San Jacinto — Landscaping and Screening

Overview

San Jacinto’s zoning code sets citywide rules for how sites are landscaped and how views of equipment, loading, and dissimilar land uses are screened. The backbone is the water‑efficient landscape chapter and the screening/buffering standards that apply when residential and nonresidential uses meet. Fences, walls, and hedges have their own material, height, and review rules, with a few zone‑specific allowances.

Between nonresidential and residential zones, expect a solid, decorative masonry wall plus plantings, with a minimum 5‑foot landscape strip, unless the Director approves an alternative (§ 17.305.110(A)(2)–(5)).

Linking context: new or rehabilitated landscaping can trigger water‑efficiency compliance and often rides alongside design review. Project layouts must also coordinate with development standards and parking, and any fence plan is reviewed under the City’s Zoning Code rather than the California Building Standards Code.

Citywide Landscaping and Screening Standards

• Water‑efficient landscaping thresholds

  • New development with landscape area ≥ 500 sq ft must comply with Chapter 17.325 (§ 17.325.030(A)(1)(a)).
  • Rehabilitated landscapes ≥ 2,500 sq ft must comply (§ 17.325.030(A)(1)(b)).
  • Existing landscapes installed before 12/1/2015 over one acre are subject to specific maintenance/water sections (§ 17.325.030(A)(1)(c)).
  • A prescriptive compliance path is available for ≤ 2,500 sq ft (§ 17.325.030(A)(2), § 17.325.180).
  • Exemptions: registered historic sites, certain ecological restoration and mined‑land reclamation without permanent irrigation, and public botanical collections (§ 17.325.040).

• Required landscape design features (selected)

  • Automatic irrigation required for landscaped areas (§ 17.325.060(7)(b), § 17.325.060E).
  • At least 50% of required landscaped areas must be live plants; front setbacks and other required areas must be landscaped and maintained (§ 17.325.060(7)(d)).
  • Include street right‑of‑way plantings per City guidelines (§ 17.325.060(7)(f)).
  • Maintain traffic visibility: landscaping over 30 inches is not allowed within visibility areas at intersections/driveways (§ 17.325.060(7)(g) referencing § 17.305.150).
  • Changes to approved landscape/irrigation plans must be resubmitted before installation (§ 17.325.060(5)).
  • A landscape surety equal to 120% of total plant/irrigation/installation/water/maintenance value is posted for 2 years (§ 17.325.060(6)).

• Screening and buffering requirements

  • Between different zones (e.g., commercial next to residential): provide a decorative solid masonry wall plus plant materials; wall architecturally treated on both sides (§ 17.305.110(A)(2)–(3)).
  • Provide a landscape strip at least 5 ft wide adjacent to a screening wall; more may be required next to parking (§ 17.305.110(A)(4), § 17.330.090).
  • Director may waive or allow alternatives if intent is met or site constraints justify it (§ 17.305.110(A)(5)).
  • Mechanical equipment must be screened on all sides; roof equipment top screening may be required; materials must be opaque and architecturally compatible (§ 17.305.110(B)(1)–(4)).
  • Utility meters: vault if in front or street‑side setback; otherwise screen from public view (§ 17.305.110(C)).
  • Loading docks and refuse areas must be screened from view; height set by line‑of‑sight analysis; refuse must also meet § 17.305.130 (§ 17.305.110(D)).
  • Additional screening as applicable by parking/loading standards and specific land uses (§ 17.305.110(E)).
  • Buffers are required between incompatible uses; residential next to agriculture must be buffered; roll‑up/loading doors in nonresidential zones cannot face or be visible from public rights‑of‑way; provide open space/landscaped buffers between major roads and sensitive uses (§ 17.305.110(F)).

• Fences, walls, hedges (materials, review, and select standards)

  • Applies in all zones; SP (Specific Plan) or PD may set different fence standards (§ 17.315.010).
  • Materials (outside front setbacks or between building and ROW): masonry, block, brick, vinyl, wrought iron, tube steel, or other approved; wood fences are prohibited; chain‑link is prohibited unless fully screened from the public right‑of‑way (§ 17.315.070(2)–(3)).
  • Separate residential and nonresidential uses with fences/walls (§ 17.315.060(D)).
  • Residential subdivisions must install solid decorative masonry perimeter and street‑side walls, plus return walls on corners; Director may modify (§ 17.315.060(E)).
  • Tennis court fencing up to 12 ft allowed, with MUP required if within setbacks (§ 17.315.060(B)).
  • Temporary security fences allowed around construction/entitlement sites; must maintain traffic visibility (§ 17.315.060(A), § 17.305.150).
  • Department review is required for new/replacement fences/walls; submittal must include scaled plot plan and fence/wall details; a building permit is required (§ 17.315.080).

• Retaining walls and solar access

  • Retaining walls must be stepped so no single exposed wall exceeds 48 inches; intervening steps ≥ 36 inches wide; limited coverage in front setbacks and special rules for hillsides (§ 17.315.050).
  • Landscaping and structures may not shade more than 10% of a neighboring solar system’s absorption area between 10 a.m. and 2 p.m. (§ 17.325.170).

• Cross‑references that affect landscaping

  • Residential compatibility review for infill housing can require landscaping that matches type/maturity in the subdivision; “larger specimen” caps: up to 48‑inch box trees and 5‑gallon shrubs (§ 17.425.010(C)(5)).
  • Some projects under § 17.427.050 must landscape above‑ground common open space with containerized plantings and automatic irrigation (§ 17.427.050(G)).
  • Barbed wire: up to 1 ft allowed above fences/walls only in RE, IL, and IH when serving outdoor storage/vehicles or livestock, with Director approval (§ 17.430.240).

Key Standards At‑a‑Glance

District‑by‑District Notes for Landscaping and Screening

The standards below highlight any landscaping/screening elements that differ by district. Where not noted, the citywide rules above apply.

RE (Estate Residential)

• Unique allowances: Barbed wire up to 1 ft above fences/walls may be approved when serving outdoor storage/vehicles or livestock (§ 17.430.240).
• Residential subdivision walls: solid decorative masonry along perimeters and street sides (§ 17.315.060(E)).
• Setbacks inform front‑yard landscaping areas; tabled in the code for residential zones (§ 17.215.030 Table 2‑4).

RR (Rural Residential)

• Citywide screening and landscaping apply (§ 17.305.020; Ch. 17.325).
• Subdivision wall requirements apply (§ 17.315.060(E)).
• Barbed wire allowance not listed for RR; Not found in source materials.

RL (Low Density Residential)

• Citywide rules apply; subdivision walls required for new tracts (§ 17.315.060(E)).
• Front/side/rear setbacks define landscaped yards (see residential Table 2‑4; § 17.215.030).
• Barbed wire not listed; Not found in source materials.

RM (Medium Density Residential)

• Citywide rules apply; subdivision walls required (§ 17.315.060(E)).
• Multi‑unit developments under other chapters may require additional landscaping of common areas (see § 17.427.050(G)).
• Barbed wire not listed; Not found in source materials.

RH (High Density Residential)

• Citywide rules apply; subdivision walls required where applicable (§ 17.315.060(E)).
• Some dimensional standards refer to multi‑family chapter; landscaping for above‑ground common areas may apply (§ 17.427.050(G)).
• Barbed wire not listed; Not found in source materials.

RVH (Very High Density Residential)

• Citywide rules apply; subdivision walls required where applicable (§ 17.315.060(E)).
• Additional multi‑family‑related landscaping may apply (§ 17.427.050(G)).
• Barbed wire not listed; Not found in source materials.

CN (Neighborhood Commercial)

• Must screen loading/refuse/mechanical; provide buffers to residential zones (§ 17.305.110(A), (B), (D), (F)).
• Roll‑up/loading doors must not face/ be visible from the ROW (§ 17.305.110(F)(2)).
• Barbed wire not allowed by zone list; Not found in source materials.

CG (General Commercial)

• Same screening/buffering as CN; wall + landscape strip where abutting residential (§ 17.305.110(A), (A)(4)).
• Chain‑link prohibited unless fully screened; wood prohibited (§ 17.315.070(2)–(3)).
• Barbed wire not listed; Not found in source materials.

CR (Regional Commercial)

• Apply citywide screening and buffering; loading/refuse screening and orientation limits on roll‑up doors (§ 17.305.110(D), (F)(2)).
• Materials limits for fences/walls apply (§ 17.315.070(2)–(3)).
• Barbed wire not listed; Not found in source materials.

OP (Office Professional)

• Apply citywide screening for equipment/loading/utility meters; buffer residential edges (§ 17.305.110).
• Materials: wood fences prohibited; chain‑link prohibited unless screened (§ 17.315.070(2)–(3)).
• Barbed wire not listed; Not found in source materials.

BP (Business Park)

• Must screen loading/refuse/mechanical; buffer sensitive edges; roll‑up/loading doors not facing ROW (§ 17.305.110(B), (D), (F)(2)).
• Chain‑link prohibited unless fully screened; wood prohibited (§ 17.315.070(2)–(3)).
• Barbed wire not listed; Not found in source materials.

IL (Light Industrial)

• Industrial edge controls apply (screening, buffers, roll‑up door orientation) (§ 17.305.110).
• Barbed wire up to 1 ft may be approved for outdoor storage/vehicles (§ 17.430.240).
• Chain‑link prohibited unless fully screened; wood prohibited (§ 17.315.070(2)–(3)).

IH (Heavy Industrial)

• Robust screening/buffering; roll‑up/loading doors not facing ROW (§ 17.305.110(F)(2)).
• Barbed wire up to 1 ft may be approved for outdoor storage/vehicles (§ 17.430.240).
• Chain‑link prohibited unless fully screened; wood prohibited (§ 17.315.070(2)–(3)).

MU (Mixed‑Use)

• Residential portions follow residential fence/wall material rules; nonresidential portions follow nonresidential rules, via an approved wall/fence plan (§ 17.315.070(D)).
• Standard citywide screening between unlike uses applies (§ 17.305.110).

MU‑E (Mixed‑Use – Employment)

• Apply MU approach to materials by component; require screening/buffering to residential and the public realm (§ 17.315.070(D); § 17.305.110).
• Barbed wire not listed; Not found in source materials.

DV (Downtown Village)

• Citywide landscaping/screening apply (§ 17.305.020; Ch. 17.325).
• Any district‑specific landscaping variations: Not found in source materials.

OSG (Open Space – General)

• Citywide standards apply where development occurs (§ 17.305.020).
• District‑specific landscaping rules: Not found in source materials.

OSR (Open Space – Resource)

• Citywide standards apply (§ 17.305.020).
• District‑specific landscaping rules: Not found in source materials.

PI (Public/Institutional)

• Screen utilities, equipment, and service areas; buffer adjacent residential (§ 17.305.110(B)–(D), (F)).
• Materials limits for fences/walls apply (§ 17.315.070(2)–(3)).
• Barbed wire not listed; Not found in source materials.

SP (Specific Plan)

• Fences/walls/hedges may be governed by specific plan standards or PD conditions; if silent, Director applies comparable standards (§ 17.315.010).
• Citywide screening/landscape rules otherwise apply (§ 17.305.020; Ch. 17.325). See Overlay Districts for context.

Practical coordination with other approvals

• Many projects pair landscape compliance with Design Review and site plan approvals (§ 17.215.020(D)).
• Fence/wall plans require departmental review and a building permit per zoning procedures (§ 17.315.080).
• Parking lot landscaping and loading area screening tie directly to Parking standards (e.g., § 17.330.090; § 17.330.120).
• Existing sites may be constrained by Nonconforming Uses; adjustments may require Variances and Exceptions.

Checklist

• Confirm if the project triggers Chapter 17.325: ≥ 500 sq ft new or ≥ 2,500 sq ft rehab landscape area (§ 17.325.030(A)).
• Prepare landscape and irrigation plans that meet water‑efficient design; ensure ≥ 50% live plant cover in required landscaped areas (§ 17.325.060(7)(d), § 17.325.060E).
• Include street ROW planting per City guidelines; maintain visibility (≤ 30 in plants in visibility triangles) (§ 17.325.060(7)(f)–(g); § 17.305.150).
• Post the two‑year landscape surety at 120% of value (§ 17.325.060(6)).
• Design required zone‑edge screening: decorative masonry wall + plantings + ≥ 5 ft landscape strip (§ 17.305.110(A)(2)–(4)).
• Screen mechanical equipment on all sides; select opaque, compatible materials (§ 17.305.110(B)).
• Place utility meters in vaults in front/street‑side setbacks; otherwise screen from public view (§ 17.305.110(C)).
• Screen loading docks and refuse; set wall height by line‑of‑sight; meet refuse enclosure standards (§ 17.305.110(D), § 17.305.130).
• For nonresidential, orient roll‑up/loading doors away from the ROW (§ 17.305.110(F)(2)).
• Use allowed fence materials; avoid wood and unscreened chain‑link (§ 17.315.070(2)–(3)).
• Submit fence/wall plan for Director review; obtain building permit (§ 17.315.080).
• For subdivisions, include required perimeter and street‑side masonry walls (§ 17.315.060(E)).
• Respect solar access for neighbors’ systems (≤ 10% obstruction, 10 a.m.–2 p.m.) (§ 17.325.170).

Risks & Ambiguities

Plain-English Summary

San Jacinto expects irrigated, live landscaping in required yards and edges, and solid, decorative masonry walls plus plantings where nonresidential uses meet homes. Equipment, meters, loading, and trash must be screened so they’re not visible from streets or neighbors. Wood fences are out, and chain‑link only flies if you hide it from the street. Larger projects must meet water‑efficiency rules and post a landscape surety for two years.

Source References

• § 17.305.020 (Applicability of Site Planning and Development Standards)
• § 17.305.110 (Screening and Buffering)
• § 17.315.010 (Fences, Walls, and Hedges — Applicability)
• § 17.315.030 (Modifications to Location and Height Standards)
• § 17.315.050 (Retaining Walls)
• § 17.315.060 (Standards for Specific Types of Fences and Walls)
• § 17.315.070 (Fence/Wall Materials)
• § 17.315.080 (Fence/Wall Permit and Review Procedures)
• § 17.325.020 (Water Efficient Landscaping — Purpose)
• § 17.325.030 (Water Efficient Landscaping — Applicability)
• § 17.325.040 (Landscaping Exemptions)
• § 17.325.060(5)–(7) (Landscape Plan Changes, Surety, and Design Standards)
• § 17.325.170 (Protection of Solar Access)
• § 17.215.020, § 17.215.030 (Residential applicability; Table 2‑4 references)
• § 17.427.050(G) (Landscaping for above‑ground common open space)
• § 17.430.240(D) (Barbed wire allowance in RE/IL/IH)
• § 17.330.090, § 17.330.120 (Parking area landscaping; loading design)
• Internal context links: San Jacinto Zoning, San Jacinto Land Use, San Jacinto Development Standards, San Jacinto Parking, San Jacinto Design Review, San Jacinto Overlay Districts, San Jacinto Nonconforming Uses, San Jacinto Variances and Exceptions, California Building Standards Code

Information Gaps

• District‑specific landscaping or screening standards for commercial, mixed‑use, and special purpose zones beyond the citywide provisions: Not found in source materials.
• Numeric setback/landscape yard dimensions for RH and RVH zones: Not found in source materials.
• Full fence height/location standards by yard and zone (e.g., front yard fence heights): Not found in source materials.
• Detailed parking area landscaping ratios/planting counts: Not found in source materials.

Source passages

• San Jacinto Zoning Code (§ 17.305.110) Medium relevance show source text
• San Jacinto Zoning Code (§ 17.425.010) Medium relevance show source text
• San Jacinto Zoning Code (§ 17.325.020) Medium relevance show source text
• San Jacinto Zoning Code (§ 17.325.040) Medium relevance show source text
• San Jacinto Zoning Code (§ 17.315.010) Medium relevance show source text
• San Jacinto Zoning Code (§ 17.215.030) Medium relevance show source text
• San Jacinto Zoning Code (§ 17.325.030) Medium relevance show source text
• San Jacinto Zoning Code (§ 17.315.030) Medium relevance show source text
• San Jacinto Zoning Code (§ 17.315.080) Medium relevance show source text
• San Jacinto Zoning Code (§ 17.325.060) Medium relevance show source text
• San Jacinto Zoning Code (§ 17.315.070) Medium relevance show source text
• San Jacinto Zoning Code (§ 17.305.020) Medium relevance show source text
• San Jacinto Zoning Code (§ 17.430.240) Medium relevance show source text
• San Jacinto Zoning Code (§ 17.427.050) Medium relevance show source text
• San Jacinto Zoning Code (§ 17.315.060) Medium relevance show source text
• San Jacinto Zoning Code (§ 17.215.020) Medium relevance show source text

Cited sections

• § 17.305.020 (Applicability of Site Planning and Development Standards) (§ 17.305.020)
• § 17.305.110 (Screening and Buffering) (§ 17.305.110)
• § 17.315.010 (Fences, Walls, and Hedges — Applicability) (§ 17.315.010)
• § 17.315.030 (Modifications to Location and Height Standards) (§ 17.315.030)
• § 17.315.050 (Retaining Walls) (§ 17.315.050)
• § 17.315.060 (Standards for Specific Types of Fences and Walls) (§ 17.315.060)
• § 17.315.070 (Fence/Wall Materials) (§ 17.315.070)
• § 17.315.080 (Fence/Wall Permit and Review Procedures) (§ 17.315.080)
• § 17.325.020 (Water Efficient Landscaping — Purpose) (§ 17.325.020)
• § 17.325.030 (Water Efficient Landscaping — Applicability) (§ 17.325.030)
• § 17.325.040 (Landscaping Exemptions) (§ 17.325.040)
• § 17.325.060(5)–(7) (Landscape Plan Changes, Surety, and Design Standards) (§ 17.325.060)
• § 17.325.170 (Protection of Solar Access) (§ 17.325.170)
• § 17.215.020, § 17.215.030 (Residential applicability; Table 2‑4 references) (§ 17.215.020)
• § 17.427.050(G) (Landscaping for above‑ground common open space) (§ 17.427.050)
• § 17.430.240(D) (Barbed wire allowance in RE/IL/IH) (§ 17.430.240)
• § 17.330.090, § 17.330.120 (Parking area landscaping; loading design) (§ 17.330.090)
• Internal context links: San Jacinto Zoning, San Jacinto Land Use, San Jacinto Development Standards, San Jacinto Parking, San Jacinto Design Review, San Jacinto Overlay Districts, San Jacinto Nonconforming Uses, San Jacinto Variances and Exceptions, California Building Standards Code

• Official San Jacinto code library