Local zoning · Banning

Banning — Landscaping and Screening

Q: How tall can my perimeter wall or fence be adjacent to a residential property?

Perimeter walls and fences are generally limited to 6 ft in height; front‑yard/front‑setback fences are capped at 48 inches . Specific district standards (e.g., decorative masonry requirements) also apply; see § 17.24.080(C) and § 17.12.130 .

Q: Do parking lots need landscaping or screening in Banning?

Yes — parking areas must include landscaping (minimum 15% of net parking area), tree planting (e.g., 1 — 24‑inch box tree per four spaces or equivalent), islands and shading targets (commercial lots must reach 30% shade within two years); parking adjacent to residential may require a 6‑ft masonry screen wall. See § 17.12.120 (E) and related screening provisions.

Q: What size trees does the code require for street trees and replacements?

Street trees shall be 24‑inch box specimens or larger ; when a mature tree (over 50 years) is removed in a subdivision context it must generally be replaced with at least one 36‑inch box specimen in addition to other requirements. See § 17.32.040(E) and § 17.32.060 .

Landscaping and Screening under the Banning local zoning and planning code, with the controlling citations.

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Last reviewed: July 3, 2026

Overview

This page summarizes what the City of Banning's zoning ordinance requires for landscaping and screening (planting, berms, fences/walls, and buffering) for development permits. It interprets Banning's Title 17 rules (Landscaping Standards and related development standards) and points to the key code sections you must follow when preparing plans and permit applications. For related rules on site layout and vehicle areas see parking, and for review triggers see design review.

What the code requires (core rules and process)

Purpose and applicability: The Landscaping chapter is intended to enhance appearance, conserve water, reduce heat/glare, and buffer incompatible uses — it applies to most new and rehabilitated landscaping for projects that require a permit (exceptions for homeowner-provided single‑family yard work). See § 17.32.010 and § 17.32.080.
Plans and sequencing: A concept landscaping plan is required with planning permit applications; a comprehensive landscape and irrigation plan must be submitted for approval with grading plans and before certificate of occupancy. See § 17.32.020 and § 17.32.030.
Water efficiency: Banning adopts the State Model Water Efficient Landscape Ordinance (Title 23 CCR) by reference and requires all landscaping to comply in addition to Chapter 17.32. See § 17.32.090.
Planting, sizes and irrigation: Minimum plant-size mixes (trees, shrubs, groundcover), required automatic irrigation systems, emphasis on drought-tolerant and indigenous species, and tree‑spacing/sight-line rules are specified in § 17.32.030 and related installation subsections. Street trees must be at least 24‑inch box specimens. See § 17.32.030 and § 17.32.040(E).
Maintenance and installation: Required landscaping must be permanently maintained by the developer/owner; installation/irrigation must be inspected before Certificate of Occupancy. See § 17.32.050.
Tree removal and replacement: Removal of mature/shade trees is discouraged; removal of trees older than 50 years requires a tree removal & replacement plan and replacement with at least one 36‑inch box specimen per removed tree (with limited exemptions). See § 17.32.060.
Screening of mechanical, storage and parking: Rooftop and ground-mounted equipment must be screened and integrated with building architecture; outdoor storage, loading and equipment areas abutting residential property have specific wall/berm requirements. See § 17.12.140, § 17.12.120 (screening & parking landscaping), and the loading‑area screening requirement in § 17.12.120 (Screening).
Fences and walls: Decorative masonry, stucco block, or wrought iron (backed by solid/perforated metal where necessary) are the preferred materials; chain link and barbed wire are generally prohibited except in limited Industrial/AI cases; fences/walls are generally limited to 6 ft (with front‑yard/front‑setback exceptions capped at 48 inches). See § 17.12.130, § 17.24.080, and § 17.12.140.
Parking screening/shading: Commercial/industrial/public parking adjacent to residentially designated property must have a 6‑ft solid decorative masonry wall; parking lots must provide a minimum percentage of landscaping and tree shade (e.g., at least 15% landscaped area for parking and 30% shading within two years for commercial parking). See § 17.12.120 and related subparts.
Design review and project‑specific conditions: Many landscaping/screening details will be set during design review and project permit conditions (including light spill limits and loading location). See § 17.32.020 and the various district use standards that reference design review.

Links to related topics (first use inline): Banning zoning & planning overview, Banning Zoning, Banning Development Standards, Banning Parking, Banning Design Review, Banning Overlay Districts, Banning ADUs, and the California Building Standards Code.

Banning zoning & planning overview: /us/california/banning
Banning Zoning: /us/california/banning/zoning
Banning Development Standards: /us/california/banning/development-standards
Banning Parking: /us/california/banning/parking
Banning Design Review: /us/california/banning/design-review
Banning Overlay Districts: /us/california/banning/overlay-districts
Banning ADUs: /us/california/banning/adu
California Building Standards Code (Title 24): /us/california/building-codes

District-by-district practical breakdown

Below are the Banning zoning districts where landscaping/screening rules are most decision‑relevant. Each subsection cites the ordinance sections that control landscaping and screening for that district and notes where the general Chapter 17.32 requirements apply.

R‑1 (Single‑Family Residential)

Purpose / typical uses: Single‑family homes and accessory uses on detached lots; landscaping is oriented to front yard parkway standards and neighborhood compatibility. See the R‑zone development tables and general standards in § 17.24.030 and the district tables.
Key standards: Front/side yards visible from the right‑of‑way in residential subdivisions must include 2 — 24‑inch box trees per front yard and sufficient shrubs/groundcover to achieve full coverage in two years; landscaping for single‑family homeowner yards (owner‑installed) is exempt from the chapter's plan submittal requirements but still subject to development standards when part of a larger project. See § 17.32.030 (I) and § 17.32.080(C).
Where it applies: All R‑zoned parcels citywide as shown on the zoning map. See the zoning district establishment provisions.

Multi‑family (MDR / HDR / VHDR)

Purpose / typical uses: Apartment and condo projects; landscaping used to provide open space, shading, sight‑lines and security. See multi‑family standards and PUD section references.
Key standards: Projects >10 units require 30% usable open space, landscaping around circulation and parking, shading and planting standards (spacing and sizes in § 17.32.160 and installation requirements in § 17.32.030(D)). Street trees and parking island sizes apply per § 17.12.120.

Business Park (BP)

Purpose / typical uses: Commercial/business park uses; rules vary where properties front on Ramsey Street versus not. See the Business Park criteria.
Key standards (non‑Ramsey): Minimum 25‑ft landscaped setback on property lines adjacent to residentially designated properties; walls/fences for screening must be decorative solid block, stucco or wrought iron with matching backing; outdoor storage and loading must be fully screened; exterior lighting must not spill onto adjacent properties. These requirements are explicitly listed in the Business Park standards. See § 17.20 (Business Park criteria) as implemented at the code excerpts.
Where it applies: Business Park zoned parcels (see Table and 17.20 series). Verify parcel zoning on the City map. Verify with the jurisdiction for parcel‑specific conditions. Verify with the jurisdiction.

Industrial (I) and Airport Industrial (AI)

Purpose / typical uses: Light and heavy industrial activities, warehousing and airport‑related uses.
Key standards: Chain link is generally prohibited except for large industrial projects (≥5 acres) in the I and AI districts where chain link can be approved via Design Review; outdoor storage areas should be screened by walls 6–8 ft; loading areas abutting residential require a 6‑ft solid decorative masonry wall plus a 4‑ft irrigated berm adjacent to rights‑of‑way. See § 17.12.130(F), § 17.12.140(A), and the loading‑screening rules in § 17.12.120 (Screening).

Public Facilities (PF‑A, PF‑G, etc.)

Purpose / typical uses: Government, schools, utilities; Table 17.16.030 lists PF development standards including a maximum fence/wall height of 6 ft and applicable setbacks. See Table 17.16.030 and § 17.16.040 which point PF projects to Chapter 17.32 for landscaping.

Downtown Commercial

Purpose / typical uses: Core historic/commercial uses along Ramsey and San Gorgonio; design and landscaping rules aim for pedestrian orientation.
Key standards: Multi‑family above retail only on Ramsey/San Gorgonio; minimum setbacks for multi‑family (e.g., 15 ft front, 4 ft interior side) and site‑specific landscaping and parking rules (see downtown standards). Many downtown projects are exempt from design review for non‑expanding uses but still must comply with landscaping for parking and pedestrian areas. See § 17.20 (Downtown Commercial standards).

Open Space / Parks

Purpose / typical uses: Natural preservation and parks; landscaping should preserve natural features and scenic resources.
Key standards: Projects in Open Space are subject to the same general landscaping and design guidelines as commercial/industrial uses; preservation of natural scenic landscape features is emphasized. See § 17.20.040 and § 17.32.010(D).

Note: For every district above, Chapter 17.32 (Landscaping Standards) applies either directly or by cross‑reference; many district standards explicitly require compliance with Chapter 17.32. Always confirm district zoning on the official zoning map and check any Specific Plan or PUD conditions that may supersede the baseline rules. See § 17.32.030, § 17.32.080, and the district cross‑references.

Decision‑relevant standards (quick table)

Standard / Requirement	What the code says	Code Reference
Concept landscape plan with planning permit	Required as part of planning permit application	§ 17.32.020
Comprehensive landscape & irrigation plan; irrigation required	Must be approved with grading; automatic water‑efficient irrigation required	§ 17.32.030 (C, H)
Street tree size	24‑inch box minimum	§ 17.32.040(E)
Front‑yard trees for residential subdivisions	Minimum 2 — 24‑inch box trees per front yard	§ 17.32.030(I)
Parking lot landscaping / shading	Minimum 15% landscaped area in parking; 30% shading within two years (commercial)	§ 17.12.120 (E,12)
Walls/fences adjacent to residential	6 ft masonry or decorative wall; front‑setback/front yard fences limited to 48 in	§ 17.12.140(A); § 17.24.080(C)
Loading area screening next to residential	6‑ft solid decorative masonry wall; plus 4‑ft irrigated landscaped berm at ROW where applicable	§ 17.12.120 (F.1–2)
Chain link / barbed wire	Prohibited generally; chain link allowed in I and AI for large sites with Design Review	§ 17.12.130(E–F)
Tree removal (historic/old trees)	Replacement plan required for trees >50 years; replacement with 36‑inch box specimens	§ 17.32.060
State WEO adoption	City adopts State Water Efficient Landscape Ordinance (Title 23 CCR) by reference	§ 17.32.090

Checklist (what to include in an application)

Concept landscape plan submitted with the planning permit (plant palette, sizes, irrigation concept) — § 17.32.020.
Comprehensive landscape and irrigation plan submitted with grading and before CO — § 17.32.030.
Plant list with common/Latin names, sizes, quantities and hydrozones; irrigation specifications — § 17.32.030(C).
Street tree plan (24‑inch box minimum where required) and tree spacing complying with sight‑distance rules — § 17.32.040(E) and § 17.32.160(4).
Screening details for loading/outdoor storage/roof equipment (wall type, height, berms) — § 17.12.120(F) and § 17.12.140.
Wall/fence details (materials, height, architectural treatment) and locations relative to landscaped setbacks — § 17.12.130 and § 17.24.080.
Evidence of compliance with the State Water Efficient Landscape Ordinance (documentation package) when triggered — § 17.32.090.
Tree removal/replacement plan if removing mature trees (>50 years) — § 17.32.060.

Risks & Ambiguities

Issue	Why it matters	What to verify
Applicability to small homeowner projects	Chapter 17.32 exempts homeowner‑provided single‑family yard work, but larger subdivisions and any project requiring a permit must comply	Verify whether the work is exempt under § 17.32.080(C); if in doubt, check with Community Development.
Exact fence/wall treatment where zones abut residential	Code requires decorative masonry or equivalent but districts (e.g., Business Park) add specific placement requirements (interior boundary of landscaped setback)	Confirm the district standard and any PUD/Specific Plan conditions; see § 17.20 Business Park criteria and § 17.24.080.
Chain link exceptions in Industrial/AI	Chain link may be permitted only for large sites via Design Review — misinterpreting this can cause plan denial	For >5‑acre industrial sites, confirm Design Review path and Director/Commission approvals per § 17.12.130(F).
Conflicts between Chapter 17.32 and the State WEO	City says the more stringent water‑efficiency rule controls — knowing which is more restrictive affects design	Prepare documentation package to the WEO standard and confirm which provision governs per § 17.32.090(B).
Location‑specific overlay or Specific Plan rules	A Specific Plan or overlay (e.g., Downtown rules) can override or add to landscaping standards	Check applicable overlays and Specific Plans (see Banning Overlay Districts) and reference district standards in the code; verify on a parcel basis.

Plain‑English summary

If you propose new development, remodel an existing project over permit thresholds, or build a subdivision in Banning, you must submit a concept and then a full landscape and irrigation plan that uses drought‑tolerant/native plants, includes automatic efficient irrigation, meets tree/plant size and spacing rules, and screens loading, outdoor storage and parking per the city’s standards (walls, berms, tree shade). Many of the exact materials, heights and setbacks are spelled out in Title 17 — check § 17.32 for landscaping and § 17.12 / § 17.24 for fences, screening and parking rules.

Source References

Chapter 17.32, Landscaping Standards — § 17.32.010 through § 17.32.130 (purpose, application, general regs, setbacks/parkway, installation/maintenance, tree removal, WEO adoption).
Walls, fences and screening — § 17.12.120, § 17.12.130, § 17.12.140 (landscaping, walls/fences, screening) and supporting design guidelines.
Parking, screening and shading standards — § 17.12.120 (E–J) (parking landscaping percentages, shading, parking‑structure treatment).
Business Park and Downtown district development standards (landscaped setback 25 ft, screening, loading placement) — Business Park criteria in the district provisions (see 17.20 series).
Public Facilities development standards table (Table 17.16.030) and cross‑reference to Chapter 17.32.
State Water Efficient Landscape Ordinance adoption — § 17.32.090 (adopted Title 23 CCR by reference).

Also consult:

Banning zoning & planning overview: /us/california/banning
Banning Zoning: /us/california/banning/zoning
Banning Development Standards: /us/california/banning/development-standards
Banning Parking: /us/california/banning/parking
Banning Design Review: /us/california/banning/design-review
Banning Overlay Districts: /us/california/banning/overlay-districts
Banning ADUs: /us/california/banning/adu
California Building Standards Code (Title 24): /us/california/building-codes

(If you need parcel‑specific application of these rules — setbacks, overlay requirements, or Specific Plan conditions — verify with City of Banning Community Development; code excerpts above are from the City zoning code text.)

Sources

Retrieved passages

Banning Zoning Code (§ 9108.01.) High relevance
Banning Zoning Code (section to) High relevance
Banning Zoning Code (§ 9103.05) High relevance
Banning Zoning Code (§ 9108.03.) High relevance
Banning Zoning Code (Section 17.08.060.) High relevance
Banning Zoning Code (§ 9108.03.) High relevance
Banning Zoning Code (§ 9108.02.) High relevance
Banning Zoning Code (Chapter 17.32) High relevance
Banning Zoning Code (Section 17.08.060.) High relevance
Banning Zoning Code (Section of) Medium relevance
Banning Zoning Code (section to) Medium relevance
Banning Zoning Code (Chapter 17.32) Medium relevance
Banning Zoning Code (§ 3) Medium relevance
Banning Zoning Code (§ 9108.07) Medium relevance

Cited sections

Official Banning code library

Frequently asked questions

What landscaping plans does Banning require with a planning permit?

Banning requires a concept landscaping plan with the planning permit application and a detailed comprehensive landscape and irrigation plan to be submitted and approved with grading documents before final approvals and Certificate of Occupancy; see § 17.32.020 and § 17.32.030.

How tall can my perimeter wall or fence be adjacent to a residential property?

Perimeter walls and fences are generally limited to 6 ft in height; front‑yard/front‑setback fences are capped at 48 inches. Specific district standards (e.g., decorative masonry requirements) also apply; see § 17.24.080(C) and § 17.12.130.

Do parking lots need landscaping or screening in Banning?

Yes — parking areas must include landscaping (minimum 15% of net parking area), tree planting (e.g., 1 — 24‑inch box tree per four spaces or equivalent), islands and shading targets (commercial lots must reach 30% shade within two years); parking adjacent to residential may require a 6‑ft masonry screen wall. See § 17.12.120 (E) and related screening provisions.

Can I use chain link fencing for an industrial site?

Chain link and barbed wire are generally prohibited; however, chain link may be allowed in the Industrial (I) and Airport Industrial (AI) districts for sites of at least five acres where approved through Design Review by the Planning Commission — check § 17.12.130(F) and plan for Design Review.

What size trees does the code require for street trees and replacements?

Street trees shall be 24‑inch box specimens or larger; when a mature tree (over 50 years) is removed in a subdivision context it must generally be replaced with at least one 36‑inch box specimen in addition to other requirements. See § 17.32.040(E) and § 17.32.060.

Does Banning adopt the State water‑efficient landscape rules?

Yes — the City adopts the California State Model Water Efficient Landscape Ordinance by reference; the City’s Chapter 17.32 applies in addition and the more stringent water‑efficiency requirement controls. See § 17.32.090.

How must loading docks that abut residential property be screened?

Loading areas abutting residentially designated property must be screened with a 6‑ft high solid architecturally treated decorative masonry wall (approved by the Director) and a 4‑ft high permanently maintained and irrigated landscaped berm adjacent to public rights‑of‑way where required. See § 17.12.120 (F.1–2).

Are homeowner front‑yard plantings exempt from the landscape ordinance?

Routine homeowner‑provided landscaping at single‑family residences is explicitly excluded from the Chapter 17.32 submittal requirements, but subdivision and project‑level landscaping requirements still apply; see § 17.32.080(C). Verify with the Community Development Department for borderline cases.

Will design review change the landscaping requirements?

Yes — design review can impose more specific materials, plant palettes, wall treatments, and lighting controls as conditions of approval; many district standards require design review for non‑ministerial changes. See § 17.32.020 and district design guideline references.

Where are the fence material and visual relief rules specified?

Walls should be decorative and include visual relief (pillars or treatments every 50 ft for long walls); decorative block and stucco walls and wrought iron are preferred; wood and chain link are limited/prohibited in many contexts. See § 17.12.130(A–D, F) and § 17.24.080(A–C).

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