Local zoning · Auburn
Auburn — Landscaping and Screening
Landscaping and Screening under the Auburn local zoning and planning code, with the controlling citations.
Last reviewed: July 1, 2026
Overview
Auburn’s landscaping and screening rules live in Title XV: Land Use, with core citywide standards in Chapter 153 (Landscaping Development) and district-specific screening in the zoning chapters. Expect landscaping review on most non–single-family projects, minimum landscaped area on sites, detailed planting and screening for parking lots, and targeted buffers where industrial uses adjoin homes. The City also runs a separate Tree Preservation ordinance that affects what you can remove or disturb during site work.
What governs in Auburn
- Citywide standards: Chapter 153 (Landscaping Development) — when plans are required, what the plan must show, design principles, parking-lot landscaping/screening, minimum site landscaping, and maintenance guarantees .
- Zoning overlay: District-specific screening and buffers appear in Chapter 159 (Zoning), including Light Manufacturing (M-L) interface rules and project ties to design review .
- Trees: Chapter 161 (Tree Preservation) may require a tree permit and mitigation if landscaping or construction will encroach on protected trees .
Citywide landscaping development standards (Chapter 153)
- When a landscaping plan is required. A plan is required for: use permits (at Commission discretion); building permits for new construction except single-family; additions increasing floor area by more than 50% or 2,500 sf (whichever is less); remodels valued at more than twice assessed value; projects requiring environmental review; and new or reconstructed parking lots with more than 10 stalls, or expanded by more than 50% or by 20+ stalls .
- What the plan must show. Drawn-to-scale planting areas, plant lists (botanical/common names, sizes), and irrigation types; the City may require a landscape architect/nurseryperson peer review at the applicant’s expense .
- Design principles. Auburn encourages integrating landscaping with site design and structures, using both evergreen and deciduous materials, planning for mature coverage, and using interim groundcover or mulch where needed .
- Minimum landscaped area per site. All portions of a site not built upon or paved must be landscaped. Total landscaped area must be at least 5% of the gross parcel/lot area, with at least 2% of the landscaped area placed in conjunction with any building if a landscaped parking area is otherwise provided; City review looks at “landscaping adequacy” adjacent to buildings .
- Maintenance and guarantees. Installed landscaping/irrigation must be maintained by the developer and all subsequent owners. Auburn requires either a maintenance security equal to ½ the market value of the landscaping/irrigation for three years, or an agreement and equitable lien equal to full market value backing City step-in rights if maintenance lapses .
Parking-lot landscaping and screening (applies citywide unless excluded)
- Applicability. Applies to all customer/resident/client/employee parking lots except single-family, with certain industrial/utility yards exempt from interior planting but still required to provide perimeter and street-frontage buffer strips .
- Perimeter strips. Provide a landscaped strip at least 4 ft wide adjacent to buildings, fences, or property lines next to any zoned/used property or adjacent parking lot; decorative retaining walls may reduce planters to 2 ft. Use live ornamental trees and shrubs: typical spacing for trees (15-gallon minimum) about 20 ft o.c.; shrubs (5-gallon minimum) fill between trees; groundcover to achieve uniform coverage within 12 months .
- Street-frontage strips. Provide a landscaped strip at least 4 ft wide along the street edge except within 2 ft of driveways/alleys; same planting standards as above. Screening along frontage must be by: a decorative masonry wall 24–30 in. high; or a compact evergreen hedge not exceeding 3 ft high and reaching at least 18 in. within 18 months; or a 3–4 ft earth berm with max slope 2:1 and widened strip for maintenance. Keep plants out of the last 10 ft near intersections/driveways; use rock/bark/low groundcover there .
- Interior planting. For lots with more than 10 spaces, provide a minimum 3% of the gross lot area as interior planting, distributed evenly, with a minimum 3 ft-wide landscape break every 8 stalls (no more than 16 stalls in a row without a break); each interior planter must include at least one 15-gallon tree and at least 20 sf of planter area with shrubs and groundcover .
- General planting/irrigation. At least 50% of plants/shrubs must be evergreen; at least 50% of trees must be evergreen; minimum sizes: trees 15-gallon, shrubs 5-gallon. Separate planting areas from vehicular areas/ROWs with a 6 in. concrete curb; provide permanent irrigation; average planter width 3 ft or more. Mature existing trees retained may earn parking-stall credit at City discretion .
District-by-district landscaping and screening
Light Manufacturing (M-L) District — interface with residential
- Purpose. To lessen potential nuisances (noise, light, vibration, odors, safety risks) where M-L sites abut developed or zoned residential property via setbacks, fencing, and screening .
- Typical uses. Light manufacturing and related industrial uses; new industrial buildings are explicitly made subject to Chapter 153 landscaping and to the parking/loading landscaping standards of § 153.06 .
- Key dimensional and screening standards where abutting residential:
- Minimum rear/side setbacks of 15 ft, “adequately fenced” .
- Required buffer-yard screening: either evergreen trees/shrubs maintained in healthy condition, or a solid wall/fence or planted berm 6 ft high along abutting residential property lines, except within the 20 ft nearest the front lot line where height is limited to 3 ft .
- Where M-L is next to undeveloped residential-zoned property, the residential developer assumes screening responsibility when that property develops .
- Building openings along abutting residential yards limited to man-doors; no roll-up or large openings; on-site lighting within the setback buffer must minimize off-site glare. The Planning Commission may waive standards after public hearing with neighbor notice, case-by-case .
- Where it applies. Parcels zoned M-L that are abutting/adjacent to developed residential parcels or residential-zoned land; M-L project changes are reviewed under design review standards in §§ 159.110–159.125 .
Open Space and Conservation (OSC) District — naturalistic landscaping
- Purpose. Preserve scenic/natural resources, habitat, and open-space functions.
- Typical uses. Agriculture (including horticulture and tree farming), parks, conservatories, wildlife sanctuaries, cemeteries, public facilities, utilities, airports/heliports .
- Key landscaping standards. Existing natural vegetation and landforms are to remain in a natural state unless modification is necessary for an allowed use; any required landscaping must be consistent with the district’s purpose .
- Where it applies. Lands designated OSC on the zoning map.
Mobile Home Parks (in residential districts, by use permit) — fences and frontage landscaping
- Purpose/where it applies. Mobile home parks may be permitted in residential districts via use permit with development standards in § 159.058 .
- Screening/landscaping at frontages. Fences up to 6 ft may be permitted in the front setback if masonry, averaging 10 ft back from the street property line and no closer than 5 ft; the area between the fence and property line must be “well landscaped and maintained,” and fence/landscaping heights/setbacks must preserve sight distance as determined by the Commission .
- Typical uses. Residential occupancy within the mobile home park; associated park facilities.
Quick-reference standards table
| Topic | Core Auburn standard | Code Reference |
|---|---|---|
| Projects needing a landscaping plan | Use permits (discretionary); most new non–single-family construction; large additions/remodels; CEQA-tied building projects; new/rebuilt large parking lots | § 153.02 |
| Site landscaping minimum | At least 5% of gross parcel area landscaped; ensure adequate landscaping near buildings; min. 2% of landscaped area in conjunction with any building if lot is otherwise landscaped for parking | § 153.07 |
| Perimeter planting next to parking/buildings/lot lines | 4 ft strip with live trees/shrubs/groundcover; typical tree spacing ~20 ft o.c.; decorative retaining walls may reduce to 2 ft planters | § 153.06 |
| Street-frontage screening of parking | 4 ft strip with either 24–30 in. masonry wall, or evergreen hedge ≤3 ft (≥18 in. by 18 months), or 3–4 ft berm; keep last 10 ft near intersections/driveways clear/low | § 153.06 |
| Interior planting in parking lots | ≥3% of lot area; ≥3 ft landscape breaks every 8 stalls (no more than 16 without one); min one 15-gallon tree per planter; planters ≥20 sf | § 153.06 |
| Plant mix and irrigation | ≥50% of plants/shrubs evergreen; ≥50% of trees evergreen; tree size 15-gallon, shrubs 5-gallon; 6 in. curbs; permanent irrigation; average planter width ≥3 ft | § 153.06 |
| Retained mature trees in parking | May earn credit toward required stalls | § 153.06 |
| Industrial–residential interface (M-L) | 15 ft fenced setbacks; screening by evergreen planting or 6 ft wall/fence/berm (3 ft within 20 ft of front line); limit openings; control glare | § 9-4.517 (M-L) |
| Maintenance guarantee | Maintain landscaping/irrigation; 3-year maintenance security (½ value) or agreement/lien (full value) | § 153.08 |
Tree preservation intersects with landscaping
If your landscaping plan or site work will encroach into the “critical root zone” of protected trees, the Tree Preservation chapter applies. Private owners may not conduct regulated activity within the CRZ or remove protected trees without a tree permit (or administrative tree permit for minor, non-removal work). The City sets evaluation criteria, mitigation (replacement inches by DBH and tree rating), and enforcement, including potential triple-rate restitution for violations. Coordinate early to avoid plan conflicts with protected tree constraints .
Process and review touchpoints
- Submit complete landscape plans with your project application to Planning; the City can require peer review by a landscape professional. Landscaping review commonly pairs with design review where applicable .
- Where strict compliance is a hardship, Auburn provides a Landscaping Development “Variance Procedure” to propose an alternative plan; larger deviations or findings failures may be elevated to the Planning Commission, with appeal rights under Chapter 162 and broader variances and exceptions processes as applicable .
- For industrial projects in M-L, include architectural and landscape plans showing existing/proposed conditions and public views; parking/loading areas must meet § 153.06 standards even for industrial uses that are otherwise exempt from interior landscaping .
Checklist
- Confirm your zoning and whether district-specific screening applies (e.g., M-L interface to residential) under Auburn Zoning .
- Determine if your project triggers a landscaping plan under § 153.02 (most non–single-family new builds, qualifying additions/remodels, CEQA-tied projects, and large parking lots) .
- Prepare a complete landscape plan (planting/irrigation shown to scale), ready for Planning review/peer review if required .
- Meet site minimums: ≥5% landscaped site area; ensure landscaped areas near buildings sum to ≥2% of landscaped area if the lot is otherwise landscaped for parking .
- For parking lots: provide perimeter and street-frontage strips (4 ft), required screening type/height, interior breaks and ≥3% interior planting, curbs/irrigation, evergreen ratios, and sight-distance clearances near intersections/driveways .
- Coordinate with Tree Preservation if encroaching protected trees’ CRZ; secure tree permits/mitigation as needed .
- If in OSC, keep vegetation/landforms natural unless modification is necessary for your allowed use; align any added landscaping with OSC purposes .
- Budget for three years of maintenance security or an agreement/lien; set up irrigation and durable species mix per § 153.06/§ 153.08 .
Risks & Ambiguities
| Issue | Why it matters | What to verify |
|---|---|---|
| Industrial–residential screening responsibility on vacant residential land | In M-L, if the neighbor is zoned residential but still vacant, the code shifts screening responsibility to the future residential developer, which can affect interim conditions | Confirm adjacency status and any conditions of approval for either parcel; apply § 9-4.517 correctly |
| Sight-distance near driveways/intersections | Street-frontage screening and plant placement must respect visibility zones; misplacement can trigger redesign | Keep tall shrubs/trees out of the last 10 ft near driveways/intersections and limit hedge heights per § 153.06 |
| Counting retained trees toward parking | Credit is discretionary; relying on it without confirmation risks a shortfall | Get written confirmation from Planning on any stall credit for preserved mature trees under § 153.06(5) |
| Minimum landscaped area near buildings | The 2% “in conjunction with any building” clause can be misread when lots include large landscaped parking buffers | Show dedicated landscaped areas adjacent to buildings to satisfy § 153.07’s 2% within the overall 5% site minimum |
| Tree permit triggers for single-family parcels | Some single-family scenarios are exempt; others are not, based on encroachment/removal thresholds | Analyze CRZ encroachment and tree type/rating; confirm permit need under Chapter 161 before finalizing plan |
Information Gaps
- Citywide residential fence/wall height and material standards independent of parking lots or M-L interfaces: Not found in retrieved materials.
- Any overlay- or historic-district-specific landscaping/screening modifications (e.g., downtown streetscape palettes): Not found in retrieved materials.
Plain-English Summary
If you’re building anything other than a new single-family house in Auburn, plan on submitting a landscape and irrigation plan. You’ll need at least 5% of the site landscaped, specific strips and screens along the street and edges of parking areas, and interior planters in bigger lots. Industrial sites next to homes need extra setbacks and either evergreen screens or a 6-foot wall/fence. Keep natural vegetation in open-space zones, and don’t touch protected trees without checking the Tree Preservation rules.
Source References
- Title XV: Land Use — Chapter 153 Landscaping Development (projects requiring landscaping review § 153.02; application contents § 153.03; principles § 153.05; parking-lot requirements § 153.06; building/site landscaping minimum § 153.07; maintenance § 153.08)
- Zoning — Light Manufacturing (M-L) District interface and screening standards (1973 Code § 9-4.517) and linkage to Design Review §§ 159.110–159.125
- Open Space and Conservation (OSC) District landscaping intent (retain natural vegetation; landscaping must be consistent with district purpose)
- Mobile Home Parks — fences and landscaped frontage conditions (§ 159.058)
- Chapter 161 Tree Preservation — definitions, permit triggers, mitigation, and enforcement (including triple-rate restitution)
Sources
Retrieved passages
- Auburn Zoning Code High relevance
- Auburn Zoning Code (§ 9-6.06) High relevance
- Auburn Zoning Code (§ 9-6.06) High relevance
- Auburn Zoning Code (section may) High relevance
- CWUIC § 65850.6 (Title 24) High relevance
- Auburn Zoning Code (§ 153.02) High relevance
- Auburn Zoning Code (chapter is) High relevance
- Auburn Zoning Code (§ 9-6.04) High relevance
- Auburn Zoning Code Medium relevance
- Auburn Zoning Code (chapter are) Medium relevance
- Auburn Zoning Code (§ 161.08) Medium relevance
- Auburn Zoning Code Medium relevance
- Auburn Zoning Code (chapter that) Medium relevance
- Auburn Zoning Code Medium relevance
- Auburn Zoning Code (§ 7-9.403) Medium relevance
- Auburn Zoning Code (§ 161.05.) Medium relevance
Cited sections
- Title XV: Land Use — Chapter 153 Landscaping Development (projects requiring landscaping review § 153.02; application contents § 153.03; principles § 153.05; parking-lot requirements § 153.06; building/site landscaping minimum § 153.07; maintenance § 153.08) (Title XV)
- Zoning — Light Manufacturing (M-L) District interface and screening standards (1973 Code § 9-4.517) and linkage to Design Review §§ 159.110–159.125 (§ 9-4.517)
- Open Space and Conservation (OSC) District landscaping intent (retain natural vegetation; landscaping must be consistent with district purpose)
- Mobile Home Parks — fences and landscaped frontage conditions (§ 159.058) (§ 159.058)
- Chapter 161 Tree Preservation — definitions, permit triggers, mitigation, and enforcement (including triple-rate restitution) (Chapter 161)
- Auburn_ZoningCode.md
Frequently asked questions
Do I need a landscaping plan for a small commercial addition in Auburn?
Usually yes if the addition increases floor area by more than 50% or 2,500 sf (whichever is less), or if the project triggers environmental review. New parking lot work with more than 10 stalls or a 50%+ expansion also triggers it. Check § 153.02 for the exact thresholds .
What are Auburn’s parking lot landscaping requirements?
Provide 4 ft perimeter strips, 4 ft street-frontage strips with low walls/hedges/berms, interior planters totaling at least 3% of the lot, breaks every 8 stalls, and sight-distance clearances near driveways/intersections. Use minimum 15-gallon trees, 5-gallon shrubs, permanent irrigation, and curbing per § 153.06 .
How much of my site must be landscaped?
At least 5% of the gross parcel area must be landscaped, and if your lot is otherwise landscaped for parking, ensure at least 2% of the landscaped area is near buildings. The City reviews “landscaping adequacy” adjacent to structures under § 153.07 .
What screening is required where industrial uses abut homes?
In the M-L District, provide 15 ft fenced side/rear setbacks and either evergreen planting or a 6 ft solid wall/fence/berm along the residential edge (limited to 3 ft height within 20 ft of the front lot line). Lighting must prevent glare off-site, and large wall openings facing residences are restricted. See § 9-4.517 .
Can preserved mature trees reduce my parking space count?
Possibly. Auburn allows credit for existing mature trees retained within the parking layout, at the City’s discretion, under § 153.06(5). Confirm any credits in writing during project review .
Do I need a permit to remove a tree for my landscape redesign?
If it’s a protected tree or you’ll encroach more than 20% into its critical root zone, you’ll likely need a tree permit (or administrative permit for limited, non-removal work). Mitigation is often required based on DBH and a tree rating system. See Chapter 161, including §§ 161.04 and 161.08 .
Are hedges allowed to screen parking along the street?
Yes, hedges are one of the allowed frontage screens, but must be compact evergreen, not exceed 3 ft in height, and reach at least 18 in. within 18 months. Alternatives are a 24–30 in. decorative masonry wall or a 3–4 ft berm, per § 153.06 .
Who maintains the landscaping and for how long is security required?
The developer and all subsequent owners must maintain landscaping and irrigation. The City requires either a 3-year maintenance security equal to ½ of landscape/irrigation value or an agreement and equitable lien for the full value under § 153.08 .
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