Local zoning · San Mateo County

San Mateo County — Landscaping and Screening

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

Quick answer

In unincorporated San Mateo County, front-yard fences and hedges are limited to 4 ft, with side/rear at 6 ft; near corners, keep fences ≤4 ft within 50 ft and limb tree trunks to 7.5 ft (§ 8.332.010). Parking lots with >10 spaces need a 6 ft masonry screen to R districts and ≥5% landscaped area including a 4 ft street buffer (§ 8.344.050). Where applicable, front yards require trees (1 per 50 ft frontage, 10‑gal min) with a plan and up to a 2‑year surety (§ 8.158.100).

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

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

Overview

In unincorporated areas of San Mateo County, landscaping and screening rules live in Title 8 of the Zoning & Development Code and control fences and hedges, parking-lot buffers, trash/mechanical screening, and tree/vegetation treatment in sensitive areas. Several area- or district-specific chapters add street tree, façade/parking screening, and planting requirements. Always start by confirming your parcel’s zoning and any applicable special plan or scenic overlay through the County’s Zoning and Overlay Districts.

Front-yard fences and hedges are limited to 4 ft, side/rear to 6 ft, with stricter clearance near corners; taller boundary fencing up to 12 ft is allowed only in the narrow case of an abrupt grade change at the property line (§ 8.332.010, § 8.332.020).

Countywide Baseline Standards

Fences, Walls, and Hedges

Front yard: max 4 ft for fences, walls, and hedges (§ 8.332.010(a)).
Side and rear yards: max 6 ft, and they may not intrude into required front-yard areas; extra limits apply on corner parcels (§ 8.332.010(b)).
Corner visibility: Within 50 ft of intersecting street lines on a corner lot, max 4 ft height for fences/walls/hedges/growth (§ 8.332.010(d)).
Street trees at corners: Tree trunks within 50 ft of intersecting street lines must be limbed up to 7.5 ft above curb grade (§ 8.332.010(e)).
Special topography allowance: Where there is an abrupt elevation shift right at the boundary between two parcels, the lower owner may build a boundary fence/wall/hedge to the yard height limit and in no event over 12 ft total (§ 8.332.020).

Parking Area Landscaping, Screening, and Maintenance

Applies to any public or private parking lot; additional triggers occur at 10+ spaces (§ 8.344.050).

Screening to residences: Parking for >10 vehicles must be screened by a 6 ft solid masonry wall along sides adjoining or facing R-E, R-1, R-2, or R-3 districts. Substitutions (screen planting or wood fences) may be allowed for aesthetics/hardship with Director approval and a 3-year maintenance bond (§ 8.344.050(a)1).
Perimeter planting: Provide at least a 4 ft wide landscaped strip along all street rights-of-way; when >10 spaces, landscaped areas including that buffer must total ≥5% of the parking lot area (§ 8.344.050(a)4).
Live planting: Planters must contain live landscaping; up to 30% of planter area may be hard surface (gravel/rock/concrete) (§ 8.344.050(a)4).
Protective curbs/wheel stops: Install devices to prevent vehicle overhang into sidewalks/planters; wheel stops must be ≥2 ft from edges of required walks/planters/buildings (§ 8.344.050(a)3).
Durable surfacing and drainage: Lots for >10 vehicles must be paved and drained to handle on-site runoff (§ 8.344.050(a)2).
See related Parking standards for stall and access design.

Scenic Corridors and Primary Scenic Resources Areas

Within designated scenic corridors/primary scenic resource areas, landscaping and screening must protect public views and use natural materials (§ 8.292.110, § 8.294.110).

Use vegetative screening/setbacks to reduce view impacts; avoid solid fencing; prefer native vegetation and low berms (§ 8.292.110(a), (n); § 8.294.110(a), (n)).
Screen development and parking from view in forested areas; select plant materials/colors to minimize visual impact (§ 8.292.110(d), (g); § 8.294.110(d), (g)).
No development on designated primary landscape features, and additional siting rules guard ridgelines and scenic views (§ 8.292.110(l), (m); § 8.294.110(l), (m)).
Closely related site-design criteria emphasize vegetation replacement, tree retention (55-inch circumference threshold), and color blending (§ 8.292.050(d), (h)–(j); § 8.294.050(d), (h)–(j)). Confirm whether a project also requires Design Review.

Street Trees and Public Realm Planting (select plan areas)

Some specific plan/design chapters require street trees and public realm treatments alongside private projects:

Provide street trees along abutting sidewalks per County DPW standards; species must be from the County list; watering for at least 3 years by the developer/property manager; number may be reduced by the Planning Director (§ 8.118.060(3)(b)1–5; § 8.122.060(3)(b); § 8.126.070(3)(b)).
Sidewalks must retain a 5 ft ADA clear path and be ≥8 ft wide from back-of-curb in these plan areas (§ 8.118.060(3)(a); § 8.122.060(3)(a); § 8.126.070(3)(a)).
When utilities are trenched, keep lines ≥10 ft from trees where feasible (§ 8.118.060(3)(e)(2)).

District- and Area-Specific Landscaping & Screening

I/NFO District (§ 8.102.050)

Purpose and typical uses: Not found in source materials.
Where it applies: Verify with the jurisdiction.
Key dimensional standards: Max building height 37 ft; coverage 80%; total floor area up to 150% of parcel area (FAR-equivalent, with noted exclusions/inclusions) (§ 8.102.050(3)–(5)).
Screening and landscaping:
- Refuse/outdoor service: Screen with 6 ft solid wall or opaque fence/gate if visible from a public way or residential zone (§ 8.102.050(8)(a)).
- Edge buffer to residential: Erect a 6–8 ft masonry wall along the entire common property line where I/NFO abuts residential (§ 8.102.050(8)(b)).
- Mechanical equipment: Screen roof/ground units with opaque, compatible materials if visible from a public way or residential zone (§ 8.102.050(8)(c)).
- Planting: Use landscaping to soften building design and required screening; use fast-growing plantings when visible from residential zones (§ 8.102.050(9)).
Nearby residential setbacks vary with building height and adjacency; confirm early during site planning (§ 8.102.050(2)). See related Development Standards.

Commercial District Standards (per § 8.72.050)

District title and uses: Not found in source materials.
Where it applies: Verify with the jurisdiction.
Screening and fencing when near housing:
- Refuse/outdoor service: 6 ft solid wall or opaque fence/gate if visible from a public way or residential zone (§ 8.72.050(a)).
- Edge buffer to residential: 6–8 ft masonry wall along the entire common property line where a commercial use abuts a residentially zoned parcel; other property-line fencing must be opaque and no barbed wire (§ 8.72.050(b)).
- Mechanical equipment: Screen with opaque, compatible materials when visible from a public way/residential zone (§ 8.72.050(c)).
Accessory structures should minimize visual obtrusiveness (§ 8.72.050(15)). Related sign controls are elsewhere; see Signage.

District with Front/Corner Yard Landscaping Requirement (§ 8.158.100)

District title and uses: Not found in source materials.
Where it applies: Verify with the jurisdiction.
Required yard landscaping:
- Landscape the required front yard and corner side yard with ground cover, shrubbery, and trees of at least 10-gallon size, at a rate of 1 tree per 50 ft of street frontage (rounding rule provided) (§ 8.158.100).
- A landscape plan is subject to Planning Director approval; surety may be required for up to 2 years to ensure installation and maintenance (§ 8.158.100).

District with Outdoor Storage Screening (§ 8.98.040)

District title and uses: Not found in source materials.
Where it applies: Verify with the jurisdiction.
Key dimensional standards: Max building height 36 ft; lot coverage 60%; impervious surface under 18 in height limited to 10% of parcel area unless runoff mitigation is demonstrated (§ 8.98.040(2)–(4)).
Screening and landscaping:
- Outdoor storage must be screened by a 6 ft solid wood/masonry/cyclone fence with slats, dense landscaping, or a combination (§ 8.98.040(5)).
- Landscaping must be provided in parking areas per § 8.344.050 (§ 8.98.040(7)(a)).

North Fair Oaks Community Plan Area — Private Realm Standards (§ 8.308.116)

Area: Unincorporated North Fair Oaks community plan corridors.
Focus: Street-facing design, parking access, and utility/trash screening intertwined with landscaping.
Screening and landscape integration:
- Locate and screen recycling/trash enclosures away from primary entries; use fixed enclosures (§ 8.308.116(1)(g)).
- Screen mechanical equipment with opaque, sound-attenuating materials integrated with building design; rooftop screening should use parapets/roof forms or be set back (§ 8.308.116(3)(i)).
- If parking access must front the street, include pedestrian-friendly treatments with paths, screening, and landscaping to mitigate impacts (§ 8.308.116(1)(e)).

Tree Protection, Replacement, and Planting (Design Review contexts)

Require additional drought-tolerant trees/shrubs for screening to soften street and neighbor views; County maintains an approved tree list; substitutes require justification (§ 8.256.210(C)).
On treeless/low-tree parcels, add indigenous or drought-tolerant trees/shrubs; trees generally ≥5-gallon size unless otherwise required (§ 8.256.210(D)).
Protect significant/heritage trees during construction; additional landscape protections may be required; exceptions must be justified by a licensed landscape architect and best practices (§ 8.256.210(E)).
Performance/maintenance sureties are released only after satisfactory installation/maintenance and County inspection (§ 8.256.210(5)).

At‑a‑Glance: Key Landscaping and Screening Rules

Topic	Core Requirement	Where it applies	Code Reference
Front-yard fences/hedges	Max 4 ft height	Countywide front yards	§ 8.332.010(a)
Side/rear fences/hedges	Max 6 ft height; no front-yard intrusion	Countywide side/rear yards	§ 8.332.010(b)
Corner visibility	Within 50 ft of corner, max 4 ft height; tree trunks limbed to 7.5 ft	Countywide corner lots	§ 8.332.010(d)–(e)
Abrupt grade at boundary	Boundary fence/wall/hedge allowed up to 12 ft	Countywide, special topography	§ 8.332.020
Parking lot buffer	4 ft street-edge planter; live landscaping; planters ≤30% hard surface	Countywide parking areas	§ 8.344.050(a)4
Parking lot screening to R zones	6 ft solid masonry wall for lots with >10 spaces; substitutions need approval and 3‑yr bond	Countywide, near R-E/R-1/R-2/R-3	§ 8.344.050(a)1
Commercial/I/NFO edges to housing	6–8 ft masonry wall along shared line	Where commercial or I/NFO abuts residential	§ 8.72.050(b); § 8.102.050(8)(b)
Trash/mechanical screening	6 ft opaque enclosures; mechanical screened with opaque compatible materials	Commercial and I/NFO; NFO area adds integration	§ 8.72.050(a), (c); § 8.102.050(8)(a)–(c); § 8.308.116(1)(g), (3)(i)
Yard landscaping with trees	Trees ≥10‑gallon; 1 per 50 ft street frontage; plan approval; up to 2‑yr maintenance surety	District(s) under § 8.158.100	§ 8.158.100
Scenic corridors screening	Prefer vegetative screening/berms; avoid solid fences	Designated scenic corridors	§ 8.292.110(a), (n); § 8.294.110(a), (n)
Street trees (plan areas)	Provide/maintain per DPW list; water 3 years	Specific plan/design chapters	§ 8.118.060(3)(b); § 8.122.060(3)(b); § 8.126.070(3)(b)

Practical Guidance

Start with zoning and overlays: Check your parcel in the unincorporated County, not in an incorporated city, via the San Mateo County Land Use and Overlay Districts pages.
Parking near homes draws the strictest buffers: Expect a masonry wall and live landscaping where commercial/industrial edges abut neighborhood residential (§ 8.72.050(b); § 8.102.050(8)(b); § 8.344.050(a)1, 4).
In scenic areas, design with plants first: Use native vegetation and berms to screen; solid fencing can run afoul of scenic-corridor criteria (§ 8.292.110(n); § 8.294.110(n)).
Street trees are part of “your” project in plan areas: Budget for installation, watering for 3 years, and potential sidewalk repair obligations (§ 8.118.060(3)(b)).
Need a deviation? Some plan chapters allow minor design exceptions; consult Variances and Exceptions and the applicable chapter (§ 8.118.060, § 8.122.060, § 8.126.070).

Checklist

Confirm your parcel is in unincorporated San Mateo County and identify its base district and any overlay/specific plan area (Zoning, Overlay Districts).
Apply countywide fence/hedge limits: 4 ft front, 6 ft side/rear; check corner-visibility and tree-limbing requirements (§ 8.332.010).
If parking >10 spaces, provide 6 ft masonry screening to R zones, 4 ft perimeter planter, and ≥5% landscaped area; include curbs/wheel stops (§ 8.344.050).
If commercial/I/NFO near residences, include 6–8 ft masonry wall at shared lines; screen trash/mechanical with opaque materials (§ 8.72.050; § 8.102.050(8)).
If your site is in a scenic corridor/primary scenic area, design vegetative screening and avoid solid fencing; protect views and ridgelines (§ 8.292.110; § 8.294.110).
Where § 8.158.100 applies, prepare a landscape plan showing groundcover/shrubs/trees (10-gal min; 1 tree/50 ft frontage); be ready for up to a 2‑year surety (§ 8.158.100).
In NFO or other plan areas, include street trees from County list; plan for 3‑year watering and sidewalk/utility coordination (§ 8.118.060(3)(b); § 8.308.116).
Under design review, protect significant/heritage trees and add drought‑tolerant screening plantings (§ 8.256.210(C)–(E)).

Risks & Ambiguities

Issue	Why it matters	What to verify
Which parcels are in scenic corridors	Triggers vegetation-based screening and fencing limits	Whether your frontage is designated a Scenic Corridor (§ 8.292.110; § 8.294.110)
District names for §§ 8.98.040 and 8.158.100	Applicability of yard-tree and outdoor-storage screening standards	The exact district title and map coverage; confirm with Planning
When a wooden fence/planting may replace masonry	Changes construction cost/schedule	Director’s discretion and required 3‑year bond for substitutions (§ 8.344.050(a)1)
“Fast-growing plantings” criterion in I/NFO	Species selection affects screening efficacy and maintenance	Acceptable species and spacing details (§ 8.102.050(9))
Street-tree reductions	Could lower street-tree count or alter species	Director’s authority to reduce number; DPW list and spacing rules (§ 8.118.060(3)(b))
Corner visibility pruning	Safety sightlines vs. privacy screening	Location of intersecting street lines and tree limbing to 7.5 ft (§ 8.332.010(d)–(e))

Information Gaps

District titles, purposes, typical uses, and mapped boundaries for chapters referenced at § 8.98.040 and § 8.158.100: Not found in source materials.
Full title/coverage of the commercial standards chapter at § 8.72.050: Not found in source materials.
Exact map boundaries for scenic corridors and primary scenic resources areas: Not found in source materials.
Specific plan chapter titles for § 8.118.060, § 8.122.060, and § 8.126.070: Not found in source materials.

Plain-English Summary

Unincorporated San Mateo County limits front-yard fences to 4 ft and side/rear to 6 ft, with extra corner-clearance rules. Parking lots must be landscaped and buffered—especially when near homes, where 6–8 ft masonry walls and live planting are required. Trash and mechanical equipment generally must be screened with opaque, compatible materials, and some districts require street trees and yard trees. In scenic corridors, use vegetation and berms instead of solid fences to protect public views.

Source References

San Mateo County Zoning Code: Fences, Walls, and Hedges (§ 8.332.010); Height Limits at abrupt grade (§ 8.332.020).
Parking Areas — Development and Maintenance (§ 8.344.050).
I/NFO District — Development Standards, Screening, Landscaping (§ 8.102.050).
Commercial standards — Screening and fencing (§ 8.72.050).
Landscaping in required yards and tree count (§ 8.158.100).
Scenic Corridors and Primary Scenic Resources — Criteria (§ 8.292.110; § 8.294.110); Site Design Criteria (§ 8.292.050; § 8.294.050).
North Fair Oaks — Private Realm Design Standards (§ 8.308.116).
Public realm street trees and sidewalks (§ 8.118.060; § 8.122.060; § 8.126.070).
Tree planting/protection under design review (§ 8.256.210).
San Mateo County Title 8 — Zoning & Development Code (online).

Sources

Source passages

San Mateo County Zoning Code (§ 8.332.020) Medium relevance
San Mateo County Zoning Code (§ 8.292.050) Medium relevance
San Mateo County Zoning Code (§ 8.158.100) Medium relevance
San Mateo County Zoning Code (§ 8.294.050) Medium relevance
San Mateo County Zoning Code (§ 8.308.116) Medium relevance
San Mateo County Zoning Code (§ 8.118.060) Medium relevance
San Mateo County Zoning Code (§ 8.292.110) Medium relevance
San Mateo County Zoning Code (§ 8.344.050) Medium relevance
San Mateo County Zoning Code (§ 8.102.050) Medium relevance
San Mateo County Zoning Code (§ 8.294.110) Medium relevance
San Mateo County Zoning Code (§ 8.332.010) Medium relevance
San Mateo County Zoning Code (§ 8.122.060) Medium relevance
San Mateo County Zoning Code (§ 8.126.070) Medium relevance
San Mateo County Zoning Code (§ 8.98.040) Medium relevance
San Mateo County Zoning Code (§ 8.256.210) Medium relevance
San Mateo County Zoning Code (§ 8.72.050) Medium relevance

Cited sections

San Mateo County Zoning Code: Fences, Walls, and Hedges (§ 8.332.010); Height Limits at abrupt grade (§ 8.332.020). (§ 8.332.010)
Parking Areas — Development and Maintenance (§ 8.344.050). (§ 8.344.050)
I/NFO District — Development Standards, Screening, Landscaping (§ 8.102.050). (§ 8.102.050)
Commercial standards — Screening and fencing (§ 8.72.050). (§ 8.72.050)
Landscaping in required yards and tree count (§ 8.158.100). (§ 8.158.100)
Scenic Corridors and Primary Scenic Resources — Criteria (§ 8.292.110; § 8.294.110); Site Design Criteria (§ 8.292.050; § 8.294.050). (§ 8.292.110)
North Fair Oaks — Private Realm Design Standards (§ 8.308.116). (§ 8.308.116)
Public realm street trees and sidewalks (§ 8.118.060; § 8.122.060; § 8.126.070). (§ 8.118.060)
Tree planting/protection under design review (§ 8.256.210). (§ 8.256.210)
San Mateo County Title 8 — Zoning & Development Code (online). (Title 8)

Official San Mateo County code library

Frequently asked questions

How tall can my fence or hedge be in the front yard of unincorporated San Mateo County?

Front-yard fences, walls, and hedges are limited to a maximum height of 4 ft. In side and rear yards, the limit is 6 ft, with added corner-lot visibility rules that can further limit heights near intersections (§ 8.332.010).

Can I build a taller fence because my neighbor’s lot is much higher or lower?

Possibly. If there is an abrupt shift in land height at the boundary, the lower owner may build a boundary fence/wall/hedge to the standard yard height limit and in no event more than 12 ft overall. This exception is narrow and applies only at the boundary line (§ 8.332.020).

What landscaping is required around a parking lot?

Parking lots with more than 10 spaces must have a 4 ft street-edge landscaped strip and at least 5% total landscaped area (including the buffer). They must also provide a 6 ft solid masonry wall where the lot adjoins or faces residential districts (R-E, R-1, R-2, R-3), unless an approved substitute and a 3‑year maintenance bond are provided (§ 8.344.050(a)1, 4).

Do commercial projects have to screen trash and mechanical equipment?

Yes. Refuse and service areas must be screened by a 6 ft solid wall or opaque fence/gate when visible from the public way or residential zones, and mechanical equipment must be screened with opaque, compatible materials. Additional screening and design integration applies in North Fair Oaks (§ 8.72.050; § 8.308.116(1)(g), (3)(i)).

Are there special rules for landscaping along scenic roads?

Yes. In scenic corridors/primary scenic resource areas, use vegetative screening and low berms instead of solid fencing, and select plant materials/colors to minimize visual impact. Development and parking areas in forested settings must be visually screened from the corridor (§ 8.292.110(a), (d), (g), (n); § 8.294.110(a), (d), (g), (n)).

Do I need to plant trees in my front yard?

Where § 8.158.100 applies, front and corner side yards must be landscaped with groundcover/shrubs and trees at least 10-gallon in size, at a rate of one tree per 50 ft of street frontage. A landscape plan is required and may be backed by a surety for up to two years (§ 8.158.100).

What screening is required if my industrial or office-flex site is next to homes?

In the I/NFO district, a 6–8 ft masonry wall must be placed along the shared property line with residential parcels. Trash areas need a 6 ft opaque enclosure, and mechanical equipment must be screened. Landscaping should soften screening, using fast-growing species when visible from homes (§ 8.102.050(8)–(9)).

Who is responsible for street trees in certain plan areas?

Developers must install street trees per County standards, choose species from the County list, water them for at least 3 years, and maintain/replace as needed. The Planning Director may reduce the number of required trees (§ 8.118.060(3)(b); § 8.122.060(3)(b); § 8.126.070(3)(b)).

General information, not legal advice.

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