Local zoning · San Jacinto

San Jacinto — Landscaping and Screening

Q: Can I use chain‑link or plain wood for perimeter walls visible from the street?

Not typically. Chapter 17.315 restricts plain concrete block and chain‑link for street‑visible walls; street‑visible walls should be decorative masonry, wrought iron, or other approved decorative materials. Wood is limited and only allowed under specific interior conditions with construction details. See § 17.315 .

Q: If I build an ADU near the street, how do I screen it?

If any portion of an ADU is within 10 ft of a street side or street rear property line, you must screen the ADU from the street by either (A) a solid fence/wall meeting the screening wall specs, or (B) landscaping meeting minimum spacing and size (e.g., one 15‑gal plant per 5 ft or one 24‑in box per 10 ft; plants must be 6 ft tall at installation and drought tolerant). See § 17.405.060 (G.7) .

Q: Are there limits on hardscaping in the front yard?

Yes — the code requires a minimum 40% pervious surface in required front yards and limits driveway paving to 35% of the required front yard; walkways/hardscape are also capped. See § 17.215.035 .

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

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Last reviewed: July 2, 2026

Overview

This page summarizes what San Jacinto's Development Code (Title 17) requires for landscaping, screening, buffers, fences, walls, and street/parking trees. It interprets the code language most relevant to design and submittal decisions, and points you to the controlling sections (with the local § references) so you can verify parcel‑specific requirements with the City. The primary rules live in the screening/buffering, fences/walls, landscaping, and parking chapters of Title 17. See the City zoning overview for district boundaries and use tables. San Jacinto zoning & planning overview

Key rules (plain-English top lines)

Screening and buffering between different land uses is mandatory where uses are incompatible; screening can be vegetation, a decorative wall, or a combination — requirements are in § 17.305.110.
Fences and walls used to meet screening must follow the construction, height, and material standards in Chapter 17.315 (Fences, Walls, and Hedges); required screening fences are typically 5–6 ft tall and must be solid unless otherwise allowed. § 17.315.
Required landscape areas and irrigation standards are enforced via Chapter 17.325 (Water Efficient Landscape and Irrigation); landscape plans are required for many permits. § 17.325.
Parking areas must be landscaped and screened from streets and adjacent uses (landscape strips, canopy trees, minimum planting heights). See Chapter 17.330 (Off‑Street Parking and Loading Standards) for screening and minimum planter widths. § 17.330.
Setbacks, visibility triangles, and limits on hardscape within front yards constrain where landscape/screening elements can be placed. See § 17.305.120 (Setback Regulations and Exceptions) and § 17.305.150 (Traffic Visibility Area).

District-by-district implications for landscaping & screening

Note: the code defines many zoning districts. The table of district names is in Table 2‑1; the primary residential districts are RE, RR, RL, RM, RH, and RVH. See Table 2‑1 for mapping to the Zoning Map. § 17.200.020 / Table 2‑1.

Residential zones — RE, RR, RL, RM, RH, RVH

Purpose & typical uses: single‑family through very‑high density residential (see Table 2‑1). Landscaping is expected to preserve neighborhood character and conserve resources. § 17.200.020; § 17.100.030.
How landscaping/screening applies:
- Required setback/yard areas must be landscaped and maintained according to Chapter 17.325. § 17.215 / § 17.325.
- Front yard hardscape limits: a minimum of 40% of the front yard must be pervious/landscaped; driveway paving limits and walkway hardscape limits also apply. See § 17.215.035. § 17.215.035.
- Perimeter and interior fencing must comply with Chapter 17.315. Materials visible from the public right‑of‑way typically must be decorative masonry, wrought iron, or similar; plain concrete block and chain‑link are restricted. § 17.315.
- ADU (Accessory Dwelling Unit) screening: ADUs within certain distances of property lines must be screened from the street either by a solid 5–6 ft fence/wall or landscaped screening meeting planting size and spacing standards; see the ADU rules at § 17.405.060 (Subsection G.7). § 17.405.060.

Where it applies: all single‑ and multi‑family projects; landscape plans are required for subdivisions, multi‑family, and many single‑family tract approvals. See the Residential Development chapter for review thresholds. § 17.425.020.

Commercial zones — CG, CN, CR, plus business park/industrial zones

Purpose & typical uses: retail, services, office, regional commercial; see Table 2‑1. § 17.200.020.
How landscaping/screening applies:
- Screening of loading docks, refuse areas, utility equipment, and mechanical equipment is required so those elements "shall not be visible" from public rights‑of‑way and adjacent parcels; screening must be architecturally compatible. § 17.305.110.
- Parking lots must be planted with canopy trees and separated from buildings by a pedestrian walkway plus a minimum 6‑ft planter strip; parking visible from the street must be screened by landscaping, berms, low walls, or buildings. § 17.330 / § 17.427.
- For commercial developments adjacent to sensitive residential uses, 6 ft landscape screening and/or fencing is explicitly required between residential and nonresidential uses. § 17.420 / § 17.427.

Where it applies: all commercial site plans, and as conditions on discretionary permits (site plan & design review). See the City's site plan/design review chapter for thresholds. San Jacinto Design Review § 17.630.

Mixed‑Use and Downtown zones — MU, MU‑E, DV

Purpose & typical uses: combination of residential and nonresidential uses with pedestrian orientation. § 17.200.020.
How landscaping/screening applies:
- Parking screening, pedestrian‑oriented landscaping along street frontage, and articulation of walls are prioritized. Parking screening plantings must reach a minimum of 4 ft where used for screening from the street. § 17.420.
- Where mixed‑use developments abut residential neighborhoods, landscape buffers, fencing, and/or setbacks are required to avoid direct line‑of‑sight and reduce noise/lighting impacts. § 17.427.040.

Special Purpose / Open Space / Institutional — OSG, OSR, PI, SP

Purpose & typical uses: open space conservation, recreation, public facilities. Landscaping rules emphasize conservation, habitat, and integration with recreational uses; landscape plans and irrigation compliance are required for projects. § 17.230.010; § 17.325.

Quick decision table (most decision‑relevant standards)

What you need to know	Standard / requirement	Code reference
Screening required between incompatible uses	Screening to prevent visibility; can be plants, walls, or combo	§ 17.305.110
Screening height for required screening fences/walls	Minimum 5 ft; maximum 6 ft (for required screening); combined retaining wall + fence not to exceed 9 ft	§ 17.315 (G.7.h)
Landscape strip adjacent to screening wall	Minimum 5 ft (greater may be required near parking)	§ 17.305.110 (A.4)
Parking lot screening/planter strip	Parking separated from buildings by walkway + minimum 6‑ft landscape strip; parking screened from street by landscaping/low walls/berms	§ 17.330 / § 17.420
Front yard hardscape / pervious minimum	Minimum 40% pervious in front yard; driveway paving limits (driveway ≤ 35% of required front yard)	§ 17.215.035
ADU screening / street‑facing ADU standards	ADU walls within 10 ft of street side/rear require screening: either 6‑ft solid fence or plantings at specific spacing and size (e.g., one 15‑gal per 5 ft or one 24‑in box per 10 ft, 6 ft tall at installation)	§ 17.405.060 (G.7)

Practical guidance (how applicants typically comply)

Provide a landscape plan prepared to Chapter 17.325 standard with species, sizes, irrigation details, and root‑barrier notes where trees are within 5 ft of hardscape. § 17.325; root barrier requirement noted in landscaping standards.
Use solid decorative masonry or vinyl for perimeter walls that must satisfy screening; keep wood limited to interior side yards and follow the construction specs if used. § 17.315.
For commercial parking lots, show a continuous 6‑ft planter between building and parking, canopy trees spaced to provide shade, and screening along the street where the lot is exposed. § 17.330; § 17.427.
If your project triggers site plan & design review, be prepared to demonstrate how screening and landscaping preserve privacy and hide utilities/loading; review thresholds are in § 17.630. See San Jacinto Design Review.

Checklist

Submit a landscape plan that follows Chapter 17.325 (species, container sizes, irrigation, root barriers) § 17.325.
Show screening details for mechanicals, meters, loading/ refuse areas per § 17.305.110 (screening and buffering).
If fences/walls used for required screening, dimension and materials must match Chapter 17.315 (height, materials, retaining wall combos). § 17.315.
For parking: show 6‑ft pedestrian landscape strip and landscape islands with canopy trees and show screening to the street as required by Chapter 17.330. § 17.330.
Demonstrate compliance with front yard pervious surface minimums (40%) and driveway paving limits (35%) per § 17.215.035.
If the project is multi‑family, commercial, or > certain size, prepare for Site Plan & Design Review per § 17.630 (landscaping is a standard review item). San Jacinto Design Review

Risks & Ambiguities

Issue	Why it matters	What to verify
Material allowed for screening walls (wood vs masonry)	Some zones/locations prohibit plain wood or plain concrete block visible from ROW; choice affects permitability	Verify applicable material rules in Chapter 17.315 and whether your wall is visible from ROW. § 17.315
Exact planter/tree counts for parking screening	Code requires “variety of shrubs and canopy trees” and specific planter widths but does not provide a single universal tree‑per‑stall ratio	Confirm project‑level requirements under Chapter 17.330 and any condition from design review. § 17.330
ADU screening specifics (plant size/spacing vs solid wall)	ADU rules allow either plantings or wall with specific minimums — using the wrong approach risks denial or rework	Follow the ADU subsection G.7 (accessory dwelling rules) § 17.405.060 (G.7) and confirm with planner.
Street tree species / spacing / setback	The Development Code requires landscaping but plant palettes, parkway widths, and street‑tree spacing are often in separate landscape guidelines or public‑works standards	Check landscape design guidelines, DPW standards, and the Director’s comments; landscape guidelines referenced in design rules. Review Appendix 1 of Landscape Design Guidelines (not contained here). Not found in retrieved materials.
Visibility triangle and fence height at driveways	Safety requires low plantings / low walls in visibility triangles; a wrong fence/plant choice is a safety and code violation	Confirm limits in § 17.305.150 (Traffic Visibility Area) before placing tall screening in corners. § 17.305.150

Plain-English Summary

San Jacinto requires landscape plans, water‑efficient plantings, and screening wherever uses meet (or where parking/loading/mechanical equipment would be seen) — use masonry/decorative walls or dense plantings to meet the screening rules, keep front yards at least 40% pervious, and put a minimum 5–6 ft landscape/screening buffer around walls and parking; verify exact planting counts and materials with the planner and the code sections cited. § 17.305.110; Chapter 17.315; Chapter 17.325; Chapter 17.330.

Source References

§ 17.305.110 Screening and Buffering (rules for screening between uses, mechanicals, landscape strips adjacent to screening walls).
Chapter 17.315 Fences, Walls, and Hedges (materials, allowed heights for screening fences, combined retaining wall + fence limits). See subsections G.7.h and related.
Chapter 17.325 Water Efficient Landscape and Irrigation (landscape plan requirements, plant/irrigation standards, root barriers).
Chapter 17.330 Off‑Street Parking and Loading Standards (parking area landscape strips, screening from street, minimum 6‑ft planter between building and parking).
§ 17.215.035 Paving Within Residential Front Yard Area (40% pervious front yard requirement; driveway paving limits).
§ 17.405.060 Accessory Dwelling Units — Subsection G.7 (ADU screening standards: minimum planting sizes/spacing or fence options; fence heights).
§ 17.305.120 Setback Regulations and Exceptions (setback measurement and exemptions for fences/walls).
§ 17.305.150 Traffic Visibility Area (visibility triangle and 30‑inch height limit for obstructions).
Table 2‑1 (Zones list: RE, RR, RL, RM, RH, RVH, CG, CN, CR, MU, etc.) § 17.200.020 / Table 2‑1.
Site Plan & Design Review thresholds (when design review — and therefore landscape review — is required). § 17.630. San Jacinto Design Review

Information Gaps

Exact city Landscape Design Guidelines (appendices with street‑tree species, spacing, and parkway details) were referenced in the code but the guideline document text was not included in the retrieved files. Not found in retrieved materials.
The code refers to some parking/landscape subsections by number (e.g., Section 17.330.090) that were not printed in full in the retrieved snippets; confirm numeric minimums for all parking planter dimensions with the planner. Not all sub‑sections of Chapter 17.330 were in the excerpts. Not found in retrieved materials.

Sources

Retrieved passages

San Jacinto Zoning Code (section can) High relevance
CBC § 17.305.120 (Article 4) High relevance
San Jacinto Zoning Code High relevance
San Jacinto Zoning Code (Article 4) High relevance
San Jacinto Zoning Code High relevance
San Jacinto Zoning Code (§ 17.427.040.) High relevance
San Jacinto Zoning Code High relevance
CWUIC § 65850.6 (Title 24) High relevance
San Jacinto Zoning Code Medium relevance
San Jacinto Zoning Code (§ 17.227.040.) Medium relevance
San Jacinto Zoning Code (Article 8) Medium relevance
San Jacinto Zoning Code (Chapter 17.425.) Medium relevance
San Jacinto Zoning Code (§ 17.100.040.) Medium relevance
California Fire Code Medium relevance
San Jacinto Zoning Code (§ 66000) Medium relevance
San Jacinto Zoning Code (§ 17.620.050.) Medium relevance
San Jacinto Zoning Code (chapter apply) Medium relevance
San Jacinto Zoning Code (Title 17.) Medium relevance
San Jacinto Zoning Code (§ 17.430.140.) Medium relevance
San Jacinto Zoning Code (Section 17.425.290) Medium relevance

Cited sections

Official San Jacinto code library

Frequently asked questions

What landscaping plans does San Jacinto require for a new single‑family home?

You must submit a landscape and irrigation plan that complies with Chapter 17.325 (Water Efficient Landscape and Irrigation); front yards must remain at least 40% pervious and driveway/walkway hardscape is limited (driveway ≤ 35% of front yard, walkways ≤ 25%). See § 17.325 and § 17.215.035.

When does the City require screening between uses?

Screening/buffering is required where uses are incompatible or when nonresidential elements (loading docks, refuse, mechanicals) would be visible from streets or adjacent parcels; the rules are in § 17.305.110. Screening can be plants, walls, or both, subject to Director approval.

Can I use chain‑link or plain wood for perimeter walls visible from the street?

Not typically. Chapter 17.315 restricts plain concrete block and chain‑link for street‑visible walls; street‑visible walls should be decorative masonry, wrought iron, or other approved decorative materials. Wood is limited and only allowed under specific interior conditions with construction details. See § 17.315.

How tall can a screening fence or wall be to meet code?

Fences/walls installed to meet required screening must be a minimum of 5 ft and maximum of 6 ft measured from adjacent finished grade; when combined with retaining walls, the total cannot exceed 9 ft. See Chapter 17.315 / ADU screening subsection G.7.h. § 17.315; § 17.405.060 (G.7.h).

What are the parking lot landscaping/screening requirements?

Parking areas must be well‑landscaped with shrubs and canopy trees; a pedestrian walkway and a minimum 6‑ft landscape strip should separate parking from buildings, and parking exposed to streets must be screened by landscaping, berming, low walls, or buildings. See § 17.330 and site design standards in § 17.420/17.427.

If I build an ADU near the street, how do I screen it?

If any portion of an ADU is within 10 ft of a street side or street rear property line, you must screen the ADU from the street by either (A) a solid fence/wall meeting the screening wall specs, or (B) landscaping meeting minimum spacing and size (e.g., one 15‑gal plant per 5 ft or one 24‑in box per 10 ft; plants must be 6 ft tall at installation and drought tolerant). See § 17.405.060 (G.7).

Do I need to show irrigation and water‑efficient planting?

Yes — landscape plans must comply with the City’s water‑efficient landscape and irrigation requirements in Chapter 17.325, including permanent irrigation for required plantings in many cases. § 17.325.

Are there limits on hardscaping in the front yard?

Yes — the code requires a minimum 40% pervious surface in required front yards and limits driveway paving to 35% of the required front yard; walkways/hardscape are also capped. See § 17.215.035.

Where can I get the city’s preferred plant list or street tree schedule?

The Development Code references Landscape Design Guidelines and Appendix materials for species and spacing but the guideline document was not included in the retrieved Code excerpts. Confirm species/spacing with the City’s landscape design guideline (contact Planning/Public Works). Not found in retrieved materials.

Do screening rules apply to utilities and meters?

Yes — utility meters in front or street side setbacks must be enclosed or screened from public view; mechanical equipment must be screened so it is not visible from adjacent parcels or the right‑of‑way. See § 17.305.110.

Will I need design review for landscaping on a small project?

Possibly. Many small projects (e.g., some single‑family ADU/lot changes) are handled administratively, but projects that meet size/thresholds in § 17.630 require site plan & design review, which includes landscape review. Check Table 6‑2 and thresholds. San Jacinto Design Review § 17.630. ---

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