Solana Beach — Landscaping and Screening

Last reviewed: July 3, 2026

Overview

This page summarizes what the Solana Beach Zoning Ordinance (Title 17) requires for landscaping, screening, buffers, fences, walls, and trees. It is focused only on the zoning/planning rules (Title 17) — not building-code (Title 24) or separate permit processes. The primary landscaping rules live in Chapter 17.56 and screening/fence rules appear throughout Title 17 (notably the residential chapter and the special regulations chapter) — see the Source References at the end for the controlling sections.

Important internal resources (first use of each term is linked): the city’s zoning overview is at Solana Beach zoning & planning overview, the ordinance itself is organized under Solana Beach Zoning, and the detailed development rules (setbacks/dimensional rules) are at Solana Beach Development Standards. When the code references parking or screening of parking areas it points to Solana Beach Parking. Projects using discretionary review should expect Solana Beach Design Review. Overlay rules that change landscaping/screening are collected under Solana Beach Overlay Districts. Accessory dwelling units and their site landscaping are handled consistent with Solana Beach ADUs. Where the code defers to building standards (for example clearances, structural retaining walls) the relevant state code is the California Building Standards Code.

How the ordinance controls landscaping & screening (short synthesis)

• All required landscaping is implemented through Chapter 17.56 (Water Efficient Landscape Regulations) — landscape plans, irrigation and water budgets, MAWA, hydrozones, and maintenance/readiness requirements are set there § 17.56.010 et seq.
• Zone chapters require that specific developments prepare and install landscaping consistent with Chapter 17.56 (for example § 17.20.080 for residential and § 17.24.050 for commercial/industrial).
• Screening (screen walls, fences, hedges) is regulated both in zone-specific rules (e.g., residential setback/fence rules in § 17.20.040) and in the Special Regulations chapter (Chapter 17.60), which contains the standards used citywide for screening, measurement of fence height, acceptance of hedges as screens, and screening of outdoor storage and trash enclosures (see § 17.60; § 17.60.080 for outdoor storage screening).
• Discretionary approvals and development-review permits may impose special landscaping or fencing conditions where needed to mitigate visibility, noise, or visual impacts § 17.68.050(I). Minor administrative exceptions (for example to allow up to 2 feet additional fence height on sloping sites) are available under § 17.68.030(C).

District-by-district breakdown (landscaping & screening focus)

Notes: every zone defers to Chapter 17.56 for required landscape plan content and performance; below I emphasize where Title 17 adds zone-specific screening or fence rules and where overlay zones impose additional buffer/screening obligations. All references are to the city zoning chapters named in Title 17.

Residential zones — ER-1 / ER-2 (Estate Residential)

• Purpose & uses: large-lot single-family/estate parcels. § 17.20.010.
• Landscaping & screening rules: projects must provide landscaping per Chapter 17.56 (water-efficiency, hydrozones, irrigation). Fences/retaining walls are treated as structures for setbacks; accessory features ≤ 42" have relaxed placement rules. Coastal bluff fence exceptions also appear in the residential chapter. See § 17.20.030–040 and § 17.20.080.

LR (Low Residential), LMR (Low-Medium Residential), MR (Medium Residential)

• Purpose & uses: single-family and small-multiplex types; landscape requirements again point to § 17.56. For lots in the Scaled Residential Overlay Zone (SROZ), superseding development rules (which can affect setbacks and thus where landscaping/hedges go) apply § 17.48.040 and § 17.20.020/030. Hedges may be used to satisfy view‑obscuring screening requirements but may not exceed maximum fence heights set in the residential standards.

MHR / HR (Medium-High & High Residential)

• Purpose & uses: multi-family, higher density. Landscaping is required for multi-family projects per § 17.20.080 and Chapter 17.56; parking and trash areas must be screened (trash enclosures screened by 4 ft or 6 ft walls where adjacent to residential). Fences and walls used to screen parking or service areas are subject to the Chapter 17.60 screening standards and may be conditioned through development review § 17.24.030–050; § 17.60; § 17.68.050(I).

C (General Commercial), LC, SC (Special Commercial), OP, LI (Commercial/Industrial)

• Purpose & uses: commercial/office/industrial. Landscaping and screening requirements are explicitly cross-referenced to Chapter 17.56 (§ 17.24.050, § 17.28.050) and place emphasis on screening service yards, parking, and roof-mounted or ground-mounted equipment with walls/hedges/landscape § 17.24.030–050; § 17.28.040–050. Trash/recycling and outdoor storage require solid, view‑obscuring screens (4' min or 6' adjacent to residential) and conditional use or development-review conditions can strengthen screening.

OSR / OSP (Open Space / Preserve)

• Purpose & uses: natural areas; planting and restoration are permitted; permanent fences/walls are generally prohibited in preserves except limited temporary fencing for habitat protection § 17.42.020–030. Temporary protective fences are limited to 42" unless otherwise required by law.

ROW (Right-of-Way)

• Parkways between curb and property line are intended for landscaping; public-right-of-way landscaping has distinct rules and must not conflict with utilities or sight lines § 17.08.030.

Overlay / special-purpose districts (key overlay rules)

• HOZ (Hillside Overlay Zone) — hillside site performance criteria expressly require landscaping to blend slopes, use native/drought-tolerant plantings, and restrict solid fencing when visible to the public. A 20‑foot rear yard landscape buffer is required in certain HOZ slope areas to screen down-slope views and grading is prohibited inside that buffer § 17.48.010–030.
• SAOZ (Scenic Area Overlay Zone) — screening of unsightly features using view‑obscuring fences/walls or landscaping is required per approved development review § 17.48.020–030.
• SROZ (Scaled Residential Overlay Zone) — may impose superseding development regulations that affect setbacks and scale; because setbacks influence planting/fence placement verify SROZ requirements § 17.04.040; § 17.48.040.

Key decision‑relevant standards (table)

Practical guidance / how staff apply these rules

• Always start with Chapter 17.56 when preparing a landscape plan — it sets content, water budgets, irrigation hardware, and maintenance obligations (plant palette, MAWA calculations, sensors, and sub‑metering thresholds). Expect plan review comments to reference § 17.56.090 (plant lists/specifications) and related subsections.
• For screening requests (trash, parking, outdoor storage), cite the zone chapter for land‑use policy and Chapter 17.60 for the screening standards; the planning director routinely requires sight‑line photos and landscape/specimen heights so the reviewer can determine whether mature plant height will achieve the required screening without blocking protected views. See § 17.24.030 and § 17.60.080.
• If the site is in an overlay (HOZ, SAOZ, SROZ), check overlay sections first — overlays can add mandatory buffers or limit solid fencing where visible to the public (for example § 17.48.030 for HOZ slopes).
• For coastal bluff parcels: the residential section contains specific allowances and limits for fences near bluff edges (some limited fence types allowed to within five feet of the top edge) — always confirm stability and bluff-protection requirements before installing fences § 17.20.040(P).

Checklist (applicant must satisfy)

• Provide a full landscape plan that meets Chapter 17.56 submittal and MAWA requirements, including plant species, size at planting, height at maturity, hydrozones, and irrigation details § 17.56.010 et seq..
• Show fencing/wall locations and heights measured from finished grade and note any berms proposed to count toward screening height (Chapter 17.60 measurement rules).
• If the project includes outdoor storage, trash enclosures, parking lots or mechanical equipment, show view‑obscuring screens or walls and provide rationale/species for living screens § 17.60.080; § 17.24.030.
• If in HOZ, show required 20‑ft rear buffer and demonstrate no grading in the buffer § 17.48.030.
• If requesting fence height beyond typical limits, submit a minor-exception or show how the development-review permit will address the need (see § 17.68.030(C)(1)(a) and § 17.68.050(I)).
• For bluff top sites, include stability documentation and confirm compliance with coastal/bluff protection rules § 17.20.040(P).

Risks & Ambiguities

Information Gaps (what I could NOT confirm from retrieved materials)

• Exact single-section number inside Chapter 17.60 that is titled “Standards Applicable to Required Walls and Fences (All Zones)” (the chapter text containing those standards is present in the retrieved files but the discrete section number for that subsection was not clearly labeled in the excerpts). Verify with the full published Title 17 text at intake.
• Any explicit list in the zoning code that prescribes species-by-species maximum allowed hedge height in each zone (the code requires plant height at maturity to be shown but does not publish a citywide plant-height table in the excerpts). Not found in retrieved materials — check the Solana Beach landscape manual or planning counter guidance.
• Whether certain utility or mechanical screening details (e.g., screening of rooftop equipment that extends above the parapet) must follow a specific numerical height standard beyond “screen from view.” The rule exists in principle (screening required) but numeric allowances are applied at review. Verify with the planner and Design Review staff § 17.24.030; § 17.28.040.

Plain-English summary (one paragraph)

Solana Beach requires a professionally prepared, water‑efficient landscape and irrigation plan for most new and many remodeled projects (Chapter 17.56), and it requires that service yards, parking areas, trash, and mechanical equipment be screened from view using walls, fences, berms, and/or dense plantings. Residential fence heights are limited (generally 42" in front yards, 6 ft at side/rear), hedges can be used as screens but must be maintained to meet the code, and overlays like the Hillside Overlay can add mandatory buffers (for example a 20‑ft rear landscape buffer in some HOZ areas). Expect the planner to apply Chapter 17.56 plus the zone chapter and any overlay rules and to require planting sizes and irrigation details that demonstrate both screening and water efficiency.

Source References

• Solana Beach Zoning — Title 17, Chapter list and general provisions § 17.04.010–040.
• Residential zones (ER, LR, LMR, MR, MHR, HR) — landscaping & fence/yard rules § 17.20.010–080, including fence/encroachment diagrams § 17.20.040 and landscaping cross‑reference § 17.20.080.
• Commercial/Industrial zone landscaping/screening cross‑references § 17.24.030–050 and Special Commercial § 17.28.040–050 (screening of parking, trash, and outside storage).
• Overlay zones — Hillside Overlay and performance standards (including the 20‑ft rear yard buffer and grading restrictions) § 17.48.010–030.
• Landscaping (water efficiency, plan content, MAWA, irrigation standards) — Chapter 17.56, including plan content and irrigation requirements § 17.56.010 et seq. and planting/irrigation details § 17.56.090.
• Special regulations that address fences/walls, measurement and hedges as screens — Chapter 17.60 (Standards applicable to walls & fences; screening of outdoor storage & service yards). See § 17.60 and § 17.60.080.
• Minor exceptions for fence height and administrative authority — § 17.68.030(C)(1)(a) (minor exceptions) and development-review conditions for special fencing/landscaping § 17.68.050(I).
• Open Space/Preserve permitted improvements and temporary fencing limitations — § 17.42.020–030.

Retrieved passages

• Solana Beach Zoning Code High relevance show source text
• Solana Beach Zoning Code High relevance show source text
• Solana Beach Zoning Code (Chapter 17.56) High relevance show source text
• Solana Beach Zoning Code (§ 1) High relevance show source text
• Solana Beach Zoning Code High relevance show source text
• Solana Beach Zoning Code (Chapter 17.64) High relevance show source text
• Solana Beach Zoning Code (section can) High relevance show source text
• Solana Beach Zoning Code (Chapter 17.56) High relevance show source text
• Solana Beach Zoning Code (Chapter 17.20) Medium relevance show source text
• Solana Beach Zoning Code Medium relevance show source text
• Solana Beach Zoning Code Medium relevance show source text
• Solana Beach Zoning Code Medium relevance show source text
• Solana Beach Zoning Code (§ 2) Medium relevance show source text
• Solana Beach Zoning Code (§ 8) Medium relevance show source text
• Solana Beach Zoning Code (Chapter 17.56) Medium relevance show source text
• CBC § 65852.21 (Chapter 17.64) Medium relevance show source text
• Solana Beach Zoning Code (section in) Medium relevance show source text
• Solana Beach Zoning Code (Chapter 17.60) Medium relevance show source text
• Solana Beach Zoning Code Medium relevance show source text
• Solana Beach Zoning Code (Title 17) Medium relevance show source text
• Solana Beach Zoning Code (Section 17922.12) Medium relevance show source text
• Solana Beach Zoning Code (Chapter 6.06) Medium relevance show source text

Cited sections

• Solana Beach Zoning — Title 17, Chapter list and general provisions **§ 17.04.010–040**. (Title 17)
• Residential zones (ER, LR, LMR, MR, MHR, HR) — landscaping & fence/yard rules **§ 17.20.010–080**, including fence/encroachment diagrams **§ 17.20.040** and landscaping cross‑reference **§ 17.20.080**. (§ 17.20.010)
• Commercial/Industrial zone landscaping/screening cross‑references **§ 17.24.030–050** and Special Commercial **§ 17.28.040–050** (screening of parking, trash, and outside storage). (§ 17.24.030)
• Overlay zones — Hillside Overlay and performance standards (including the **20‑ft rear yard buffer** and grading restrictions) **§ 17.48.010–030**. (§ 17.48.010)
• Landscaping (water efficiency, plan content, MAWA, irrigation standards) — **Chapter 17.56**, including plan content and irrigation requirements **§ 17.56.010 et seq.** and planting/irrigation details **§ 17.56.090**. (Chapter 17.56)
• Special regulations that address fences/walls, measurement and hedges as screens — Chapter **17.60** (Standards applicable to walls & fences; screening of outdoor storage & service yards). See **§ 17.60** and **§ 17.60.080**. (§ 17.60)
• Minor exceptions for fence height and administrative authority — **§ 17.68.030(C)(1)(a)** (minor exceptions) and development-review conditions for special fencing/landscaping **§ 17.68.050(I)**. (§ 17.68.030)
• Open Space/Preserve permitted improvements and temporary fencing limitations — **§ 17.42.020–030**. (§ 17.42.020)
• SolanaBeach_ZoningCode.md