 0.4 to 0.6, and the plant factor range for high water use
plants is 0.7 to 1.0. Plant factors cited in this ordinance are derived from the California
Department of Water Resources (DWR) publication Water Use Classification of
Landscape Species. Plant factors may also be obtained from horticultural researchers
from academic institutions or professional associations as approved by (DWR).
SS. Plant Material. Living plants, trees, shrubs, groundcovers, grasses, bulbs and
edible plants excluding those made from plastic or man-made products.
TT. Planter. Permanently installed planting structures with an impermeable bottom
and drain, excluding green roofs.
UU. Point of Connection. Location where irrigation system is connected to the water
supply.
VV. Precipitation Rate. The rate at which water is applied to a landscape area by an
irrigation system or watering device measured in inches per hour. Also known as the
application rate.
WW. Public Right-of-Way. As defined by SMMC Section 6.28.020.
Water-Efficient Landscape and Irrigation Standards revised 10/27/2015 7
Section 1: Definitions
XX. PVC. Polyvinyl chloride.
YY. Raised Bed. A planting bed that has been raised above the surface of the ground,
typically enclosed by some type of barrier such as wood or stones, for the intent of
growing edible plants.
ZZ. Recreational Area. Landscape areas, excluding residential areas, designated for
active play, recreation, and public assembly such as in parks, sports fields, picnic
grounds, and amphitheaters.
AAA. Recreational Turfgrass. Landscape areas, excluding residential areas, dedicated
to active play such as courtyards, parks, sports fields, and golf courses where turf
provides a surface for active play and public assembly.
BBB. Remote Control Valve. Valve which is actuated by an automatic controller by
electric or hydraulic means.
CCC. Residential Landscape. Landscapes associated with single and multi-family
homes or units.
DDD. Soil Moisture Sensing Device or Soil Moisture Sensor. A device that measures
the amount of water in the soil. The device may also suspend or initiate an irrigation event.
EEE. Soil Texture. The classification of soil based on its percentage of sand, silt, and
clay.
FFF. Spray Head. A sprinkler head that does not rotate.
GGG. Sprinkler. Any watering device which distributes water by projecting it into the air.
HHH. Sprinkler Irrigation Zone. The landscape area irrigated by a sprinkler irrigation
system.
III. Sprinkler Irrigation System. All the equipment required to convey water to a
sprinkler irrigation zone including but not limited to the backflow prevention assembly,
valve, pipe, lateral line, risers, swing joint, and sprinkler or spray head.
JJJ. Subsurface Drip Irrigation: Drip irrigation installed below grade.
KKK. Turfgrass. Also called turf or lawn. Any plant material listed as turf in WUCOLS or
a ground cover surface of mowed grass. Annual bluegrass, Kentucky bluegrass,
Perennial ryegrass, Red fescue, and Tall fescue are cool -season grasses.
Bermudagrass, Kikuyugrass, Seashore Paspalum, St. Augustinegrass, Zoysiagrass, and
Buffalo grass are warm-season grasses.
LLL. Urban Runoff. Water and suspended or dissolved materials deposited on
surfaces and washed by storms or other sources of flowing water, through the flood
control system.
Water-Efficient Landscape and Irrigation Standards revised 10/27/2015 8
Section 1: Definitions
MMM. Water Feature. A design element in which open water performs an aesthetic or
recreational function. Water features may include waterfalls, fountains, and streams,
where water is artificially supplied. Constructed wetlands used for on -site wastewater
treatment or stormwater best management practices that are not irrigated and are used
solely for water treatment or stormwater retention are not water features. Hot tub, spa,
permanent swimming or wading pool are not considered water features.
NNN. Watering Device. Any device for distribution of pressurized water to landscaping.
OOO. WUCOLS. Water Use Classification of Landscape Species, an evaluation of the
irrigation water use needs of select plants, published by the California Department of
Water Resources.
PPP. Valve. A device that opens and closes to allow pressurized water to flow through
pipes.
Water-Efficient Landscape and Irrigation Standards revised 10/27/2015 9
Section 2: New Development Project Plan Submittal Requirements
The following items will be required prior to the issuance of a building permit for all new
development projects. Any revisions to the city-approved plans will require re-submittal
and approval. Do not include landscape plants, hardscape, or irrigation systems within
the parkway on the plan set.
A. General Plan requirements
a. Cover Sheet *
b. Construction Plan *
c. Landscape Planting Plan *
d. Landscape Planting Detail and Specification Plan *
e. Landscape Elevation Drawings *
f. Hydrozone Matrix **
g. Irrigation Plan **
h. Irrigation Detail and Specifications Plan **
* Must bear the signature of a licensed architect, licensed landscape architect, licensed
landscape contractor, licensed engineer or any other person authorized to design a
landscape. (See Sections 5500.1, 5615, 5641, 5641.1, 5641.2, 5641.3, 5641.4, 5641.5,
5641.6, 6701, 7027.5 of the Business and Professions Code, Section 832.27 of Title16
of the California Code of Regulations, and Section 6721 of the Food and Agriculture
Code.)
** Must bear the signature of a certified irrigation designer, licensed archite ct, licensed
landscape architect, licensed landscape contractor, licensed engineer or any other
person authorized to design a landscape. (See Sections 5500.1, 5615, 5641, 5641.1,
5641.2, 5641.3, 5641.4, 5641.5, 5641.6, 6701, 7027.5 of the Business and Prof essions
Code, Section 832.27 of Title 16 of the California Code of Regulations, and Section 6721
of the Food and Agricultural Code.)
B. Plan requirements for landscapes without permanent automated irrigation
systems
a. Landscapes installing new plant material but without a permanent,
automated irrigation system, where water is accessed only through a hose
bib or quick coupler connection, are not required to submit a hydrozone
matrix, an irrigation plan, or an irrigation detail and specifications plan. On
the Landscape Planting Plan add this note: “No permanent, automated
irrigation system to be installed. Any future irrigation system installation
will require a full landscape plan submittal for City of Santa Monica review
and approval prior to installation.”
b. Individual single family dwellings installing no new landscaping, other than
mulch and artificial turf, and no new irrigation system, shall be required
only to submit a construction plan with this note: “No new permanent,
automated irrigation system to be installed. A minimum 3 inch (3”) layer
Water-Efficient Landscape and Irrigation Standards revised 10/27/2015 10
Section 2: New Development Project Plan Submittal Requirements
of mulch shall be applied on all exposed soil surfaces of existing planting
areas except in turf areas, over creeping or rooting groundcovers, or in
direct seeding applications, where mulch is not appropriate. Any revisions
to approved plans will require re-submittal and approval and must comply
with the current Water-Efficient Landscape and Irrigation Standards. Call
(310) 458-8405 to schedule an inspection.”
i. If designating insect habitat, up to five percent (5%) of the
landscape area may be left without mulch. Designated insect
habitat must be clearly identified on the construction plan .
Water-Efficient Landscape and Irrigation Standards revised 10/27/2015 11
Section 3: New Development Project General Requirements
A. Any revisions to approved plans will require re-submittal and approval by City
staff prior to installation.
B. Contact all appropriate utility companies prior to beginning installation, to locate
underground utilities including gas lines, electrical, telephone, cable, and so forth.
State laws require anyone who digs to notify utility companies before starting.
The installation should not be started until all underground utilities are located
and marked and plans have been approved.
C. Install the irrigation system according to the approved design, specifications and
manufacturer's published performance standards.
D. Open Trench Inspection
a. An open-trench inspection by City staff is required prior to covering below
grade pipes, laterals, and mains. The designer of the landscape, or their
designee, and general contractor performing the installation must attend
the open trench inspection.
E. Prior to Final Inspection
a. Installer shall test the irrigation system to verify that it meets the approved
design and specifications.
b. Installer must program the irrigation controller.
F. Final Inspection
a. A final inspection by City staff is required prior to Certificate of Occupancy
to ensure that the system was built to approved plans and specifications.
The following items will be required at final inspection prior to the issuance
of a Certificate of Occupancy:
i. Post-installation soil test results which must contain the percentage
(%) of organic matter; may also include but is not limited to soil
texture; infiltration rate or soil texture infiltration rate table; pH; total
soluble salts; sodium; and recommendations determined by
laboratory test. Exception: Landscapes contained entirely in
planters are exempt from this requirement.
ii. A detailed irrigation controller map must be installed inside or near
the irrigation controller with at minimum a description for each zone
including: plant material, watering device, valve or station number,
run time for peak demand month and precipitation rate.
iii. Irrigation schedules including establishment period start and end
dates, must be posted inside the irrigation controller housing unit by
the installer.
iv. Electronic submission of an As-Built set of plans to the City is
required if requested by City inspector.
Water-Efficient Landscape and Irrigation Standards revised 10/27/2015 12
Section 4 Water Feature Requirements
A. Any outdoor water feature installed in any landscaped area after the effective
date of these Standards shall:
a. Use a water recirculation system;
b. Not have any water that is sprayed into the air visibly land outside the
water features; and
c. Not have any water spray or run onto surrounding landscape or
impermeable hardscape areas.
B. The total cumulative surface area of all water features on a site may not exceed
25 square feet unless the feature uses water from an approved alternative water
source and delivery system.
C. Existing water features may be repaired but the cumulative surface area may not
increase.
D. Public agencies shall be exempt from this requirement.
Water-Efficient Landscape and Irrigation Standards revised 10/27/2015 13
Section 5:
Residential Landscapes
Photo by Amy Williams Photography
Section 5A: Residential Landscapes: Requirements for Residential New
Development Projects ………………………………………………………..….pgs 14-18
Section 5B: Residential Landscapes: Modifications to Existing Residential
Landscape Areas …….………………….…………………………………….… pgs 19-22
Section 5C: Residential Landscapes: Maintenance Requirements for Existing
Residential Landscaped Areas.…………………………….………………… pg 23
Water-Efficient Landscape and Irrigation Standards revised 10/27/2015 14
Section 5A: Residential Landscapes
Requirements for Residential New Development Projects
A. Plant Material Requirements
a. The total maximum area permitted for installation of turfgrass and high
water need plants defined for Region 3 in the current edition of the Water
Use Classification for Landscape Species (WUCOLS) issued by the
California Department of Water Resources (DWR) is twenty percent (20%)
of the total landscaped area, including existing plant material. Alternative
documentation of water use from horticultural researchers at academic
institutions or professional associations as approved by DWR may be
presented for plants not listed in WUCOLS.
b. The total cumulative landscape area of all high and moderate water using
plants, including existing plant material, shall not exceed forty percent
(40%) of the total landscape, excluding edibles and areas watered with an
approved alternate water supply.
c. Turfgrass, including existing plant material, is not allowed on slopes
greater than twenty-five percent (25%) where the toe of the slope is
adjacent to an impermeable hardscape and where twenty-five percent
(25%) means one foot (1’) of vertical elevation change for every four feet
(4”) of horizontal length (rise divided by run x 100 = slope %).
d. Turfgrass, including existing plant material, is prohibited in narrow,
irregularly shaped spaces with an average width of ten feet (10’) or less.
e. Plant material listed in the current Invasive Plant Inventory for the
southwest region by the California Invasive Plant Council or listed for the
South Coast region by the PlantRight organization are prohibited,
including existing plant material, except for known non-fruiting, non-
invasive, sterile varieties, cultivars or selections.
f. Plant material shall be grouped together into hydrozones based on similar
watering needs.
B. Amendments and Mulch Requirements
a. For landscape installations, compost at a rate of a minimum of four cubic
yards (4 yd3) per one thousand square feet (1000 ft2) of permeable area
shall be incorporated to a depth of six inches (6”) into the soil. Soils with
greater than six percent (6%) organic matter in the top six inches (6”) of
soil are exempt from adding compost and tilling. A post installation soil test
must show a six percent (6%) organic matter content or greater.
b. A minimum three inch (3”) layer of mulch shall be applied on all exposed
soil surfaces of planting areas except in turf areas, over creeping or
rooting groundcovers, or in direct seeding applications where mulch is not
Water-Efficient Landscape and Irrigation Standards revised 10/27/2015 15
Section 5A: Residential Landscapes
Requirements for Residential New Development Projects
appropriate. To provide habitat for beneficial insects and other wildlife, up
to five percent (5%) of the landscape area may be left without mulch.
Designated insect habitat must be clearly identified on the construction or
landscape plan.
c. No mulch shall be applied within six inches (6”) of the base of trees.
d. No plant material shall be installed within twenty-four (24”) inches of the
base of a tree.
e. Areas designated as mulch on approved landscape plans, including areas
covered by wood chips, gravel, stone, decomposed granite, and areas
designated as artificial turf on approved landscape plans cannot be
replaced with turfgrass or high water use plants as defined in the current
edition of WUCOLS, once mulch or artificial turf has been installed.
C. Irrigation System Requirements
a. General Irrigation Requirements
i. All existing sprinklers and spray heads shall be removed.
ii. The installation of new sprinkler irrigation systems are prohibited,
including parkways. Exception: Micro-sprays not exceeding thirty
gallons per hour (30 gph) may be used on areas solely dedicated to
edible plants.
iii. Hoses used for irrigation shall be equipped with an automated, shut
off nozzle.
iv. Hose bibbs shall be equipped with a built-in pressure vacuum
breaker.
v. Drip irrigation and bubblers must be on separate valves.
vi. Design landscape and irrigation systems in parkways according to
all local, state, and federal laws and regulations. Installation of an
irrigation system within a parkway cannot result in the damage of
the roots of any existing street trees.
vii. Trees shall be irrigated on a separate valve unless the tree is
located in a planter.
viii. Graywater irrigation systems must conform to Chapter 16 of the
California Plumbing Code.
ix. Root vegetables shall not be irrigated with graywater.
x. Alternate water supply irrigation systems must conform to all local,
state, and federal laws and regulations.
v. Low-head drainage is prohibited. Anti-drain valves or check valves
in drip emitter devices are required to prevent low-head drainage.
Water-Efficient Landscape and Irrigation Standards revised 10/27/2015 16
Section 5A: Residential Landscapes
Requirements for Residential New Development Projects
vi. 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.
xi. Specify pressure regulation to ensure that the dynamic pressure at
each emission device is within the manufacturer’s recommended
pressure range for optimal performance. If the water pressure is
below the recommended pressure of the specified irrigation
devices, the installation of a pressure regulating device is not
required.
xii. Pressure regulation may include a single master pressure regulator
and may be used for the entire system if the dynamic pressure at
each emission device has the same manufacturer’s recommended
pressure range for optimal performance. It must be located after the
master backflow prevention device, if present.
xiii. A single large capacity master filter may be used but must be
located after the master backflow prevention device and master
pressure regulator, if present.
b. Water Supply, Meter & Valve Requirements
i. Label all types of water proposed including potable and alternative
water supplies per local, state and federal laws and regulations.
ii. 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.
iii. A master shut-off valve is required for all automatic irrigation
systems except in systems 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. A master shut off valve show be installed as close as
possible to the point of connection of the water supply but upstream
from the remote control valve(s) which control(s) water flow into the
irrigation zones.
vii. Cross-Connection Prevention (Backflow Prevention) as required by
SMMC Section 7.12.370.
Water-Efficient Landscape and Irrigation Standards revised 10/27/2015 17
Section 5A: Residential Landscapes
Requirements for Residential New Development Projects
viii. Dedicated landscape water service meters shall be installed on
residential landscape areas greater than five thousand square feet.
(5,000 ft2).
iv. A flow sensor that detects high flow conditions created by system
damage or malfunction is required for all automatic irrigation
systems.
v. All irrigation valves must be appropriately tagged and labelled in
accordance with all local, state, and federal laws and regulations.
vi. Valve boxes, if installed, must be large enough to service irrigation
equipment inside and be installed over a layer of coarse stone or
gravel while maintaining an air space between valves and the layer
of stone.
c. Pipe Requirements
i. Specify main and lateral pipe sizes that will result in the velocity of
water moving through these pipes at a rate not exceeding five feet
(5’) per second for pipes under three inch (3”) in diameter and not
exceeding seven feet (7’) per second for pipes three inch (3”) or
greater in diameter.
ii. Use Schedule 40 or Class 315 solvent weld-type PVC pipe for
mains, below grade laterals, or piping under roadways. Class 125
pipe is not permitted.
iii. IPS flexible PVC pipe or flexible HDPE pipe may be substituted for
rigid PVC pipe below grade in lateral lines only to avoid
underground obstructions encountered during trenching or
tunneling.
iv. Use Schedule 40 UV resistant PVC, Schedule 80 PVC or metal
piping for all above grade pipes.
v. Pipe in the same trench must be laid side-by-side and not
overlapped. Provide three inch (3”) vertical and horizontal
clearance between irrigation lines and six inch (6”) clearance
between lines of other work. Do not install parallel lines directly
over any other line.
vi. PVC fittings must be of the same chemical compound as pipe on
which they are installed.
ix. PVC cement must be have the proper adhesive value for the pipe
on which it is used.
Water-Efficient Landscape and Irrigation Standards revised 10/27/2015 18
Section 5A: Residential Landscapes
Requirements for Residential New Development Projects
vii. Backfill shall not have rocks or debris greater than half inch (½”) in
size next to the pipe.
x. Under vehicle paving or sidewalks, install a sleeve made of
permanent rigid material (PVC Sch 40 or Class 160) that is twice
the size of the pipe it will hold and should extend one foot (1’)
beyond the edge of the hard surfaces.
viii. Properly identify any applicable alternative water supply discharge
piping, system components and area(s) of distribution.
ix. Trench or tunnel depth must be sufficient to obtain a minimum
depth of cover over the installed pipe and control wire which
conforms to the following dimensions. Where pipe and/or conduit
are placed below paving or hardscape, the minimum burial depths
are:
Pressure Lines ≤2 inches in landscaping 12 inch
Pressure Lines >2 inches in landscaping 18 inch
Pressure Lines under non-vehicular paving 18 inch
Pressure Lines under vehicular paving 24 inch
Non-pressure Lines ≤2 inches in landscaping 12 inch
Non-pressure Lines >2 inches in landscaping 12 inch
Non-pressure Lines under non-vehicular paving
12 inch
Non-pressure Lines under vehicular paving 18 inch
Conduit in landscaping 12 inch
Conduit under non-vehicular paving 18 inch
Conduit under vehicular paving 24 inch
d. Automatic Irrigation Controller Requirements
i. Refer to the California Green Building Standards Code (Cal Green)
e. Drip Irrigation Requirements
i. If installing new irrigation zones or systems, drip irrigation is
required for all plant material. Exception: Sub-surface tree bubblers
emitting half a gallon per minute (0.5 gpm) or less may be used for
trees of a size twenty-four inch (24”) box or larger. A maximum of
Water-Efficient Landscape and Irrigation Standards revised 10/27/2015 19
Section 5A: Residential Landscapes
Requirements for Residential New Development Projects
two (2) bubblers per tree. Bubblers must have fixed emission
outputs and cannot be variable or adjustable.
ii. Drip irrigation shall have a minimum operational emission uniformity
of eighty-one percent (81%).
iii. Drip irrigation emitters shall emit no more than two gallons per hour
(2 gph).
iv. Multi-outlet emitters are prohibited.
v. Only container plantings, raised beds, and edible plant areas
irrigated with micro-spray may use one quarter inch (1/4”) or one-
eighth inch (1/8”) solid tubing (also referred to as “spaghetti tubing”).
vi. Drip irrigation valve assemblies are required for each drip irrigation
zone and must include:
1. Anti-siphon valve, if a master backflow protection device is
not specified;
2. In-line remote control valves only if there is a master
backflow prevention device at the point of connection;
3. Pressure regulator, if a master pressure regulator for the
entire irrigation system is not specified;
4. Filter with a one hundred-fifty to two hundred (150 – 200)
mesh, wye or tee filter, if a master filter for the entire
irrigation system is not specified;
5. Pressure regulator and remote control valve must have a
minimum flow rate that is lower than the zone flow rate.
vii. A flushing mechanism for each drip irrigation zone is required.
viii. For sub-surface drip irrigation zones, an operational indicator is
required.
ix. Wire stakes shall be U-shaped galvanized steel wire stakes and
shall be installed at minimum every three feet (3’).
x. Drip tubing shall be made of polyethylene or PVC.
Water-Efficient Landscape and Irrigation Standards revised 10/27/2015 20
Section 5B: Residential Landscapes
Modifications to Existing Residential Landscaped Areas Excluding New
Development Projects
There is no landscape permit or plan submittal requirement. The following
requirements apply when new plant materials and/or irrigation are installed on
existing landscapes or existing plant materials and/or irrigation are replaced:
A. Plant Material Requirements For Modified Landscaped Areas
i. The total square footage of turfgrass and high water need plants
defined for Region 3 in the current edition of the Water Use
Classification for Landscape Species (WUCOLS) issued by the
Department of Water Resources (DWR) shall not exceed eighty
percent (80%) of the landscape area. Alternative documentation of
water use from horticultural researchers at academic institutions or
professional associations as approved by DWR may be presented
for plants not listed in WUCOLS.
ii. Turfgrass installations are not allowed on slopes greater than four
percent (4%) where the toe of the slope is adjacent to an
impermeable hardscape or property line and where four percent
(4%) means one foot (1’) of vertical elevation change for every
twenty-five feet (25’) of horizontal length (rise divided by run x 100
= slope %).
iii. Turfgrass installations are prohibited in narrow, irregularly shaped
spaces with an average width of ten feet (10’) or less.
iv. Plant material listed in the current Invasive Plant Inventory for the
southwest region by the California Invasive Plant Council or listed
for the South Coast region by the PlantRight organization are
prohibited, except for known non-fruiting, non-invasive, sterile
varieties, cultivars or selections.
v. When replacing diseased or dead plant materials, these plants may
be replaced in kind or may be replaced with plant materials that
have lower water needs, as rated in the current edition of the Water
Use Classification of Landscape Species published by the
California Department of Water Resources, or equivalent
documentation.
B. Amendments and Mulch Requirements For Modified Landscaped Areas
i. A minimum three inch (3”) layer of mulch shall be applied on all
exposed soil surfaces of planting areas except in turf areas, over
creeping or rooting groundcovers, or in direct seeding applications
Water-Efficient Landscape and Irrigation Standards revised 10/27/2015 21
Section 5B: Residential Landscapes
Modifications to Existing Residential Landscaped Areas Excluding New
Development Projects
where mulch is not appropriate. To provide habitat for beneficial
insects and other wildlife, up to five percent (5%) of the landscape
area may be left without mulch.
ii. No mulch shall be applied within six inches (6”) of the base of trees.
iii. No plant material shall be installed within twenty-four (24”) inches of
the base of a tree.
C. Irrigation System Requirements For Modified Landscaped Areas
a. Requirements for New Irrigation Systems or Replacement of Existing
Irrigation Systems
i. The installation of new sprinkler irrigation systems are prohibited,
including parkways. Exception: Micro-sprays not exceeding thirty
gallons per hour (30 gph) may be used on areas solely dedicated to
edible plants.
ii. Hoses used for irrigation shall be equipped with an automated, shut
off nozzle.
iii. Hose bibbs shall be equipped with a built-in pressure vacuum
breaker.
iv. All new irrigation systems must conform to SMMC Section 7.12.370
Cross-Connection Prevention and SMMC Section 7.16.020 Water
Conservation Requirements.
v. Specify pressure regulation to ensure that the dynamic pressure at
each emission device is within the manufacturer’s recommended
pressure range for optimal performance.
vi. Pressure regulation may include a single master pressure regulator
and may be used for the entire system if the dynamic pressure at
each emission device has the same manufacturer’s recommended
pressure range for optimal performance. It must be located after the
master backflow prevention device, if present.
vii. A single large capacity master filter may be used but must be
located after the master backflow prevention device and master
pressure regulator, if present.
viii. Low-head drainage is prohibited. Anti-drain valves or check valves
in sprinkler heads and drip emitter devices are required to prevent
low-head drainage.
ix. Design landscape and irrigation systems in parkways according to
Water-Efficient Landscape and Irrigation Standards revised 10/27/2015 22
Section 5B: Residential Landscapes
Modifications to Existing Residential Landscaped Areas Excluding New
Development Projects
all local, state, and federal laws and regulations. Installation of an
irrigation system within a parkway cannot result in the damage of
the roots of any existing street trees.
x. Alternate water supply irrigation systems must conform to all local,
state, and federal laws and regulations.
xi. Root vegetables shall not be irrigated with graywater.
xii. For new plant material where a new irrigation system is installed for
that hydrozone, the irrigation system must be a drip irrigation
system.
1. Exception:
a. Sub-surface tree bubblers emitting half a gallon per
minute (0.5 gpm) or less may be used for new tree
sizes twenty-four inch (24”) box or larger. A maximum
of two (2) bubblers per tree. Bubblers must have fixed
emission outputs and cannot be variable or
adjustable.
b. Micro-sprays not exceeding thirty gallons per hour (30
gph) may be used on areas solely dedicated to new
edible plants.
xiii. For existing plant material where a new irrigation system is installed
for that hydrozone, the irrigation system must be a drip irrigation
system.
1. Exception:
a. Sub-surface tree bubblers emitting half a gallon per
minute (0.5 gpm) or less may be used for tree sizes
twenty-four inch (24”) box or larger. A maximum of
two (2) bubblers per tree. Bubblers must have fixed
emission outputs and cannot be variable or
adjustable.
b. Micro-sprays not exceeding thirty gallons per hour (30
gph) may be used on areas solely dedicated to edible
plants.
xiv. Newly planted trees shall be irrigated on a separate irrigation valve
unless in a planter or where the existing irrigation layout makes it
impractical. Sub-surface tree bubblers emitting half a gallon per
minute (0.5 gpm) or less may be used for tree sizes twenty-four
Water-Efficient Landscape and Irrigation Standards revised 10/27/2015 23
Section 5B: Residential Landscapes
Modifications to Existing Residential Landscaped Areas Excluding New
Development Projects
inch (24”) box or larger. A maximum of two (2) bubblers per tree.
Bubblers must have fixed emission outputs and cannot be variable
or adjustable.
xv. Drip Irrigation Zone:
1. The installation of new drip irrigation systems require drip
valve assemblies for each drip irrigation zone and must
include:
a. Anti-siphon valve if a master backflow protection
device is not specified;
b. In-line remote control valves only if there is a master
backflow prevention device at the Point of connection;
c. Pressure regulator if a master pressure regulator is
not specified for the entire irrigation system;
d. Filter with a one hundred-fifty to two hundred (150 –
200) mesh, wye or tee filter, if a master filter for the
entire irrigation system is not specified;
e. Pressure regulator and remote control valve must
have a minimum flow rate that is lower than the zone
flow rate.
2. A flushing mechanism for each new drip irrigation zone is
required.
3. For subsurface drip irrigation zones, an operational indicator
is required.
xvi. Drip Tubing:
1. Drip tubing shall be made of polyethylene or PVC.
2. Drip irrigation emitters shall emit no more than two gallons per
hour (2gph).
3. Only container plantings, raised beds and edible plant areas
irrigated with micro-spray may use one quarter inch (1/4”) or
one eighth inch (1/8”) solid tubing (also referred to as
“spaghetti” tubing).
4. Wire stakes shall be U-shaped galvanized steel wire stakes
and installed every three feet (3’).
5. The installation of multi-outlet emitters is prohibited.
D. Automatic Irrigation Controller Requirements
Refer to the California Building Standards Code (Cal Green).
Water-Efficient Landscape and Irrigation Standards revised 10/27/2015 24
Section 5C: Residential Landscapes
Maintenance Requirements for Existing Residential Landscaped Areas
A. General Maintenance Requirements
a. Irrigation systems must be maintained according to the manufacturers’
specifications and in accordance with all local, state and federal laws and
regulations.
b. When replacing diseased or dead plant materials, replacements may be in
kind or may be replaced with plant materials that have lower water needs,
as rated in the current edition of the Water Use Classification of
Landscape Species published by the California Department of Water
Resources, or equivalent documentation.
B. Requirements for Replacement of Existing Sprinkler Heads and Sprinkler
Systems
a. Individual sprinkler heads, nozzles or valves in need of repair may be
replaced; however, the installation of a new sprinkler irrigation system is
prohibited, including parkways. Exception: Micro-sprays not exceeding
thirty gallons per hour (30gph) may be installed on areas solely dedicated
to edible plants.
b. All replaced sprinkler heads on the same valve shall have matched
precipitation rates.
c. Repaired sprinkler irrigation zones shall have a minimum operational
lower quarter distribution uniformity of seventy-five percent (75%).
d. Irrigation shall not runoff nor overspray onto impermeable surfaces
including but not limited to buildings, fencing, property line, public right-of-
way.
Water-Efficient Landscape and Irrigation Standards revised 10/27/2015 25
Section 6:
Commercial Landscapes
Photo by Amy Williams Photography
Section 6A: Commercial Landscapes: Requirements for Commercial New
Development Projects………………………………………………………………pgs 26-33
Section 6B: Commercial Landscapes: Modifications to Existing Commercial
Landscaped Areas Excluding New Development
Projects…………………………………………………………………………….… pgs 34-39
Section 6C: Commercial Landscapes: Maintenance Requirements for Existing
Commercial Landscaped
Areas……………………………………………………………………………….……… pg 40
Water-Efficient Landscape and Irrigation Standards revised 10/27/2015 26
Section 6A: Commercial Landscapes
Requirements for Commercial New Developments
A. Plant Material Requirements
a. Turfgrass and high water need plants, including existing plant material,
defined for Region 3 in the current edition of the Water Use Classification
for Landscape Species (WUCOLS) issued by the Department of Water
Resources (DWR) are prohibited, excluding areas watered by graywater,
captured rain on site or other approved alternative water sources.
Alternative documentation of water use from horticultural researchers at
academic institutions or professional associations as approved by DWR
may be presented for plants not listed in WUCOLS.
i. Exception:
1. Institutional landscapes and Mixed-Use Development
projects may install recreational turfgrass areas.
a. High water using turf grass as defined by WUCOLS is
not allowed on slopes greater than four percent (4%)
where the toe of the slope is adjacent to an
impermeable hardscape or property line and where
four percent (4%) means one foot (1’) of vertical
elevation change for every twenty-five feet (25’) of
horizontal length (rise divided by run x 100 = slope
%).
b. Turfgrass is prohibited in narrow, irregularly shaped
spaces with an average width of ten feet (10’) or less.
b. The total maximum area permitted for installation of moderate water need
plants, including existing plant material, defined for Region 3 in the current
edition of the WUCOLS issued by the Department of Water Resources is
thirty percent (30%) of the total landscaped area, excluding edibles and
areas watered with recycled water or other approved alternative water
sources. Alternative documentation of water use from horticultural
researchers at academic institutions or professional associations as
approved by DWR may be presented for plants not listed in WUCOLS.
c. Plant material listed in the current Invasive Plant Inventory for the
southwest region by the California Invasive Plant Council or listed for the
South Coast region by the PlantRight organization, including existing plant
material, are prohibited, except for known non-fruiting, non-invasive,
sterile varieties or cultivars or selections.
d. Plant material shall be grouped together into hydrozones based on similar
watering needs.
Water-Efficient Landscape and Irrigation Standards revised 10/27/2015 27
Section 6A: Commercial Landscapes
Requirements for Commercial New Developments
B. Amendments and Mulch Requirements
a. For landscape installations, compost at a rate of a minimum of four cubic
yards (4 yd3) per one thousand square feet (1,000 ft2) of permeable area
shall be incorporated to a depth of six inches (6”) into the soil. Soils with
greater than six percent (6%) organic matter in the top six inches (6”) of
soil are exempt from adding compost and tilling. A post installation soil test
must show a six percent (6%) organic matter content or greater.
b. A minimum three inch (3”) layer of mulch shall be applied on all exposed
soil surfaces of planting areas except in turf areas, over creeping or
rooting groundcovers, or in direct seeding applications where mulch is not
appropriate. To provide habitat for beneficial insects and other wildlife, up
to five percent (5%) of the landscape area may be left without mulch.
Designated insect habitat must be clearly identified on the construction or
landscape plan.
c. No mulch shall be applied within six inches (6”) of the base of trees.
d. No plant material shall be installed within twenty-four (24”) inches of the
base of a tree.
e. Areas designated as mulch on approved landscape plans, including areas
covered by wood chips, gravel, stone and decomposed granite, and areas
designated as artificial turf on approved plans cannot be replaced with
turfgrass or high water use plants as defined in the current edition of
WUCOLS, once mulch or artificial turf has been installed.
C. Irrigation System Requirements
a. General Irrigation Requirements
i. All existing sprinklers and spray heads shall be removed.
ii. The installation of new sprinkler irrigation systems are prohibited,
including parkways.
1. Exceptions:
a. Micro-sprays not exceeding thirty gallons per hour
(30gph) may be used on areas solely dedicated to
edible plants.
b. Recreational turfgrass areas for Institutional and
Mixed-Use Development project landscapes. Must be
designed and installed in such a manner that a
precipitation rate of one inch (1”) per hour is not
exceeded unless using approved alternate water
supply irrigation system.
Water-Efficient Landscape and Irrigation Standards revised 10/27/2015 28
Section 6A: Commercial Landscapes
Requirements for Commercial New Developments
iii. Hoses used for irrigation shall be equipped with an automated, shut
off nozzle.
iv. Hose bibbs shall be equipped with a built-in pressure vacuum
breaker.
v. Sprinkler, drip irrigation, and bubblers must be on separate valves.
vi. Design landscape and irrigation systems in parkways according to
all local, state, and federal laws and regulations. Installation of an
irrigation system within a parkway cannot result in the damage of
the roots of any existing street trees.
vii. Trees shall be irrigated on a separate valve unless the tree is
located in a planter.
viii. Graywater irrigation systems must conform to Chapter 16 of the
California Plumbing Code.
ix. Root vegetables shall not be irrigated with graywater.
x. Alternative water supply irrigation systems must conform to all
local, state, and federal laws and regulations.
xi. Low-head drainage is prohibited. Anti-drain valves or check valves
in sprinkler heads and drip emitter devices are required to prevent
low-head drainage.
xii. 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.
xiii. Specify pressure regulation to ensure that the dynamic pressure at
each emission device is within the manufacturer’s recommended
pressure range for optimal performance. If the water pressure is
below the recommended pressure of the specified irrigation
devices, the installation of a pressure regulating device is not
required.
xiv. Pressure regulation may include a single master pressure regulator
and may be used for the entire system if the dynamic pressure at
each emission device has the same manufacturer’s recommended
pressure range for optimal performance. It must be located after the
master backflow device, if present.
Water-Efficient Landscape and Irrigation Standards revised 10/27/2015 29
Section 6A: Commercial Landscapes
Requirements for Commercial New Developments
xv. A single large capacity grade master filter may be used but must be
located after the master backflow device and master pressure
regulator, if present.
b. Water Supply, Meter & Valve Requirements
vii. Label all types of water proposed including potable and alternative
water supplies per local, state and federal laws and regulations.
viii. 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.
ix. A master shut-off valve is required for all automatic irrigation
systems except in systems 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. A master shut off valve show be installed as close as
possible to the point of connection of the water supply but upstream
from the remote control valve(s) which control(s) water flow into the
irrigation zones.
i. Cross-Connection Prevention (Backflow Prevention) as required by
SMMC Section 7.12.370.
ii. Dedicated landscape water service meters shall be installed on
commercial landscape areas, unless landscape area is completely
contained in a planter(s).
iii. A flow sensor that detects high flow conditions is required for all
automatic irrigation systems.
iv. All irrigation valves must be appropriately tagged and labelled in
accordance with all local, county and state laws and regulations.
v. Any valve or set of valves installed below grade shall be enclosed
in a valve box. Valve boxes must be large enough to service
irrigation equipment inside and be installed over a layer of coarse
stone or gravel while maintaining an air space between valves and
the layer of stone.
c. Pipe Requirements
i. Specify main and lateral pipe sizes that will result in the velocity of
water moving through these pipes at a rate not exceeding five feet
(5’) per second for pipes under three inch (3”) in diameter and not
exceeding seven feet (7’) per second for pipes three inch (3”) or
Water-Efficient Landscape and Irrigation Standards revised 10/27/2015 30
Section 6A: Commercial Landscapes
Requirements for Commercial New Developments
greater in diameter.
ii. Use Schedule 40 or Class 315 solvent weld-type PVC pipe for
mains, below grade laterals, or piping under roadways. Class 125
pipe is not permitted.
iii. IPS flexible PVC pipe or flexible HDPE pipe may be substituted for
rigid PVC pipe below grade in lateral lines only to avoid
underground obstructions encountered during trenching or
tunneling.
iv. Use Schedule 40 UV resistant PVC, Schedule 80 PVC or metal
piping for all above grade pipes.
v. Pipe in the same trench must be laid side-by-side and not
overlapped. Provide three inch (3”) vertical and horizontal
clearance between irrigation lines and six inch (6”) clearance
between lines of other work. Do not install parallel lines directly
over any other line.
vi. PVC fittings must be of the same chemical compound as pipe on
which they are installed.
vii. PVC cement must have the proper adhesive value for the pipe on
which it is used.
viii. Backfill shall not have rocks or debris greater than half inch (½”) in
size next to the pipe.
ix. Under vehicle paving or sidewalks, install a sleeve made of
permanent rigid material (PVC Sch 40 or Class 160) that is twice
the size of the pipe it will hold and should extend one foot (1’)
beyond the edge of the hard surfaces.
x. Properly identify any applicable alternative water supply discharge
piping, system components and area(s) of distribution;
Water-Efficient Landscape and Irrigation Standards revised 10/27/2015 31
Section 6A: Commercial Landscapes
Requirements for Commercial New Developments
xi. Trench or tunnel depth must be sufficient to obtain a minimum
depth of cover over the installed pipe and control wire which
conforms to the following dimensions. Where pipe and/or conduit
are placed below paving or hardscape the minimum burial depths
are:
Pressure Lines ≤2 inches in landscaping 12 inch
Pressure Lines >2 inches in landscaping 18 inch
Pressure Lines under non-vehicular paving 18 inch
Pressure Lines under vehicular paving 24 inch
Non-pressure Lines ≤2 inches in landscaping 12 inch
Non-pressure Lines >2 inches in landscaping 12 inch
Non-pressure Lines under non-vehicular paving
12 inch
Non-pressure Lines under vehicular paving 18 inch
Conduit in landscaping 12 inch
Conduit under non-vehicular paving 18 inch
Conduit under vehicular paving 24 inch
d. Automatic Irrigation Controller Requirements
i. Refer to the California Green Building Standards Code (Cal Green)
e. Sprinkler Irrigation Requirements for Institutional and Mixed Use
Development Landscapes with Recreational Turfgrass Areas
i. Must be designed and installed in such a manner that a
precipitation rate of one inch (1”) per hour is not exceeded unless
using approved alternate water supply irrigation system.
ii. Sprinklers shall have a minimum operational lower quarter
distribution uniformity of seventy-five percent (75%).
iii. No sprinklers shall be located within twenty-four inches (24”) of any
trees or impermeable hardscape, including but not limited to
sidewalks, driveways, alleys, streets, walkways, fencing.
Irrigation shall not runoff nor overspray onto impermeable surfaces
including but not limited to buildings, fencing, property line, public
right-of-way.
Water-Efficient Landscape and Irrigation Standards revised 10/27/2015 32
Section 6A: Commercial Landscapes
Requirements for Commercial New Developments
iv. Sprinkler heads on the same valve shall have matched precipitation
rates.
v. Sprinkler heads with or without multi-stream, multi-trajectory
rotating nozzles, shall have built-in pressure regulation in the body
or stem or shall have pressure regulating swing joints.
vi. Sprinkler heads shall have swing joints or other riser-protection
components.
vii. Sprinkler heads must have a minimum of head-to-head coverage
(minimum of fifty percent (50%) of diameter). Wind de-rating, if
used, should be based on wind criteria for the time period that the
system is normally operated.
f. Drip Irrigation Requirements
i. If installing new irrigation zones or system, drip irrigation is required
for all plant material.
1. Exceptions:
a. Sub-surface tree bubblers emitting half a gallon per
minute (0.5 gpm) or less may be used for new trees of
a size twenty-four inch (24”) box or larger. A
maximum of two (2) bubblers per tree. Bubblers must
have fixed emission outputs and cannot be variable or
adjustable.
b. Recreational turfgrass in Institutional and Mixed-Use
Development project landscapes.
c. Micro-sprays not exceeding thirty gallons per hour
(30gph) may be used on areas solely dedicated to
new edible plants.
ii. Drip Irrigation Zone:
1. The installation of new drip irrigation systems require drip
valve assemblies for each drip zone and must include:
a. Anti-siphon valve if a master backflow protection
device is not specified;
b. In-line remote control valves only if there is a master
backflow prevention device at the Point of connection;
c. Pressure regulator if a master pressure regulator is
not specified for the entire irrigation system;
Water-Efficient Landscape and Irrigation Standards revised 10/27/2015 33
Section 6A: Commercial Landscapes
Requirements for Commercial New Developments
d. Filter with a one hundred-fifty to two hundred (150 –
200 mesh), wye or tee filter if a master filter for the
entire irrigation system is not specified;
e. Pressure regulator and remote control valve must
have a minimum flow rate that is lower than the zone
flow rate.
2. Drip irrigation shall have a minimum operational lower
quarter emission uniformity of eighty-one percent (81%).
3. A flushing mechanism for each new drip irrigation zone is
required.
4. For subsurface drip irrigation zones an operational indicator
is required.
iii. Drip Tubing:
1. Drip tubing shall be made of polyethylene or PVC.
2. Drip irrigation emitters shall emit no more than two gallons per
hour (2gph).
3. Only container plantings, raised beds and edible plant areas
irrigated with micro-spray may use one quarter inch (1/4”) or
one eighth inch (1/8”) inch solid tubing (also referred to as
”spaghetti” tubing).
4. Wire stakes shall be U-shaped galvanized steel wire stakes
and installed every three feet (3’).
5. Multi-outlet emitters are prohibited.
Water-Efficient Landscape and Irrigation Standards revised 10/27/2015 34
Section 6B: Commercial Landscapes
Modifications to Existing Landscaped Areas Excluding Commercial New
Development
Permits and submittal of plans may be required under certain circumstances.
The following requirements apply when new plant materials or irrigation are
installed on an existing landscape or existing plant materials or irrigation are
replaced:
A. Plant Material Requirements For Modified Landscaped Areas
a. The installation of new turfgrass and high water need plants defined for
Region 3 in the current edition of the Water Use Classification for
Landscape Species (WUCOLS) issued by the Department of Water
Resources (DWR) is prohibited, excluding areas watered by graywater,
captured rain on site or other approved alternative water sources.
Alternative documentation of water use from horticultural researchers at
academic institutions or professional associations as approved by DWR
may be presented for plants not listed in WUCOLS.
i. Exception:
1. Institutional and Mixed-Use Development projects may
install new recreational turfgrass areas.
a. High water using turf grass as defined by WUCOLS is
not allowed on slopes greater than 4% where the toe
of the slope is adjacent to an impermeable hardscape
or property line and where four percent (4%) means
one foot (1’) of vertical elevation change for every
twenty-five feet (25’) of horizontal length (rise divided
by run x 100 = slope %).
b. Turfgrass is prohibited in narrow, irregularly shaped
spaces with an average width of ten feet (10’) or less.
b. Plant material listed in the current Invasive Plant Inventory for the
southwest region by the California Invasive Plant Council or listed for the
South Coast region by the PlantRight organization are prohibited, exce pt
for known non-fruiting, non-invasive, sterile varieties or cultivars or
selections.
c. Root vegetables shall not be irrigated with graywater.
d. When replacing diseased or dead plant materials, replacements may be in
kind or may be replaced with plant materials that have lower water needs,
as rated in the current edition of the Water Use Classification of
Landscape Species published by the California Department of Water
Resources, or equivalent documentation.
Water-Efficient Landscape and Irrigation Standards revised 10/27/2015 35
Section 6B: Commercial Landscapes
Modifications to Existing Landscaped Areas Excluding Commercial New
Development
B. Amendments and Mulch Requirements For Modified Landscaped Areas
a. A minimum three inch (3”) layer of mulch shall be applied on all exposed
soil surfaces of planting areas except in turf areas, over creeping or
rooting groundcovers, or in direct seeding applications where mulch is not
appropriate. To provide habitat for beneficial insects and other wildlife, up
to five percent (5%) of the landscape area may be left without mulch. No
mulch shall be applied within six inches (6”) of the base of trees.
b. No plant material shall be installed within twenty-four (24”) inches of the
base of a tree.
c. No mulch shall be applied within six inches (6”) of the base of trees.
C. Irrigation System Requirements For Modified Landscaped Areas
a. General Irrigation System Requirements
i. The installation of new sprinkler irrigation systems are prohibited,
including parkways.
1. Exception:
a. Micro-sprays not exceeding thirty gallons per hour (30
gph) may be used on areas solely dedicated to edible
plants.
b. Recreational turfgrass areas of Institutional and
Mixed-Use Development project landscapes. Must be
designed and installed in such a manner that a
precipitation rate of one inch (1”) per hour is not
exceeded unless using approved alternate water
supply irrigation system.
ii. Hoses used for irrigation shall be equipped with an automated, shut
off nozzle.
iii. Hose bibbs shall be equipped with a built-in pressure vacuum
breaker.
iv. All new irrigation systems must conform to SMMC Section 7.12.370
Cross-Connection Prevention and SMMC Section 7.16.020 Water
Conservation Requirements.
v. Specify pressure regulation to ensure that the dynamic pressure at
each emission device is within the manufacturer’s recommended
pressure range for optimal performance. If the water pressure is
below the recommended pressure of the specified irrigation
Water-Efficient Landscape and Irrigation Standards revised 10/27/2015 36
Section 6B: Commercial Landscapes
Modifications to Existing Landscaped Areas Excluding Commercial New
Development
devices, the installation of a pressure regulating device is not
required.
vi. Pressure regulation may include a single master pressure regulat or
and may be used for the entire system if the dynamic pressure at
each emission device has the same manufacturer’s recommended
pressure range for optimal performance. It must be located after the
master backflow device, if present.
vii. A single large capacity grade master filter may be used but must be
located after the master backflow device and master pressure
regulator, if present.
viii. Design landscape and irrigation systems in parkways according to
all local, state, and federal laws and regulations. Installation of an
irrigation system within a parkway cannot result in the damage of
the roots of any existing street trees.
ix. Low-head drainage is prohibited. Anti-drain valves or check valves
in sprinkler heads and drip emitter devices are required to prevent
low-head drainage.
b. Requirements for New Irrigation Systems or Replacement of
Existing Irrigation Systems
i. For new plant material where a new irrigation system is installed for
that hydrozone, the irrigation system must be a drip irrigation
system.
1. Exception:
a. Sub-surface tree bubblers emitting half a gallon per
minute (0.5 gpm) or less may be used for new tree
sizes twenty-four inch (24”) box or larger. A maximum
of two (2) bubblers per tree. Bubblers must have fixed
emission outputs and cannot be variable or
adjustable.
b. Micro-sprays not exceeding thirty gallons per hour
(30gph) may be used on areas solely dedicated to
new edible plants.
c. Sprinkler irrigation may be used on new recreational
turfgrass areas only but must be designed and
installed in such a manner that a precipitation rate of
Water-Efficient Landscape and Irrigation Standards revised 10/27/2015 37
Section 6B: Commercial Landscapes
Modifications to Existing Landscaped Areas Excluding Commercial New
Development
one inch (1”) per hour is not exceeded unless using
approved alternate water supply irrigation system.
ii. For existing plant material where a new irrigation system is installed
for that hydrozone, the irrigation system must be a drip irrigation
system.
1. Exception:
a. Sub-surface tree bubblers emitting half a gallon per
minute (0.5 gpm) or less may be used for tree sizes
twenty-four inch (24”) box or larger. A maximum of
two (2) bubblers per tree. Bubblers must have fixed
emission outputs and cannot be variable or
adjustable.
b. Micro-sprays not exceeding thirty gallons per hour (30
gph) may be used on areas solely dedicated to edible
plants.
c. Sprinkler irrigation may be used on recreational
turfgrass areas only but must be designed and
installed in such a manner that a precipitation rate of
one inch (1”) per hour is not exceeded unless using
approved alternate water supply irrigation system.
iii. Newly planted trees shall be irrigated on a separate irrigation valve
unless located in a planter. Sub-surface tree bubblers emitting half
a gallon per minute (0.5 gpm) or less may be used for tree sizes
twenty-four inch (24”) box or larger. A maximum of two (2) bubblers
per tree. Bubblers must have fixed emission outputs and cannot be
variable or adjustable.
iv. Drip Irrigation Zone:
1. The installation of new drip irrigation systems require drip
valve assemblies for each drip zone and must include:
a. Anti-siphon valve if a master backflow protection
device is not specified;
b. In-line remote control valves only if there is a master
backflow prevention device at the Point of connection;
c. Pressure regulator if a master pressure regulator is
not specified for the entire irrigation system;
Water-Efficient Landscape and Irrigation Standards revised 10/27/2015 38
Section 6B: Commercial Landscapes
Modifications to Existing Landscaped Areas Excluding Commercial New
Development
d. Filter with a one hundred-fifty to two hundred (150 –
200 mesh), wye or tee filter if a master filter for the
entire irrigation system is not specified;
e. Pressure regulator and remote control valve must
have a minimum flow rate that is lower than the zone
flow rate.
2. A flushing mechanism for each new drip irrigation zone is
required.
3. For subsurface drip irrigation zones an operational indicator
is required.
v. Drip Tubing:
1. Drip tubing shall be made of polyethylene or PVC
2. Drip irrigation emitters shall emit no more than two gallons per
hour (2 gph).
3. Only container plantings. raised beds and edible plant areas
irrigated with micro-spray may use one quarter inch (1/4”) or
one eighth inch (1/8”) solid tubing (also referred to as
”spaghetti” tubing).
4. Wire stakes shall be U-shaped galvanized steel wire stakes
and installed every three feet (3’).
5. Multi-outlet emitters are prohibited.
c. Requirements for Replacement of Existing Sprinkler Heads on
Institutional and Mixed Use Development Projects with Recreational
Turfgrass Areas
i. Sprinklers shall have a minimum operational lower quarter
distribution uniformity of seventy-five percent (75%).
ii. Irrigation shall not runoff nor overspray onto impermeable surfaces
including but not limited to buildings, fencing, property line, public
right-of-way.
iii. When a sprinkler head is changed, all of the sprinkler heads on the
same irrigation valve must be changed to the same manufacturer
make and type.
iv. All replaced sprinkler heads on the same valve shall have matched
precipitation rates.
Water-Efficient Landscape and Irrigation Standards revised 10/27/2015 39
Section 6B: Commercial Landscapes
Modifications to Existing Landscaped Areas Excluding Commercial New
Development
v. All replaced sprinkler heads must have a minimum head -to-head
coverage (minimum of fifty percent (50%) of diameter). Wind
de-rating, if used, should be based on wind criteria for the time
period that the system is normally operated.
vi. All replaced sprinkler heads, with or without multi-stream, multi-
trajectory rotating nozzles, shall have built-in pressure regulation in
the body or stem or shall have pressure regulating swing joints.
vii. All replaced sprinkler heads shall have swing joints or other riser-
protection components.
d. Automatic Irrigation Controller Requirements
i. Refer to the California Building Standards Code (Cal Green).
Water-Efficient Landscape and Irrigation Standards revised 10/27/2015 40
Section 6C: Commercial Landscapes
Maintenance Requirements for Existing Commercial Landscaped Areas
A. General Maintenance Requirements
a. Irrigation systems must be maintained according to the manufacturers’
specifications and in accordance with all local, state and federal laws and
regulations.
b. When replacing diseased or dead plant materials, replacements may be in
kind or may be replaced with plant materials that have lower water needs,
as rated in the current edition of the Water Use Classification of
Landscape Species published by the California Department of Water
Resources, or equivalent documentation.
B. Requirements for Replacement of Existing Sprinkler Heads
a. Individual sprinkler heads, nozzles and valves in need of repair may be
replaced however the installation of a new sprinkler irrigation system is
prohibited.
i. Exception:
1. Micro-sprays not exceeding thirty gallons per hour (30 gph)
may be used on areas solely dedicated to edible plants.
2. Recreational turfgrass areas of Institutional and Mixed-Use
Development project landscapes.
a. Must be designed and installed in such a manner that
a precipitation rate of one inch (1”) per hour is not
exceeded unless using approved alternate water
supply irrigation system.
b. Sprinkler irrigation zones shall have a minimum operational lower quarter
distribution uniformity of seventy-five percent (75%).
c. All replaced sprinkler heads on the same valve shall have matched
precipitation rates.
d. Irrigation shall not runoff nor overspray onto impermeable surfaces
including but not limited to buildings, fencing, property line, public right-of-
way.
Water-Efficient Landscape and Irrigation Standards revised 10/27/2015 41
Section 7:
City of Santa Monica Public Landscapes
Photo by Tim Street Porter
Section 7A: City of Santa Monica Public Landscapes: Requirements for City of
Santa Monica Public Landscape New Development
Projects………………………………………………..………..………………….…pgs 42-48
Section 7B: City of Santa Monica Public Landscapes: Modifications to Existing
City of Santa Monica Public Landscape Areas Excluding New Development
Projects …………………………………………………………………………..…..pgs 49-52
Section 7C: City of Santa Monica Public Landscapes: Maintenance Requirements
for City of Santa Monica Public Landscape
Areas……..………………………………………………………….……………….. pg 53
Water-Efficient Landscape and Irrigation Standards revised 10/27/2015 42
Section 7A: City of Santa Monica Public Landscapes
Requirements for New Landscaped Areas for Public Landscape Areas
New Landscaping Requirements - The following requirements apply when
landscape is designed for and installed by City of Santa Monica Public
Landscape Areas, including but not limited to parks, open spaces, and medians:
A. Landscape and Irrigation Design
a. The Director of Public Works may specify plant material, soil amendments
or irrigation device requirements for new public landscape sites that
reduce overall water use on the site, including new plant cultivars,
products, or technologies that may be used in pilot demonstration projects
to verify best management practices.
B. Plant Material Requirements
a. Turfgrass defined for Region 3 in the current edition of the Water Use
Classification for Landscape Species (WUCOLS) issued by the
Department of Water Resources shall be limited to recreational turfgrass
areas only. All other plant material with the exception of trees, shall have
an average plant factor of 0.4 or below.
b. Turfgrass is prohibited in public street medians and narrow, irregularly
shaped spaces with an average width of ten feet (10’) or less.
c. Plants listed in the current Invasive Plant Inventory for the southwest
region by the California Invasive Plant Council or listed for the South
Coast region by the PlantRight organization are prohibited, except for
known non-fruiting, non-invasive, sterile varieties or cultivars or selections.
d. Plants shall be grouped together into hydrozones. Maximize the number of
hydrozones based on plant water needs, soil infiltration rates , water
windows, and the hydraulic demands of the irrigation system.
C. Amendments and Mulch Requirements
a. For landscape installations, compost at a rate of a minimum of four cubic
yards (4 yd3) per one thousand square feet (1,000 ft2) of permeable area
shall be incorporated to a depth of six inches (6”) into the soil. Soils with
greater than six percent (6%) organic matter in the top six inches (6”) of
soil are exempt from adding compost and tilling. A post installation soil test
must show a six percent (6%) organic matter content or greater.
b. A minimum three inch (3”) layer of mulch shall be applied on all exposed
soil surfaces of planting areas except in turf areas, over creeping or
rooting groundcovers, or in direct seeding applications where mulch is not
appropriate. To provide habitat for beneficial insects and other wildlife, up
Water-Efficient Landscape and Irrigation Standards revised 10/27/2015 43
Section 7A: City of Santa Monica Public Landscapes
Requirements for New Landscaped Areas for Public Landscape Areas
to five percent (5%) of the landscape area may be left without mulch.
Designated insect habitat must be clearly identified on the construction or
landscape plan.
c. No mulch shall be applied within six inches (6”) of the base of trees.
d. Organic mulch shall be applied in a minimum two foot (2’) radius around
the tree base.
e. No plant material shall be installed within twenty-four (24”) inches of the
base of a tree.
D. Irrigation System Requirements
a. General Irrigation Requirements
i. Irrigation systems must be designed and installed in such a manner
that a precipitation rate of one inch (1”) per hour is not exceeded in
any portion of the landscape unless using approved alternate water
supply irrigation system.
ii. Sprinklers, drip irrigation and bubblers must be on separate valves.
iii. Graywater irrigation systems must conform to Chapter 16 of the
California Plumbing Code
iv. Approved alternate water supply irrigation systems must conform to
all local, state, and federal laws and regulations.
v. Low-head drainage is prohibited. Anti-drain valves or check valves
in sprinkler heads or drip emitter devices are required to prevent
low-head drainage.
vi. Specify pressure regulation to ensure that the dynamic pressure at
each emission device is within the manufacturer’s recommended
pressure range for optimal performance.
vii. For drip irrigation zones, pressure regulation may include a single
master pressure regulator and may be used for the entire system,
and must be located after the master backflow device. Pressure
regulators that can tolerate constant pressurization must be used.
viii. For drip irrigation zones, a single large capacity grade master filter
may be used but must be located after the master backflow device
and master pressure regulator, if present. Filters that can tolerate
constant pressurization must be used.
ix. For overhead and bubbler irrigation zones, pressure regulation
shall be at the zone valve by use of a valve pressure regulating
module or similar device that achieves pressure regulation at the
Water-Efficient Landscape and Irrigation Standards revised 10/27/2015 44
Section 7A: City of Santa Monica Public Landscapes
Requirements for New Landscaped Areas for Public Landscape Areas
valve.
b. Water Supply, Meter & Valve Requirements
i. 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, and at each valve manifold, to
minimize water loss in case of an emergency (such as a main line
break) or routine repair.
ii. Cross-Connection Prevention (Backflow Prevention) as required by
SMMC Section 7.12.370.
iii. A dedicated landscape meter is required for new landscape areas.
iv. All irrigation valves must be appropriately tagged and labelled in
accordance with the local, state, and federal laws and regulations.
v. Valve boxes, if installed, must be large enough to service irrigation
equipment inside and be installed over a layer of coarse stone or
gravel while maintaining an air space between valves and the layer
of stone.
vi. All valve box lids must be labelled with the appropriate valve,
program and station numbers.
vii. Quick coupler valves must be specified according to site conditions
that ensure proper maintenance of the area.
viii. A master shut-off valve shall be installed whenever corresponding
irrigation controller has master shut-off valve operation capability.
ix. A flow sensor shall be installed whenever corresponding irrigation
controller has flow sensing capability.
x. Scrubber or ‘dirty water’ valves are required if the water source for
the irrigation system uses approved alternate water supply.
c. Pipe Requirements
i. Specify main and lateral pipe sizes that will result in the velocity of
water moving through these pipes at a rate not exceeding five feet
(5’) per second for pipes under three inch (3”) in diameter and not
exceeding seven feet (7’) per second for pipes three inch (3”) or
greater in diameter.
ii. Use Schedule 40 or Class 315 solvent weld-type PVC pipe for
mains, below grade laterals, or piping under roadways. Class 125
pipe is not permitted.
Water-Efficient Landscape and Irrigation Standards revised 10/27/2015 45
Section 7A: City of Santa Monica Public Landscapes
Requirements for New Landscaped Areas for Public Landscape Areas
iii. IPS flexible PVC pipe or flexible HDPE pipe may be substituted for
rigid PVC pipe below grade in lateral lines only to avoid
underground obstructions encountered during trenching or
tunneling.
iv. Use Schedule 40 UV resistant PVC, Schedule 80 PVC or metal
piping for all above grade pipes.
v. Pipe in the same trench must be laid side-by-side and not
overlapped. Provide three inch (3”) vertical and horizontal
clearance between irrigation lines and six inch (6”) clearance
between lines of other work. Do not install parallel lines directly
over any other line.
vi. PVC fittings must be of the same chemical compound as pipe on
which they are installed.
vii. PVC cement must have the proper adhesive value for the pipe on
which it is used.
viii. Backfill shall not have rocks or debris greater than half an inch (½”)
in size next to the pipe.
ix. Under vehicle paving or sidewalks, install a sleeve made of
permanent rigid material (PVC Sch 40 or Class 160) that is twice
the size of the pipe it will hold and should extend one foot (1’)
beyond the edge of the hard surfaces.
Water-Efficient Landscape and Irrigation Standards revised 10/27/2015 46
Section 7A: City of Santa Monica Public Landscapes
Requirements for New Landscaped Areas for Public Landscape Areas
x. Trench or tunnel depth must be sufficient to obtain a minimum
depth of cover over the installed pipe and control wire which
conforms to the following dimensions. Where pipe and/or conduit
are placed below paving or hardscape the minimum burial depths
are:
Pressure Lines ≤2 inches in landscaping 12 inch
Pressure Lines >2 inches in landscaping 18 inch
Pressure Lines under non-vehicular paving 18 inch
Pressure Lines under vehicular paving 24 inch
Non-pressure Lines ≤2 inches in landscaping 12 inch
Non-pressure Lines >2 inches in landscaping 12 inch
Non-pressure Lines under non-vehicular paving
12 inch
Non-pressure Lines under vehicular paving 18 inch
Conduit in landscaping 12 inch
Conduit under non-vehicular paving 18 inch
Conduit under vehicular paving 24 inch
d. Automatic Irrigation Controller Requirements
i. A weather-based irrigation controller (WBIC) with central control
capability and soil moisture sensors (SMS) readiness is required,
site parameters permitting. Then only Smart Water Application
Technologies tested and published WBICs and SMSs or EPA
Watersense labeled WBICs or SMSs are permitted and must be
compatible with existing City infrastructure. Once installed disabling
the climate-based sensor or moisture-based sensor features on the
controller is prohibited.
e. Sprinkler Irrigation Requirements
i. Sprinklers shall have a minimum operational lower quarter
distribution uniformity of seventy-five percent (75%).
ii. No sprinklers shall be located within twenty-four inches (24”) of any
trees or impermeable hardscape, including but not limited to
sidewalks, driveways, alleys, streets, walkways, fencing.
Water-Efficient Landscape and Irrigation Standards revised 10/27/2015 47
Section 7A: City of Santa Monica Public Landscapes
Requirements for New Landscaped Areas for Public Landscape Areas
iii. Irrigation shall not runoff nor overspray onto impermeable surfaces
including but not limited to buildings, fencing, property line, public
right-of-way.
iv. Sprinkler heads on the same valve shall have matched precipitation
rates. The precipitation rate shall not exceed one inch (1”) per hour
unless using approved alternate water supply irrigation system.
v. Sprinkler heads with or without multi-stream, multi-trajectory
rotating nozzles, shall have built-in pressure regulation in the body
or stem or shall have pressure regulating swing joints.
vi. Sprinkler heads shall have swing joints or other riser-protection
components.
vii. Sprinkler heads must have a minimum of head-to-head coverage
(minimum of fifty percent (50%) of diameter). Wind de-rating, if
used, should be based on wind criteria for the time period that the
system is normally operated.
f. Drip Irrigation Requirements
i. Drip irrigation is required for all new plant material except
groundcovers, including turfgrass, and trees.
1. Exception:
a. Sub-surface tree bubblers emitting half a gallon per
minute (0.5 gpm) or less may be used for new trees of
a size twenty-four inch (24”) box or larger. Bubblers
must have fixed emission outputs and cannot be
variable or adjustable.
b. Micro-sprays not exceeding thirty gallons per hour
(30gph) may be used on areas solely dedicated to
edible plants.
ii. Trees shall be irrigated on a separate valve.
iii. Drip Irrigation Zone:
1. The installation of new drip irrigation systems require drip
valve assemblies for each drip zone and must include:
a. In-line remote control valves connection;
b. Pressure regulator if a master pressure regulator is
not specified for the entire irrigation system or
pressure regulating filter is not specified;
Water-Efficient Landscape and Irrigation Standards revised 10/27/2015 48
Section 7A: City of Santa Monica Public Landscapes
Requirements for New Landscaped Areas for Public Landscape Areas
c. Filter with at minimum, an one hundred-fifty to two
hundred (150-200) mesh, wye or tee filter if a master
filter for the entire irrigation system or a pressure
regulating filter is not specified; disc filters may be
used if the water source for the irrigation system is
reclaimed, recycled, rain water or greywater.
d. Pressure regulator and remote control valve must
have a minimum flow rate that is lower than the zone
flow rate.
2. Drip irrigation shall have a minimum operational lower
quarter emission uniformity of eighty-one percent (81%).
3. An air relief valve for each drip irrigation zone is required.
4. A manual flushing mechanism for each new drip irrigation
zone is required.
iv. Drip Tubing:
1. Drip tubing shall be made of polyethylene or PVC.
2. Drip irrigation emitters shall emit no more than two gallons per
hour (2 gph).
3. Only container plantings, raised beds and edible plant areas
irrigated with micro-spray may use one quarter inch (1/4”) or
one eighth inch (1/8”) solid tubing (also referred to as
”spaghetti” tubing).
4. Drip tubing shall be designed for sub-surface installation
unless site conditions are prohibit below grade installation.
5. Wire stakes shall be U-shaped galvanized steel wire stakes
and installed every five feet (5’).
6. Multi-outlet emitters are prohibited.
Water-Efficient Landscape and Irrigation Standards revised 10/27/2015 49
Section 7B: City of Santa Monica Public Landscapes
Modifications to Existing Landscaped Areas for Public Landscape Areas
Existing Landscaping Requirements - The following requirements apply when
existing landscaping is replaced by City public landscape agencies:
A. Landscape and Irrigation Improvements
The Director of Public Works may specify plant material, soil amendments
or irrigation device requirements for new public landscape sites that
reduce overall water use on the site, including new plant cultivars,
products, or technologies that may be used in pilot demonstration projects
to verify best management practices.
B. Plant Material Requirements
a. If turfgrass defined for Region 3 in the current edition of the Water Use
Classification for Landscape Species (WUCOLS) issued by the
Department of Water Resources that is not designated recreational
turfgrass is removed, it must be replaced with plant material, with the
exception of trees, that have an average plant factor of 0.4 or below or
with mulch.
b. Plants listed in the current Invasive Plant Inventory for the southwest
region by the California Invasive Plant Council or listed for the South
Coast region by the PlantRight organization are prohibited, except for
known non-fruiting, non-invasive, sterile varieties or cultivars or selections.
C. Amendments and Mulch Requirements
a. 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 five percent (5%) of the landscape area may be left without mulch.
b. No mulch shall be applied within six inches (6”) of the base of trees.
c. No plant material shall be installed within twenty-four (24”) inches of the
base of a tree.
D. Irrigation System Requirements
a. General Irrigation System Requirements
i. Hoses used for irrigation shall be equipped with an automated, shut
off nozzle.
Water-Efficient Landscape and Irrigation Standards revised 10/27/2015 50
Section 7B: City of Santa Monica Public Landscapes
Modifications to Existing Landscaped Areas for Public Landscape Areas
ii. All new irrigation systems must conform to SMMC Section 7.12.370
Cross-Connection Prevention and SMMC Section 7.16.020 Water
Conservation Requirements.
iii. Specify pressure regulation to ensure that the dynamic pressure at
each emission device is within the manufacturer’s recommended
pressure range for optimal performance.
iv. Pressure regulation may include a single master pressure regulator
for the entire system, and must be located after the master
backflow device. Pressure regulators that can tolerate constant
pressurization must be used.
v. Low-head drainage is prohibited. Anti-drain valves or check valves
in sprinkler heads and drip emitter devices are required to prevent
low-head drainage.
b. Requirements for Replacement of Existing Sprinkler Heads
i. Sprinklers shall have a minimum operational lower quarter
distribution uniformity of seventy-five percent (75%).
ii. Irrigation shall not runoff nor overspray onto impermeable surfaces
including but not limited to buildings, fencing, property line, public
right-of-way.
iii. All replaced and existing sprinkler heads on the same zone shall
have matched precipitation rates.
iv. When replacing or repairing a remote control valve on a sprinkler
zone, the zone must be equipped with pressure regulating
device(s) to insure that the dynamic pressure at each emission
device is within the manufacture’s recommended pressure range
for optimal performance.
v. All replaced sprinkler heads shall have swing joints or other riser-
protection components.
b. Requirements for New Irrigation Systems or Replacement of Existing
Irrigation Systems
i. For existing plant material that is one (1) gallon or larger, excluding
groundcovers, and a new irrigation system is installed for that
hydrozone, the irrigation system must be a drip irrigation system.
1. Exception:
Water-Efficient Landscape and Irrigation Standards revised 10/27/2015 51
Section 7B: City of Santa Monica Public Landscapes
Modifications to Existing Landscaped Areas for Public Landscape Areas
a. Sub-surface tree bubblers emitting half a gallon per
minute (0.5 gpm) or less may be used for tree sizes
twenty-four (24”) box or larger. Bubblers must have
fixed emission outputs and cannot be variable or
adjustable.
b. Micro-sprays not exceeding thirty gallons per hour
(30gph) may be used on areas solely dedicated to
edible plants.
ii. Drip Irrigation Zone:
1. The installation of new drip irrigation systems require drip
valve assemblies for each drip zone and must include:
a. In-line remote control valves connection;
b. Pressure regulator if a master pressure regulator is
not specified for the entire irrigation system or
pressure regulating filter is not specified;
c. Filter with at minimum, an one hundred-fifty to two
hundred (150-200) mesh, wye or tee filter if a master
filter for the entire irrigation system or a pressure
regulating filter is not specified; disc filters may be
used if the water source for the irrigation system is
reclaimed, recycled, rain water or greywater.
d. Pressure regulator and remote control valve must
have a minimum flow rate that is lower than the zone
flow rate.
2. Drip irrigation shall have a minimum operational lower
quarter emission uniformity of eighty-one (81%).
3. Drip irrigation emitters shall emit no more than two gallons
per hour (2 gph) unless using for approved alternate water
supply irrigation.
4. An air relief valve for each drip irrigation zone is required.
5. A manual flushing mechanism for each new drip irrigation
zone is required.
iii. Drip Tubing:
1. Drip tubing shall be made of polyethylene or PVC.
2. Drip irrigation emitters shall emit no more than two gallons per
hour (2gph).
Water-Efficient Landscape and Irrigation Standards revised 10/27/2015 52
Section 7B: City of Santa Monica Public Landscapes
Modifications to Existing Landscaped Areas for Public Landscape Areas
3. Only container plantings, raised beds and edible plant areas
irrigated with micro-spray may use one quarter inch (1/4”) or
one eighth inch (1/8”) solid tubing (also referred to as
”spaghetti” tubing).
4. Drip tubing shall be designed for sub-surface installation
unless site conditions are prohibit below grade installation.
5. Wire stakes shall be U-shaped galvanized steel wire stakes
and installed every five feet (5’).
6. Multi-outlet emitters are prohibited.
Water-Efficient Landscape and Irrigation Standards revised 10/27/2015 53
Section 7C: City of Santa Monica Public Landscapes
Maintenance Requirements for Public Landscape Areas
A. Irrigation systems must be maintained according to the manufacturers’
specifications and in accordance with all local, state and federal laws and
regulations.
B. Landscapes shall be maintained to ensure water use efficiency using sustainable
or environmentally-friendly practices for overall landscape maintenance.
C. Chemical products used for plant pest control or fertilizing plant material shall
meet EPA approval.
D. Irrigation shall not runoff nor overspray onto impermeable surfaces including but
not limited to buildings, fencing, property line, public right -of-way.
Green Building Ordinance 2015 Update - Staff Report Tables
Table 1. State and Local Goals for Buildings, Energy and Emissions
State of
California
New Construction
Single-family residential to be zero net energy by 2020
Commercial to be net zero by 2030
Existing Buildings 50% increase in energy efficiency by 2030
Renewable Energy 12,000 MW from distributed generation by 2030
Fossil Fuel Use 50% reduction by 2030
City of Santa
Monica
Communitywide
Energy Use
Reduce energy (electricity) use by 10% by 2020
Renewable Energy Increase solar energy by 500 kW annually by 2020
Electric Vehicles
Increase privately installed EV chargers by 200 by
2020
GHG Emissions Reduce emissions 30% below baseline levels by 2030
Table 2. Existing City Plans with Renewable Energy Policy Actions
Policy
Document
Goal Policy
LUCE
S3: Reduce overall energy use in
the City.
S3.1 Actively strive to implement the City’s
“zero net” electricity consumption goal by
2020 through a wide variety of programs
and measures, including the generation of
renewable energy in the City and energy
efficiency measures.
LUCE
S4: Increase the use of renewable
energy in the City.
S4.1 Explore creating an ordinance to
require solar installations, both
photovoltaic and hot water, on new
construction projects.
Civic Center
Plan
S-10. New development within the
Civic Center shall be consistent with
the intent, goals and programs of
the Sustainable City Program and
shall employ the required and
recommended practices set forth in
the Green Building Design and
Construction Guidelines with a goal
of achieving LEED Silver
performance ratings for public
buildings. The issues to be
addressed, within the context of a
life-cycle cost analysis, shall
include, but not be limited to:
e. the pursuit of cost-effective, renewable,
co-generative and less polluting energy
sources such as photovoltaics and fuel
cell technologies;
15x15
Climate
Action Plan
3. Increase total citywide solar
capacity by 500 kW annually
3a. Require onsite generation of
renewable energy on all new commercial
buildings
Table 3. Analysis of Residential Solar Requirement
Single Family Home
Square Feet
Mandated 1.5 watts/Square Foot
System Size Actual PV Installed
1,002 1.5 kW DC 2.12 kW DC
1,269 1.9 kW DC 3.4 kW DC
1,742 2.6 kW DC 3.98 kW DC
2,200 3.3 kW DC 2.12 kW DC*
3,200 4.8 kW DC 5.8 kW DC
3,465 5.2 kW DC 8.1 kW DC
3,955 5.9 kW DC 8.73 kW DC
4,383 6.6 kW DC 5.6 kW DC*
4,832 7.2 kW DC 3.71 kW DC*
7,706 11.6 kW DC 2.34 kW DC*
Table 4. Analysis of Commercial Solar Requirement
(of a building with footprint area of 10,000 sq ft)
Popular Solar
Modules
Watt
Size
Square
Feet
Panels
Rough nameplate
wattage (kW)
Sq Ft
% of
roof
Estimated
annual kWh
produced
Estimated
Cost (with
ITC)
Kyocera KD 240 240 17.71 84 20.16 1,488 15% 32,256 $63,504
Kyocera KD 315 315 23.61 64 20.16 1,512 15% 32,256 $63,504
Canadian Solar
CS6X-305
305 20.67 66 20.13 1,365 14% 32,208 $63,410
Grape Solar 250 250 17.49 80 20.00 1,400 14% 32,000 $63,000
Sharp ND-Q250 F 250 17.54 80 20.00 1,404 14% 32,000 $63,000
Suntech STP 255 255 17.54 79 20.15 1,386 14% 32,232 $63,457
Lumos 250-60M 250 18.65 80 20.00 1,492 15% 32,000 $63,000
SunPower X345 345 17.56 58 20.01 1,019 10% 32,016 $63,032
SunPower E20 327 17.56 62 20.27 1,089 11% 32,438 $63,863
*ITC – Federal Investment Tax Credit
1
EcoMotion – Sustainability Solutions
601 Fifth Street, Suite 650 Los Angeles CA 90071 ● (949) 450-7155 ● www.EcoMotion.us
A Review of Municipal Solar Mandates
Last edited by 9.16.15
Table of Contents
1. Executive Summary
2. Municipal Mandates.
a. Lancaster
b. Sebastopol
3. Solar Ready Ordinances.
a. List of Cities
4. Santa Monica Solar Mandates. - Three Approaches
a. Three varied approaches
b. Santa Monica Considerations
c. Tables
5. Resources
a. Lancaster Mandate
b. Lancaster Submission to CEC/Cost-Effectiveness Report
c. Sebastopol Mandate
d. Sebastopol City Council Report
e. DOE Best Management Practices – Briefing Papers
f. DOE/American Planning Association Planning for Solar Energy
g. DOE Model Solar Ready Ordinance
h. Codes and Standards Enhancement Initiative (CASE) – Solar Ready Homes and
Solar Oriented Development
i. American Planning Association – Planning for Solar Energy
j. City of Palo Alto Solar Read
2
Executive Summary
It appears that while many cities have solar ready requirements and guidelines, only two
cities, both in California, have committed to actual mandates. We discuss both of those
city mandates, highlight some of the solar ready cities, and introduce a plethora of
resources that may help to guide the City of Santa Monica in preparing a successful
ordinance creating solar mandates. The list of Resources is lengthy, but highly
informative.
The two examples of solar mandates are in cities that are quite different than Santa
Monica. Lancaster is a city with wide open spaces where large homebuilders are
actively constructing tract homes. Sebastopol is a tiny city with very little new home
building. Many cities are where Santa Monica is with a nod to solar readiness, but have
not closed the deal on actual mandates. Understandably, it is difficult to come up with
solutions that fit all needs.
We provide three suggestions for a path leading to solar mandates.
1) Use the existing Santa Monica solar ready language and amend it to be a
mandate. A number of elements are discussed to enable this.
2) Use the example of Sebastopol where builders have a choice to pick from a
mandated size requirement or a load offset requirement, but tailor it for Santa
Monica.
3) Use the Lancaster example of a very low threshold PV size mandate and expect
that builders will routinely exceed it.
We also include tables on kWh generation based on orient ation, a cost and payback
table, and popular solar module sizes. There are many considerations in creating a
mandate that is flexible enough to cover most new building situations, creates a
meaningful increase in the local solar capacity, and doe sn’t foment enormous dissent in
a community which is already fairly green minded.
The list of resources is quite valuable. There are even searchable databases with solar
planning information. Please examine them.
3
Municipal Mandates
City of Lancaster
The desert city of Lancaster’s solar mandates are applicable for all new single-family homes,
small, and large apartment buildings with a building permit issuance date on or after January 1,
2014. Remodels are exempt from the mandate.
To implement this building code, justification to the State required a cost-effectiveness study,
and Lancaster relied heavily on a study published by E3 titled “Cost-Effectiveness of Rooftop
Photovoltaic Systems for Consideration in California’s Building Energy Efficiency Standards.”
The minimum solar requirement is contingent on lot size. Residential homes on lots of 7,000
square feet or more must have a solar system of 1.0 kilowatts to 1.5 kilowatts. Rural residential
homes of up to 100,000 square feet must have a system of at least 1.5 kilowatts. Apartment
buildings require 0.5 kW of solar per unit.
Solar energy systems for multi-family developments may be provided on rooftops or on solar
support/shade structures.
At the time of this report, no new apartment buildings were built since the mandate. It is yet to
be determined if interconnection will be for the common area loads or unit’s loads.
A builder’s model home must show the kind of solar system the builder will offer. Builders of
subdivisions will be able to aggregate the houses’ requirements. If ten houses in a subdivision
each have a one-kilowatt requirement, the builder can install a single ten-kilowatt system, two
five-kilowatt systems or four 2.5-kilowatt systems. If a housing tract is built in phases, each
phase must meet the requirement.
Finally, and importantly, builders “may choose to meet the solar energy generation requirement
off-site by providing evidence of purchasing solar energy credits from another solar-generating
development located within the City.”
Information provided by:
Chuen Ng, Associate Planner, City of Lancaster
(661) 723-6119
cng@cityoflancasterca.org
4
City of Sebastopol
Sebastopol is a Northern California city in Sonoma County with a population of 8,000 people.
The city enacted its solar mandate in July of 2013. The pertinent portions of the ordinance are
provided here. This is followed by explanations of the ordinance, and the results of discussions
with the city planner.
Mandatory Photovoltaic System Requirements
As of July 21, 2013 the City of Sebastopol established a Mandatory Solar Photovoltaic
Requirements Ordinance to promote the reduction of Green House Gas Emissions.
Municipal Code section 15.72 requires a photovoltaic system on all new commercial or
residential buildings, and alterations, additions and remodels to existing buildings. Any
addition to an existing commercial building that increases the square footage by 1800
square feet or greater and all commercial remodels, alterations or repairs that are made
involving demolition, remodel or repair of more than 50% of the structure.
Any addition to an existing residential building that increases the square footage by 75%
or greater and all residential remodels, alterations or repairs that are made involving
demolition, remodel or repair of more than 75% of the structure.
At the time of submittal of a Building Permit application for a new commercial building or
addition over 1800 square feet or alterations, remodel or repairs over 50% or more of the
structure or new residential building or residential addition, alteration, remodel or repairs
of 75% or more of the structure an applicant shall be required to submit plans and
specifications for a solar photovoltaic system included in the submittal application.
Buildings and structures of an accessory character as defined in the California Building
and Residential Code as Group U occupancies and Residential Buildings 840 square
feet or less are not regulated by this ordinance.
Minimum system size may be calculated by either of two methods, prescriptive or
performance.
Prescriptive Method. The minimum system size utilizing the prescriptive method is two
watts per square foot of building size. Watts are calculated by using the nameplate rating
of the photovoltaic system. There are no considerations for performance such as tilt,
orientation shading or tariffs.
Performance Method. The system sizing requirement for the performance model shall
be calculated using modeling software or other methods approved by the official. The
total building load is calculated in kilowatt hours. The photovoltaic system annual output
is calculated by factoring in system orientation, tilt, shading, local weather conditions and
5
equipment efficiency. On an annual basis the photovoltaic system must offset 75% of the
buildings total load. There are no additional permit or plan review fees required.
In reviewing the ordinance, there are several items to note. Both Commercial and Residential
buildings are included. It covers both new building and remodels. The difference is that the
Residential buildings have a higher remodeling threshold of 75% change.
Prescriptive vs performance approach to sizing.
The prescriptive requirement is 2 watts per square foot. That means that a 4,000 sf home
would require an 8,000 watt, or 8 kW system. (It is assumed that all references to PV size is in
nameplate capacity, or DC watts). A new building with 30,000 sf would require a kW size of
60,000 watts or 60 kW. In the case of the home, 8 kW which would produce over 10,800 kWh
annually may be oversized for that home’s load. In the case of the new building, depending on
the number of floors and the roof size, 60 kW may not fit.
The performance requirement is placed at 75% of anticipated load. Therefore, if the home’s
predicted annual kWh requirement is 9,000 kWh, then the corresponding PV size would be
about 6.50 kW. The difficulty would be the prediction of kWh use. The homebuilder and the
building department would need to be able to agree on an accurate forecast of how energy
efficient the home was planning to be. On the commercial side, the load factor threshold may
be even more difficult to reach than the watts per sf requirement. If the building is predicting
annual use of 200,000 kWh, then 75% equals 150,000 kWh which corresponds to a PV size of
about 110 kW. It is possible that commercial buildings will have trouble complying with either
method. Buildings may also look at parking lot solar potential to meet their requirements.
Discussions with Glenn Schainblatt, the main building official for the City of Sebastopol
Email communication from Monday (8/10/15):
Michael,
Our Ordinance is for both residential and commercial. Commercial projects are a bit
problematic. Residential projects have been more successful. We had most residential projects
submitted with a PV system as part of the design before the Ordinance was passed, so it was
not a big change here. The best advice is to make the Ordinance flexible enough to provide
alternatives when solar may not be a viable option. We put a threshold of 75% alteration of the
structure on residential projects so that small kitchen or bathroom alterations did not trigger a
PV system.
Glenn Schainblatt
Building Official
City of Sebastopol
7425 Bodega Av.
6
Sebastopol, CA 95472
707 823 8597
sbd@sonic.net
www.ci.sebastopol.ca.us
Notes from phone interview between Michael Ware and Glenn Schainblatt on Tuesday
(8/11/15):
Glenn said that since the inception of the ordinance, only three new homes had been built with
no problems in complying. He said that the small size of Sebastopol, 8,000 people, did not lead
to high building rates. None of the projects required variances. He suggested that this is a fairly
green minded community and many new homes were being built with PV systems even before
the ordinance. When asked if there were any contemplated revisions or changes to the law,
Glenn said no. Glenn said that the commercial building side was more problematic. He gave
an example of the one new commercial building that was struggling to meet the PV
requirements. It is a refrigerated warehouse planning to use lots of power. Glenn said that in
lieu of meeting all the solar requirements, the building was installing more efficient refrigeration
units. Glenn sounded comfortable about working with the builders in a give and take.
Cities with Solar-Ready Ordinances
● Chula Vista (California), City of. 2014. Section 15.28.015, Solar Water Heater
Preplumbing; Section 15.24.065, Photovoltaic Pre-Wiring Requirements.
● Henderson (Nevada), City of. 2013. Development Code. Chapter 19.7, Development
and Design Standards; Table 19.7.12-1, Sustainability – Menu of Site and Building
Design Options for Sustainability, part 1.9: Solar-Ready Design.
● Oro Valley (Arizona), Town of. 2009. Ordinance No. (O)09-11: An Ordinance of the
Mayor and Council of the Town of Oro Valley, Amending Chapter 6, Article 6-1-7,
“Residential Code” Otherwise Known as the “2006 International Residential Code” to
Add a “Residential Solar Ordinance” Requiring Installation of Solar Ready Measures in
Residential Construction.
● Pinecrest (Florida), Village of. 2013. Code of Ordinances. Chapter 30, Land
Development Regulations; Article 5, Additional Regulations; Division 5.27, Alternative
Energy Systems; part a(3), Solar-Ready Construction. Tallahassee, Fl.: Municipal Code
Corporation.
● Portsmouth (Virginia), City of. 2014. City Code. Chapter 40.1, Zoning; Article 40.1-5,
Development Standards; Section 40.1-5.8, Green Building Incentives; part F, Table
40.1-5.8(F), Menu of Green Building Features.
7
● Rancho Palos Verdes (California), City of. 2013. Municipal Code. Title 15, Buildings and
Construction; Chapter 15.04, Building Code; Section 15.04.070, Renewable Energy
Systems.
● Tucson (Arizona), City of. 2008. Ordinance No. 10549: Relating to Buildings and
Construction: Requiring New Single Family and Duplex Residential Dwelling Units to
Provide for Future Installation of Solar Energy Devices.
● Palo Alto
● Tiburon
Source: https://www.planning.org/pas/infopackets/open/pdf/30revpart9.pdf
Santa Monica Solar Mandates - Three Approaches
1) The Solar Ready Ordinance becomes a Mandate
Existing language:
Solar Requirements for New Construction:
All new buildings shall provide solar-ready roof area to facilitate the installation of future solar
energy equipment.
a) Such solar-ready roof area shall be:
i) EITHER flat, OR south-facing with a thirty-three percent (33%) roof slope (four units
vertical in twelve units horizontal) or less ;
ii) Unshaded;
iii) Free from obstructions;
iv) In contiguous areas of no less than 100 square feet; and
v) Not otherwise required to be left open and unobstructed in order to ensure adequate
fire or life-safety protection, including but not limited to required clearances for fire
fighting access.
b) Minimum solar-ready roof space required:
i) Single Family Dwellings: 250 square feet
ii) All other buildings: thirty percent (30%) of the total roof area
c) Exceptions: The requirements of this Section shall be waived if:
i) The building is designed and constructed with a solar energy system that is tied to the
electrical grid and is capable of generating electricity;
ii) The roof of the building is designed and approved to be used for vehicular traffic or
parking; or
iii) Compliance is techni cally infeasible due to lack of sufficient unshaded area based on
surrounding conditions, lack of sufficient roof space or other similar conditions.
8
Santa Monica already has a solar ready ordinance. Language can be inserted to turn “solar
ready” into “solar required.” We don’t provide specific language additions, but we raise
considerations to address some of the vagueness of the existing ordinance and ask questions
about what should be included.
The current mandate specifies 250 square feet per single family building. This approach
presents many variables and complications. Should this be on a sliding scale? Is 250 square
feet appropriate for the low end? Should this capacity be expressed as a total percentage of
roof area? For example, it might be worded as a minimum of 200 square feet or 15% of total
roof capacity, whichever is greater. This way larger roofs, which inevitably will represent larger
loads, will have a greater requirement.
The next question is how do we turn a square feet “ready” requirement into a required PV
capacity? How many modules will fit on 250 square feet of solar ready roof? Does the solar
ready roof area already exclude fire department setbacks or is that part of the space? Does
solar ready include clay tiles or should the solar ready part be without tiles?
One answer would be to offer a required PV coverage percentage. Solar ready on a pitched
roof would yield at least 80% solar capacity, while a flat roof would yield 60%-80% depending
on panel layout. So, for example, a 250 square foot area of trapezoidal roof space would not
allow modules to cover every corner. But, if 10 modules of 280 watts and 21 square feet each
could be placed in that area, then 84% of the available roof has been covered with a system
size of 2.8 kW. In terms of a flat roof, a row of modules is placed and tilted. The greater the tilt,
the wider the setback for the next row of modules to avoid one row shading the next. For
example, rows of modules with a 10% tilt should achieve 70% coverage of the area. One single
row, with no set back, might achieve 80%. Multiple rows with a 20 degree tilt will increase kWh
production, but lower roof coverage.
A simple requirement of watts per square feet will most likely be the clearest expression of PV
expectation and the easiest to enforce.
2) The Solar Mandate offers a choice between a prescriptive and a performance
requirement.
Following Sebastopol’s example, a choice between solar watts per square foot of building area,
or a percentage of expected load offset is offered. Currently the Sebastopol requirement is
either 2 watts per square foot or 75% of load. This is a bit aggressive. Suppose the requirement
began at 1 watt per square foot. A 2,500 square foot home, very typical, would require a 2.5 kW
DC system. The annual output will be up to 3,650 kWh annually. Suppose the builder was
planning a very energy efficient home and expected to use only 5,000 kWh annually. To meet
50% of the load, a system size of about 1.75 kW DC would be required.
Obviously, this approach can be modified quite easily by varying the solar watt per square foot
requirement, or the load percentage offset requirement. One idea is that if a performance
9
requirement was requested by the owner, they could have a one year period to establish actual
load before they installed the PV system.
For Santa Monica, a requirement of less than 1.75 watts per square foot would be more
appropriate to building sizes and load requirements.
3) The Solar Mandate is minimal, but establishes a solar requirement that is routinely
exceeded.
The Lancaster example of a 1 kW solar requirement is timid by most measures. Especially in
the desert where annual loads are expected to be extremely high in the summertime. However,
the actual average installed has been more like 2.5 kW DC per home. In this way, the solar
mandate is not a threat. It is a small requirement that once examined, will lead to greater
system sizes which save the homeowner more money and become a better return on
investment.
Santa Monica Considerations
● Minimum kWh output requirements should be based on an azimuth of 135O (SE) and a
tilt of 15% to equal the minimal performance standard. Table 3 & 4.
● Exceptions should be based on shade limitations produced by trees or other
obstructions outside of the builder’s control.
● For single family homes, a requirement of 1.50 to 1.75 watts per square foot should be
easily met by most home designs. Only the most extremely efficient homes would
require less PV to meet their loads. Some consideration may be given to exempt the
exceedingly effect home.
● Multi-family buildings should be given the choice between a requirement of 2 watts per
square foot of building footprint or a percentage of the common area load. There will
always be a common area load meter for these buildings.
● Non-residential buildings should have no trouble complying with a 2 watt per square foot
PV requirement. In Table 2, Santa Monica buildings are described both by building
footprint and solar potential. Several of the buildings have existing PV systems that
would have more than satisfied the mandate requirement.
Table 1 – Sample Residential Installations (actual Q3 2015 installations)
Single Family Home
Square Feet
Mandated 1.5 watts/Square Foot
System Size Actual PV Installed
1,002 1.5 kW DC 2.12 kW DC
1,269 1.9 kW DC 3.4 kW DC
1,742 2.6 kW DC 3.98 kW DC
2,200 3.3 kW DC 2.12 kW DC*
3,200 4.8 kW DC 5.8 kW DC
3,465 5.2 kW DC 8.1 kW DC
3,955 5.9 kW DC 8.73 kW DC
10
4,383 6.6 kW DC 5.6 kW DC*
4,832 7.2 kW DC 3.71 kW DC*
7,706 11.6 kW DC 2.34 kW DC*
*Does not meet solar mandate
Table 2 – Commercial Installations (actual and potential)
Building
Name
Address Building
Foot Print
2 watts/Square
Foot Mandate
Solar Roof
PV Potential
Actual PV
Installed
Phelps
Agency
901 Wilshire
Blvd. 7,000 sqft 14 kW DC 63.7 kW DC
Mayfair
Apartments
210 Santa
Monica Blvd. 9,275 sqft 18.55 kW DC 41.8 kW DC
UCLA Medical
Office 1223 16th St. 22,310 sqft 44.6 kW DC 90.48 kW
DC
Watt
Companies
2800 Ocean
Park Blvd. 40,042 sqft 80 kW DC 270 kW DC N/A
National
Facilities
Corp.
2100
Wilshire
Blvd.
11,795 sqft 23.6 kW DC 90 kW DC N/A
Table 3
Solar kWh annual output based on:
System size: 1 kW AC Tilt: 15o Azimuth: 1350 (SE)
(Ten modules of 250w in 180 square feet on pitched roof)
Source: California Solar Initiative calculator
Kwh generated per (1) kW AC % of Maximum
1,698 kWh 95.4%
Table 4
Relative solar kWh annual output based on azimuth direction
System size: 2.136 kW AC Tilt: 15o
(Ten Modules of 250w in 180 sf on pitched roof)
Source: California Solar Initiative calculator
Azimuth Total Annual kWh Kwh per
1 kW AC
% of Maximum
11
900 (E) 3,302 1,546 86.8%
1350 (SE) 3,626 1,698 95.4%
1800 (S) 3,802 1,780 100%
2250 (SW) 3,731 1,746 98.1%
2700 (W) 3,449 1,615 90.7%
Table 5
Costs, Payback Time, and Return on Investment with minimal PV requirement on
1,670 square foot single family home
Annual kWh
use*
PV size
(DC)
Cost after tax
credit with
$4.50/watt price
Years to
Payback
Internal Rate of
Return
5,000 2.5 kW $7,875 10.5 years 18%
7,000 2.5 kW $7,875 8 years 23.2%
10,000 2.5 kW $7,875 6.4 years 28.5%
*Greater loads include higher priced kWh for which solar performs stronger
Table 6
Module Sizes and Capacity in Square Feet
Popular Solar Module Watt Size Square Feet
Kyocera KD 240 240 17.71
Kyocera KD 315 315 23.61
Canadian Solar CS6X-305 305 20.67
Grape Solar 250 250 17.49
Sharp ND-Q250 F 250 17.54
Suntech STP 255 255 17.54
Lumos 250 -60M 250 18.65
SunPower X345 345 17.56
SunPower E20 327 17.56
12
Resources
Lancaster Mandate
https://www.planning.org/pas/infopackets/open/pdf/30revpart10.pdf
Lancaster Submission to CEC/Cost-Effectiveness Report
http://www.energy.ca.gov/title24/2013standards/ordinances/lancaster/Lancaster_Submittal_to_
California_Energy_Commission.pdf
Sebastopol Mandate
http://ci.sebastopol.ca.us/sites/default/files/sbd/mandatory_photovoltaic_system_requirements_
1.pdf
Sebastopol City Council Report
https://drive.google.com/open?id=0B3jtmr8KYp9Sanc2ZVpGOWVZa0k
DOE Best Management Practices – Briefing Papers
https://drive.google.com/file/d/0B3jtmr8KYp9SVmZnNE8tYWpRTE0/view?usp=sharing
DOE/American Planning Association Planning for Solar Energy
https://drive.google.com/open?id=0B3jtmr8KYp9Sanc2ZVpGOWVZa0k
DOE Model Solar Ready Ordinance
http://solarsimplified.org/zoning/solar-zoning-toolbox/solarzoningordinance
Codes and Standards Enhancement Initiative (CASE) – Solar Ready Homes and Solar
Oriented Development
http://www.energy.ca.gov/title24/2013standards/prerulemaking/documents/current/Reports/Resi
dential/Envelope/2013_CASE_R_Solar_Ready_Solar_Oriented_Developments_Sept_2011.pdf
American Planning Association – Planning for Solar Energy
https://drive.google.com/open?id=0B3jtmr8KYp9SNVMzX28zVDZmZUE
https://www.planning.org/research/solar/faq.htm
https://www.planning.org/solar/data/results/?tagids=3030&keyword
City of Palo Alto Solar Ready
https://drive.google.com/file/d/0B3jtmr8KYp9SZ1pTOTdjdFplX1U/view?usp=sharing
Attachment A: Evidence of the Record for Compliance with the State Model Water Efficient Landscape Ordinance.
1
The City of Santa Monica’s adopted Green Building Ordinance (Ordinance) and Water -Efficient Landscape and Irrigation
Standards (Standards) are at least as effective as the State’s Model Water Efficient Landscape Ordinance. This table
includes specific sections from the City’s Ordinance and Standards that reflect the State’s requirements or evidence that
the City’s Ordinance is at least as effective as the State’s.
State Model Water
Efficient
Landscape
Ordinance
Section Number
Green
Building
Ordinance
Section
Number
2012 Water-
Efficient
Landscape and
Irrigation
Standards
Section
Number
Proposed
Water-Efficient
Landscape and
Irrigation
Standards
Section Number
Green Building Ordinance Evidence of
the Record for Compliance with State
Model Water Efficient Landscape
Ordinance
§ 490. Purpose 8.108.070 Yes
§ 490.1 Applicability 8.108.100 At least as effective as: All landscaping in
Santa Monica must comply with the
Ordinance and Standards, thus all
landscaping and irrigation systems are
subject to water conservation
requirements. The State’s Ordinance only
applies to new construction landscapes
500 square feet or larger and rehabilitated
landscapes 2,500 square feet or larger if
the local agency requires review or permits
for landscaping or irrigation.
Attachment A: Evidence of the Record for Compliance with the State Model Water Efficient Landscape Ordinance.
2
§ 491. Definitions 8.108.090 Section 1 Section 1 Yes
§ 492. Provisions for
New Construction or
Rehabilitated
Landscapes
The City of Santa Monica is a permitting
authority and a retail water agency that
assumes responsibility for implementing
the ordinance.
§ 492.1 Compliance
with Landscape
Documentation
Package
8.108.100 Section 2 Section 2 At least as effective: All landscape plans
will be submitted to the appropriate
departments, and the City will maintain an
electronic record of submitted plans.
§492.2 Penalties 8.108.108 Yes
§492.3 Elements of
the Landscape
Documentation
Package
8.108.100 Section 2 Section 2 At least as effective as: City requires State
required elements, except water budget
calculations.
Water budget not included for these
documented reasons:
1. The most efficient irrigation
equipment currently available is
required, thereby, requiring more
water-efficient irrigation than the
State, (i.e. the City requires only
drip irrigation or bubblers for all
plantsr; drip irrigation can’t emit
Attachment A: Evidence of the Record for Compliance with the State Model Water Efficient Landscape Ordinance.
3
more than 2 gallons per hour,
sprinkler irrigation is banned
everywhere except recreational
turfgrass areas only, runoff and
overspray are prohibited
2. Turf/high water use plants are
limited to 20% of landscape area for
residential properties and banned
on commercial properties.).
3. Based on data collected for 5 years
on the irrigation usage of a City
operated demonstration garden that
meets the City’s minimum
requirements, this garden uses
16,000 gallons less than the State’s
requirement. On average the City’s
demonstration garden used 14,000
gallons per year. Compared to the
State’s water budget requirement
which would allow the landscape to
use 30,000 gallons per year*. The
State’s water budget requirement
Attachment A: Evidence of the Record for Compliance with the State Model Water Efficient Landscape Ordinance.
4
allows the applicant to use more
water than the City’s irrigation
requirements allow.
4. Weather-based irrigation controllers
with sensors are required. These
controllers automatically calculate
the water needs for the landscape,
thus providing and implementing a
water budget.
5. The City’s retail water department
does not currently have the
capability to provide water budgets
for dedicated irrigation meters for
landscapes.
6. Landscapes built to past City
Standards average 30% below
State water budget allocation.
§492.4 Water
Efficient Landscape
Worksheet
8.108.100 Section 2 Section At least as effective:
1. Water features are limited to a total
of 25 square feet of water surface
area, thus saving water.
2. Overspray is not permitted.
Attachment A: Evidence of the Record for Compliance with the State Model Water Efficient Landscape Ordinance.
5
3. Water budgets for landscapes are
not required based on data
collected for 5 years on the
irrigation usage of a City operated
demonstration garden that meets
the City’s minimum requirements,
this garden uses 16,000 gallons
less than the State’s requirement.
On average the City’s
demonstration garden used 14,000
gallons per year. Compared to the
new State’s water budget
requirement which would allow the
landscape to use 30,000 gallons
per year*. The State’s water budget
requirement allows the applicant to
use more water than the City’s
irrigation requirements allow.
4. A hydrozone matrix is required on
plan sets describing for each zone
the following: the square footage,
percentage of total landscaped
Attachment A: Evidence of the Record for Compliance with the State Model Water Efficient Landscape Ordinance.
6
area, percentage of slope at
finished grade, plant type,
hydrozone basis, hydrozone
description, exposure or micro-
climate, irrigation method, irrigation
devices (including manufacturer /
model / number), zone pressure,
precipitation rates, zone gallons per
minute, controller station number,
device flow rate in gallons per hour,
and number of sprinkler heads,
bubblers or emitters per zone.
§492.5 Soil
Management Report
8.108.100 Section 2
Section 3 Yes. A post installation soil report will be
required.
§492.6 Landscape
Design Plan
8.108.100 Section 2 Section 4,5,6,7 At least as effective as: Elements required
per State Ordinance except fire prone
areas as this not applicable and water
features are limited to 25 square feet of
water surface area, thus saving water. A
post installation soil report will be required
and must show 6% organic matter content
in soil. Stormwater requirements met
Attachment A: Evidence of the Record for Compliance with the State Model Water Efficient Landscape Ordinance.
7
under SMMC 7.10.
§492.7 Irrigation
Design Plan.
8.108.100 Section 2 Section 4,5,6,7 At least as effective as: Elements required
per State Ordinance except State
allowance of overhead sprinkler irrigation
for all properties. Overhead sprinkler
irrigation is only allowed in recreational
turfgrass areas of mixed use development
projects, City landscaping and institutional
landscapes. State Ordinance requires
dedicated landscape meters for non-
residential irrigated landscapes of 1,000
square feet but will be required for all
commercial landscape properties. State
ordinance requires areas less than 10 feet
in width only irrigated with subsurface
irrigation but turfgrass will be banned in
areas less than 10 feet in width and
sprinkler irrigation is only allowed on
turfgrass.
§492.8 Grading
Design Plan.
8.108.100 Section 2 Yes. Already required in plan check
process by other departments.
§492.9 Certificate of 8.108.100 Section 2 Section 3 At least as effective as: Elements required
Attachment A: Evidence of the Record for Compliance with the State Model Water Efficient Landscape Ordinance.
8
Completion. per State Ordinance except the City will
perform an open-trench inspection after
the underground pipes and valves have
been installed and a final inspection where
the irrigation system will be inspected and
operated for compliance with the
Ordinance, Standards and the approved
plans. As-built plans will be obtained, if
necessary. The Certificate of Occupancy
will not be granted until the landscape and
irrigation system are in compliance. This is
more stringent than the State’s
requirement for an audit to be performed
by a certified irrigation auditor whose audit
results are only documented but does not
require the landscape or irrigation system
to comply with the requirements or
approved set of plans.
§492.10 Irrigation
Scheduling.
Section 3 Section 3 Yes
§492.11 Landscape
and Irrigation
Section 3
Section 4,5,6,7 Yes
Attachment A: Evidence of the Record for Compliance with the State Model Water Efficient Landscape Ordinance.
9
Maintenance
Schedule.
§492.12 Irrigation
Audit, Irrigation
Survey, and
Irrigation Water Use
Analysis
Section 3 Section 3 At least as effective as: The City will
perform an open-trench inspection after
the underground pipes and valves have
been installed and a final inspection where
the irrigation system will be inspected and
operated for compliance with the
ordinance and the approved plans. City
inspections are performed by a certified
landscape irrigation auditor. As-built plans
will be obtained, if necessary.
§492.13 Irrigation
Efficiency
Section 3 and 4 Section 5,6,7 Yes
§492.14 Recycled
Water
Section 3 and 4 Section 4,5,6,7 Yes, if available.
§492.15 Graywater
systems.
Section 3 and 4 Section 4,5,6,7 Yes, if available
§492.16 Stormwater
Management and
Rainwater
Retention.
Yes – SMMC 7.10
Attachment A: Evidence of the Record for Compliance with the State Model Water Efficient Landscape Ordinance.
10
§492.17 Public
Education.
Yes- SMMC 7.16
§492.18
Environmental
Review.
Yes
§493. Provisions for
Existing
Landscapes.
8.108.100 Section 4, 5 and
6
Section 4,5,6,7 Yes
§493.1 Irrigation
Audit, Irrigation
Survey, and
Irrigation Water Use
Analysis.
At least as effective as : SMMC 7.16 allows
the City to provide water conservation
programs. The City currently provides free
landscape workshops for residents and
landscape professionals; provides
sustainable landscape rebates for water-
efficient irrigation equipment; offers free
water use consultation audits, surveys
public landscaping for potential retrofits;
provides funding for City public landscape
retrofits; provides information on its
website regarding water-efficient
landscapes and irrigation systems.
§493.2 Water Waste Yes – SMMC 7.16.020
Attachment A: Evidence of the Record for Compliance with the State Model Water Efficient Landscape Ordinance.
11
Prevention.
§494 Effective
Precipitation.
Not required
§495 Reporting. Yes
*1718/1724 Pearl St. Santa Monica, CA garden/garden demonstration site
Our native plant garden at 1718 Pearl Street has 1,998 square feet of landscaping. The installation meets all the
requirements of SMMC 8.108 Subpart B.
If we use the California State Model Water-Efficient Landscape Ordinance water budget we would be allotted:
MAWA = (Eto) (0.62) [(0.55 x LA) + (0.3 x SLA)]
=44.2 x .62 [(0.55 x 1998) + (0.3 x 0)]
=27.404 (1098.9 + 0)
=30,114.26 gallons per year
With an Estimated Total Water Use of:
ETWU = (Eto)(0.62) [ (PF x HA / IE) + SLA]
Reference Evapotranspiration (ETo) _____44.2_____
Hydrozone #
/Planting
Descriptiona
Plant
Factor (PF)
Irrigation
Methodb
Irrigation
Efficiency
(IE)c
ETAF
(PF/IE)
Landscape
Area (sq, ft,)
ETAF x Area
Estimated Total
Water Use
(ETWU)e
Regular Landscape Areas
3. Medium water
use plantings
0.5 drip 0.81 0.62 400 248 6796.19
1. 2. Low water use
plantings
0.2 drip 0.81 0.25 1598 399.5 10,947.89
Totals 647.5 17744.08
Attachment A: Evidence of the Record for Compliance with the State Model Water Efficient Landscape Ordinance.
12
ETAF Calculations
Regular Landscape Areas
Actual Water Usage
Feb 2004-Feb 2013 = 129,091 gallons = Average 14,343 gallons/year
Total ETAF x Area 647.5
Total Area 1998
Average ETAF 0.32
Average ETAF for Regular Landscape Areas must
be 0.55 or below for residential areas, and 0.45 or
below for non-residential areas.
Reference:
Resolution No. 10198
(CCS)
&
Resolution No. 10199
(CCS)