Local zoning · West Covina

West Covina — Landscaping and Screening

Q: Do I need a permit to remove a mature street or yard tree?

Yes. Removing or relocating a significant tree on private or public property requires a tree permit from the Community Development Director; heritage trees require Planning Commission or Public Services/City Council approval depending on the tree. Unauthorized removal carries penalties and replacement obligations. § 26-259 — § 26-264 .

Q: How many trees do I have to plant inside a parking lot?

As a rule, plant at least one (1) tree (15‑gal min) for every six (6) parking spaces . That ratio can be reduced to 1 tree per 10 stalls if you increase lot landscaping by the required percent (check § 26-85(g) and parking standards). § 26-85(g)(2–3) .

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

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Last reviewed: July 3, 2026

Overview

This page summarizes what the West Covina Development Code (Chapter 26 / "Title 26" Zoning) requires for landscaping, screening, buffers, fences/walls, and trees. It synthesizes the rules that most affect site planning, parking lots, trash enclosures, and construction near protected trees — and points you to the exact code sections to verify for a specific parcel. The Development Code's landscaping and screening rules are found in the Code's Screening & Buffering and Landscaping divisions (Article III, Divisions 4–5) and related fences/trees provisions. See the city's zoning overview for other context: West Covina zoning & planning overview.

What this page covers (and what it does not)

IN SCOPE: code rules about where and how to landscape, what must be screened, required trees and planters, screening materials and wall heights, and tree protection/tree‑permit rules in the Development Code (Chapter 26). Key controlling sections are cited below (for example, § 26-80, § 26-85, § 26-259–§ 26-264, § 26-74–§ 26-79).
OUT OF SCOPE: building-code construction methods (Title 24), permitting workflows unrelated to zoning (building, plumbing, electrical), and landlord/tenant housing law. For code-adopted building rules, see the California Building Standards Code.

Key city rules at a glance (decision table)

Topic	Requirement (plain-English)	Code reference
Screening of exterior service yards, storage, loading, mechanical equipment	Must be screened from public view by fences, walls or mature landscaping; rooftop equipment must be behind permanent parapet; ground equipment screened where feasible.	§ 26-80 – § 26-81
Trash/recycling enclosures	Minimum 5½‑foot high concrete/masonry decorative block enclosure with roof and solid gate; location must allow pickup access.	§ 26-81(2)(a)
Parking-area screening between nonresidential & public rights-of-way	Parking areas must be screened (landscaping, low-profile walls). Where a nonresidential zone abuts or lies across a street/alley from residential, provide a 7‑foot concrete/masonry/decorative block wall (except in front setback sight triangle).	§ 26-81(3)(a–c)
Street trees (public parkway)	If parkway ≥ 4 ft, plant a 24‑inch box street tree per 30 ft of frontage (on average); Director of Public Works may approve deviations.	§ 26-85(b)(2)
Parking‑lot trees	At least 1 tree (15‑gal min) per 6 parking spaces (can be reduced to 1 per 10 if lot landscaping requirement increased as specified). Minimum 3‑ft planter between building/wall and driveway/parking.	§ 26-85(g)(2–6)
Prohibited fence materials (residential)	No barbed wire, electric fences, razor wire; chain link prohibited in front or street‑visible areas in residential districts (except temporary/construction).	§ 26-78(a)(1)
Fences/walls — measurement & heights	Height measured top of wall to top of finished grade; separate tables and limits for freestanding walls, retaining wall+fence combinations and walls within setbacks (see §§ 26-75—26-77).	§ 26-75 — § 26-77
Tree permits & protections	Removal/relocation of a significant tree requires a tree permit from the Community Development Director; heritage trees require Planning Commission (or Public Services/City Council) approval; construction activities are restricted within the dripline. Penalties and replacement obligations apply.	§ 26-259 — § 26-264; § 26-262 — § 26-263

(See the expanded district sections below for where these apply.)

District-by-district breakdown (what to watch for by zone)

The Development Code defines many districts. Below are the districts most relevant to landscaping/screening and the local code citations that establish how the general rules are applied.

Note: the code uses multiple subtypes (for example R-1-6,000, R-1-7,500) and multi‑family categories (MF-8, MF-15, MF-20, MF-45). Where a zone refers to “the underlying zone” or specific standards, that underlying Article II table applies — verify the precise numeric subzone on the zoning map.

R-A (Residential Agricultural) and R-1 (Single‑Family Residential)

Purpose / typical uses: R-A allows large‑lot single‑family and limited agricultural uses; R-1 is single‑family residential at varying minimum lot areas (R-1-6,000, R-1-7,500, etc.). See Table 2-1 and development standards for R-A/R-1.
Landscaping & screening: Required front, street‑side and setback landscaping per the general landscaping division; front‑yard visibility rules and sight‑triangle exceptions apply. For residential zones the Code also prohibits certain fence materials in public‑facing yards and requires maintenance of landscaping to prevent nuisances. Setback landscaping and maintenance standards reference § 26-85 and the yard/visibility rules in Article III.
Fences/walls: Chain link and barbed wire are prohibited in residential front yards; fences within front setback have special setback/finish requirements. See § 26-78 and § 26-76—§ 26-77.
Trees: If you plan to remove a significant/heritage tree on a home parcel, a tree permit is required (§ 26-259) and tree protection measures during construction are mandatory (§ 26-263).

MF‑8, MF‑15, MF‑20, MF‑45 (Multi‑Family Residential)

Purpose / typical uses: higher density residential with unit and yard standards shown in Article II tables; yards around buildings must be landscaped and open to sky.
Landscaping & screening: Multi‑family developments must show general landscaping on precise‑plan submittals; parking per‑imeters visible from streets require perimeter screening and a 36‑inch wall around off‑street parking abutting or visible from a street (set back 5 ft and landscaped). See § 26-79 and precise‑plan requirements § 26-211.
Trees & parking: parking lot tree requirements (1 per 6) and minimum planters apply; landscape plan must conform with MWELO where applicable.

OPMU / NMU / RMU / SMU (Office / Neighborhood / Regional / Specialty Mixed‑Use) and Commercial Zones

Purpose / typical uses: mixed‑use and commercial with precise plan and design review emphasis for compatibility with residential edges. See Article II and the mixed‑use rules.
Landscaping & screening: A precise plan is often required; the code requires screening of mechanical, trash, and outdoor storage (see § 26-80 — § 26-81). These zones are governed by the landscaping standards in Article III Division 5, and parking/landscaping minimums are tied to building coverage and lot‑area rules.
Trash & recycling: Recycling/trash enclosures have the same 5½‑ft masonry requirement and must also be architecturally compatible. § 26-81(2) and § 26-53(b).

M‑1 (Manufacturing / Light Industrial) and other industrial

Purpose / typical uses: industrial/manufacturing uses. Industrial front and exterior side setbacks adjoining public rights‑of‑way are required to be landscaped (including frontage inside the right‑of‑way). Parking and mechanical screening rules apply strictly. See § 26-85(b)(1) and the screening division.

Overlay: Animal Keeping Overlay

Where it applies: specific parcels on north side of Vanderhoof Drive (addresses listed in the overlay description). Fencing, walls and landscaping are specifically required to provide visual separation between animal keeping and neighbors; administrative permits are required for lower‑pad improvements (including ADUs) and the approval findings explicitly require screening/landscaping considerations. See the Animal Keeping Overlay rules and find ADU rules referenced separately. Note: ADU design and entitlements should be cross‑checked with the ADU rules.

Practical guidance and interpretations (plain‑English synthesis)

Landscape plans: any new development or site change must include landscaping in setback areas, street frontages and pedestrian routes; projects meeting state MWELO thresholds must submit a water‑efficient landscape plan. See § 26-84 and § 26-85. If your project creates ≥500 sq ft aggregate landscape area, you must comply with the Model Water Efficient Landscape Ordinance adopted by the City.
Screening: rooftop equipment must be behind parapet walls and not visible from the ground; ground equipment and trash/recycling enclosures must be screened by permanent structures or landscaped buffers. For nonresidential next to residential (across a street/alley) expect a 7‑ft masonry wall unless waived by standard exceptions. § 26-80 — § 26-81 are the controlling rules.
Fences and sight lines: fences are measured to the highest vertical point relative to grade and there are distinct limits depending on whether the wall faces the public or interior yard and whether a retaining wall is present. See § 26-75 — § 26-77. If you plan raised planters, terraces or a fence on a retaining wall, the combined height rules apply.
Trees and construction: you cannot grade, store materials, or compact soil inside the dripline without prior tree permit/authorization; protective fencing (6 ft min) is required during construction for significant/heritage trees. Removal or pruning of protected trees triggers tree‑permit procedures, replacement or restitution and possible criminal/civil penalties. § 26-259 — § 26-264 and § 26-263.
Design/compatibility: the Planning Commission or Community Development Director reviews wall materials, finishes and landscape compatibility; where precise plan or design review is required, landscaping and screening are evaluated as part of that process. If your site falls in a mixed‑use or planned area you will likely need a precise plan showing landscaping. See § 26-211 (precise plan contents) and mixed‑use precise‑plan rules. For design review refer to the local West Covina Design Review materials.
Parking lot trees and shading: parking lot trees are mandatory at the specified ratio (typ. 1 tree per 6 stalls) and minimum planter widths are required; the city maintains an adopted master list of street/parking lot trees. These provisions also interact with parking layout rules, so check both the West Covina Parking standards and § 26-85(g).

Checklist

Prepare a landscape plan that shows: setbacks, street trees, parking‑lot trees, irrigation, plant palette (drought‑tolerant/noninvasive) and maintenance provisions — verify MWELO applicability (≥ 500 sq ft or other triggers). § 26-84 — § 26-85.
Show screening for: rooftop mechanicals (parapet), ground mechanicals, loading/service yards, and trash/recycling (5½‑ft masonry enclosure). § 26-80 — § 26-81.
If adjacent to residential zones, show required boundary walls or equivalent landscape buffering (7‑ft wall where nonresidential abuts/across a street from residential). § 26-81(3)(b).
Locate and identify any significant or heritage trees; if removal/relocation/pruning beyond thresholds is proposed, obtain a tree permit (Community Development Director or Planning Commission as specified). § 26-259 — § 26-262.
Show tree protection during construction (6‑ft protective fencing outside the dripline, no compaction/paving in dripline unless permitted). § 26-263.
Ensure fences/walls meet finish, material and height rules (measure heights per § 26-75; prohibited materials in residential front/street‑visible yards). § 26-74 — § 26-78.
If the project is in a mixed‑use or planned area, include landscaping on the precise plan / design‑review packet. § 26-211.

Risks & Ambiguities

Issue	Why it matters	What to verify
Zone/subzone specifics (e.g., R-1-6,000 vs R-1-14,400)	Landscaped setback expectations, lot area, and accessory setbacks differ by subzone and affect where walls/trees can go.	Confirm the property's mapped zone and any specific plan or precise‑plan conditions. See Article II tables.
Tree ownership/parkway vs private	If the parkway/tree sits in public right‑of‑way, the Public Services Dept. has authority; private applicants cannot unilaterally remove park trees.	Verify whether the street/parkway strip is public; check § 26-259 and consult Public Services.
Combined height of retaining wall + fence	Height measurement rules treat retaining wall + fence as one structure; combined height limits may trigger a permit/variance.	Measure per § 26-75 — § 26-77 and consider terracing rules if exceeding single‑wall limits.
Applicability of MWELO (State water rules)	MWELO thresholds and prescriptive measures can change irrigation design and plant lists required for approval.	Confirm aggregate landscape area and MWELO applicability; see § 26-84 and the City's adopted MWELO instructions.
Where masonry wall is required vs landscaping allowed	The code allows equivalent solutions (land contouring + planting) in some cases (e.g., 36‑inch parking screen); interpretation depends on plan review.	Confirm acceptable equivalencies with the Planner; cite § 26-79 and § 26-81.

Plain‑English Summary

West Covina's zoning code requires landscaping in all required setbacks and along street frontages, mandates street and parking‑lot trees at set ratios, requires screening (walls, landscaping or parapets) for equipment, trash, outdoor storage and parking views, and protects significant and heritage trees with permits and construction safeguards; walls/fences have material, finish and height rules tied to where they face. Key controlling sections include § 26-80 — § 26-85 (screening/landscaping), § 26-74 — § 26-79 (fences/walls), and § 26-259 — § 26-264 (tree permits/protection).

Source References

Development Code, Screening & Buffering: § 26-80 — § 26-81 (screening, refuse enclosures, parking screens).
Development Code, Landscaping Division: § 26-82 — § 26-85 (purpose, applicability, MWELO adoption, general landscaping standards including street/parking tree rules).
Fences, walls and hedges (measurement, material prohibitions, height limits, special requirements): § 26-74 — § 26-79 and measurement rules § 26-75 — § 26-77.
Tree permits, definitions, protection during construction, penalties: § 26-258 — § 26-264 (including § 26-259 permit required; § 26-262 procedure; § 26-263 protection; § 26-264 penalties).
Precise Plan and contents (landscaping required on precise plans and as part of multi‑family / mixed‑use design review): § 26-210 — § 26-213 and § 26-211 contents.
Animal Keeping Overlay (screening requirement for pads): overlay language requiring fences/walls/landscaping and administrative permit: overlay subsection and findings.

Also consult these GoCodebook internal pages for related review items:

West Covina Zoning — to confirm parcel zoning map and subzone.
West Covina Development Standards — for setback and yard rules that interact with landscaping.
West Covina Parking — for parking design standards that affect parking‑lot landscaping.
West Covina Design Review — for precise plan and design compatibility expectations.
West Covina Overlay Districts — for overlay‑specific landscaping/screening rules (e.g., animal keeping).
West Covina ADUs and California ADU law — ADUs located in sensitive overlay or near animal keeping pads may require administrative review and tree permits.

Sources

Retrieved passages

West Covina Zoning Code (§ 5) High relevance
West Covina Zoning Code (section provides) High relevance
West Covina Zoning Code (section 26-86) High relevance
West Covina Zoning Code (section 26-46) High relevance
CBC § 5 (§ 5) High relevance
West Covina Zoning Code (§ 5) High relevance
West Covina Zoning Code (§ 5) High relevance
West Covina Zoning Code (article III) High relevance
CBC § 5 (§ 5) High relevance
West Covina Zoning Code (§ 5) Medium relevance
CBC § 5 (section 26-193.) Medium relevance
West Covina Zoning Code (section shall) Medium relevance
West Covina Zoning Code (§ 5) Medium relevance
West Covina Zoning Code (Chapter 26) Medium relevance
West Covina Zoning Code (article VI) Medium relevance
West Covina Zoning Code (§ 5) Medium relevance
West Covina Zoning Code (§ 5) Medium relevance
West Covina Zoning Code (§ 5) Medium relevance
West Covina Zoning Code (section 26-262) Medium relevance

Cited sections

Official West Covina code library

Frequently asked questions

Do I have to plant trees on my commercial site frontage in West Covina?

Yes. In general the code requires street trees where the public parkway is at least four (4) feet wide; the rule specifies a 24‑inch box tree for every 30 feet of linear street frontage on average. Confirm with Public Works if site constraints require deviations. § 26-85(b)(2).

What kind of screening is required for dumpsters and recycling enclosures?

Outdoor trash and recycling containers must be screened in an enclosure with a roof and screening on all sides consisting of at least a 5½‑foot high concrete, masonry or decorative block wall with a solid gate; the enclosure must be accessible for collection. § 26-81(2)(a–b).

If my industrial site faces a residential street, do I need a wall?

If a nonresidential zone abuts or lies across a public street or alley from a residential zone, the code requires a 7‑foot high concrete, masonry, or decorative block wall on that boundary (except where the front setback and sight triangle rules apply). Alternatives like combined land contouring and planting may be allowed if equivalent. § 26-81(3)(b–c).

How are fence and wall heights measured?

Height is measured from the finished grade at the base to the top of the fence or wall. For sloping ground, measurement uses the lowest grade on either side to the highest point of the fence/wall; retaining walls with fences on top are treated as one structure for height limits. Consult § 26-75 through § 26-77 for limits by yard type. § 26-75 — § 26-77.

Do I need a permit to remove a mature street or yard tree?

Yes. Removing or relocating a significant tree on private or public property requires a tree permit from the Community Development Director; heritage trees require Planning Commission or Public Services/City Council approval depending on the tree. Unauthorized removal carries penalties and replacement obligations. § 26-259 — § 26-264.

How many trees do I have to plant inside a parking lot?

As a rule, plant at least one (1) tree (15‑gal min) for every six (6) parking spaces. That ratio can be reduced to 1 tree per 10 stalls if you increase lot landscaping by the required percent (check § 26-85(g) and parking standards). § 26-85(g)(2–3).

Can I use chain link fencing along my front yard?

No for most residential front yards: chain link is prohibited in residential districts within any front yard or any area visible from the public street, except temporary construction fencing or where otherwise specifically permitted by the Code. § 26-78(a)(1).

If I have a designated heritage tree on my lot, can I pave inside its dripline?

Not without an approved tree permit. The code forbids structures or impervious paving within the dripline (or within 6 ft of trunk) of a significant or heritage tree unless approved as part of a tree permit; construction protection measures are required. § 26-263 and § 26-259 — § 26-263.

Will a precise plan for a mixed‑use site need landscape details?

Yes. A precise plan must include location, area and type of landscaping for multi‑family and mixed‑use developments (landscaping is part of the required submittal content). Expect landscape plans to be reviewed under precise plan/design review. § 26-211.

Are there specific plant species rules I must follow?

The code requires climate‑appropriate, drought‑tolerant and noninvasive species; plant species listed by Cal‑IPC as invasive are prohibited. In fire‑hazard zones the Fire Department must approve the plant palette and fire‑prone species are excluded. § 26-85(e).

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