Local zoning · San Benito County

San Benito County — Landscaping and Screening

Landscaping and Screening under the San Benito County local zoning and planning code, with the controlling citations.

Last reviewed: July 6, 2026

Overview

This page distills how landscaping, fences, walls, and screening are regulated by the San Benito County Zoning Ordinance, Title 25, for unincorporated areas. Most countywide rules live in the Development Standards chapter, with tailored add‑ons inside specific zoning districts. Use this as a practical guide and always confirm parcel‑specific issues via San Benito County Zoning and San Benito County Development Standards.

The single biggest landscaping/screening rule most projects hit: parking lots must be both planted and shaded by trees, reaching 30–50% canopy (depending on size) within 15 years, and must meet interior/perimeter planter standards. See § 25.07.011(E)–(F) and Tables 25.07‑H and 25.07‑I.

Countywide landscaping standards (Title 25, Chapter 25.07)

Application and submittals. A combined landscaping, grading, irrigation, and shading plan is required whenever development review applies (minor/major), for conditional use permits, surface mining, subdivisions, or when required by the Planning Director. All landscaping must comply with state water‑efficient landscaping requirements. § 25.07.011(A)
Landscaping plan content. Prefer native or climate‑appropriate trees; show existing/proposed landscaping; preserve existing trees where practical; minimum sizes: trees 24‑box; shrubs 5‑gallon (smaller allowed if approved). § 25.07.011(B)
Grading plan details. Show contours, sections, building pads, trees to remain/remove, drainage for all planting areas; mounds limited to 3:1 slope and no mound over 30 inches within 25 feet of street/alley intersections. § 25.07.011(C)
Irrigation plan details. Show all components, coverage, pressure loss calcs, and water budget. § 25.07.011(D)
Tree shade for parking. Provide canopy within 15 years: 30% for 5–24 spaces, 40% for 25–49, 50% for 50+; trees minimum 24‑box; coordinate with the shading plan. § 25.07.011(E), Table 25.07‑H
Parking lot landscape design.
- Distribute landscaped areas throughout the lot; locate planters at least every fifth space; protect plants from vehicles; double‑stake trees. § 25.07.011(F)(1)–(2)
- Perimeter screening in urban areas: continuous 3‑ft‑high by 3‑ft‑wide berm or a 5‑ft‑wide planter with shrubs maintained at 3 ft height; 5‑ft minimum along public ROW. § 25.07.011(F)(2)(j)
- Interior landscaping minimums (lots with 5+ spaces): 5.0% (5–24 spaces), 7.5% (25–49), 10.0% (50+); along state/county scenic highways: +1% each tier. § 25.07.011(F)(2)(k), Table 25.07‑I
Plant/irrigation provisions. Preserve mature trees where practical; prioritize drought‑tolerant and California native species; require automatic irrigation; head‑to‑head spray coverage; backflow devices must comply with the adopted Building Code. § 25.07.011(F)(3)–(4)
Modifications and enforcement. The Planning Director may approve modifications where strict compliance is impractical; all required landscaping/irrigation must be installed and healthy before final occupancy, with potential financial security required for maintenance. § 25.07.011(H)–(I)

Related: Parking area landscaping/screening can also be required or strengthened during San Benito County Design Review. § 25.07.011; off‑street parking performance and screening can be conditioned by the Commission. § 25.07 Off‑Street Parking, “Additional requirements”

Fences, walls, and screening (Title 25, § 25.07.013)

Height limits by zone.
- Residential zones: front yard max height 4 ft; elsewhere 6 ft; visibility limits at intersections per traffic safety chapter. Table 25.07‑J (§ 25.07.013(A)(1))
- Commercial/Industrial zones: front yard max 6 ft; elsewhere 8 ft; intersection visibility as determined by Public Works. Table 25.07‑K (§ 25.07.013(A)(2))
How height is measured. Measured from finished grade at the fence base to top edge; special rules for fences atop walls and the public‑facing side. § 25.07.013(B)
Prohibited materials. Countywide ban on razor/ concertina wire; chain link prohibited in required front or street side yards; barbed wire/electrified fencing allowed only in agricultural zones unless specifically authorized. § 25.07.013(C)
Screening between uses. Solid decorative masonry (or equally durable) 6‑ft walls where residential abuts industrial, with a minimum 5‑ft adjacent landscape strip (6‑ft with trees where a parking lot abuts the wall). Approving authority may allow alternatives or waivers where intent is met or screening is infeasible. § 25.07.013(D)(1)
Equipment and special area screening.
- Ground/roof mechanical equipment: fully screen on all sides, with roof screens/materials compatible with the building; solar arrays with ministerial permits are exempt. § 25.07.013(D)(f)–(g)
- Antennas: ground‑mounted facilities screened by fence/wall/dense landscaping; roof/wall‑mounted concealed and subdued. § 25.07.013(D)(h)
- Loading docks/refuse: screen from public and residential areas with architecturally compatible methods. § 25.07.013(D)(i)–(j)
- Outdoor storage: enclose and screen with a solid 6‑ft fence or wall; gates also 6 ft and view‑obstructing. § 25.07.013(D)(k)
- Special uses (examples): service stations (6‑ft masonry wall to screen from residential, stepped down near street), potable water storage (6‑ft masonry wall plus 10‑ft landscaped buffer with evergreen trees), junk tire facility (screen fence up to 8 ft). § 25.07.013(D)(l)

Note: Residential architectural standards separately require screening of mechanical/utility equipment for projects in certain residential zones; see § 25.07.002(D)(2) and applicability in that section. Link: San Benito County Development Standards

District-by-district: where landscaping/screening standards show up most

These subsections flag the landscaping/screening triggers inside base district standards commonly used in unincorporated areas. For full zoning context, see San Benito County Land Use and San Benito County Overlay Districts.

Commercial Thoroughfare — C‑1

Purpose/typical uses: Not found in retrieved materials.
Key dimensional standards affecting landscaping/screening:
- Setbacks generally set through development review; side/rear may be zero unless next to residential. Table 25.03‑G (§ 25.03, Commercial districts)
- When a C‑1 commercial use abuts a residential use: provide a 10‑ft screened and landscaped setback buffer; walls 5–8 ft high within that buffer. Footnote 2 to Table 25.03‑G (§ 25.03)
- In state responsibility areas, a vegetation clearance easement for defensible space may be required by County Fire. Footnote 1 to Table 25.03‑G (§ 25.03)
Where it applies: Unincorporated commercial corridors designated C‑1 by County zoning. Verify with the jurisdiction.

Neighborhood Commercial — C‑2

Purpose/typical uses: Not found in retrieved materials.
Key dimensional standards affecting landscaping/screening:
- FAR up to 0.8; max height typically 35 ft (may vary by development review); lot coverage 50%. Table 25.03‑G (§ 25.03)
- Adjacent to residential zones: apply the “same as most restrictive adjacent zone” setbacks, which can affect plantable buffer space. Table 25.03‑G (§ 25.03)
Where it applies: Unincorporated neighborhood commercial sites zoned C‑2. Verify with the jurisdiction.

Business Park — BP

Purpose: High‑quality industrial uses in a park‑like setting compatible with multi‑residential/institutional areas. § 25.03.007(B)
Typical permitted uses: Not found in retrieved materials.
Key dimensional standards affecting landscaping/screening:
- Front and street‑side setbacks 25 ft; front setback must be landscaped. Table 25.03‑I (§ 25.03.007(F))
- Side/rear setbacks minimum 10 ft; increase to 25 ft where adjacent to residential. Table 25.03‑I (§ 25.03.007(F))
Where it applies: Unincorporated business park areas zoned BP.

Light Industrial — M‑1

Purpose: Light industrial near highways/rail/air, including warehousing, contractor yards, nurseries, light manufacturing/assembly, R&D without major hazards. § 25.03.007(C)
Typical permitted uses: Not found in retrieved materials.
Key dimensional standards affecting landscaping/screening:
- Same setbacks as BP; front landscaped; side/rear 10 ft; 25‑ft sides where adjacent to residential. Table 25.03‑I (§ 25.03.007(F))
Where it applies: Unincorporated industrial areas zoned M‑1.

Heavy Industrial — M‑2

Purpose: Heavier industrial activities not suitable for urban areas (e.g., large‑scale manufacturing, mining/aggregate, transfer/recycling). § 25.03.007(D)
Typical permitted uses: Not found in retrieved materials.
Key dimensional standards affecting landscaping/screening:
- Same setbacks as BP/M‑1; landscaped front setback; increased buffers at residential edges drive screening/wall design. Table 25.03‑I (§ 25.03.007(F))
Where it applies: Unincorporated heavy industrial areas zoned M‑2.

Residential architectural standards — R‑1, PUD, RM, and residential in C‑2

Purpose/applicability: Quality design standards apply to new residential structures/additions that require development review in these zones. § 25.07.002(A)–(B)
Screening details: Ground mechanical, water heaters, meters, and landscape irrigation equipment must be screened or integrated; roof‑mounted equipment screened from public view. § 25.07.002(D)(2)
Fence/wall materials for residential front yards must also respect countywide prohibitions (e.g., no chain link in required front/street‑side yards). § 25.07.013(C)

Quick standards table

Topic	Countywide requirement (plain English)	Code Reference
Landscape plan required	Submit combined landscape, grading, irrigation, shading plans when development review applies; use water‑efficient landscaping	§ 25.07.011(A)
Tree and shrub sizes	Minimum 24‑box trees; 5‑gallon shrubs (unless otherwise approved)	§ 25.07.011(B)
Parking lot shade	30/40/50% canopy within 15 years for 5–24/25–49/50+ spaces	§ 25.07.011(E), Table 25.07‑H
Perimeter screening of parking (urban areas)	3‑ft berm or 5‑ft planter with shrubs at 3‑ft height along lot edges; 5‑ft min along public ROW	§ 25.07.011(F)(2)(j)
Interior parking landscaping	5.0%/7.5%/10.0% interior landscape for 5–24/25–49/50+ spaces (add 1% along scenic highways)	§ 25.07.011(F)(2)(k), Table 25.07‑I
Residential fence heights	Front yard 4 ft; elsewhere 6 ft	§ 25.07.013(A)(1), Table 25.07‑J
Commercial/industrial fence heights	Front yard 6 ft; elsewhere 8 ft	§ 25.07.013(A)(2), Table 25.07‑K
Prohibited fence materials	No razor/ concertina wire; no chain link in required front/street‑side yards; barbed/electrified only in ag zones	§ 25.07.013(C)
Walls between sensitive uses	6‑ft decorative masonry (or similar), plus 5‑ft min landscape strip; 6‑ft with trees when next to a parking lot	§ 25.07.013(D)(1)
Screen mechanical/antennas/loading/refuse	Screen ground/roof equipment, antennas, loading docks, trash, and outdoor storage per standards	§ 25.07.013(D)(f)–(k)
Industrial landscaped setbacks	25‑ft front (landscaped), 25‑ft street‑side; 10‑ft side/rear; greater where next to residential	§ 25.03.007(F), Table 25.03‑I
C‑1 buffer at residential edge	10‑ft screened and landscaped buffer; 5–8‑ft wall	§ 25.03, Table 25.03‑G (fn 2)

Tip: When irrigation backflow or equipment screening touches building systems, coordinate early with the California Building Standards Code reference flagged in § 25.07.011(F)(4)(e).

Checklist

Confirm your site’s base zone and whether any overlay districts or specific plans apply.
Prepare a combined landscaping, grading, irrigation, and shading plan set per § 25.07.011(A), including tree/shrub sizes and preservation notes.
Size the parking‑lot canopy to meet Table 25.07‑H and distribute interior/perimeter planters to meet Table 25.07‑I.
Choose drought‑tolerant/native species where possible; design automatic irrigation with head‑to‑head coverage and compliant backflow. § 25.07.011(F)(3)–(4)
If proposing fences/walls, confirm zone‑specific height limits, materials prohibitions, and visibility triangle constraints. § 25.07.013(A)–(C)
If near residential edges (C‑1 or industrial facing homes), include required buffers/walls and landscaped strips. § 25.03.007(F); Table 25.03‑G (fn 2)
Screen equipment, antennas, loading/refuse, and any outdoor storage per § 25.07.013(D).
Address any conditions added through design review and parking approvals; install all landscaping/irrigation before final occupancy. § 25.07.011(I)

Risks & Ambiguities

Issue	Why it matters	What to verify
Intersection visibility triangles	Fence/landscape heights are limited within clear visibility areas, but dimensions are referenced in another chapter	Confirm dimensions with Public Works/traffic code referenced by § 25.07.013(A) notes; verify with the jurisdiction
Screening waiver/alternatives	Approving authority may waive or accept substitutes for walls/landscaping between uses	If proposing alternatives, document how intent is met under § 25.07.013(D)(1)(e); verify with the jurisdiction
Scenic highway frontage	Interior landscaping percentages increase along scenic routes	Check if your frontage is along a state/county scenic highway (Table 25.07‑I note); verify with the jurisdiction
C‑1 defensible space easements	Fire defensible space can affect plant species/spacing	For C‑1 in state responsibility areas, coordinate early with County Fire (Table 25.03‑G fn 1); verify with the jurisdiction
Fence height on slopes/walls	Measurement rules change when fencing sits on walls or grade varies	Apply § 25.07.013(B); provide sections/details on plans; verify with the jurisdiction
Frontage classification “urban areas”	Perimeter screening of parking lots differs by context	Confirm whether your site is treated as an “urban area” under § 25.07.011(F)(2)(j); verify with the jurisdiction

Plain-English Summary

If you’re building in unincorporated San Benito County, expect to submit a landscape+irrigation+shading plan, plant appropriately sized trees/shrubs, and meet strong parking‑lot shade and planter rules. Fences and walls have lower height limits in residential front yards and higher in commercial/industrial zones, with special decorative walls and landscaping required where sensitive uses meet. Equipment, antennas, loading, trash, and outdoor storage must be screened so they aren’t visible from neighbors or public roads.

Source References

§ 25.07.011 Landscaping (plans; plant/irrigation; parking shade; interior/perimeter standards; modifications/enforcement). Source: San Benito County Zoning Ordinance (codelibrary.amlegal.com)
§ 25.07.013 Fences, Walls, and Screening (heights by zone; prohibited materials; screening between uses and for equipment, antennas, loading/refuse, outdoor storage; special uses). Source: San Benito County Zoning Ordinance (codelibrary.amlegal.com)
§ 25.03.007 Industrial Districts (BP, M‑1, M‑2 purposes; landscaped setbacks; adjacency to residential). Source: San Benito County Zoning Ordinance (codelibrary.amlegal.com)
§ 25.03 Commercial Districts (Table 25.03‑G for C‑1, C‑2 with landscaped/screened buffers at residential edges; fire easement note). Source: San Benito County Zoning Ordinance (codelibrary.amlegal.com)
§ 25.07.002 Residential Architectural and Design Standards (equipment screening in residential projects). Source: San Benito County Zoning Ordinance (codelibrary.amlegal.com)

Sources

Retrieved passages

San Benito County Zoning Code (§ 25.02.001) High relevance
San Benito County Zoning Code (§ 25100) High relevance
San Benito County Zoning Code (§ 3) High relevance
San Benito County Zoning Code High relevance
CWUIC § 65850.6 (Title 24) High relevance
San Benito County Zoning Code High relevance
San Benito County Zoning Code (section shall) High relevance
San Benito County Zoning Code (§ 25.07.013) High relevance
San Benito County Zoning Code (§ 3) High relevance
CBC § 3 (§ 3) Medium relevance
San Benito County Zoning Code (section shall) Medium relevance
San Benito County Zoning Code (section shall) Medium relevance
San Benito County Zoning Code (§ 25.07.013) Medium relevance
San Benito County Zoning Code (section of) Medium relevance

Cited sections

Official San Benito County code library

Frequently asked questions

What are fence height limits in unincorporated San Benito County?

In residential zones, the front yard max is 4 ft and elsewhere on the lot is 6 ft. In commercial and industrial zones, the front yard max is 6 ft and elsewhere 8 ft, with special visibility limits at intersections. See § 25.07.013(A), Tables 25.07‑J and 25.07‑K.

Do I need a landscape plan for my project?

Yes, if your project requires development review (minor or major), a conditional use permit, surface mining permit, or a subdivision—or when the Planning Director requires it. You must submit landscaping, grading, irrigation, and shading plans as one application. § 25.07.011(A).

How much tree canopy do parking lots need to provide?

Within 15 years, at least 30% canopy for 5–24 spaces, 40% for 25–49, and 50% for 50+ spaces. Trees must be at least 24‑box at planting and coordinated with a shading plan. § 25.07.011(E), Table 25.07‑H.

Are chain link fences allowed along my front property line?

Not in required front or street‑side yards across residential, commercial, and industrial zones. Other materials like razor wire are prohibited, and barbed/electrified fences are limited to ag zones. § 25.07.013(C).

What screening is required for mechanical equipment and antennas?

Ground and roof equipment must be fully screened, with roof screens compatible with the building; ground‑mounted commercial antennas must be screened by a fence, wall, or dense landscaping and roof/wall antennas concealed and subdued. § 25.07.013(D)(f)–(h).

If my commercial site adjoins housing, do I need a buffer?

Yes in C‑1: provide a 10‑ft screened and landscaped buffer with a 5–8‑ft wall along the residential edge. Industrial zones increase setbacks to protect residential neighbors. Table 25.03‑G (fn 2) and § 25.03.007(F).

Do I need to screen trash enclosures and loading docks?

Yes—trash enclosures and loading docks must be screened from public view and residential areas, typically with solid fencing/walls and architecturally compatible treatments. § 25.07.013(D)(i)–(j).

Can the County modify landscaping requirements if my site is constrained?

Yes. The Planning Director may permit modifications where topography or physical conditions make strict compliance impractical. § 25.07.011(H).

Ask about any San Benito County property

Get a cited, plain-English answer on San Benito County zoning, setbacks, FAR, ADUs and permits — for any address.

Start Free Trial