Local zoning · Santee

Santee — Landscaping and Screening

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

Quick answer

Santee requires at least 10% of any parking area to be landscaped with 1 (15‑gal) tree per 3 stalls and a 5‑ft landscaped perimeter strip (§ 13.36.100(B)). Residential front fences are limited to 3.5 ft (or 6 ft if the top 2.5 ft is ≥90% open), with 6 ft side/rear fences and City‑required noise walls up to 8 ft (§ 13.10.050(G)). Industrial front setbacks must be fully landscaped, and all rooftop/ground equipment must be architecturally screened (§ 13.14.040(B); § 13.21.050).

Last reviewed: July 25, 2026 · AI-generated analysis · General information, not legal advice · details

Compiled from Santee's adopted code with AI research tools and grounded in the sources cited below. Verify with Santee planning staff before relying on it.

Overview

Santee regulates landscaping and screening through its Water Efficient Landscape Ordinance and zone-specific development standards. The rules cover when landscape plans are required, minimum tree and groundcover planting, how parking lots must be landscaped, and how fencing and walls work in residential, office/commercial, industrial, and open space areas. These requirements interact with base zoning, development standards, parking, and design review.

The most decision-driving rule for most sites: at least 10% of any parking area must be landscaped, with 1 (15‑gallon) tree per 3 stalls and a 5‑ft landscaped perimeter strip, maintained weed‑free and healthy (§ 13.36.100(B)(1)–(3)).

Citywide landscaping and screening standards (what applies almost everywhere)

Water‑Efficient Landscape Ordinance triggers
- Applies to new development with aggregate landscape area ≥ 500 sq ft and to rehabilitated landscapes ≥ 2,500 sq ft that need a permit/plan check/review (§ 13.36.020(A)). Smaller projects (≤2,500 sq ft) may use prescriptive measures (§ 13.36.020(B)).
- Submittals: a landscape documentation package (water use worksheet, soil report, landscape/irrigation/grading plans as applicable) and later a certificate of completion package (§ 13.36.040(B)–(C)).
- Definitions (ETAF/MAWA, hydrozones, etc.) are in § 13.36.030. Existing large landscapes (installed before 12/1/2015 and over 1 acre) may be subject to irrigation audits (§ 13.36.050(B)).
General planting and maintenance
- Landscape all setbacks, parkways, and nonwork areas (§ 13.36.100(C)(1)).
- Groundcover must reach 100% coverage within 9 months, or add planting (§ 13.36.100(C)(4)).
- Owners must maintain landscape (onsite and between property line and curb): keep weed‑ and debris‑free, healthy, regularly pruned/mowed/fertilized; replace dead/damaged plants within 30 days (§ 13.36.100(C)(6)).
- Where a development review permit or CUP is required, the City may require plans by a registered landscape architect and a bond equal to full landscape cost for at least one year; both may be waived by the Director (§ 13.36.100(C)(3), (5)).
Screening and what must be hidden
- Use berms, landscape, low walls, and buildings to screen parking, loading, trash enclosures, and utilities from public view (§ 13.36.100(C)(8)); walls may be required for sensitive uses or sound control (§ 13.36.100(C)(9)).
- All rooftop/side/ground equipment must be screened and integrated with building materials/colors; continuous screens are preferred (§ 13.21.050; see also § 13.30.020(I)). Residential pool and A/C equipment must also be screened to blend with building design when located in yards (§ 13.10.050(D)(2)).
- Unless otherwise specified, all activities/work/storage must occur entirely within an enclosed building (normal customer/employee parking excepted) (§ 13.36.100(C)(10)).
Parking lot landscaping
- Landscape at least 10% of the total parking area, with at least one 15‑gallon tree (with root barrier) per 3 stalls and groundcover (§ 13.36.100(B)(1)).
- Provide a continuous 5‑ft minimum landscaped perimeter strip along side property lines for unenclosed parking, unless waived by the Director (§ 13.36.100(B)(2)).
- Integrate infiltration BMPs where feasible to reduce stormwater discharges (§ 13.36.100(B)(4)).
Stormwater and rainwater retention
- Integrate stormwater BMPs into landscape/grading; comply with the City’s MS4 permit (§ 13.36.070(A)–(B)).
- Maintain friable soils; consider rain gardens, swales, permeable paving, and onsite capture for the one‑inch/24‑hour or 85th‑percentile event (§ 13.36.070(C)–(E), (F)).

Fences and walls by area

Residential districts (all)
- Front yard visibility: view‑obstructing fences/walls/hedges are limited to 3.5 ft. A combination fence up to 6 ft is allowed if the top 2.5 ft is ≥90% open (e.g., wrought iron) and non‑view‑obscuring (§ 13.10.050(G)(1)).
- Side/rear/exterior side: fences or walls up to 6 ft; noise walls required by the City may be up to 8 ft (§ 13.10.050(G)(2)).
Office and commercial zones
- Front/corner side: max 3.5 ft; interior side/rear: up to 8 ft (total height includes security features) (§ 13.30.020(F)(1)).
- Where adjacent to a residential land use, a minimum 6‑ft solid decorative block wall is required unless the Director approves an equivalent buffer (§ 13.30.020(F)(4)).
Industrial zones (general)
- Front/exterior side: security fencing up to 6 ft if decorative metal and non‑view‑obscuring (§ 13.30.020(F)(1)).
- Interior side/rear: up to 8 ft; barbed/ concertina wire may be added only on a minimum 6‑ft fence/wall in the rear or interior side yard and must lean inward within the property line (§ 13.30.020(F)(2)).
- Along mobility element streets, walls must be decorative block and have anti‑graffiti surfaces (§ 13.30.020(F)(7)).
- Do not enclose required parking unless specifically allowed elsewhere (§ 13.30.020(F)(6)).
Industrial parking security fencing (special rules)
- To enclose parking, an ornamental/wrought iron fence up to 6 ft in front/exterior side/visibility areas and 8 ft in rear/interior side is allowed; must be decorative, non‑view‑obscuring; barbed/razor/concertina wire is prohibited for this parking fencing (§ 13.14.040(C)(2), (4)). Gates must be rolling type; ensure Knox access; no loss of landscape area (§ 13.14.040(C)(1), (5)).

District-by-district standards and how landscaping/screening fit

Below are the districts named in the ordinance excerpts. Where the code is silent in the source materials, it is noted.

HL — Hillside-Low Density Residential

Purpose/uses: Not found in source materials.
Dimensional context: Min lot area average 40,000 sq ft (min 30,000); front setback 30 ft; interior side 10 ft; rear 25 ft; max height 35 ft (two stories) (§ 13.10.040, Table 13.10.040A).
Landscaping/screening notes:
- Landscape all setbacks/parkways; maintain per § 13.36.100(C)(1), (6).
- New SFR/duplex front yard must have at least one 15‑gallon tree, one 5‑gallon tree, seeded groundcover, and permanent irrigation before occupancy (§ 13.36.100(A)(1)).
- Residential fence/wall limits as above (§ 13.10.050(G)).
- Screen equipment; screen projections over slopes with landscaping if visible (§ 13.10.050(D)(4); § 13.21.050).

R-1 — Low Density Residential

Purpose/uses: Not found in source materials.
Dimensional context: Front 20 ft; interior side 10 ft; rear 20 ft; max height 35 ft (two stories) (§ 13.10.040, Table 13.10.040A).
Landscaping/screening: Same residential standards as HL apply (§ 13.36.100; § 13.10.050(G); § 13.21.050).

R-1A — Low-Medium Density Residential

Purpose/uses: Not found in source materials.
Dimensional context: Front 20 ft; interior side 8 ft; rear 20 ft; max height 35 ft (two stories) (§ 13.10.040).
Landscaping/screening: Same residential standards apply.

R-2 — Medium Density Residential

Purpose/uses: Not found in source materials.
Dimensional context: Front 20 ft; interior side 5 ft; rear 15 ft; max height 35 ft (two stories) (§ 13.10.040).
Landscaping/screening: Same residential standards apply; parking landscape rules apply to any onsite lots (§ 13.36.100(B)).

R-7 — Multiple-Family Residential (7–14 du/ac)

Purpose/uses: Not found in source materials.
Dimensional context: Front 20 ft; interior side 10 ft; rear 10 ft; max height 35 ft (three stories) (§ 13.10.040).
Landscaping/screening:
- Multifamily projects often have larger lots/parking; apply 10% parking landscape and perimeter strip (§ 13.36.100(B)(1)–(2)).
- Residential fence/wall rules apply at project edges (§ 13.10.050(G)).
- Screen equipment (§ 13.21.050).

R-14 — Multiple-Family Residential (14–22 du/ac)

Purpose/uses: Not found in source materials.
Dimensional context: Front 10 ft; interior side 10 ft; rear 10 ft; max height 45 ft (four stories) (§ 13.10.040).
Landscaping/screening: Same as R‑7 for parking/screening (§ 13.36.100(B); § 13.21.050).

R-22 — Multiple-Family Residential (22–30 du/ac)

Purpose/uses: Not found in source materials.
Dimensional context: Front 10 ft; interior side 10 ft; rear 10 ft; max height 55 ft (five stories) (§ 13.10.040).
Landscaping/screening: Same parking landscape and screening rules (§ 13.36.100(B); § 13.21.050).

R-30 — Multiple-Family Residential (30–36 du/ac)

Purpose/uses: Not found in source materials.
Dimensional context: Front 10 ft; interior side 10 or 15 ft (note 2); rear 10 or 15 ft (note 2); max height 55 ft (§ 13.10.040).
Landscaping/screening: Same parking landscape and equipment screening rules; residential fence limits at perimeter (§ 13.36.100(B); § 13.21.050; § 13.10.050(G)).

Open Space zone

Purpose/uses: Not found in source materials.
Fences/walls: Follow residential height limits unless a development permit allows otherwise; Director may approve security devices (barbed/concertina) if safe and not visually detrimental (§ 13.30.020(G)(1)–(2)).
Walls along mobility element streets must be decorative block; anti‑graffiti surfaces required (§ 13.30.020(G)(3)–(4)).

Office and Commercial zones (all)

Fences/walls: Front/corner side max 3.5 ft; interior side/rear up to 8 ft; 6‑ft decorative block wall when abutting residential unless an equivalent buffer is approved (§ 13.30.020(F)(1), (4)).
Screening: Use landscape/berms/low walls/buildings to screen parking, loading, trash, and utilities (§ 13.36.100(C)(8)); trash enclosures must meet detailed wall/roof/gate/setback standards (§ 13.30.020(J)).

IL — Limited Industrial

Where it applies: Verify with the jurisdiction.
Site dimensions/height: Min site 20,000 sq ft; min width 100 ft; max height 40 ft (or 25 ft within 50 ft of a residential zone) (§ 13.14.040A).
Setbacks and landscape: Street yard 15 ft building setback; entire front setback landscaped. Rear and side setbacks vary by adjacency; when next to residential, landscape 10 ft along the property line; when next to commercial/industrial, landscaping may be 0–5 ft depending on row and Director waivers (§ 13.14.040B, notes).
Fencing: As industrial rules above; special security fencing rules apply to parking areas (§ 13.14.040(C); § 13.30.020(F)).
Use‑specific screening: Some uses require enclosure or full screening (e.g., nurseries and garden supply stores must keep materials/equipment indoors or in a fully screened enclosure; fertilizers only in packaged form) (§ 13.14.030, Table 13.14.030A, item 24).

IG — General Industrial

Where it applies: Verify with the jurisdiction.
Site dimensions/height: Min site 40,000 sq ft; min width 150 ft; max height 40 ft (or 25 ft within 50 ft of a residential zone) (§ 13.14.040A).
Setbacks and landscape: Same as IL; entire front setback landscaped; additional 10‑ft landscape buffers at residential adjacencies (§ 13.14.040B).
Fencing and use‑specific screening: Same as IL (§ 13.14.040(C); § 13.30.020(F); § 13.14.030, item 24).

Most‑used landscaping and screening standards

Requirement	Key number(s)	Where it applies	Code Reference
New SFR/duplex front yard planting	1 × 15‑gal tree + 1 × 5‑gal tree; seeded groundcover; permanent irrigation before occupancy	Residential, new single‑family/duplex	§ 13.36.100(A)(1)
Parking lot landscape area	Minimum 10% of parking area	All districts with parking	§ 13.36.100(B)(1)
Parking trees	≥1 (15‑gal) tree with root barrier per 3 stalls	All districts with parking	§ 13.36.100(B)(1)
Parking perimeter strip	5 ft min landscaped strip along side property lines (Director may waive)	Unenclosed parking	§ 13.36.100(B)(2)
Maintain landscapes	100% groundcover in 9 months; replace dead plants within 30 days	All developments	§ 13.36.100(C)(4), (6)
Screen equipment	Architecturally integrated; continuous screen preferred	All districts	§ 13.21.050; § 13.30.020(I)
Screen parking/loading/trash	Berms + landscape + low walls/buildings	All districts	§ 13.36.100(C)(8)
Industrial front landscape	Landscape the entire front setback	IL, IG	§ 13.14.040B(1)
Industrial residential interface	10‑ft landscaped buffer at rear/side next to residential	IL, IG	§ 13.14.040B(2)(a), (3)(a)
Res. front fence height	3.5 ft (or up to 6 ft if top 2.5 ft ≥90% open)	All residential	§ 13.10.050(G)(1)
Res. side/rear fence height	6 ft (noise walls up to 8 ft if required)	All residential	§ 13.10.050(G)(2)
Office/Commercial front fence	3.5 ft max	Office & commercial zones	§ 13.30.020(F)(1)
Industrial parking fencing	Decorative metal; 6 ft front/exterior; 8 ft side/rear; no barbed/razor	IL, IG (for parking enclosures)	§ 13.14.040(C)

Practical coordination tips

Tie landscape plans to parking design early so islands and perimeter strips meet tree counts and BMP siting (§ 13.36.100(B)).
Expect design review to ask for fully integrated screening (materials, colors, continuous runs) for equipment and utilities (§ 13.21.050; § 13.36.100(C)(8)).
Along mobility element streets, plan for decorative block walls and anti‑graffiti treatments in non‑residential projects (§ 13.30.020(F)(7)).
In industrial zones, distinguish between general perimeter fencing (barbed wire possible in rear/interior side) and parking security fencing (no barbed/razor/concertina allowed) (§ 13.30.020(F)(2) vs. § 13.14.040(C)(2)).

Checklist

Does your project meet the 500 sq ft / 2,500 sq ft landscape thresholds? If yes, prepare the required documentation/certificates (§ 13.36.020; § 13.36.040).
Have you landscaped all required setbacks/parkways/nonwork areas (§ 13.36.100(C)(1))?
For new SFR/duplex: include the required trees, groundcover, and irrigation in the front yard (§ 13.36.100(A)(1)).
For parking areas: provide at least 10% landscaped area, 1 tree/3 stalls, and a 5‑ft perimeter strip; maintain clear of weeds/debris (§ 13.36.100(B)(1)–(3)).
Integrated stormwater BMPs into landscape design (swales, infiltration, pervious surfaces) (§ 13.36.070; § 13.36.100(B)(4)).
Screen all equipment, parking/loading, trash enclosures, and utilities with landscape/berms/low walls or buildings; design screens to match building (§ 13.21.050; § 13.36.100(C)(8); § 13.30.020(J)).
Confirm fence/wall heights and types by zone and location (front vs. side/rear; adjacency to residential) (§ 13.10.050(G); § 13.30.020(F); § 13.14.040(C)).
If required, engage a registered landscape architect and post a landscape bond for DR/CUP projects (§ 13.36.100(C)(3), (5)).
Document maintenance obligations (100% groundcover in 9 months; 30‑day replacement; parkway care) (§ 13.36.100(C)(4), (6)).

Risks & Ambiguities

Issue	Why it matters	What to verify
Industrial security devices	Parking fencing rules ban barbed/razor wire; general industrial fencing may allow barbed wire at rear/interior side	Whether your fence is enclosing parking (then § 13.14.040(C) applies) or is a general perimeter fence (§ 13.30.020(F)(2)); confirm with the Director
Parking perimeter strip waivers	The Director may waive the 5‑ft strip; site plan may rely on it	Whether conditions support a waiver under § 13.36.100(B)(2); get written approval
“Sensitive use” screening walls	Walls may be required for sound/visual buffers	If your project abuts residences, expect a 6‑ft decorative block wall (office/commercial/industrial) or other measures (§ 13.30.020(F)(4); § 13.36.100(C)(9))
Landscape architect and bond waivers	Cost/schedule impacts for DR/CUP projects	Whether the Director will waive plan stamping or the 1‑year bond (§ 13.36.100(C)(3), (5))
Landscape area calculations	Triggers documentation and water budgets	How “landscape area” is measured for your site per § 13.36.030 and if prescriptive path applies (§ 13.36.020(B))
Industrial setback landscaping	Entire front setback must be landscaped; side/rear buffers vary by adjacency	Your site’s adjacency (residential vs. non‑residential) and any Director waivers for 5‑ft setbacks (§ 13.14.040B)
Residential front fencing	Mixed solid/open designs allowed up to 6 ft only if top 2.5 ft is ≥90% open	Fence design details meet the openness requirement and visibility standards (§ 13.10.050(G)(1))

Plain-English Summary

Santee requires you to landscape setbacks, parkways, and nonwork areas, keep them healthy, and replace dead plants fast. New single-family homes and duplexes must add specific trees, groundcover, and irrigation in the front yard. Parking lots need at least 10% landscape area with a tree for every three spaces and a 5‑foot landscaped edge. Screen all equipment, utilities, loading, and trash with plants, berms, and low walls that match the building, and follow the fence and wall heights that change by zone and yard.

Source References

§ 13.36.010–§ 13.36.070 (Water Efficient Landscape Ordinance; applicability, definitions, submittals, standards, stormwater) — City of Santee Municipal Code: https://ecode360.com/SA5010
§ 13.10.040 (Residential basic development standards) — City of Santee Municipal Code: https://ecode360.com/SA5010
§ 13.10.050 (Residential special development criteria; fences/walls; projections/screening) — City of Santee Municipal Code: https://ecode360.com/SA5010
§ 13.14.030 (Industrial use regulations; screened enclosure requirement for certain uses) — City of Santee Municipal Code: https://ecode360.com/SA5010
§ 13.14.040 (Industrial site development criteria; landscaped setbacks; security fencing) — City of Santee Municipal Code: https://ecode360.com/SA5010
§ 13.21.050 (Equipment screening) — City of Santee Municipal Code: https://ecode360.com/SA5010
§ 13.30.020 (General development standards; fencing/walls; equipment screening; trash enclosures) — City of Santee Municipal Code: https://ecode360.com/SA5010

Sources

Source passages

Santee Zoning Code (§ 13.14.030) Medium relevance
Santee Zoning Code (§ 13.10.050) Medium relevance
Santee Zoning Code (§ 13.36.100) Medium relevance
Santee Zoning Code (§ 13.21.050) Medium relevance
Santee Zoning Code (§ 13.10.040) Medium relevance
Santee Zoning Code (§ 13.30.020) Medium relevance
Santee Zoning Code (§ 13.36.020) Medium relevance
Santee Zoning Code (§ 13.14.040) Medium relevance
Santee Zoning Code (§ 13.36.030) Medium relevance
Santee Zoning Code (§ 13.36.040) Medium relevance
Santee Zoning Code (§ 13.36.010) Medium relevance
Santee Zoning Code (§ 13.36.050) Medium relevance
Santee Zoning Code (§ 13.36.070) Medium relevance

Cited sections

§ 13.36.010–§ 13.36.070 (Water Efficient Landscape Ordinance; applicability, definitions, submittals, standards, stormwater) — City of Santee Municipal Code: (§ 13.36.010)

Official Santee code library

Frequently asked questions

What landscaping is required for a new single-family home in Santee?

At minimum, the front yard must include one 15‑gallon tree, one 5‑gallon tree, seeded groundcover, and a permanent irrigation system installed before occupancy (§ 13.36.100(A)(1)).

How much landscaping do Santee parking lots need?

At least 10% of the total parking area must be landscaped, with at least one 15‑gallon tree (with root barrier) for every three stalls, plus a continuous 5‑ft landscaped perimeter strip along side property lines unless waived by the Director (§ 13.36.100(B)(1)–(2)).

Do I have to screen rooftop or ground equipment?

Yes. Any equipment on the roof, building sides, or ground must be screened with methods that are architecturally integrated in material, color, shape, and size; continuous screens are preferred (§ 13.21.050; see also § 13.30.020(I)).

What are the fence height limits in Santee residential front yards?

View‑obstructing fences/walls/hedges in the front yard are limited to 3.5 ft. A combination fence up to 6 ft is allowed if the top 2.5 ft is at least 90% open and non‑view‑obscuring; side and rear yard fences/walls may be up to 6 ft, with City‑required noise walls up to 8 ft (§ 13.10.050(G)).

What landscaping is required along industrial setbacks?

In IL and IG, the entire front setback must be landscaped. Where industrial lots adjoin residential zones, provide 10 ft of landscaping at the side and rear property lines; lesser or no landscaping may apply when adjacent to nonresidential zones per table notes (§ 13.14.040B).

Are barbed wire fences allowed in Santee industrial areas?

They can be allowed only on top of a minimum 6‑ft fence or wall in the rear or interior side yard, leaning inward and staying within the property line (§ 13.30.020(F)(2)). However, barbed/razor/concertina wire is not allowed on security fencing used to enclose parking areas (§ 13.14.040(C)(2)).

When do I need to submit a landscape documentation package?

When your project has ≥500 sq ft of new landscape area or ≥2,500 sq ft of rehabilitated landscape area and requires a permit/plan check/review; you’ll then also submit a certificate of completion package before final inspection (§ 13.36.020(A); § 13.36.040(B)–(C)).

Who maintains the parkway landscaping between the property line and curb?

The property owner is responsible to keep it weed‑ and debris‑free, healthy, and to replace dead/damaged plant material within 30 days (§ 13.36.100(C)(6)).

Do office/commercial projects need walls next to homes?

Yes. A minimum 6‑ft solid decorative block wall is required where office or commercial properties are adjacent to residential uses unless the Director approves an equivalent buffer (§ 13.30.020(F)(4)).

Can the City waive the 5‑ft parking perimeter landscape strip?

Yes, the Director may waive the perimeter strip requirement; seek written approval during site plan review (§ 13.36.100(B)(2)).

General information, not legal advice.

Ask about any Santee property

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

Start Free Trial