Montebello — Landscaping and Screening

Overview

Montebello’s Title 17 Zoning sets specific, enforceable rules for what you plant, how you buffer site elements, and how you hide views of parking and equipment. The requirements vary by base district and are supplemented by citywide parking-screening rules and a separate water‑conserving landscape chapter. Expect minimum plant sizes and counts, dedicated landscape strips along street‑visible parking, curbed planters, and solid walls or “view‑obscuring” fences where sensitive edges occur.

The must‑do: any parking within 50 feet of a public street must be buffered by a minimum five‑foot landscaped strip and a low screen (wall, decorative wall, or landscaped berm), except in R‑1 and R‑2 (§ 17.52.160; also § 17.22.090.E.1; § 17.32.100.E).

Citywide and cross‑cutting rules

• Parking near streets
  • In any zone except R‑1 and R‑2, parking/drive aisles/turnarounds located within 50 feet of a public street must be screened by one of the following, plus a landscaped strip at least five feet wide: a 2–3 ft solid masonry wall; a 2–3 ft decorative “solar screen” masonry wall (or combo with solid wall); or a 1–2 ft high, 4‑ft wide landscaped berm ringed by a continuous 6‑inch curb (§ 17.52.160.A–B).
• Mechanical equipment screening
  • Citywide residential placement: no mechanical/utility meters in front or street side yards unless behind required setbacks and screened compatibly with the structure (§ 17.10.120).
  • Commercial: equipment and utilities outside a building must be completely screened from public rights‑of‑way or adjacent residential uses by view‑obscuring landscaping or compatible architectural features (§ 17.22.050.A).
  • Industrial: completely screened in M‑1, and completely screened from any public right‑of‑way in M‑2, using view‑obscuring landscaping or compatible architectural features (§ 17.32.070.A).
• “View‑obscuring fence” (definition)
  • Includes solid masonry walls, approved ornamental iron with view‑obscuring landscaping, chain link with landscaping on the street side, or other noncombustible fencing with landscaping where visible; combinations allowed with site plan approval (§ 17.32.030).
• Water‑conserving landscapes (thresholded applicability)
  • Chapter 17.65 applies to landscaped areas of 2,500 sq ft or more for industrial, commercial, office/institutional, parks, city medians/corridors, and multifamily (3+ units)/PUD common areas; exemptions include homeowner‑provided single‑ and two‑family landscaping, cemeteries, registered historic sites, ecological and mined‑land reclamation without permanent irrigation, and projects under 2,500 sq ft (§ 17.65.030.A–B). Registered historic sites are exempt; see related historic preservation.

Core landscape and screening standards by context

Commercial districts (Title 17.22 standards)

• What’s required when you landscape
  • Planting must use trees, groundcover, and shrubs to cover designated areas at installation; shrubs at least 3 ft tall and cover ≥30% of landscaped area; trees at 1 per 20 linear feet of landscaped area (excluding parking lots), at least 6 ft to the lowest limb when planted, mature to ≥15 ft; one of every five required trees must be ≥15 ft overall height at planting (§ 17.22.090.A.1–2).
  • Irrigation: permanent, underground, automated system; maintain in neat, clean, healthful condition (§ 17.22.090.B).
  • Nonliving material substitution allowed only for groundcover when trees/shrubs cover ≥70% at planting (§ 17.22.090.C).
• Plans and timing
  • A landscape plan, including the permanent automated irrigation plan, must be submitted with the site plan for all commercial development; all landscaping must be approved and installed before a certificate of occupancy (§ 17.22.090.D).
• Parking‑area landscaping
  • Street edge: if a parking lot is visible and within 50 ft of a street ROW, provide a 5‑ft deep landscaped strip along the street edge (§ 17.22.090.E.1).
  • Interior trees: if more than 10 spaces exist on a C‑zoned lot, plant one tree per 10 spaces (trees ≥6 ft to lowest limb at planting; mature ≥15 ft) (§ 17.22.090.E.2).
  • Curbing: all landscaping with parking facilities for commercially zoned properties must be enclosed by a continuous 6‑inch concrete curb (§ 17.22.090.F).
• Fences and walls
  • Permitted materials include wrought iron, slump stone, split‑face rock, brick, stucco, or similar; chain link and nondecorative masonry are allowed except where visible from and parallel to public streets or along property lines adjoining residential property (§ 17.22.100.C).
• Signs
  • Follow Chapter 17.62; see related signage (§ 17.22.060).

Industrial districts (Title 17.32 standards)

• Setback edges and buffers
  • Land between the front building line and the street may be used for landscaping (among other listed site features) (§ 17.32.090.B).
  • Where an industrial lot abuts commercial or residential zoning: build a solid masonry wall at least 6 ft high along property lines; in required front yard, build a 3 ft masonry wall with optional added non‑view‑obscuring wrought iron on top (§ 17.32.090.C).
• Landscaping program
  • Provide landscaping throughout required setbacks and other open areas visible from the public right‑of‑way not used for parking, access, or loading; use trees, groundcover, and shrubs; provide permanent underground automated irrigation; maintain; substitute decorative rock/stone only where plantings are sufficiently dense (§ 17.32.100.A–D).
  • Parking/loading areas: if visible and within 50 ft of the street, separate them from the ROW by a landscaped strip at least 5 ft wide adjacent to the ROW (§ 17.32.100.E).
  • If a lot has more than 10 spaces, landscape 5% of the parking‑lot area in addition to the street‑edge strip; if the lot is enclosed and not visible from the ROW, this landscaping may be relocated to any visible part of the site (§ 17.32.100.F).
  • Submit a landscape and irrigation plan with the site plan; install prior to certificate of occupancy (§ 17.32.100.G).
  • Tree count: one tree per 20 lineal feet of landscaping; trees ≥6 ft to lowest limb at planting; mature to ≥15 ft (§ 17.32.100.H).
• Equipment screening
  • Completely screen mechanical/utilities: fully in M‑1; fully from any public right‑of‑way in M‑2; by view‑obscuring landscaping or compatible architecture (§ 17.32.070.A).

Parking screening (citywide rule, except R‑1/R‑2)

• Parking areas within 50 ft of a street must add both: a 5‑ft minimum landscaped setback and one of three low‑screen options (2–3 ft masonry wall; 2–3 ft decorative “solar screen” wall arrangement; or a 1–2 ft berm with landscaping), with defined curb requirements where a berm is used (§ 17.52.160.A–B).
• Parking lots for five or more cars abutting an R zone must be screened by a decorative masonry wall (or nondecorative wall with landscaping); exception when the parking elevation is 6 ft below the residential property along the line (§ 17.52.160.D). See related parking.

Water‑conserving landscape (Chapter 17.65)

• Applicability and exemptions
  • Applies to landscaped areas ≥2,500 sq ft in listed use categories (industrial, commercial, office/institutional, parks, medians, multifamily/PUD common areas, model homes); exemptions include homeowner‑provided single/two‑family, cemeteries, registered historic sites, certain restoration/reclamation without permanent irrigation, and smaller projects (§ 17.65.030.A–B).
• Submittals and content
  • A landscape plan is required prior to building permits; approval based on compatibility and compliance (§ 17.65.040.1–3). Plans must include: Water Conservation Concept Statement with Maximum Applied Water Allowance and Estimated Applied Water Use; Planting Plan; Irrigation Plan; Annual Irrigation Schedule (minimum four seasons); and soils test when substantial import occurs (§ 17.65.040.4).
• Standards and maintenance
  • Decorative water features must recycle water; landscape irrigation must be separately metered; irrigation audits every five years for ≥2,500 sq ft landscapes; continuous maintenance/replacement of plants/irrigation required; model homes need educational signage and literature (§ 17.65.050.A–F).

Specific Plan parking siting (limits front‑of‑building parking)

• Within the “Specific Plan area,” new parking is generally not allowed between a building and a street (with a limited residential side‑street allowance) and should be accessed from alleys/secondary frontages when feasible (§ 4.8A.3.a–b). This often reduces exposure, and thus the amount of street‑edge parking screening needed. Verify the project’s location within the applicable plan area. See related development standards and design review.

District‑by‑District: how landscaping and screening apply

Use the base districts designated in Title 17 (§ 17.04.010). Where purpose/uses aren’t stated below, they were not provided in the source materials.

R-A

• Purpose, typical permitted uses, where it applies: Not found in source materials. Verify with the jurisdiction.
• Key landscaping/screening:
  • Parking near streets must be screened per § 17.52.160 (R‑A is not excluded).
  • Mechanical/utility equipment not allowed in front or street side yards unless behind setbacks and screened compatibly (§ 17.10.120).
  • Chapter 17.65 may apply if a landscaped area is ≥2,500 sq ft and the site is not exempt (§ 17.65.030).

R-1

• Purpose, typical permitted uses, where it applies: Not found in source materials. Verify with the jurisdiction.
• Key landscaping/screening:
  • Parking screening rule of § 17.52.160 does not apply in R‑1 (§ 17.52.160.A).
  • Mechanical/utility equipment placement and screening rule applies (§ 17.10.120).
  • Homeowner‑provided single‑family landscaping is exempt from Chapter 17.65 (§ 17.65.030.B.1).

R-2

• Purpose, typical permitted uses, where it applies: Not found in source materials. Verify with the jurisdiction.
• Key landscaping/screening:
  • Parking screening rule of § 17.52.160 does not apply in R‑2 (§ 17.52.160.A).
  • Mechanical/utility equipment placement and screening applies (§ 17.10.120).
  • Homeowner‑provided two‑family landscaping is exempt from Chapter 17.65 (§ 17.65.030.B.1).

R-3

• Purpose, typical permitted uses, where it applies: Not found in source materials. Verify with the jurisdiction.
• Key landscaping/screening:
  • Parking screening near streets required (§ 17.52.160).
  • Recreation areas, pools, patios, play and similar activity areas must be surrounded by a 6‑ft minimum solid wall, view‑obscuring fence, or dense evergreen hedge (§ 17.10.120.D).
  • Chapter 17.65 applies to multifamily (3+ units) and common areas ≥2,500 sq ft (§ 17.65.030.A).

R-4

• Purpose, typical permitted uses, where it applies: Not found in source materials. Verify with the jurisdiction.
• Key landscaping/screening:
  • Parking screening near streets required (§ 17.52.160).
  • 6‑ft enclosure or dense hedge around activity areas as in R‑3 (§ 17.10.120.D).
  • Chapter 17.65 applies where thresholds are met (§ 17.65.030.A).

C-R

• Purpose, typical permitted uses, where it applies: Not found in source materials. Verify with the jurisdiction.
• Key landscaping/screening:
  • Commercial landscape/irrigation standards and plan submittal apply (§ 17.22.090.A–D).
  • Parking: 5‑ft street‑edge strip when visible and within 50 ft (§ 17.22.090.E.1); interior trees if >10 spaces (§ 17.22.090.E.2); curbed planters required (§ 17.22.090.F). Also apply § 17.52.160 screening.
  • Equipment screening and fence material limits apply (§ 17.22.050; § 17.22.100.C).

C-1

• Purpose, typical permitted uses, where it applies: Not found in source materials. Verify with the jurisdiction.
• Key landscaping/screening: Same as C‑R under § 17.22.050 and § 17.22.090; add § 17.52.160 for parking.

C-2

• Purpose, typical permitted uses, where it applies: Not found in source materials. Verify with the jurisdiction.
• Key landscaping/screening: Same commercial standards as above (§ 17.22.050; § 17.22.090; § 17.22.100.C; § 17.52.160).

C-3

• Purpose, typical permitted uses, where it applies: Not found in source materials. Verify with the jurisdiction.
• Key landscaping/screening: Same commercial standards as above (§ 17.22.050; § 17.22.090; § 17.22.100.C; § 17.52.160).

C-M

• Purpose, typical permitted uses, where it applies: Not found in source materials. Verify with the jurisdiction.
• Key landscaping/screening: Apply commercial landscape/irrigation and fence material limits (§ 17.22.090; § 17.22.100.C), parking screening (§ 17.52.160), and commercial equipment screening (§ 17.22.050).

M-1

• Purpose, typical permitted uses, where it applies: Not found in source materials. Verify with the jurisdiction.
• Key landscaping/screening:
  • Provide/maintain landscaping in visible setbacks/open areas; permanent underground automated irrigation (§ 17.32.100.A–C).
  • 5‑ft street‑edge landscape strip for street‑visible, within‑50‑ft parking/loading; plus § 17.52.160 low screens for parking near streets (§ 17.32.100.E; § 17.52.160).
  • 5% interior landscaping for >10 parking spaces; trees 1 per 20 lineal feet of landscaping (§ 17.32.100.F–H).
  • Completely screen exterior mechanical/utilities (§ 17.32.070.A).
  • 6‑ft solid wall where abutting C or R; 3‑ft wall at front yard with optional iron above (§ 17.32.090.C).

M-2

• Purpose, typical permitted uses, where it applies: Not found in source materials. Verify with the jurisdiction.
• Key landscaping/screening: Same as M‑1 for landscaping/parking; mechanical must be completely screened from any public right‑of‑way (§ 17.32.070.A); apply abutting‑edge wall requirements (§ 17.32.090.C).

Overlay districts affecting landscaping/screening

Brownfield Overlay District (applies over M‑2)

• General: Underlying M‑2 standards apply unless superseded (§ 17.49.060.A.1, A.3).
• Screening: All properties must be screened from view from the public right‑of‑way to the director’s satisfaction; truck loading doors/facilities shall not front a public street unless completely screened by decorative masonry walls or appropriate landscape screening (§ 17.49.060.B.1–2).
• Alternative fencing: A view‑obscuring wall may be substituted with a chain link fence (max 8 ft) with metal or vinyl slats (§ 17.49.060.B.6).
• Equipment: Outdoor utilities/machinery must be completely screened from public view (§ 17.49.060.B.9).
• Containers: Intermodal containers may be stacked up to four high/40 ft and are not subject to screening; keep a 5‑ft setback from any side abutting the public right‑of‑way (§ 17.49.060.B.10).
• See related overlay districts and zoning.

Most decision‑relevant standards at a glance

Checklist

• Confirm base zoning and any overlays for the parcel (Brownfield, etc.); see Montebello Land Use and zoning.
• If landscaped area ≥2,500 sq ft and not exempt, prepare Chapter 17.65 submittals: Water Conservation Concept Statement with MAWA/EAWU, Planting Plan, Irrigation Plan, seasonal schedule, soils test (§ 17.65.040; § 17.65.030).
• For commercial/industrial: design plant palette to meet shrub height/coverage (commercial only), tree spacing/count, and tree size at planting/maturity (§ 17.22.090.A; § 17.32.100.H).
• Layout parking so that any portion within 50 ft of a street adds the 5‑ft landscaped strip and required low screen; curb all planters per applicable sections (§ 17.52.160; § 17.22.090.E–F; § 17.32.100.E–F).
• Count interior trees/landscaped area for parking lots: commercial trees per 10 spaces; industrial ≥5% lot landscaping when >10 spaces (§ 17.22.090.E.2; § 17.32.100.F).
• Select wall/fence types that comply with material and “view‑obscuring” definitions; apply 6‑ft solid walls at industrial edges abutting C/R; multifamily activity area enclosures (R‑3/R‑4) (§ 17.22.100.C; § 17.32.030; § 17.32.090.C; § 17.10.120.D).
• Screen all exterior mechanical and utility equipment per district rules (§ 17.22.050; § 17.32.070; § 17.10.120).
• Submit required landscape plans for approval with site plans; install before certificate of occupancy (§ 17.22.090.D; § 17.32.100.G). Coordinate with design review if applicable.
• Maintain landscapes and irrigation in a neat, healthful condition; schedule 5‑year irrigation audits where Chapter 17.65 applies (§ 17.22.090.B; § 17.32.100.C; § 17.65.050.C–D).
• If unusual constraints require relief, consult variances and exceptions. For existing sites, see nonconforming uses.

Risks & Ambiguities

Plain‑English Summary

Montebello requires real landscaping, not just gravel: trees, shrubs, and groundcover with automated irrigation. If your parking sits near a street, set it back with a 5‑ft landscape strip and a low wall or berm, and add interior landscaping/trees as your lot size dictates. Industrial sites get solid masonry walls where they touch commercial or residential zones; multifamily activity areas need a 6‑ft privacy enclosure. Large projects must file a water‑conserving landscape plan and maintain systems over time.

Source References

• Title 17 – Zoning, base districts list (§ 17.04.010)
• Commercial development standards — Landscaping and related materials (§ 17.22.090; § 17.22.100; § 17.22.050)
• Industrial development standards — Definitions, screening, setbacks/buffering, landscaping (§ 17.32.030; § 17.32.070; § 17.32.090; § 17.32.100)
• Off‑street parking regulations — Screening and related submittals (§ 17.52.160; § 17.52.180)
• Water‑Conserving Landscape (Chapter 17.65) — Purpose, applicability, plan content, standards (§ 17.65.010; § 17.65.020; § 17.65.030; § 17.65.040; § 17.65.050)
• Residential equipment location and multifamily activity‑area enclosures (§ 17.10.120)
• Brownfield Overlay District — Property development standards (§ 17.49.060)
• Other Development Standards — Specific Plan parking design (§ 4.8A.1–4.8A.3)
• Source: Montebello Municipal Code (library.municode.com)

Source passages

• Montebello Zoning Code (§ 17.22.090) Medium relevance show source text
• Montebello Zoning Code (§ 17.32.070) Medium relevance show source text
• Montebello Zoning Code (§ 4.8) Medium relevance show source text
• Montebello Zoning Code (§ 17.65.010) Medium relevance show source text
• Montebello Zoning Code (§ 17.52.160) Medium relevance show source text
• Montebello Zoning Code (§ 17.32.030) Medium relevance show source text
• CFC § 060 (§ 17.49.060) Medium relevance show source text
• Montebello Zoning Code (§ 17.65.040) Medium relevance show source text
• Montebello Zoning Code (§ 17.65.050) Medium relevance show source text
• Montebello Zoning Code (§ 17.10.120) Medium relevance show source text
• Montebello Zoning Code (§ 17.22.050) Medium relevance show source text
• Montebello Zoning Code (§ 17.04.010) Medium relevance show source text
• Montebello Zoning Code (§ 4.0) Medium relevance show source text

Cited sections

• Title 17 – Zoning, base districts list (§ 17.04.010) (Title 17)
• Commercial development standards — Landscaping and related materials (§ 17.22.090; § 17.22.100; § 17.22.050) (§ 17.22.090)
• Industrial development standards — Definitions, screening, setbacks/buffering, landscaping (§ 17.32.030; § 17.32.070; § 17.32.090; § 17.32.100) (§ 17.32.030)
• Off‑street parking regulations — Screening and related submittals (§ 17.52.160; § 17.52.180) (§ 17.52.160)
• Water‑Conserving Landscape (Chapter 17.65) — Purpose, applicability, plan content, standards (§ 17.65.010; § 17.65.020; § 17.65.030; § 17.65.040; § 17.65.050) (Chapter 17.65)
• Residential equipment location and multifamily activity‑area enclosures (§ 17.10.120) (§ 17.10.120)
• Brownfield Overlay District — Property development standards (§ 17.49.060) (§ 17.49.060)
• Other Development Standards — Specific Plan parking design (§ 4.8A.1–4.8A.3) (§ 4.8A.1)
• Source: Montebello Municipal Code (library.municode.com)

• Official Montebello code library