Big Bear Lake — Landscaping and Screening

Last reviewed: July 3, 2026

Overview

This page summarizes what the City of Big Bear Lake's Development Code (Title 17) actually requires about landscaping, screening, fences/walls, and tree protection. It pulls the local rules that control planting, turf limits, irrigation, parking-lot screening, fence materials and heights, and tree removal/protection rules that apply across Big Bear Lake's zoning districts. Where the Code ties trimming/planting to other reviews (plot-plan, conditional use, variances) those cross-references are shown so applicants know when landscape/screening details must be submitted. (Always verify for parcel‑specific conditions.)

Important links (first natural mention of each topic below):

• Big Bear Lake zoning is controlled by the Development Code; see the city's Big Bear Lake Zoning rules.
• Landscaping and water rules must also satisfy Big Bear Lake Development Standards and the local water utility; state landscape rules are incorporated via compliance with the California Building Standards Code and the State Model Water Efficient Landscape Ordinance in the Code.
• If your project affects parking or parking-lot screening, consult Big Bear Lake Parking.
• Many projects with public-facing screening go through Big Bear Lake Design Review.
• If your site sits inside special planning districts, the Big Bear Lake Overlay Districts or the Village Specific Plan may impose additional landscape/screening expectations.
• ADU projects still must follow local landscape/tree requirements listed here and check Big Bear Lake ADUs for related process intersections.

All quoted Code references below are from Title 17 (Development Code) of the City of Big Bear Lake; each rule is anchored to its controlling section (§) and the source extract from the Development Code.

What the Code requires — quick synthesis (decision‑relevant points)

• Turf / high-water plants are limited: single‑family and multi‑family new landscaping is limited; in many residential plantings turf must not exceed 25% of available landscape area and in larger multi-family projects turf is limited further to 15% of landscaped area. See § 17.25.080 and § 17.11.020.

• Xeriscape / low-water planting encouraged: the Code requires drought-tolerant plantings and permanent irrigation (drip, controllers, moisture sensors where practicable) for new landscaping; 80% of non‑turf area on larger projects must be low‑water plants. See § 17.25.080 and § 17.11.090.

• Irrigation and watering rules: irrigation designs should avoid spraying onto sidewalks or tree root zones; watering hours must follow the Big Bear Lake Department of Water restrictions. See § 17.25.080.

• Tree protection and removal:

  • The Tree Conservation requirements apply citywide and protect trees ≥ 12 in. DBH; removal of trees ≥ 12 in. DBH requires a tree removal permit or review as part of a discretionary project. See § 17.10.030 and § 17.10.060.
  • Tree protection fencing at the dripline (or alternatives with mulch and arborist approval) is mandatory during construction. See § 17.10.045.

• Fences / walls (materials & visual treatment):

  • In residential zones fences and walls must be decorative and compatible with the mountain environment; razor/barbed wire is prohibited; untreated chain link is prohibited except for animal enclosures on large lots; treated/dark‑coated chain link may be allowed in limited cases. See § 17.25.080.D.
  • Retaining walls and block walls visible off‑site must be treated (split‑face, rock veneer or similar) to be visually attractive. See § 17.25.080.D.

• Parking-lot landscaping & screening:

  • For parking areas with six or more spaces, at least 5% of the parking area must be landscaped; provide at least 1 tree per 6 spaces and planter widths minimum 5 ft for tree planters. Headlight screening shall be provided where headlights would impact adjacent residential uses. See § 17.25.080 (parking/landscape standards).

• Plot plan / project review: landscape plans are required to be submitted and approved for multi‑family projects and other discretionary reviews; rooftop and equipment screening must be shown when requested by the planning division. See plot plan/conditional use and plan submittal rules (e.g., § 17.03.160/17.03.170 references in the Code).

• Variances and minor deviations: the Code permits a limited administrative increase in fence/wall height by up to 20% (except within front yards) where grade/topography justifies it; other departures from landscaping standards require a variance per § 17.03.180. See § 17.03.180.

District-by-district breakdown (landscaping & screening focus)

The zones defined in the Development Code are listed in § 17.01.070; the landscaping/screening requirements below point to the local landscaping, tree, and walls/fences rules that apply across districts. For parcel-specific dimensional numbers (setbacks, max coverage) consult the numeric development standards tables in the Development Code and the official zoning map; the Code ties landscaping rules into each district's project review standards. (§ 17.01.070)

Note: every district below uses the same core landscaping and tree-conservation requirements unless a district-specific standard is stated in the Code.

R-L (Residential‑Low)

• Purpose / typical uses: low‑density residential — detached single‑family homes and accessory uses (see § 17.25.010 intent for residential zones).
• Landscaping & screening: turf limits, low‑water plant requirements, and irrigation standards apply to new plantings (§ 17.25.080). Decorative fences only; no barbed/razor wire and untreated chain link is not permitted except as specifically allowed. Tree protection and removal rules (≥12" DBH) apply citywide. See § 17.25.080 and § 17.10.060.

R-1 (Single‑Family Residence)

• Purpose / typical uses: single‑family homes; the Code emphasizes preserving mountain character and existing trees. (§ 17.25.010)
• Landscaping & screening: same base rules as R-L; landscaping installations on single‑family lots must obtain any required Department of Water permits, and turf is limited (see § 17.25.080). Tree protection requirements apply. See § 17.25.080 and § 17.10.030.

R-3 (Multiple‑Family Residence)

• Purpose / typical uses: multi‑family housing and associated amenities. (§ 17.25.010)
• Landscaping & screening: landscape plans for multi‑family projects are reviewed and must meet open space and planting composition standards (35% open space target, 80% of non‑turf area planted with low‑water species for applicable projects). Parking‑lot tree ratios and planter widths apply. See § 17.25.080 and § 17.10.045.

C-1, C-2, C-3, C-4, C-5 (Commercial Categories)

• Purpose / typical uses: commercial, visitor‑serving, recreation, and commercial‑industrial uses; see Chapter intent for commercial zones. (§ 17.35.010)
• Landscaping & screening: commercial projects must provide street trees, onsite landscaping, and screen service areas and equipment (utility vaults, trash enclosures) with landscaping, walls, or berms; chain link adjacent to public right‑of‑way is prohibited; all visible retaining walls must be finished attractively. Parking‑lot landscaping and headlight screening requirements apply when adjacent to residential. See § 17.25.080 and parts of the commercial standards.

P‑OS (Public / Open Space)

• Purpose / typical uses: public uses and preserved open space.
• Landscaping & screening: natural vegetation preservation and tree conservation have additional protections under Chapter 17.10; tree retention and preservation of native forest habitat are encouraged in development proposals. See § 17.10.030 and § 17.25.080 (open space goals).

VSP (Village Specific Plan)

• Purpose / typical uses: pedestrian‑oriented village center — the Village Specific Plan area has supplemental, area‑specific standards that supplement Title 17; landscaping in the Village supports pedestrian design. See the VSP references in the Code and § 17.01.070.

Key standards table (most decision‑relevant)

Checklist — what an applicant must satisfy for landscape/screening submittal

• Submit a landscape plan when required by the reviewing authority (plot plan, CUP, multi‑family projects); include plant palette, irrigation design, and mulch/soil notes (§ 17.25.080)
• For any trees ≥ 12 in. DBH, include a Tree Conservation Plan or tree removal permit application (§ 17.10.060)
• Show parking‑lot landscaping and tree placement (1 tree per 6 spaces; 5% min. landscaped area if ≥6 spaces) and headlight screening where adjacent to residential (§ 17.25.080)
• Specify fence/wall materials/finishes and show compliance with decorative/anti‑barbed‑wire rules; if proposing > Code heights, include minor deviation/variance justification (§ 17.25.080.D; § 17.03.180)
• Provide irrigation plans meeting drip/controller/moisture‑sensor guidance; get any required Department of Water approvals (§ 17.25.080; § 17.11.020)
• During construction, protect retained trees with fencing at the dripline and hold a pre‑construction meeting for sites with trees ≥12" DBH (§ 17.10.045)

Risks & Ambiguities

Plain-English Summary

Big Bear Lake's zoning code requires water‑conserving landscaping (limits on turf, encouragement of low‑water plants and drip irrigation), protects larger trees (≥12" DBH) during design and construction, restricts unsightly/security fencing (no barb/razor wire; decorative materials expected), and requires parking‑lot landscaping and headlight screening where needed. Most commercial and multi‑family projects must submit a landscape plan as part of plot plan/conditional review; small single‑family yards still must follow turf and water rules and cannot remove protected trees without a permit. See the cited sections below and confirm parcel-level requirements with planning staff.

Source References

• Title 17 — Development Code, Establishment of zone districts: § 17.01.070
• Residential zones intent and site design (landscaping & turf limits): § 17.25.010 and § 17.25.080 (residential site design standards; turf, irrigation, walls & fences, parking‑landscape rules)
• Tree Conservation and general tree provisions (coverage, DBH threshold): § 17.10.030, § 17.10.045, § 17.10.060 (tree protection during construction; tree removal permit rules)
• Parking, parking‑lot landscaping and screening requirements (trees, 5% min., 1 tree/6 stalls, headlight screening): parking standards within the residential/commercial site design chapters; see § 17.25.080 and parking excerpts (parking lot landscaping)
• Minor deviations / variance authority including fence height allowances: § 17.03.180 (minor deviations/variances; fence height allowance up to 20% in non‑front yards)
• Water conservation / State Model Water Efficient Landscape Ordinance compliance: § 17.11.020 (policy) and § 17.11.090 (must comply with State ordinance).
• Manufactured home park perimeter landscaping: § 17.25.180 (perimeter landscaping width requirements)

(If you want the exact code printouts or the official Municode links for each cited §, I can fetch the ordinance pages directly or prepare a short parcel‑check checklist you can bring to the Planning counter.)

Retrieved passages

• CWUIC § 65850.6 (Title 24) High relevance show source text
• Big Bear Lake Zoning Code (Section 17.03.180.C.2) High relevance show source text
• Big Bear Lake Zoning Code High relevance show source text
• Big Bear Lake Zoning Code (Chapter 17.12) High relevance show source text
• Big Bear Lake Zoning Code (Chapter of) High relevance show source text
• Big Bear Lake Zoning Code (Chapter of) High relevance show source text
• Big Bear Lake Zoning Code (Section 17.03.120) High relevance show source text
• Big Bear Lake Zoning Code (Section 17.03.120) High relevance show source text
• Big Bear Lake Zoning Code (Section 17.10.020) Medium relevance show source text
• Big Bear Lake Zoning Code (§ 2) Medium relevance show source text
• Big Bear Lake Zoning Code (Title 17) Medium relevance show source text
• Big Bear Lake Zoning Code (Section 66410) Medium relevance show source text
• CFC § 4 (Section 65855) Medium relevance show source text
• Big Bear Lake Zoning Code (section shall) High relevance show source text
• Big Bear Lake Zoning Code Medium relevance show source text
• CBC § 17.03.250 (Section 17.03.250.) Medium relevance show source text
• Big Bear Lake Zoning Code Medium relevance show source text
• Big Bear Lake Zoning Code (Section 17.03.180) Medium relevance show source text
• Big Bear Lake Zoning Code (Section 17.03.180.G.3) Medium relevance show source text
• Big Bear Lake Zoning Code Medium relevance show source text
• Big Bear Lake Zoning Code (Section 17.03.180) Medium relevance show source text
• Big Bear Lake Zoning Code (§ 2) Medium relevance show source text
• Big Bear Lake Zoning Code (section shall) Medium relevance show source text
• Big Bear Lake Zoning Code (chapter shall) Medium relevance show source text
• Big Bear Lake Zoning Code (Section 17921.3) Medium relevance show source text
• Big Bear Lake Zoning Code (chapter shall) Medium relevance show source text
• Big Bear Lake Zoning Code (Section 8.94.09) Medium relevance show source text
• Big Bear Lake Zoning Code (chapter as) Medium relevance show source text
• Big Bear Lake Zoning Code Medium relevance show source text

Cited sections

• Title 17 — Development Code, Establishment of zone districts: **§ 17.01.070** (Title 17)
• Residential zones intent and site design (landscaping & turf limits): **§ 17.25.010** and **§ 17.25.080** (residential site design standards; turf, irrigation, walls & fences, parking‑landscape rules) (§ 17.25.010)
• Tree Conservation and general tree provisions (coverage, DBH threshold): **§ 17.10.030**, **§ 17.10.045**, **§ 17.10.060** (tree protection during construction; tree removal permit rules) (§ 17.10.030)
• Parking, parking‑lot landscaping and screening requirements (trees, 5% min., 1 tree/6 stalls, headlight screening): parking standards within the residential/commercial site design chapters; see **§ 17.25.080** and parking excerpts (parking lot landscaping) (§ 17.25.080)
• Minor deviations / variance authority including fence height allowances: **§ 17.03.180** (minor deviations/variances; fence height allowance up to 20% in non‑front yards) (§ 17.03.180)
• Water conservation / State Model Water Efficient Landscape Ordinance compliance: **§ 17.11.020** (policy) and **§ 17.11.090** (must comply with State ordinance). (§ 17.11.020)
• Manufactured home park perimeter landscaping: **§ 17.25.180** (perimeter landscaping width requirements) (§ 17.25.180)
• BigBearLake_ZoningCode.md

• Official Big Bear Lake code library