Carmel-by-the-Sea — Landscaping and Screening

Last reviewed: July 6, 2026

Overview

Carmel-by-the-Sea’s zoning ordinance (Title 17 Zoning) treats landscaping and screening as core design tools to protect the town’s urbanized forest, conserve water, and soften development at the street edge. Citywide minimum standards in the landscaping chapter apply to almost any new project and often tie into design review and the City Forester’s oversight. The ordinance is unusually specific about native/drought-tolerant plant mixes, limits on hardscape, and the way fencing, walls, and parking areas are screened and integrated into Carmel’s forest character.

Bottom line: most projects must submit a landscape plan, and at least 75% of new plants must be native and/or noninvasive drought-tolerant, with informal, forest-like composition and restrained paving. See § 17.34.040 and § 17.34.060.

Citywide baseline rules (Title 17)

• The landscaping chapter’s minimum standards apply to all new development or substantial alterations on private property citywide; projects in ESHA overlays that disturb habitat also trigger the chapter. See § 17.34.020.
• New landscaping must comply with the City’s trees and shrubs rules in § 17.48 (tree permits, replacement, findings for removal). See § 17.34.030.
• Landscape plan required: a forest enhancement and maintenance plan and a landscape plan are required, reviewed with the City Forester; plan contents include mapping and tracking of required new/replacement trees. See § 17.34.040.
• Plant palette and design:
  • Minimum of 75% native and/or noninvasive drought-tolerant plants; invasive species prohibited. See § 17.34.060(A)(2).
  • Informal, relaxed planting patterns visible from the street; bedding plants used only as small accents. See § 17.34.060(B).
• Paving and irrigation:
  • Favor pervious, natural-appearing paving; avoid large continuous paved areas. See § 17.34.060(C).
  • Use water-retention features where feasible; irrigation must minimize water use and generally use low-output/drip. See § 17.34.060(D).

District-by-district: Landscaping and Screening

R-1 Single-Family Residential (R-1)

Purpose and character: The R-1 district’s design objectives stress preserving significant trees and the village’s “homes in a forest” character. Landscaping is integral to neighborhood character, privacy, and breaking up mass. See § 17.10.010(A), (B), (D), (I).
Typical uses: Single-family homes and accessory features (refer to Carmel-by-the-Sea Zoning).
Key landscaping/screening standards:

• Residential landscaping must perpetuate neighborhood forest character (upper and lower canopy) and preserve space for tree growth. See § 17.34.070(A).
• Public right-of-way in R-1: drought‑tolerant, native, informal plantings only; no formal bedding plants; natural dirt/pine needles are allowed; no above-ground encroachments other than driveways; DG/soil paths allowed. See § 17.34.070(B).
• Fences/walls screening envelope: Max heights by setback (front/side/rear) are codified; taller elements need Planning Commission approval. See § 17.10.030(E) and Table 17.10‑G.
• Design review must weigh landscaping and tree effects; submittals typically include landscape/irrigation plans. See § 17.58.020 and § 17.58.060.
  Where it applies: All R-1 parcels citywide (see Development Standards).

Multifamily Residential (R-4)

Purpose and character: The R-4 district is multifamily; landscaping supports tree canopy continuity and must consider the district’s protected viewshed. See § 17.34.070(A)(3) referencing R‑4 viewshed in § 17.12.
Typical uses: Multifamily housing (see Land Use).
Key landscaping/screening standards:

• Same 75% native/drought-tolerant baseline and informal design citywide. See § 17.34.060.
• Public right-of-way irrigation systems are allowed only in commercial and R-4 districts and require an encroachment permit. See § 17.34.060(D)(4).
  Where it applies: All R‑4 parcels.

All Commercial Districts (including CC and RC)

Purpose and character: Commercial sites must soften buildings and hardscape with greenery, especially where adjoining residential streets. See § 17.34.080(A).
Typical uses: Retail, restaurants and other CC/RC uses (see Zoning).
Key landscaping/screening standards:

• At least 50% of the required open space must be landscaped (non‑plant features can count up to 25% of that landscaping). Include upper canopy trees on‑site or in the sidewalk where possible. See § 17.34.080(A)(1).
• Sites contiguous to R‑1 must blend visually via additional landscaping/trees. See § 17.34.080(A)(2).
• Surface parking areas: at least 15% of the site landscaped; screening along street frontages and pedestrian paths to hide parked cars (target 5 ft landscape height without compromising safety); interior lot landscaping of at least 10 sq ft/vehicle for lots with 4+ cars. See § 17.34.080(C) and Parking.
• Gas stations: landscaped along 80% of street frontage (excluding driveways), with plantings to 4 ft height along at least 60% of the landscaped frontage. See § 17.34.080(B).
• Outdoor storage screening in RC: in the RC district only, adequate fencing or screening may substitute for an enclosed structure when authorized by the Planning Commission. See § 17.14.070(B).
  Where it applies: All commercial districts, including CC (Central Commercial) and RC (Residential and Limited Commercial). See § 17.14.060–.070.

Overlay Districts — Park and Beach Interfaces

• Park Overlay:
  • Plant new native trees or significant native vegetation between buildings and adjoining parklands where space allows, to screen buildings from public view.
  • At least 75% of landscaped areas visible from the park must be drought‑tolerant and/or native. Tree removals require replacing with two or more native specimen trees per the forest management plan (as determined by the City Forester). See § 17.34.090(A) and Overlay Districts.
• Beach Overlay and Riparian areas: Additional siting and open-space rules may apply; projects still must provide a landscaping plan consistent with Chapter 17.34. See § 17.34.090(A) (park/beach standards) and beach/riparian overlay siting standards in Chapter 17.20 (verify for a specific parcel).

Quick-reference standards

Fence and wall heights in R‑1 (screening envelope)

How landscaping intersects with Design Review and Trees

• Submittals: Projects subject to design review must include landscape and irrigation plans; tree-affected projects are routed to the City Forester. See § 17.58.020(B).
• Findings: For approvals, the review authority must find conformance with code and guidelines, including that the project’s treatment of open space/landscaping fits neighborhood character (especially in R‑1). See § 17.58.060.
• Tree permits and replacement: Tree removal often needs permits and specific findings; replacement quantities/species/locations are City Forester–directed under § 17.48.070–.080. See Historic Preservation note below if a site is historic.

Practical guidance

• Coordinate early with the City Forester on the forest enhancement plan and tree inventory; the plan drives the landscape plan content and species mix. See § 17.34.040.
• Use layered canopy (upper/lower trees and shrubs) to meet neighborhood forest character requirements and to screen mass without violating fence height caps. See § 17.34.070(A) and § 17.10.030(E).
• In commercial settings, design parking–pedestrian edges to be greened and at eye level; target 5 ft plant height for effective car screening while preserving sight lines. See § 17.34.080(C) and Parking.
• If your site edges a park or beach overlay, expect stronger screening expectations and native planting ratios. See § 17.34.090(A) and Chapter 17.20 (verify parcel overlays).

Checklist

• Confirm your base district and any overlays on the parcel (see Overlay Districts).
• Prepare a forest enhancement and maintenance plan and a landscape plan meeting § 17.34.040 contents.
• Achieve ≥ 75% native/drought‑tolerant plant material and avoid invasive species per § 17.34.060(A).
• Keep planting patterns informal and limit bedding plants to accents per § 17.34.060(B).
• Use pervious/natural paving and water-efficient irrigation under § 17.34.060(C)–(D).
• In R‑1 frontage, use only drought‑tolerant native plantings; avoid above‑grade encroachments except driveways per § 17.34.070(B).
• For commercial sites, meet open-space landscaping, parking lot screening, and interior lot landscaping per § 17.34.080.
• If proposing fences/walls in R‑1, design within Table 17.10‑G heights; seek PC approval for taller exceptions under § 17.10.030(E).
• Coordinate design review submittals to include landscaping/irrigation and any tree actions; consult the City Forester. See § 17.58.020.

Risks & Ambiguities

Plain-English Summary

Carmel wants projects to look like they grew out of the forest. Expect to submit a landscape plan, use mostly native or drought‑tolerant plants, keep street‑visible planting informal, and minimize hardscape. If you add fences or walls in R‑1, front yard heights are tight, and commercial parking needs real green screening—often at eye level.

Source References

• Title 17 Zoning — Organization, purposes and applicability: § 17.02.030–.060.
• Landscaping chapter (purpose, applicability, plans, standards): § 17.34.010–.090.
• R‑1 design objectives and fence/wall standards: § 17.10.010 and § 17.10.030(E) (Table 17.10‑G).
• Design review submittals and findings: § 17.58.020 and § 17.58.060.
• Trees and shrubs (permits, findings, replacement): § 17.48.010–.080.
• Commercial enclosure/screening discretion in RC: § 17.14.070(B).

Retrieved passages

• CMC § 1 (chapter is) High relevance show source text
• CMC § 1 (§ 1) High relevance show source text
• CMC § 1 (§ 1) High relevance show source text
• Carmel-by-the-Sea Zoning Code High relevance show source text
• CMC § 060 High relevance show source text
• Carmel-by-the-Sea Zoning Code High relevance show source text
• CMC § 1 (Section 15064.5) High relevance show source text
• CMC § 1 (title and) High relevance show source text
• CMC § 17.34.070 (§ 17.34.070.) High relevance show source text
• Carmel-by-the-Sea Zoning Code (§ 1) High relevance show source text
• Carmel-by-the-Sea Zoning Code (§ 1) High relevance show source text
• CMC § 1 (§ 1) High relevance show source text
• CMC § 1 (§ 1) High relevance show source text
• CMC § 1 (section may) Medium relevance show source text
• Carmel-by-the-Sea Zoning Code (§ 17.02.030.) Medium relevance show source text
• CMC § 000 Medium relevance show source text

Cited sections

• Title 17 Zoning — Organization, purposes and applicability: **§ 17.02.030–.060**. (Title 17)
• Landscaping chapter (purpose, applicability, plans, standards): **§ 17.34.010–.090**. (§ 17.34.010)
• R‑1 design objectives and fence/wall standards: **§ 17.10.010** and **§ 17.10.030(E)** (Table 17.10‑G). (§ 17.10.010)
• Design review submittals and findings: **§ 17.58.020** and **§ 17.58.060**. (§ 17.58.020)
• Trees and shrubs (permits, findings, replacement): **§ 17.48.010–.080**. (§ 17.48.010)
• Commercial enclosure/screening discretion in RC: **§ 17.14.070(B)**. (§ 17.14.070)
• CarmelbytheSea_ZoningCode.md

• Official Carmel-by-the-Sea code library