Local zoning · Coronado
Coronado — Landscaping and Screening
Landscaping and Screening under the Coronado local zoning and planning code, with the controlling citations.
Last reviewed: July 6, 2026
Overview
This page summarizes how Coronado’s Title 86 Zoning ordinance handles landscaping, screening, fences, and walls across zones and overlays, and where these standards touch related review processes like design review and parking. Coronado organizes standards by base zones and overlays in Title 86, with several citywide “special provisions” that apply regardless of district. Where the Commercial Zone is governed by the Orange Avenue Corridor Specific Plan, see that specific plan rather than Title 86 for corridor parcels.
The single most important landscaping rule most homeowners hit first: the front area between the main building and the front property line must be landscaped — typically 40% on lots under 50 ft wide, and 60% on 50 ft and wider — in Coronado’s single-family districts. See the district sections below for the exact § and any exceptions.
Citywide rules you’ll likely encounter
- Off-street parking lots with more than five spaces must be screened with fences/walls and landscaped (5 ft street-edge strip, 15% of the parking site area, and one 24" box tree per five spaces). Advertising on these screens is prohibited. See § 86.58.130 and § 86.58.160.
- Landscape accessory structures (arbors, trellises, arches) may intrude into required front/rear yards up to 10 ft high, limited to 5% of the required yard area and 50 sf lot coverage per yard. See § 86.56.595.
- In multifamily and commercial projects, up to three-quarters of “required landscaping” may be satisfied with water features and certain hardscape, but no more than one-half by garden hard-surface features; parking-lot landscaping can count toward the overall zone requirement. See § 86.56.800(A)–(C).
- Trash areas in multifamily, commercial, and industrial zones must be enclosed by a minimum 5-ft-high masonry wall or fence and maintained. See § 86.56.040.
Fences, walls, and hedges (residential)
- Side/rear yard limit: 8 ft, unless no yard is required, in which case in that area the limit is 6 ft. One exception: rear-yard hedges abutting an alley may be 10 ft. See § 86.56.160.
- Front yard limit: 4 ft. Limited exceptions allow a short side-return wall up to 6 ft set at least 10 ft back, and up to 8 ft fences/walls/hedges on specified streets (Third, Fourth, parts of Alameda Blvd. and Pomona Ave.), often with required landscape buffering. See § 86.56.165.
- Street side yard on corner lots: 6 ft (up to 8 ft on the specified streets); must stay clear of the corner sight triangle per § 86.56.175. See § 86.56.170.
Overlays that affect landscaping/screening
- The S-H Scenic Highway Overlay prioritizes view protection: fences/walls should be as see-through as feasible, and unsightly features must be screened by planting and/or fences/walls or grading. Landscape design and grading are reviewed through the site plan process in this overlay. See § 86.44.090; grading carve-outs for planting are in § 86.44.150.
- The TOZ Tidelands Overlay requires landscape plans that “blend” development with adjacent public park/open space and must be approved by the Design Review Board or a Council-appointed committee. See § 86.39.030(J).
- The P Parking Overlay defers to the underlying zone for development standards; parking-lot landscaping still follows the citywide parking standards. See § 86.24.030 and § 86.58.160.
District-by-district landscaping and screening
R-1A – Single-Family Residential Zone
- Purpose/uses: Single-family areas (some subzones allow duplexes) under Coronado zoning. See § 86.08.010–.020.
- Key landscape standards:
- Site: 35% of new residential development must be landscaped; commercial on R-1A-zoned land, if any, is 15%. See § 86.08.130(A).
- Front area between the front of the main building and the front property line: lots <50 ft must landscape ≥40%; lots ≥50 ft must landscape ≥60%. See § 86.08.130(C)–(D).
- Credit limits: up to 50% of “required landscaping” may be water features and specified hardscape garden features. See § 86.08.130(B).
- Street trees with new construction/additions >500 sf: 2" min shade tree trunk; 6 ft brown trunk for palms; irrigation by adjoining owner; City controls species/location per its street tree list. See § 86.08.130(E).
- Where it applies: R-1A parcels on the City zoning map.
R-1A(BF) – Single-Family Residential Bay Front Subzone
- Purpose/uses: Single-family on bay-front subzone; additional noticing applies. See § 86.09.190.
- Key landscape standards:
- Site: 35% for residential; 15% for commercial. See § 86.09.160(A).
- Required front yard: ≥40% landscaped on <50 ft frontage; ≥60% on ≥50 ft frontage. See § 86.09.160(C)–(D).
- Street trees with >500 sf additions: same 2"/6' specs; irrigation by adjoining owner. See § 86.09.160(E).
- Where it applies: R-1A(BF) parcels shown on the zoning map.
R-1B – Single-Family Residential Zone
- Purpose/uses: Single-family and duplex neighborhoods at 12 du/ac. See § 86.10.010–.020.
- Key landscape standards:
- Site: 35% for residential; 15% for commercial. See § 86.10.120(A).
- Front area between the front of the main building and the front property line: ≥40% (<50 ft frontage) or ≥60% (≥50 ft). See § 86.10.120(C)–(D).
- Street trees with >500 sf additions: 2"/6' specs; irrigation by adjoining owner. See § 86.10.120(E).
- Where it applies: R-1B parcels on the zoning map.
R-3 – Multiple-Family Residential Zone
- Purpose/uses: Multiple-family residential district. See § 86.14.010.
- Key landscape standards:
- Site: 25% for residential; 15% for nonresidential. Street tree required with >500 sf additions (2"/6'). See § 86.14.130(A)–(B).
- Where it applies: R-3 parcels on the zoning map.
R-4 – Multiple-Family Residential Zone
- Purpose/uses and landscaping standards: Not found in retrieved materials.
- Where it applies: R-4 parcels on the zoning map.
R-5 – Multiple-Family Residential Zone
- Purpose/uses: Higher-density multifamily (up to 47 du/ac). See § 86.18.070.
- Key landscape standards:
- Site: 35% for residential; 15% for commercial. See § 86.18.120.
- Where it applies: R-5 parcels on the zoning map.
R-SCD – Residential-Special Care Development Zone
- Purpose/uses: Special-care housing near hospital services. See § 86.20.010–.020.
- Key landscape standards:
- Site: 35% for residential; 15% for commercial. See § 86.20.100.
- Where it applies: R-SCD parcels on the zoning map.
C – Commercial Zone (Orange Avenue Corridor)
- Purpose/uses and landscaping standards: Governed by Title 88 Orange Avenue Corridor Specific Plan; not in Title 86 excerpt. See § 86.22 (note). Not found in retrieved materials.
H-M – Hotel-Motel Zone
- Purpose/uses: Hotel/motel and accessory uses. See Chapter 86.32.
- Key landscape standards:
- Site: 25% for residential; 5% for nonresidential; street trees required with >500 sf additions at a larger size (shade trees 4" trunk; palms 6' brown trunk). See § 86.32.100(A)–(B).
- Where it applies: H-M parcels on the zoning map.
C-R – Commercial Recreation Zone
- Purpose/uses: Privately owned commercial-recreational activities in shoreline areas; subject to special use permit framework. See § 86.28.010–.020.
- Key landscape standards:
- Site: 15% minimum; parking spaces don’t count. See § 86.28.050.
- Where it applies: C-R parcels identified in the code.
C-U – Civic Use Zone
- Purpose/uses: Civic facilities and public agency property. See § 86.36.010.
- Key landscape standards:
- Site: 25% for residential; 15% for nonresidential. See § 86.36.040.
- Where it applies: C-U parcels on the zoning map.
OS – Open Space Zone
- Purpose/uses: Protect open space; limited improvements. See § 86.38.010–.020.
- Key landscape standards:
- Site: 15% landscaped or habitat preserved for native ecosystems; parking spaces don’t count. See § 86.38.070.
- Where it applies: OS parcels on the zoning map.
R-PCD – Residential, Planned Community Development Zone
- Purpose/uses: Planned communities with related open spaces; PDP and design review required. See § 86.42.010–.050.
- Key landscape standards:
- Site: 35% for residential; 15% for commercial. See § 86.42.060.
- Where it applies: R-PCD areas mapped by ordinance.
Parking lot landscaping & screening (applies across zones)
- Screen parking lots >5 spaces along residential or institutional edges with fences/walls up to 6 ft; along streets/alleys, provide a 3.5 ft fence/wall; no advertising on these walls. See § 86.58.130.
- Provide a 5 ft landscaped strip along the street property line, total ≥15% of the parking site landscaped, 1 tree/5 spaces (24" box, distributed for shade), and curbed islands (min 4 ft inside dimension). See § 86.58.160(A)–(F).
Vacant nonresidential lots (screening while vacant)
- Vacant lots in nonresidential zones must be enclosed with a 6 ft opaque fence at property lines and buffered with landscaping along adjoining public rights-of-way, with automatic irrigation; the Design Review Commission must approve the fence and landscaping. See § 86.56.820.
Most-decision-relevant standards (selected)
| Topic | Core rule | Code Reference |
|---|---|---|
| R-1A site landscaping | 35% site; front area ≥40% (<50 ft) or ≥60% (≥50 ft) landscaped; up to 50% of “required landscaping” via water features/hardscape; street tree at 2" trunk/6' brown for palms | § 86.08.130(A)–(E) |
| R-1B site landscaping | 35% site; same front-area and street-tree standards as R-1A | § 86.10.120(A),(C)–(E) |
| R-3 site landscaping | 25% res; 15% nonres; street tree 2" trunk/6' brown palms | § 86.14.130(A)–(B) |
| H-M site landscaping | 25% res; 5% nonres; street tree 4" trunk/6' brown palms | § 86.32.100(A)–(B) |
| C-R site landscaping | ≥15% site; parking not counted | § 86.28.050 |
| OS site landscaping | ≥15% site or native habitat preserved; parking not counted | § 86.38.070 |
| Parking lot screening/landscape | Walls/fences; 5' street-edge landscape; 15% site; 1 tree/5 spaces | § 86.58.130, § 86.58.160 |
| Residential front-yard fences | 4 ft max; limited exceptions; landscape buffer may be required | § 86.56.165 |
How these standards interact with other approvals
- Landscaping in overlays may trigger design review, especially in the S-H and TOZ overlays. See § 86.44.070–.100 and § 86.39.030(J).
- For Orange Avenue corridor parcels, the specific plan supersedes Title 86 development standards; coordinate landscaping early with the corridor’s standards and development standards. See § 86.22 note.
- Screening walls for parking may not be used as signs; see signage rules; also, parking-lot landscaping can count toward zone landscaping in § 86.56.800(C).
- If a fence/wall or planted screen predates current rules, it may be a nonconforming condition; verify before replacing or enlarging.
Checklist
- Identify your base zone and any overlays on the parcel via the zoning overview and overlay districts.
- Calculate required landscaped site area for your district (e.g., 35%, 25%, 15%) and exclude areas the code excludes (e.g., required parking). Cite your district’s “Development landscaping required” §.
- For single-family lots, confirm the required percent of the front area (between front of the main building and the front property line) that must be landscaped. Cite § 86.08.130 or § 86.10.120 or § 86.09.160 as applicable.
- Verify if water features/hardscape credits are within limits for your project type (50% in single-family chapters; 75%/50% caps for commercial/multifamily in § 86.56.800).
- Check street-tree requirement triggers, size, irrigation, and City-directed species/location. Cite the applicable § in your zone (e.g., § 86.08.130(E), § 86.10.120(E), § 86.32.100(B)).
- If proposing fences/walls/hedges, verify height limits by yard and any special-street exceptions; check corner-lot sight triangle. Cite § 86.56.160–.175.
- For parking, meet screening and landscape minimums (walls/fences, 5' street-edge strip, 15% landscape, 1 tree/5 spaces). Cite § 86.58.130, § 86.58.160.
- In the S-H or TOZ overlays, prepare a landscape plan that addresses view protection or “blending,” and route it through design review as required. Cite § 86.44.090, § 86.39.030(J).
- If the site will be vacant in a nonresidential zone, plan for a 6' opaque fence with landscaped, irrigated buffering and DRC approval per § 86.56.820.
Risks & Ambiguities
| Issue | Why it matters | What to verify |
|---|---|---|
| Orange Avenue corridor parcels | Landscape rules there live in the specific plan, not Title 86 | Confirm applicability of the Corridor Specific Plan for your lot; standards not in retrieved materials. |
| R-4 zone landscaping | Standards weren’t retrieved | Not found in retrieved materials; obtain the R-4 chapter’s “Development landscaping required” section from the City. |
| Corner sight triangle dimensions | Affects fence/wall placement at corners | § 86.56.175 is cited by § 86.56.170 but details not retrieved; confirm the triangle size with staff. |
| Counting hardscape toward “landscaping” | Caps differ by project type | Apply § 86.08/.09/.10 caps for single-family and § 86.56.800 for multifamily/commercial correctly; document calculations. |
| Street-tree specs | Size/species vary by district | Use 2" shade tree minimum (many residential chapters) vs. 4" in H-M; irrigation responsibility is with adjoining owner. |
| Using walls as screens vs. signs | Signs on parking screens are prohibited | Coordinate with signage and § 86.58.130’s “no advertising” rule. |
Plain-English Summary
In Coronado, most projects must landscape a specific share of the site, and single-family homes must also landscape a big portion of the front area facing the street. Taller fences are generally OK in back and side yards, but front-yard fences are low unless you qualify for specific street exceptions, which then usually require shrubs or trees to soften the wall. Parking lots need trees, landscaped edges, and low walls/fences to screen cars. In scenic and tidelands areas, expect extra attention to views and a formal landscape plan review.
Information Gaps
- R-4 – Multiple-Family Residential Zone: “Development landscaping required” details. Not found in retrieved materials.
- Corner-lot “sight triangle” dimensions in § 86.56.175. Not found in retrieved materials.
- Orange Avenue Corridor Specific Plan landscaping standards (Title 88). Not found in retrieved materials.
Source References
- Title 86 Zoning, City of Coronado Municipal Code: Chapters and sections as cited above, including: § 86.08.130 (R-1A landscaping) ; § 86.09.160 (R-1A(BF) landscaping) ; § 86.10.120 (R-1B landscaping) ; § 86.14.130 (R-3 landscaping) ; § 86.18.120 (R-5 landscaping) ; § 86.20.100 (R-SCD landscaping) ; § 86.28.050 (C-R landscaping) ; § 86.32.100 (H-M landscaping) ; § 86.36.040 (C-U landscaping) ; § 86.38.070 (OS landscaping/habitat) ; § 86.42.060 (R-PCD landscaping) ; § 86.44.090, § 86.44.150 (S-H overlay view/landscape/grade criteria) ; § 86.39.030(J) (TOZ landscape plan) ; § 86.58.130, § 86.58.160 (parking screening/landscaping) ; § 86.56.595 (landscape accessory structures) ; § 86.56.800 (development landscaping credits) ; § 86.56.160–.175 (fence/wall/hedge heights and sight triangle) ; § 86.56.040 (trash storage enclosure) ; § 86.56.820 (vacant premises fencing and landscape buffering) .
- For Orange Avenue Corridor parcels, see Title 88 (Orange Avenue Corridor Specific Plan) per § 86.22 note.
Sources
Retrieved passages
- Coronado Zoning Code (Title 86) High relevance
- CMC § 86.56.175 (§ 3) High relevance
- Coronado Zoning Code (Title 86) High relevance
- CMC § 86.39.050 (Section 87) High relevance
- CMC § 86.56.040 (Chapter 86.58) High relevance
- CWUIC § 65850.6 (Title 24) High relevance
- CMC § 86.55.160 (Title 86) High relevance
- CMC § 80.00.040 (Section 65589.5) High relevance
- CMC § 3 (§ 3) High relevance
- CMC § 3 (§ 3) Medium relevance
- Coronado Zoning Code (Title 86) Medium relevance
- Coronado Zoning Code (Title 86) Medium relevance
- CMC § 86.56.632 (§ 3) High relevance
- CMC § 86.09.030 (Title 86) High relevance
- Coronado Zoning Code (Title 86) Medium relevance
- CMC § 86.56.840 (§ 3) High relevance
- CMC § 010 (chapter provides) Medium relevance
- CMC § 86.04.550 (Title 86) Medium relevance
- CMC § 80.00.040 (§ 3) Medium relevance
- CMC § 3 (Title 86) High relevance
- CMC § 86.36.060 (Section 50079.5.) Medium relevance
- Coronado Zoning Code (§ 3) Medium relevance
- CMC § 86.56.100 (§ 3) Medium relevance
- CMC § 3 (§ 3) Medium relevance
- CMC § 86.56.180 (chapter is) Medium relevance
- CMC § 86.55.160 (Title 86) Medium relevance
Cited sections
- Title 86 Zoning, City of Coronado Municipal Code: Chapters and sections as cited above, including: **§ 86.08.130** (R-1A landscaping) ; **§ 86.09.160** (R-1A(BF) landscaping) ; **§ 86.10.120** (R-1B landscaping) ; **§ 86.14.130** (R-3 landscaping) ; **§ 86.18.120** (R-5 landscaping) ; **§ 86.20.100** (R-SCD landscaping) ; **§ 86.28.050** (C-R landscaping) ; **§ 86.32.100** (H-M landscaping) ; **§ 86.36.040** (C-U landscaping) ; **§ 86.38.070** (OS landscaping/habitat) ; **§ 86.42.060** (R-PCD landscaping) ; **§ 86.44.090**, **§ 86.44.150** (S-H overlay view/landscape/grade criteria) ; **§ 86.39.030(J)** (TOZ landscape plan) ; **§ 86.58.130**, **§ 86.58.160** (parking screening/landscaping) ; **§ 86.56.595** (landscape accessory structures) ; **§ 86.56.800** (development landscaping credits) ; **§ 86.56.160–.175** (fence/wall/hedge heights and sight triangle) ; **§ 86.56.040** (trash storage enclosure) ; **§ 86.56.820** (vacant premises fencing and landscape buffering) . (Title 86)
- For Orange Avenue Corridor parcels, see Title 88 (Orange Avenue Corridor Specific Plan) per **§ 86.22** note. (Title 88)
- Coronado_ZoningCode.md
Frequently asked questions
How much of my front yard must be landscaped on a typical single-family lot in Coronado?
In the R-1A and R-1B districts, at least 40% of the front area (between the front of the main building and the front property line) must be landscaped on lots under 50 feet wide; it increases to 60% on 50-foot and wider lots. Check the precise language in § 86.08.130(C)–(D) or § 86.10.120(C)–(D).
Can I count pavers or a fountain toward my required landscaping?
Partly. In single-family chapters, up to 50% of “required landscaping” can be water features or specified hardscape garden features (§ 86.08.130(B), § 86.10.120(B)). For commercial/multifamily, § 86.56.800(A) allows up to three-quarters with a cap of one-half for garden hard-surface features.
How tall can my front fence be?
In residential zones, front-yard fences/walls/hedges are limited to 4 feet, with narrow exceptions for a short 6-foot side return set back at least 10 feet, and special 8-foot allowances on a few named streets (often with required landscape buffering). See § 86.56.165.
What are the parking lot landscaping and screening rules?
Parking lots with more than five spaces must be screened with fences/walls (6 ft along residential edges; 3.5 ft along streets/alleys), provide a 5-foot landscaped street-edge strip, landscape at least 15% of the parking site area, and plant one 24" box tree for every five stalls. See § 86.58.130 and § 86.58.160.
Do I need to plant a street tree when I add onto my house?
Often yes. In R-1A and R-1B, new construction or additions over 500 sf trigger street-tree planting in the public right-of-way (2" trunk for shade trees; 6' brown trunk for palms), with irrigation by the adjoining owner; the City selects species/location. See § 86.08.130(E) and § 86.10.120(E). In the H-M zone, the minimum shade-tree trunk is 4". See § 86.32.100(B).
My property is in the Scenic Highway Overlay. Do fences and trees have special rules?
Yes. Fences/walls should be see-through where possible to protect views, and unsightly features must be screened using planting and/or fences/walls or grading as part of site plan review in the overlay. See § 86.44.090.
Do I need a landscape plan in the Tidelands Overlay?
Yes. The Tidelands Overlay requires landscape plans that blend with adjacent parks/open space, approved by the Design Review Board or a Council-appointed committee. See § 86.39.030(J).
Are trash enclosures required to be screened?
Yes. In multifamily, commercial, and industrial zones, outside trash areas must be enclosed with a minimum 5-foot-high masonry wall or fence; location must be approved with the site plan. See § 86.56.040.
What if my nonresidential lot will be vacant for a while?
Vacant lots in nonresidential zones must be enclosed with a 6-foot opaque fence at property lines and have a landscaped, irrigated buffer along public rights-of-way; the Design Review Commission must approve the treatment. See § 86.56.820.
Do landscaping rules change if I add an ADU?
ADUs don’t erase zoning landscaping obligations. You still need to meet your zone’s minimum site landscaping and any front-area landscaping rules; coordinate with ADUs for ADU-specific standards and keep your § 86.08.130/§ 86.10.120 landscaping calculations current.
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