HomeMy WebLinkAbout01 ORDINANCE NO. 1398AGENDAREPORT Reviewed: Item 1
City Manager
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Finance Director
MEETING DATE: JULY 5, 2011
TO: WILLIAM A. HUSTON, INTERIM CITY MANAGER
FROM: ELIZABETH A. BINSACK, COMMUNITY DEVELOPMENT
DIRECTOR
SUBJECT: CONSIDERATION OF ORDINANCE NO. 1398 FOR CODE
AMENDMENT 11-004 TO AMEND THREE-FOOT
LANDSCAPE REQUIREMENT AND SYNTHETIC TURF
STANDARDS
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Three -Foot Landscape Requirement - On March 16, 2010, several residents
appeared before the Tustin City Council to express concern about receiving Notice of
Violations (NOV) for non-compliance with TCC Section 9267(a)(3) which requires a
three-foot wide landscape area between the driveway areas and the adjacent side
property lines. Enforcement of 9267(a)(3) has occurred since Council adoption of the
requirement in 2001. On May 4, 2010, the Tustin City Council directed staff to defer
additional code enforcement and to present the issue to the Planning Commission for a
recommendation to the City Council.
Synthetic Turf Standards - On January 11, 2011, a workshop on the use of synthetic
turf was provided to the Planning Commission. The workshop provided the Planning
Commission with an overview of synthetic turf, including its advantages and
disadvantages, the applicability of the Tustin City Code to synthetic turf, sample
standards for synthetic turf, and issues related to synthetic turf. At that time, the
Planning Commission directed staff to prepare Synthetic Turf Standards for the use of
synthetic turf in Tustin.
The Three -Foot Landscape Requirement and Synthetic Turf Standards are presented
together in this report and proposed ordinance since they affect the same Tustin City
Code Sections and may have a correlation in application.
City Council Report
Three-foot Landscape Requirement and Synthetic Turf Standards
Page 2
RECOMMENDATION:
That the Tustin City Council introduce and have first reading of Ordinance No. 1398 for
Code Amendment 11-004 amending Tustin City Code Sections 5502 and 9267
modifying landscape requirements and setting forth Synthetic Turf Standards.
FISCAL IMPACT:
Code Amendment 11-004 is a city -initiated project. Costs associated with General Fund
may be incurred with typical code enforcement procedures.
BACKGROUND AND DISCUSSION:
Three -Foot Landscape Requirement
In 2000-2001, members of the Tustin Community Pride and the Planning Commission
indicated a concern that an increasing number of Tustin properties had large portions of
the front yard paved and used as parking lots. At that time, the City's standards for
driveways provided the minimum requirement for driveway width, but did not regulate
the maximum allowable area for pavement; the Code allowed the entire front yard area
to be paved. The Planning Commission requested that staff prepare standards to
regulate driveway widths for residential and non-residential properties.
On August 6, 2001, the Tustin City Council approved Ordinance No. 1240 (Attachment
A) which provided development standards and paving limitations for driveways of
residential properties and driveways in commercial and industrial districts. In residential
districts, the ordinance required a three-foot wide landscaped area between adjacent
properties (an example diagram of the required 3 -foot landscape area is shown in
Attachment B). Prior to 2001, no provision existed to ensure that the front yard area was
not completely covered by driveways. In 2009, the Planning Commission and the City
Council again considered this matter and adopted revisions to the comprehensive
parking ordinance. It also limited the total paved area to no more than fifty percent
(50%) of the total front yard setback area. These provisions essentially prevented the
over -paving of residential front yards.
Ordinance No. 1240 included a "sunset clause" for residential properties with existing
paved areas that were not in compliance with the requirements to allow gradual
compliance with the new code. The owners of these properties were given thirty-six (36)
months to comply with the requirements of the ordinance (until September 6, 2004).
Thereafter, all property owners were required to comply. City enforcement typically
occurred when an affected property owner requested permits for a driveway apron
extension or when the City received a code enforcement complaint.
Since implementation of Ordinance No. 1240 in 2001, code enforcement officers have
received approximately twenty-five complaints involving separate residential properties
in violation of this code section. The majority of these code enforcement cases affect
City Council Report
Three-foot Landscape Requirement and Synthetic Turf Standards
Page 3
single family neighborhoods where a driveway has been extended to the property line
on one side.
Examples of recent cases are shown in Attachment C. As shown in slides one and two,
some of these cases dealt with properties where the driveway extended from property
line to property line creating a single expanse of concrete between the two properties.
Other cases, as shown in slides three through eight, involved driveways which extended
to the property line. To date, Code Enforcement staff have brought twenty of the twenty-
five cases into compliance with the City Code. The remaining five cases involve
property owners who appeared before the City Council on March 16, 2010.
On March 16, 2010, several affected property owners appeared before the City Council
after receiving Notices of Violation (NOV). At that time, the City Council directed staff to
defer additional enforcement until additional information could be provided by staff. On
May 4, 2010, the Council considered the staff report and public input. Staff was directed
to present the issue to the Planning Commission for a recommendation to the City
Council.
Following the City Council meeting, City staff began an exhaustive survey of the City to
determine the number of residential properties that were not in compliance with the
three-foot landscape requirements as set forth in Ordinance No. 1240. Nearly five
thousand properties were surveyed; overall, approximately 1,538 parcels or thirty-two
percent (32%) of all properties located on public streets within the City limits have
driveways or paving that are not in compliance with the three-foot landscape setback
code requirement. A few of these properties may have paved areas that exceed fifty
percent (50%) of the front yard setback, though the percentage was not calculated at
the time the survey was conducted. During the survey assessment, it was noted that
many properties within the City had site constraints which appeared to create irregular
property conditions. These irregular property configurations included cul-de-sacs;
driveways and garages located on the side of the property; narrow property widths; and
driveway access serving more than one property.
Synthetic Turf
Another issue that has been considered by the Planning Commission and pertains to
the City's landscaping requirements is synthetic turf. On January 11, 2011, a workshop
on the use of synthetic turf was provided to the Planning Commission (Attachment D).
The workshop provided the Planning Commission with an overview of synthetic turf,
including its advantages and disadvantages, the applicability of the Tustin City Code to
synthetic turf, sample standards for synthetic turf, and issues related to synthetic turf.
Synthetic turf is an artificial product manufactured from synthetic materials that
simulates the appearance of live grass. Based on the City's current landscaping
requirements and definitions in the Tustin City Code, the use of synthetic turf is
City Council Report
Three-foot Landscape Requirement and Synthetic Turf Standards
Page 4
prohibited on private property. For example, Tustin City Code Section 5502 requires
"All landscaping shall be maintained in a healthy condition free of dead, decayed,
overgrown or discarded plant material." Further, Tustin City Code Section 9267
requires "Unimproved and/or unpaved portions of the front yard setback area in
residential districts or front yards in commercial and industrial districts shall be improved
or maintained with appropriate landscaping in a healthy and vigorous condition."
However, these requirements apply to private property only. Synthetic turf has been
installed on public property in some City of Tustin medians and parks in limited areas
where live grass has been difficult to maintain.
Based on direction received from the Planning Commission on the use of synthetic turf,
staff has prepared Synthetic Turf Standards which would provide consistency to ensure
that the synthetic turf in visible yard areas is of a satisfactory quality and is well
maintained (Attachment E). Some of the specific standards include minimum pile height,
proper drainage systems, appearance, and a maximum coverage of landscaped area in
the front yard. The Synthetic Turf Standards are referenced in draft Ordinance No.
1398, but are not proposed to be codified. This will allow flexibility to update the
standards though the approval of the Community Development Director as new
technologies in the industry arise.
In conjunction with the establishment of these standards, public outreach is proposed to
inform property owners of the standardized requirements so they are informed when
purchasing and installing synthetic turf. Some of the methods of outreach may include
inserts in water billing, pamphlets at City Hall, and information on the City's website.
Ultimately, the establishment of standards and the requirement for approval from the
City will set forth clear standards for synthetic turf installation, and the proposed process
is not anticipated to significantly increase the need for additional staff resources to
review, monitor, and enforce synthetic turf installations.
PLANNING COMMISSION RECOMMENDATION:
On January 11, 2011, the item was brought before the Planning Commission but upon
request of the City Attorney, the item was continued in order to clarify with the Fair
Political Practices Commission (FPPC) whether there were any conflict of interest
issues related to the three-foot landscape easement. After an extended response time,
this matter was clarified and the issue was set before the Planning Commission for
consideration.
On May 10, 2011, and May 24, 2011, these items were brought before the Planning
Commission for consideration of the three-foot landscape requirement and to consider
the Draft Synthetic Turf Standards. The Planning Commission recommended minor
City Council Report
Three-foot Landscape Requirement and Synthetic Turf Standards
Page 5
changes to the Synthetic Turf Standards and requested that the three-foot landscape
ordinance be clarified with the intent to protect and maintain an attractive buffer
between driveways of abutting residential properties to enhance the attractiveness of a
residential property as viewed from adjoining properties and/or the public right of way.
The Planning Commission further suggested that the three—foot landscape/hardscape
requirement be subject to review, at the discretion of the Community Development
Director, to allow flexibility in the application of the Code and to ensure consistency with
the intent of the ordinance. The review would be subject to specific findings to ensure
that the location, size, architectural features, and general appearance of any proposed
improvements will attain the desired aesthetic effect between residential properties. The
modifications have been incorporated into Ordinance No. 1358 (Attachment F) for City
Council consideration.
ENVIRONMENTAL:
This project has been determined to be exempt pursuant to California Environmental
Quality Act (CEQA) Section 15061(b)(3), in that CEQA applies only to projects which
have the potential for causing a significant effect on the environment. If adopted, the
proposed Ordinance No. 1398 (Code Amendment 11-004) would revise text from Tustin
City Code Section 9267(a)(3) which requires a three foot landscape/hardscape setback
to property line, would revise Tustin City Code Sections 5502 and 9267 to provide for
the installation of synthetic turf, and would set forth standards for synthetic turf. This
revision has no possibility for significant effect on the environment; therefore, Code
Amendment 11-004 is not subject to CEQA.
Amy Thomas, AICP
Senior Planner
Scott Reekstin
Senior Planner
, � , '�' � �t".' J,
Elizabeth A. Binsack
Community Development Director
Attachments: A. Ordinance No. 1240
B. Example diagram of the required 3 -foot landscape area
C. Examples of recent cases
D. January 11, 2011, Synthetic Turf workshop
E. Synthetic Turf Standards
F. Ordinance No. 1398
ATTACHMENT A
Ordinance No. 1240
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ORDINANCE NO. 1240
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF
TUSTIN, APPROVING CODE AMENDMENT 00-001, AN
AMENDMENT TO TUSTIN CITY CODE ARTICLE 9
CHAPTER 2 BY ADDING SECTIONS 9221.a.10), 9222.a.16),
9223.a.10), 9224.g.9, 9225.a.1(h), 9225.a.20), 9225.b.16),
9225.b.2(k), 9226.a.1(k), 9226.a.2(k), 9226.b.2(i), 9226.b.3(k),
9226.b.4(i), 9226.b.50), 9226.b.6(i), 9227.b.12, 9228.b.4(k),
9228.b.50), 9228.c.8, 9231.b.9, 9232.bo)(10), 9232.b(k)(8),
9232.c(2)(g), 9233.b(7), 9233(c)(m)(10), 9234.b(h), 9234.d(h),
9234.e(i), 9235.f(9), 9241.4), 9242.c(d), 9271.bb, AND
9299.b.(1)(h) RELATED TO DRIVEWAYS STANDARDS,
AND AMENDING SECTION 9297 TO INCLUDE
DEFINITIONS FOR A DRIVEWAY AND PAVED AREA.
The City Council of the City of Tustin does hereby resolve as follows:
Section 1. FINDINGS
A. That an amendment to Tustin City Code Article 9, Chapter 2 related to
driveways has been prepared to provide standards for driveways and paved
areas on residential, commercial, and industrial properties.
B. That on June 11, 2001, the Planning Commission recommended that the
City Council approve Code Amendment 00-001 to provide standards for
driveways and paved areas for residential, commercial, and industrial
properties and directed staff to focus enforcement in areas of.concern.
C. That on June 18, 2001, a public hearing was continued by the City Council
on said code amendment to allow for City Attorney to identify issues and
impacts related to retroactive enforcement.
D. That on July 16, 2001, a public hearing was duly noticed, called, and held
on said code amendment by the City Council.
E. That the City's current standards for driveways within residential districts
only provide the minimum requirement for driveway width. As such,
property owners. could pave the entire front yards converting the yards
into parking lots inconsistent with the goal of the Land Use Element of the
General Plan to assure a safe, healthy, and aesthetically pleasing
community for residents and businesses (Goal No. 4).
F. That the City's current standards for driveways within the commercial and
industrial districts only provide the minimum requirements for driveway
width. As such commercial and industrial properties could have driveways
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)rdinance No. 1240
Dage 2 of 5
wider than driveway approaches standards within the public right-of-way
and resulting in safety hazards.
G. The proposed amendment is. regulatory in nature and would provide
consistency for determining the minimum and the maximum driveway
width in residential, commercial, and industrial zoning districts. The
proposed amendment's limitation on the installation and maintenance of
impervious materials in required front yards would limit the amount of
storm -water run-off attributed to each developed property in the City. The
proposed amendment would also create an aesthetically pleasing
community for residents and businesses by limiting the amount of
hardscaping in the front of properties and requiring all unpaved areas be
improved with landscape materials.
H. The proposed amendment is consistent with the General Plan goals and
policies, particularly:
Goal 4: Assure a safe, healthy, and aesthetically pleasing community
for residents and businesses;
Policy 6.2: Encourage and promote high quality design and physical
appearance in all development projects;
Policy 6.4: Preserve and enhance the City's special residential character
and "small town" quality by encouraging and maintaining
Tustin's low-density residential neighborhoods through
enforcement of existing land use and property development
standards and the harmonious blending of buildings and
landscape;
Policy 6.6.d: Improve the overall quality of TustkYs multifamily
neighborhoods through improved site, building, and
landscape design; and,
Policy 6.12: Review and revise, as necessary, the City's development
standards to improve the quality of new development in the
City and to protect the public health and safety.
I. That the code amendment provides an exemption for those properties that
have been improved with paved areas authorized and approved through a
building permit or discretionary entitlement by the City.
J. A Final Negative Declaration has been adopted for this project in
accordance with the provisions of the California Environmental Quality Act
(CEQA).
Section 2. The City Council hereby approves amendments to the residential,
commercial, and industrial zoning districts of Tustin City Code as follows:
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Ordinance No. 1240
Page 3 of 5
Sections 9221.a.10), 9222.a.1(j), 9223.a.10), 9224.8.9, 9225.a.1(h), 9225.a.20),
9225.b.10), 9225.b.2(k), 9226.a.1(k), 9226.a.2(k), 9226.b.2(i), 9226.b.3(k), 9226.b.4(i),
9226.b.50), 9226.b.6(i), 9227.b.12, 9228.b.4(k), 9228.b.50), 9228.c.8, 9231.b.9,
9232.b(j)(10), 9232.b(k)(8), 9232.c(2)(g), 9233.b(7), 9233(c)(m)(10),.9234.b(h), 9234.d(h),
9234,e(i), 9235.f(9), 9241.co), and 9242.c(d) shall be added to read:
"Driveways: Subject to Subsection 9271 (bb)"
Subsection 9271 (bb) is added as follows:
a. Driveways for Residential Districts: If the garage or carport is designed for
one or two vehicles, the driveway width within the front yard setback, as
defined in Section 9297 of Tustin City Code, shall be a minimum of twelve
(12) feet and a maximum of twenty-four (24) feet; if the garage or carport
is designed for three or more vehicles, the driveway width within the front
yard setback shall be a minimum of twelve (12) feet and a maximum of
thirty (30) feet. Paved areas for accessory residential uses such as the
parking of vehicles or providing pedestrian access to the residence may
be provided within the front yard setback of residential districts if the total
paved area does not exceed fifty (50) percent of the total front yard
setback, the parking of vehicles does not obstruct ingress and egress to
required parking, and all of the requirements of this Section can be met.
For lots at the end of cul-de-sacs with a lot frontage of less than forty (40)
feet, the parking and driveway areas within the front yard setback shall not
exceed seventy-five (75) percent of the total front yard setback. Total
width may be divided for properties with two (2) driveways. Parking and
driveway areas within the front yard setback shall be separated with a
minimum of a three (3) foot landscape area between the parking or
driveway area and the adjacent side or rear property line.
b. Driveways for Commercial and Industrial Districts: One-way driveways
within the front yard area, as defined in Section 9297 of the Tustin City
Code, would have a minimum width of fourteen (14) feet and a maximum
width of twenty (20) feet. Two-way driveways within the front yard would
have a minimum width of twenty-four (24) feet and a maximum width of
thirty-five (35) feet.
C. Paved areas may be improved with impervious materials including, but
not limited to, concrete, bricks, slate or stone tiles, decorative stamped
concrete, or any other permanent hardscape. No decomposed granite,
gravel, or other loose materials shall be allowed Unimproved and/or
unpaved portions of the front yard setback area in residential districts or
front yards in commercial or industrial districts shall be improved and
maintained with appropriate landscaping in a healthy and vigorous
condition.
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Ordinance No. 1240
Page 4 of 5
d. The provisions of this Subsection shall apply to all lots in the City, except
that for lots with paved areas in excess of the requirements specified in
this Subsection constructed or installed prior to September 6, 2001, such
excess paved areas shall be discontinued, removed, or altered to conform
to the provisions of this Subsection within thirty-six (36) months after the
latter of the following dates: (1) the effective date of this Subsection
(September 6, 2001); or (2) the date of notice of abatement issued by the
Director of Community Development or the Director's designee.
Section 9297 is amended to include definitions for the following:
"Driveway" means a paved area of a lot located between the public right-
of-way and the. garage, carport, or required parking space designed and
intended as an access way between a private or public road and the
garage, carport, or required parking space.
"Paved Area" means an area of any required yard which is constructed
with impervious materials which either results in an increase in the amount
of storm water run-off into public storm drainage facilities or hinders
natural percolation of storm water on the subject property.
Subsection 9299.b.(1)(h) is added to read:
"An increase of not more than ten (10) percent in the maximum permitted
driveways within the front yard setback for residential districts or the front
yard for commercial and industrial districts.'
Section 3. SEVERABILITY
All of the provisions of this ordinance shall be construed together to accomplish the
purpose of these regulations. If any provision of this part is held by a court to be invalid
or unconstitutional, such invalidity or unconstitutionality shall apply only to the particular
facts, or if a provision is declared to be invalid or unconstitutional as applied to all facts,
all of the remaining provisions of this ordinance shall continue to be fully effective.
4SSED AND ADOPTED by the City Council of the City of Tustin, at a regular meeting
on the 61 day of August, 2001.
T L WORLEY
n ayor
City Clerk
STOKER
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Ordinance No. 1240
Page 5 of 5
STATE OF CALIFORNIA )
COUNTY OF ORANGE )
CITY OF TUSTIN )
CERTIFICATION FOR ORDINANCE NO. 1240
I, Pamela Stoker, City Clerk and ex -officio Clerk of the City Council of the City of Tustin,
California, do hereby certify that the whole number of the members of the City Council of
the City of Tustin is five; that the above foregoing Ordinance No. 1240 was duly and
regularly introduced at a regular meeting of the Tustin City Council, held on the 168i day of
July, 2001, and was given its second reading, passed and adopted at a regular meeting
of the City Council held on the 6th day of August, 2001 by the following vote:
COUNCILPERSONS AYES: Thomas, Bone, Doyle
COUNCILPERSONS NOES: None
COUNCILPERSONS ABSTAINED: None
COU CILPERSONS ABSENT: Worley, Kawashima
Stoker, City Clerk
ATTACHMENT B
Example diagram of the required
3 -foot landscape area
ATTACHMENT C
Examples of recent cases
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ATTACHMENT D
January 11, 2011, Synthetic Turf workshop
ITEM #5
TUSTIN
F
DATE: JANUARY 11, 2011
RUII DING OUR FUTURE
TO: PLANNING COMMISSION FIUNORING OUR PAST
FROM: ELIZABETH A. BINSACK, COMMUNITY DEVELOPMENT DIRECTOR
PREPARED BY: SCOTT REEKSTIN, SENIOR PLANNER
REQUEST: SYNTHETIC TURF WORKSHOP
INTRODUCTION:
The use of synthetic turf has become more common as the costs associated with water
usage and landscape maintenance have increased_ In areas prone to drought such as
Southern California, the use of synthetic turf has been promoted by water agencies,
manufacturers and retailers. As a result, the City has received an increasing number of
inquiries and requests from the public regarding the use of synthetic turf on private
property.
The purpose of this report and the January 11, 2011, workshop is to provide the
Planning Commission with an overview of synthetic turf, including its advantages and
disadvantages, the applicability of the Tustin City Code to synthetic turf, sample
standards for synthetic turf, and issues related to synthetic turf; and to obtain input and
recommended actions from the Commission.
BACKGROUND:
Overview
Synthetic turf is an artificial product manufactured from synthetic materials that
simulates the appearance of live grass. Synthetic turf was created in 1960 primarily for
use on athletic fields. There are two types of synthetic turf: in -fill and non -infill varieties.
Infill synthetic turf contains rubber crumbs or sand and is designed for sports fields,
whereas the non -infill variety uses coiled fibers to keep blades upright and works well in
residential yards.
Advantages and Disadvantages
There are several advantages and disadvantages associated with the use of synthetic
turf. For example, the use of synthetic turf has been promoted because of reduced
water usage, the absence of pesticides and fertilizers, the elimination of lawn mowing
and trimming, its durability, the reuse of disposed tires, fewer sports injuries, and
Planning Commission Report
Synthetic Turf Workshop
January 11, 2011
Page 2
because it works well in small spaces and shady areas where live grass may be difficult
to grow and maintain.
However, synthetic turf is more expensive to install than live grass, has a higher surface
temperature, may pose health concerns, may be less aesthetically pleasing than live
grass, may cause abrasion injuries, does not produce oxygen, and has a limited
lifespan.
Synthetic turf works well in some applications such as sports fields, street medians and
shady areas, but not in all applications. For example, synthetic turf may have a more
artificial and less desirable appearance when installed in residential settings adjacent to
live grass that is well-maintained.
The Tustin City Code and Synthetic Turf
Based on the current landscaping requirements and definitions in the Tustin City Code,
the use of synthetic turf is prohibited on private property. For example, Tustin City Code
Section 5502 requires "All landscaping shall be maintained in a healthy condition free of
dead, decayed, overgrown or discarded plant material." Further, Tustin City Code
Section 9267 requires "Unimproved and/or unpaved portions of the front yard setback
area in residential districts or front yards in commercial and industrial districts shall be
improved or maintained with appropriate landscaping in a healthy and vigorous
condition." However, these requirements apply to private property only. Synthetic turf
has been installed on public property in some City of Tustin medians and parks in
limited areas where live grass has been difficult to maintain.
In anticipation of future Planning Commission consideration of synthetic turf on private
property, synthetic turf was authorized at a single family residence on Prospect Avenue
for an eighteen month trial period that began in October of 2009. This demonstration
project was approved in support of water conservation efforts, and the owner has
agreed to remove the synthetic turf at his expense if the turf does not perform well. To
date no complaints have been received, and the turf has performed well and been
maintained, as shown on the picture below.
Planning Commission Report
Synthetic Turf Workshop
January 11, 2011
Page 3
Sample Standards
In jurisdictions where synthetic turf is allowed, standards are often established to ensure
that the synthetic turf is of a satisfactory quality and is well maintained. Examples of
standards commonly used in other cities include:
■ Lifelike individual blades shall emulate real grass in look and color.
• Cut pile polyethylene or polypropylene.
• Minimum pile height of 1-3/4".
• Installed professionally with proper drainage system underneath.
• Installed and maintained to simulate the appearance of a well-maintained lawn.
■ Prohibit indoor or outdoor plastic or nylon carpet.
• Combine with natural plant materials to enhance landscape design.
• Worn or faded synthetic turf must be replaced or repaired.
■ Maintain free of weeds, debris, tears, stains, holes, mildew, discoloration, fading
and impressions.
• Shall not exceed a specified percentage of the landscaped area. Other
softscape and hardscape could include trees, shrubs, groundcover, rocks, and
decorative pavers.
• Require certain quality grades, depending on location and application.
■ Minimum 8 -year warranty.
The establishment of standards would require significant public outreach to inform
property owners of the requirements so they would know to purchase and install
synthetic turf that meets the established standards. In addition, significant staff
resources would be needed to review, monitor, and enforce synthetic turf installations.
Issues
Synthetic turf is widely available and may be purchased through various suppliers and
through home improvernent retailers in a variety of colors, textures, and qualities. The
cost of synthetic turf for landscaping purposes ranges from approximately $2.25 to
$7.00 per square foot, plus the cost of installation. As shown in the examples below,
the cost of synthetic turf directly corresponds to the pile height and density.
Name
Cost
Density
Pile Hei ht
Warranty
Use
Luxury Lawn
$4.73/sq. ft.
85 oz./sq.
d.
2.0 inches
10 years
Upscale
Premium
$4.41 /sq. ft.
95 oz./sq.
d.
1.75 inches
8 years
Residential
Imperial Lawn
$3.74/sq. ft.
50 oz./sq.
d.
1.5 inches
10 years
Res/Comm
Active Play
$3.22/sq. ft.
42 oz -/s
d.
1.0 inch
10 years
Play areas
Planning Commission Report
Synthetic Turf Workshop
January 11, 2011
Page 4
Synthetic turf for use on sports fields, playgrounds, and putting greens is generally less
expensive and has a lower pile height compared to synthetic turf for yards and other
landscaping applications.
Various agencies such as the Metropolitan Water District (MWD) of Southern California
and the Orange County Water District encourage water conservation and use of artificial
turf. In fact, synthetic turf rebate programs have been offered to MWD water customers.
However, the use synthetic turf is not allowed in all cities. In Tustin, it is currently
prohibited on private property.
RECOMMENDATION:
It is recommended that the Planning Commission consider the matter and provide input
and a recommendation to the City Council regarding synthetic turf. Options available to
the Commission may include: 1) taking no action; 2) allowing synthetic turf, but with
standards, 3) allowing synthetic turf without standards, 4) regulating synthetic turf; and
5) recommending an amendment to the Tustin City Code to specifically prohibit
synthetic turf in Tustin.
Staff will be available at the workshop to answer questions and provide additional
information. Samples of synthetic turf will be provided at the workshop.
Scott Reekstin
Senior Planner
Attachment: PowerPoint Presentation
Elizabeth A. Binsac
Director of Community Development
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ATTACHMENT E
Synthetic Turf Standards
Ti T c T' i f� i Community Development Department • 300 Centennial Way • Tustin, CA 92780
V J 1 1 1 �) Phone • 714.573.3140 • www.tustinca.org
HISTORY
BUILDING OUR FUTURE
HONORING OUR PAST
Synthetic Turf Standards
June 2011
The primary purpose of these standards is to provide guidance to residential and commercial property
owners who propose to install synthetic turf in front yards and side yards visible from the adjacent public
right-of-way.
Ordinance No. 1398 set forth Synthetic Turf Standards and landscape requirements for synthetic turf
installation. Synthetic turf material shall be installed and maintained in accordance with these standards and
in a manner such that it simulates the appearance of real, well-maintained grass and drains properly.
Standards
❑ Lifelike individual blades shall emulate real grass in appearance and color.
❑ Material shall consist of cut pile polyethylene or polypropylene.
❑ Synthetic turf shall have a minimum pile height of 1-3/4".
❑ Synthetic turf shall be installed professionally with a proper drainage system and weed barrier.
❑ Synthetic turf shall be Installed and maintained to simulate the appearance of a well-maintained
lawn.
❑ Indoor or outdoor plastic or nylon carpet shall be prohibited.
❑ Synthetic turf shall be combined with natural plant materials to enhance landscape design.
❑ A maximum of 50% of the landscaped yard area may consist of synthetic turf.
❑ Significantly worn or faded synthetic turf shall be replaced or repaired.
❑ Synthetic turf shall be properly maintained.
❑ Synthetic turf is subject to approval by the Director of Community Development, prior to installation.
ATTACHMENT F
Ordinance No. 1398
ORDINANCE NO. 1398
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY
OF TUSTIN, CALIFORNIA, AMENDING SECTIONS 5502
AND 9267 OF THE TUSTIN CITY CODE TO MODIFY
LANDSCAPE REQUIREMENTS AND TO SET FORTH
SYNTHETIC TURF STANDARDS IN THE CITY OF TUSTIN
The City Council of the City of Tustin does hereby ordain as follows:
Section 1. The City Council finds and determines as follows:
A. That pursuant to Ordinance No. 1240, adopted by the City Council on
August 6, 2001, and amended by Ordinance No. 1354, adopted on
November 4, 2008, the Tustin City Code currently requires that parking
and driveway areas within the front yard setback of residential properties
be separated with a minimum of a three (3) foot landscape area between
the parking or driveway area and the adjacent side or rear property line;
B. That on May 4, 2010, the City Council directed that the Planning
Commission review and make recommendations to the City Council
concerning the existing three (3) foot landscape requirement;
C. That on January 11, 2011, the Planning Commission conducted a
workshop on the use of synthetic turf and provided direction to prepare
standards for the installation and maintenance of synthetic turf in the City
of Tustin for consideration by the Planning Commission;
D. That a public hearing was duly called, noticed, and held on Ordinance No.
1398 (Code Amendment 11-004) by the Planning Commission of the City of
Tustin, California, on May 10, 2011, at which time the Planning Commission
suggested changes to the proposed Ordinance in order to ensure that a
buffer was maintained between driveways of abutting residential
properties in order to enhance the attractiveness of residential property as
viewed from adjoining properties or the public right of way and made
minor modifications to the proposed Synthetic Turf Standards and
continued the public hearing until May 24, 2011;
E. That on May 24, 2011, the Planning Commission held a continued public
hearing to consider revised Resolution No. 4173 recommending that the
Tustin City Council adopt Ordinance No. 1398 approving Code
Amendment 11-004 amending Sections 5502 and 9267 of the Tustin City
Code modifying landscape requirements and setting forth Synthetic Turf
Standards;
Ordinance 1398
Page 2
F. Following the public hearing, the Planning Commission adopted
Resolution No. 4173 recommending that the Tustin City Council adopt
Ordinance No. 1398 approving Code Amendment 11-004;
G. That a public hearing was duly called, noticed, and held on Ordinance No.
1398 (Code Amendment 11-004) on July 5, 2011, by the Tustin City
Council;
H. That prior to 2001, no provision existed to ensure that the front yard area
was not completely covered by driveways. In 2008, the Planning
Commission and the City Council took great care and consideration in
adopting the comprehensive parking ordinance. These provisions
essentially prevented the over -paving of residential front yards;
I. That the intent of Ordinance No. 1398 is to maintain a buffer between
driveways of abutting residential properties to enhance the attractiveness
of a residential property as viewed from adjoining properties and/or the
public right of way;
J. That the requirement for review at the discretion of the Community
Development Director subject to findings will ensure that the three-foot
landscape requirement location, size, architectural features and general
appearance of any proposed improvements will not impair the orderly and
harmonious development of the area, the present or future development
therein, the occupancy thereof, or the community as a whole;
K. That Code Amendment 11-004 is consistent with Housing Element Policy
No. 6.4 and Conservation/Open Space/Recreation Element Policy No. 5.3
of the Tustin General Plan, which promote water efficient landscapes and
water conservation techniques; and
L. That this project has been determined to be exempt pursuant to California
Environmental Quality Act (CEQA) Section 15061(b)(3), in that CEQA
applies only to projects which have the potential for causing a significant
effect on the environment. If adopted, the proposed Ordinance No. 1398
(Code Amendment 11-004) would revise text from Tustin City Code Section
9267(a)(3) which requires a three foot landscape setback to property line,
would revise Tustin City Code Sections 5502 and 9267 to provide for the
installation of synthetic turf, and would set forth standards for synthetic turf.
This revision has no possibility for significant effect on the environment;
therefore, Code Amendment 11-004 is not subject to CEQA.
Section 2. Subsection 5502m(1) of the Tustin City Code is hereby amended to read
as follows:
Ordinance 1398
Page 3
"Landscaping. All landscaping shall be maintained in a healthy condition
free of dead, decayed, overgrown or discarded plant material and all
synthetic turf material shall be installed and maintained in accordance with
the Synthetic Turf Standards established by the Director of Community
Development and in a manner such that it simulates the appearance of
real well-maintained grass and drains properly."
Section 3. Subsection 9267a3, of the Tustin City Code is hereby amended to read as
follows:
Detar-n.hed GiRgle family residential unit p arking and driveway areas within
the front yard setback which abut the parking or driveway area of an
adjacent lot, shall be separated with a minimum of a three-foot wide buffer
consisting of landscaping raised hardscapina or combination of such
materials installed in the ;a;dSare-area between the parking or driveway
area and the adjacent side or rear property line."
Section 4. Subsection 9267a7 of the Tustin City Code is hereby added to read as
follows:
"Any deviation from the above standards may be considered on a case by
case basis, subject to review and approval by the Community
Development Director."
Section 5. Subsection 9267c of the Tustin City Code is hereby amended to read as
follows:
"Paved Areas. Paved areas may be improved with impervious materials
including, but not limited to, concrete, bricks, slate or stone tiles,
decorative stamped concrete, or any other permanent hardscape. No
decomposed granite, gravel, or other loose materials shall be allowed.
Unimproved and/or unpaved portions of the front yard setback area in
residential districts or front yards in commercial or industrial districts shall
be improved and maintained with appropriate landscaping in a healthy and
vigorous condition and/or synthetic turf that simulates the appearance of
real well-maintained grass drains properly, is installed and maintained in
accordance with the Synthetic Turf Standards established by the
Community Development Director, and is approved by the Communit
Development Director or his or her designee.'
Section 6. The Synthetic Turf Standards for the City of Tustin attached hereto as
Exhibit A, as they may be amended from time to time by the Community
Development Director, in his or her discretion, are hereby approved and
incorporated herein by reference.
Ordinance 1398
Page 4
Section 7. If any section, subsection, sentence, clause, phrase, or portion of this
ordinance is for any reason held to be invalid or unconstitutional by the
decision of any court of competent jurisdiction, such decision shall not
affect the validity of the remaining portions of this ordinance. The City
Council of the City of Tustin hereby declares that it would have adopted
this ordinance and each section, subsection, sentence, clause, phrase, or
portion thereof irrespective of the fact that any one or more sections,
subsections, sentences, clauses, phrases, or portions be declared invalid
or unconstitutional.
PASSED AND ADOPTED, at a regular meeting of the City Council of the City of Tustin
on this 5th day of July, 2011.
JERRY AMANTE, MAYOR
PAMELA STOKER, City Clerk
STATE OF CALIFORNIA )
COUNTY OF ORANGE ) ss.
CITY OF TUSTIN )
CERTIFICATION FOR ORDINANCE NO. 1398
PAMELA STOKER, City Clerk and ex -officio Clerk of the City Council of the City
of Tustin, California, does hereby certify that the whole number of the members of the
City Council of the City of Tustin is five; that the above and foregoing Ordinance No.
1398 was duly and regularly introduced and read at the regular meeting of the City
Council held on the 5th day of July, 2011, and was given its second reading, passed and
adopted at a regular meeting of the City Council held on the 19th day of July 2011, by
the following vote:
COUNCILPERSONS AYES:
COUNCILPERSONS NOES:
COUNCILPERSONS ABSTAINED:
COUNCILPERSONS ABSENT:
PAMELA STOKER, City Clerk
Published: Tustin News on June 23, 2011
S:\Cdd\ORDINANC\2011\1398 three foot landscape CA 11-004 Revised051211(3).docx