Local zoning · Ojai

Ojai — Landscaping and Screening

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

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Last reviewed: July 2, 2026

Overview

This page summarizes what the City of Ojai's Zoning Regulations require for landscaping, screening, fences, walls, and trees. The principal rules live in the Zoning Regulations (commonly known as Title 10, Chapter 2 — often thought of as the city's "zoning code") and are principally in Article 12 (Landscaping Standards) and the fences/walls/screening rules in Article 3 / Table 3-3 and the specific fences/walls section. See the City's zoning overview for context.

(Links in text: this page mentions the City overview and related topics — see the Ojai Zoning & Planning overview for start-to-finish context.) [/us/california/ojai]

What the code covers (short list)

  • Required landscaping for projects above certain sizes; submission of a landscape documentation package and water-efficiency worksheet. § 10-2.1202, § 10-2.1205, § 10-2.1206.
  • Location and minimum widths of landscape areas, tree spacing and planting rates, and required planting adjacent to public frontage and visible areas. § 10-2.1204.
  • Maximum heights and measurement rules for fences, walls, and screening (including intersection visibility limits and grade-difference measurement rules). Table 3-3 and § 10-2.805.
  • Mandatory zone-boundary walls between nonresidential/multifamily and residential districts in specified circumstances (minimum 6 ft masonry wall; industrial edges 6–7 ft). § 10-2.805(h).
  • A ministerial Zoning Clearance is required for new or replacement fences, walls, or screening. Article 19 / § 10-2.1903(e).

This page stays scoped to the zoning/planning ordinance. For building-code details (e.g., pool barriers), consult the California Building Standards Code. [/us/california/building-codes]

Core landscaping standards (Article 12)

  • Article intent and applicability: Article 12 establishes aesthetic, water-efficiency, buffering, erosion-control and public-safety purposes for landscaping. See § 10-2.1201 and the applicability rules in § 10-2.1202.

  • When a landscape plan is required:

    • New construction with aggregate landscape ≥ 500 sq ft (and requiring building/landscape permit, plan check or design review) must include a concept landscaping plan and, where applicable, the full landscape documentation package. § 10-2.1202(b)(1); § 10-2.1203(a).
    • Rehabilitated landscapes ≥ 2,500 sq ft also require full documentation. § 10-2.1202(b)(2).
    • Smaller projects (≤ 2,500 sq ft) may comply with performance standards or prescriptive measures in § 10-2.1224. § 10-2.1202(c).

  • Required contents of the landscape documentation package: project info, water efficient landscape worksheet (MAWA/ETWU), soil management report, landscape design plan, irrigation design plan, and grading plan. § 10-2.1205.

  • Water efficiency: projects must demonstrate ETAF limits (max applied water allowance) — 0.55 for residential and 0.45 for nonresidential in the MAWA calculation, and ETWU must be below MAWA. § 10-2.1206.

  • Layout and planting minimums:

    • Landscaped areas that are visible from a public street or parking lot (setbacks, parkways, non-work areas, storage areas) must be landscaped. § 10-2.1204(a)(1).
    • Trees: at least one tree per 30 linear feet of structure wall and/or street frontage (in public view). § 10-2.1204(b).
    • Landscape width: landscape areas shall be a minimum of six feet wide (excluding curbs) unless Director approves narrower areas. § 10-2.1204(c).
    • Trees near sidewalks must have limited root structure and a root barrier system. § 10-2.1204(e).

  • Compliance process: submit the landscape documentation package to the Community Development Department; package reviewed and must be approved prior to permits and design review. A certificate of completion and water efficient worksheet are required as part of final documentation. § 10-2.1203(b–d), § 10-2.1211.

(If your project is in a special district or triggers design review, follow the applicable process — see the City's design review rules.) [/us/california/ojai/design-review]

Fences, walls, hedges, and screening (§ 10-2.805 and related)

  • Applicability: the fences/walls/screening rules apply citywide unless specifically exempted (City-required safety walls, State/Federal required walls, retaining walls regulated elsewhere). § 10-2.805(b–c).

  • Maximum heights (decision-critical): the code uses Table 3-3 for maximum heights:

    • Front setbacks: 4 ft maximum.
    • Rear and side setbacks: 6 ft maximum.
    • Intersection visibility areas (corner lots): 3 ft maximum (see figures in § 10-2.803).
    • Any other location: 6 ft maximum.
      These are the table values and the measurement rules. Table 3-3 / § 10-2.805(f–g).

  • Height measurement exceptions and grade differences:

    • Height measured from finish grade at base of fence/wall/screen; where ground level differs by two feet or more, height is measured from the higher side and absolute max may be 7 ft from the higher side. See § 10-2.805(g)(4).
    • The Director may permit additional height in the front setback up to 6 ft on a defined, temporary basis for health/safety or buffering if justified in writing. § 10-2.805(g)(6).

  • Materials and design:

    • Fences/walls/screening should be attractive, long-lasting (masonry, wood, stone). Smooth CMU-only walls discouraged; textured/split-face CMU encouraged. § 10-2.805(g)(2).
    • Chain-link is prohibited unless a minor conditional use permit is approved. § 10-2.805(g)(3).
    • Barbed wire/razor-wire is not permitted except via conditional use permit. § 10-2.805(g)(4).

  • Required screening between incompatible uses:

    • Where a nonresidential or multifamily district adjoins residential (except village mixed-use), a 6 ft solid masonry wall is required on the zone boundary, subject to zoning clearance. The Commission can waive/modify for viewshed reasons. § 10-2.805(h)(1–2).
    • Where an industrial district adjoins a non-industrial district, a masonry wall 6–7 ft in height is required. § 10-2.805(h)(2).

  • Screening of equipment, loading, refuse and outdoor storage:

    • Roof- and ground-mounted mechanical equipment, loading docks, refuse areas, and outdoor supply areas must be screened from public streets and nearby residential/open space uses by fences, landscaping, walls, or other methods that comply with the measurement and design standards. Landscaping adjacent to the fence/wall/screening may be required by the Director and must comply with Article 12. § 10-2.805(j)(2–C).

  • Zoning clearance required:

    • Before installing new or replacing existing fences/walls/screening, property owners must obtain a ministerial Zoning Clearance from the Community Development Director; the application must demonstrate compliance with § 10-2.803, § 10-2.804, and § 10-2.805 and must include written notice to adjoining owners. § 10-2.805(l–m) and Article 19.

  • Intersection visibility: fences, walls, and screening in intersection visibility areas on corner lots are limited to the standards in Figures 3-2 and 3-2a and the 3 ft height; hedges in those areas must also meet hedge rules and not exceed visibility standards. § 10-2.805(g)(5) and § 10-2.803.

  • Hedges: hedges are treated as living screens and cannot create hazards, nuisances, encroach on rights-of-way, or materially hinder intersection visibility. § 10-2.805(e).

District-by-district digest (where landscaping & screening rules interact with district standards)

Below are the principal residential (and a brief commercial/industrial) districts used in Ojai, with the most relevant development/landscaping numeric standards pulled from the Zoning Regulations. For full lists of permitted uses consult the applicable Tables for each Article and the Director's use-determination rules. See the Zoning districts overview for mapping and district names.

R-O (Single-family, medium-low density)

  • Purpose / name on map: R-O = Single-Family Residential, Medium Low Density. Table 2-1.
  • Typical permitted uses: See the residential use tables (Table 2-2); new single-family dwellings are generally permitted subject to applicable entitlements. § 10-2.303 and Table references.
  • Key dimensional standards (from Table 2-3): front setback 25 ft, side setback 12 ft (varies for access), rear 25 ft, landscaping required per Article 12. Table 2-3 / § 10-2.404.

R-1 (Single-family, medium density)

  • Purpose / name on map: R-1 = Single-Family Residential, Medium Density. Table 2-1.
  • Typical permitted uses: single-family dwellings and accessory uses (see Table 2-2). § 10-2.403.
  • Key dimensional standards (Table 2-3): front setback 20 ft, side setbacks variable (one side graded for access), rear 25 ft; landscaping per Article 12. Table 2-3.

R-2 (Multi-family, medium density)

  • Purpose / name on map: R-2 = Multi-Family Residential, Medium Density. Table 2-1.
  • Typical permitted uses: multifamily buildings subject to allowable use tables and the Director/Commission determinations (see Tables 2-2). § 10-2.303.
  • Key dimensional standards (Table 2-3): site coverage and setbacks vary; reference Table 2-3; landscaping required by Article 12. Table 2-3.

R-3 / R-S (Higher-density multifamily / Residential special)

  • Purpose / name on map: R-3 = Multi-Family, High Density; R-S = Residential, Special. Table 2-1.
  • Typical permitted uses: multifamily in higher density forms (see residential use tables). § 10-2.403.
  • Key dimensional standards: front setbacks drop in higher density zones (e.g., 15 ft for some R-3 contexts), site coverage and height limits are higher; landscaping remains required by Article 12. Table 2-3.

Commercial / Industrial (e.g., C-1, M-1)

  • Purpose / name on map: C-1 = General Commercial; M-1 = Light Industrial/Manufacturing. Table 2-1.
  • Typical uses: commercial retail/service, light manufacturing consistent with Table 2-4/2-5 — see the commercial tables and use lists. § 10-2.303.
  • Landscaping & screening specifics: service stations, industrial sites and outdoor storage have tailored landscaping/screening requirements (e.g., service stations must provide 15% landscaping, minimum planter areas, and decorative masonry walls when adjacent to residential). See § 10-2.1712 (service station standards) and Article 12 for general rules.

Note: the code repeatedly cross-references Article 12 (Landscaping Standards) and Article 14 (Parking and Loading Standards) as applicable development standards that apply in every district. § 10-2.1106, § 10-2.1401.

Quick decision table (most used reference for applicants)

Decision item / rule What the code requires Code Reference
When a landscape plan is required New construction ≥ 500 sq ft landscape area; rehabilitated ≥ 2,500 sq ft require full package § 10-2.1202(b)
Landscape package contents Project info, Water-efficient worksheet (MAWA/ETWU), soil report, design/irrigation/grading plans § 10-2.1205
Tree planting rate At least 1 tree per 30 ft of building wall or street frontage in public view § 10-2.1204(b)
Min landscape width 6 ft minimum (excl. curbs); narrower only with Director approval § 10-2.1204(c)
Fence/wall height limits Front setback 4 ft; rear/side 6 ft; intersection visibility 3 ft; exceptions & grade rules apply Table 3-3 / § 10-2.805
Zone boundary walls Solid masonry wall 6 ft between nonresidential/multifamily and residential (industrial adjacencies 6–7 ft) § 10-2.805(h)
Zoning Clearance for fences/walls Ministerial Zoning Clearance required; applicant must notify adjoining owners; fee required § 10-2.805(l–n) and § 10-2.1903(e)
Chain-link / barbed wire Chain-link and barbed/razor wire generally prohibited unless special permit § 10-2.805(g)(3–4)

Checklist — what an applicant must satisfy before construction/installation

  • Determine if your project triggers Article 12 landscape plan submittal (≥ 500 sq ft new landscape; ≥ 2,500 sq ft rehabilitated). § 10-2.1202(b).
  • Prepare the Landscape Documentation Package (project info, water worksheet, soil report, landscape/irrigation/grading plans). § 10-2.1205.
  • Demonstrate water-efficiency: calculate MAWA/ETWU and meet ETAF limits (0.55 res, 0.45 non-res). § 10-2.1206.
  • For fences/walls/screening: measure proposed height from finish grade and verify against Table 3-3 limits; if adjoining different zoning districts, confirm required zone-boundary wall standards. § 10-2.805 / Table 3-3.
  • Apply for a Zoning Clearance for new/replacement fences, walls, or screening; include written notice to adjoining owners per application form. § 10-2.805(l–m) and § 10-2.1903(e).
  • If project requires design review (e.g., two-story structures, many commercial uses), include landscape materials in design review submission. § 10-2.303(d) and Article 20. [/us/california/ojai/design-review]
  • For projects in overlay districts or special-purpose zones, confirm overlay-specific landscape/screening standards. [/us/california/ojai/overlay-districts] § 10-2.702.
  • Maintain records: certificate of completion, record drawings, and submit the water efficient worksheet to the retail water purveyor after approval. § 10-2.1203(d).

Risks & Ambiguities

Issue Why it matters What to verify
Grade differences and fence height measurement Code measures height from the higher side if grade differs ≥ 2 ft; total may not exceed 7 ft. Mis-measuring causes noncompliance and enforcement. § 10-2.805(g)(2–4) Verify finished grades on both sides; include graded-section detail in zoning clearance package.
Temporary extra front-setback height allowance Director can approve up to 6 ft in front setback on a temporary, justified basis; unclear how "temporary" is defined on a case basis. § 10-2.805(g)(6) If you need >4 ft in front setback, get written Director determination and understand any term limits; confirm conditions in the clearance.
Zone boundary wall requirement vs. viewshed exceptions Commission can waive/modify masonry wall requirement to protect views — creates discretionary outcome. § 10-2.805(h) If your property is on a district boundary, verify whether waiver is likely and whether a zoning clearance or Commission action is needed.
Protected trees and removals Article 12 requires tree inventory and shows trees to be disclosed in concept plans, but specific protected-tree removal standards are in a separate section (§ 10-2.1218 referenced). § 10-2.1203(a)(2)(D) Check § 10-2.1218 and consult City arborist / Community Development for protected-tree rules. (Content for § 10-2.1218 not found in retrieved snippets — Verify with the jurisdiction.)
Chain-link and security wire prohibitions Chain-link is generally disallowed unless a minor CUP is granted; barbed wire/razor wire require CUPs. § 10-2.805(g)(3–4) If proposing security fencing, verify permitability early; prepare design justification for alternative materials.
Intersection visibility vs. hedges Hedges are living screens but cannot impede intersection sightlines; enforcement may require trimming or removal. § 10-2.805(e) and § 10-2.803 Confirm intersection visibility triangles for your corner lot with the Community Development Director; submit plan showing sight triangles.
ADU landscaping/screening expectations ADU-specific standards are not separately spelled out in the landscaping article (landscaping rules still apply); local ADU rules interact with zoning and state ADU law may pre-empt some local rules. Not found in retrieved materials Verify ADU landscaping expectations with the City and review ADU rules. [/us/california/ojai/adu]

Plain-English summary

If your project in Ojai adds or changes landscaping above modest thresholds, or if you want to put up a fence or wall, you must follow the City's landscaping rules (water-efficiency worksheet and a landscape documentation package for larger projects), meet minimum planter widths and tree-planting rates, and comply with the fence/wall height and design limits (front: 4 ft; side/rear: 6 ft; intersection visibility: 3 ft). New/replacement fences and walls require a ministerial Zoning Clearance and neighbor notice. § 10-2.1202–§ 10-2.1206, § 10-2.805, Article 19.

Source References

  • § 10-2.1201 – Purpose of Article 12 (Landscaping Standards).
  • § 10-2.1202 – Applicability; landscape plan thresholds (500 sf / 2,500 sf).
  • § 10-2.1203 – Compliance with landscape documentation package.
  • § 10-2.1204 – Landscape development standards (tree spacing, 6 ft min planter, visible areas).
  • § 10-2.1205 – Elements of the landscape documentation package.
  • § 10-2.1206 – Water efficiency standards (ETAF, MAWA/ETWU).
  • § 10-2.805 – Fences, walls, hedges, and screening (including Table 3-3).
  • § 10-2.803 / § 10-2.804 – Height measurement and setbacks (intersection visibility Triangles referenced).
  • § 10-2.1903 / Article 19 – Zoning Clearances (fence/wall clearance requirement).
  • Table 2-1 and Table 2-3 – Zoning district names and general development standards (R-O, R-1, R-2, R-3 etc.).
  • Additional related references in the code cited above (Design Review, Parking, Overlay applicability). § 10-2.303; § 10-2.1401; § 10-2.702.

If you need direct links to the City menus referenced on this page (parking, zoning, overlays, design review, ADUs, building-code), use the internal menu pages listed at the top of this page. [/us/california/ojai/parking] [/us/california/ojai/zoning] [/us/california/ojai/overlay-districts] [/us/california/ojai/design-review] [/us/california/ojai/adu] [/us/california/building-codes]

Information Gaps

  • The uploaded/retrieved snippets reference § 10-2.1218 (Preservation of existing trees) but the detailed tree-protection language was not present in the search results retrieved. Verify protected-tree removal rules with the City. (Not found in retrieved materials).
  • ADU-specific landscaping standards (if any) are not explicitly shown in the retrieved snippets. Verify with ADU rules and the Community Development Department. (Not found in retrieved materials).

Sources

Retrieved passages

  • Ojai Zoning Code (Article 12) High relevance
  • CBC § 803 (Article 19) High relevance
  • Ojai Zoning Code High relevance
  • CBC § 102.803 (Article 19) High relevance
  • Ojai Zoning Code (§ 10-2.1203.) High relevance
  • Ojai Zoning Code (§ 10-2.1106.) High relevance
  • Ojai Zoning Code (Article 12) High relevance
  • Ojai Zoning Code (Article 16) High relevance
  • Ojai Zoning Code (Article 12) Medium relevance
  • Ojai Zoning Code (Article 12) Medium relevance
  • Ojai Zoning Code (§ 3) Medium relevance
  • Ojai Zoning Code (Article 12) Medium relevance
  • Ojai Zoning Code (Article 12) Medium relevance
  • Ojai Zoning Code (§ 3) Medium relevance
  • Ojai Zoning Code (§ 3) Medium relevance
  • Ojai Zoning Code (§ 3) Medium relevance

Cited sections

Frequently asked questions

Do I always need a landscape plan to plant trees or install new landscaping in Ojai?

If your project creates an aggregate landscape area of 500 sq ft or more and requires a building/landscape permit, plan check or design review, you must submit at least a concept landscaping plan and, when triggered, the full landscape documentation package. Smaller projects (≤ 2,500 sq ft) can follow performance requirements or prescriptive measures — check § 10-2.1202 and § 10-2.1205.

What are the maximum fence and wall heights in Ojai?

Maximums come from Table 3-3 in the zoning code: front setbacks 4 ft, rear/side setbacks 6 ft, and intersection visibility areas 3 ft; other locations generally 6 ft with grade-difference measurement rules possibly allowing up to 7 ft measured from the higher side. See § 10-2.805 and Table 3-3.

Do I need a permit (Zoning Clearance) to replace my yard fence?

Yes. The City requires a ministerial Zoning Clearance for new or replacement fences, walls, or screening; the application must show compliance with the height and setback rules, and the applicant must provide written notice to adjoining owners. See § 10-2.805(l–m) and § 10-2.1903(e).

Are chain-link fences allowed along my property line?

Chain-link fencing is generally not permitted unless a minor conditional use permit is approved. Barbed wire and razor-wire require a conditional use permit and are normally prohibited. See § 10-2.805(g)(3–4).

If my business adjoins a residential zone, do I have to build a wall?

Where a nonresidential or multifamily zoning district adjoins residential, the code requires a 6 ft solid masonry wall constructed on the zone boundary line, subject to zoning clearance; the Commission can waive or modify this for viewshed reasons. § 10-2.805(h).

How many trees am I required to plant along my street frontage?

The code requires at least one tree per 30 linear feet of structure wall and/or street frontage in areas visible to the public. Confirm tree species suitability (drought-tolerant preferred) and root barriers for street trees. § 10-2.1204(b–e).

What does the landscape documentation package need to prove about water use?

You must submit a water efficient landscape worksheet showing MAWA and ETWU calculations and demonstrate the landscape ETAF is at or below the allowed maximum (0.55 residential, 0.45 nonresidential). § 10-2.1205–§ 10-2.1206.

Do overlay districts change landscaping or screening requirements?

Overlay districts apply in addition to primary district standards and may add or modify requirements; any overlay-specific standards apply on top of Article 12’s landscaping standards. Check the overlay district that applies to your parcel. § 10-2.702. [/us/california/ojai/overlay-districts]

Can I get a taller front-yard fence if I need to buffer a noisy street?

The Community Development Director may approve additional height in the front setback up to 6 ft on a defined, term-limited temporary basis if necessary to protect health and safety or buffer conflicting uses; the approval must be written and justified. § 10-2.805(g)(6).

Where do I check what uses are allowed in my zone and whether design review is required?

Allowed uses and permit requirements are listed in the tables for each district (Articles 4–7) and summarized in § 10-2.303; many commercial uses and any two-story structure also require design review. § 10-2.303(d) and the use tables. [/us/california/ojai/design-review]

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