Local zoning · Corte Madera

Corte Madera — Landscaping and Screening

Q: What landscaping is required in Corte Madera front yards?

Front yards commonly require a 10 ft landscaped strip adjoining the property line that must be permanently maintained; a landscape plan is generally required for design review. See § 18.08.220(h) and related district rules.

Q: How tall must screening be between commercial uses and residences?

Screening elements are typically required to be at least 6 ft high where a side or rear yard adjoins residential uses; where a site adjoins Highway 101, screening of 10 ft at time of planting is required within a larger yard buffer. See § 18.12.030(2) and § 18.13.135 .

Q: Can I build a 6‑foot fence in the front yard?

Fences ≤ 4 ft are allowed in front setback areas by right. A fence > 4 ft and ≤ 6 ft in the front setback requires Design Review and conditions (town engineer verification that it is not in the right‑of‑way, not within 50 ft of an intersection, and visibility is safe). § 18.24.080(8) .

Q: Will the Planning Commission require a masonry wall instead of plantings?

The code allows the Planning Commission to require a landscaped solid fence or masonry wall not less than six feet where necessary to adequately screen adjacent uses. Whether planting alone is acceptable depends on spacing, species, visual impact, and the Commission’s findings for buffering. § 18.12.030(2) ; § 18.13.130 .

Q: If my lot is sloped, how is fence height measured?

Fence height is measured vertically from the higher of natural or finished grade at the base of the fence to the top of the fence or wall. This height rule applies townwide. § 18.24.060 .

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

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Last reviewed: July 1, 2026

Overview

This page summarizes what the Corte Madera Zoning Ordinance requires for landscaping, screening, fences/walls, and trees in development and design review. It is strictly drawn from the town's zoning code (Title 18) and explains where landscaping is mandatory (yards, parking edges, service areas), how screening is measured (plant height and fence/wall standards), and how the Planning Commission or Zoning Administrator applies discretion. The rules are closely tied to design review and district-specific yard standards. See the townwide zoning overview for context at Corte Madera zoning & planning overview.

What the code requires (top-line)

The zoning ordinance explicitly “requires the provision of screening and landscaping” as a core content element of Title 18 (the Zoning Ordinance). § 18.02.040.
Design review uses landscaping preservation, tree retention, water‑conserving landscape design, and buffering as required findings. § 18.30.070.
Specific districts set yard widths and minimum landscaped strips (front/side/rear) and prescribe minimum screening heights (commonly 6 ft or 10 ft where adjacent to highways). See district breakdowns below.

(Links: when this page discusses topics that connect with other permit rules, see Corte Madera Development Standards, Corte Madera Design Review, Corte Madera Parking, Corte Madera Overlay Districts, Corte Madera Signage, and California Building Standards Code.)

District-by-district breakdown

R-1 (Medium‑Density Residential)

Purpose & where it applies: Applies to parcels shown as R-1 on the official map; regulates residential lot creation and development standards. § 18.08.200.
Typical permitted uses: residential uses permitted under the R-1 regulations; accessory structures allowed per district rules. Not an exhaustive list in this summary — consult the district table in the code. § 18.08.200–.220.
Key landscaping / screening standards:
- Required front yard landscaping: where the front yard is required, not less than 10 feet of the front yard adjoining the property line must be landscaped and permanently maintained; a landscape plan is required for design review. § 18.08.220(h).
- Side yard / tree retention: minimum side yards are set by lot size and slope; design review emphasizes retention of trees 4" diameter or larger. § 18.08.220(b); design guidance § 18.30.030(2) and § 18.30.070(2).
Practical notes: Homeowner projects replacing landscaping in required yard strips will normally need a landscape plan as part of design review where building changes trigger review. § 18.08.220(h); see Design Review.

Commercial districts (C‑1, C‑2, C‑3, C‑4) — (general commercial requirements)

Purpose & where it applies: Commercial districts are covered by the C‑district chapters; the code sets district-specific yard/coverage and also contains a set of required standards in commercial districts. § 18.12.030.
Typical permitted uses: retail, offices, restaurants, certain outdoor sales (with conditions).
Key landscaping / screening standards:
- Service areas/refuse/trash: must be “completely screened by a landscaped solid fence, masonry wall or compact evergreen hedge not less than six feet in height, with solid gates, or enclosed within a building.” § 18.12.030(2).
- Open storage in C‑4 (where allowed) must be inside an area surrounded by a landscaped solid fence or hedge not less than six feet in height; and such storage and the fence cannot be in required yards. § 18.12.030(9).
- Landscaping and parking edges: parking areas must be separated from streets and other sites by a landscaped strip at least 5 feet wide (see district parking/landscape rules); landscaped areas must use water‑conserving design and automatic irrigation where specified. § 18.10. (landscaped areas) and § 18.12.030*.
Practical notes: If your commercial site borders a residential district, expect larger landscaped buffers and possible masonry wall/fence requirements to achieve adequate buffering via conditions of approval. § 18.12.030(2) and related yard provisions.

MX‑1 (Mixed‑Use Neighborhood Zone)

Purpose & where it applies: MX‑1 provisions (Chapter 18.13) regulate mixed-use sites and include explicit landscaped yard widths tied to pedestrian Streetscape Improvement Areas. § 18.13.120–.140.
Key landscaping / screening standards:
- Front yards not adjoining Tamal Vista Boulevard: 20 ft front yard with 10 ft adjoining the property line landscaped with permanently maintained plant materials. § 18.13.125.
- Side yards where adjacent to residential uses: 20 ft side yard, 10 ft adjoining the property line landscaped with screening elements at least 6 ft high. Reductions may be allowed by the Planning Commission to 10 ft side yard if it finds adequate separation and makes design-review findings. § 18.13.130.
- Where a site adjoins Highway 101, the minimum rear/side yard is 50 ft, of which 15 ft adjacent to the property line must be landscaped with screening elements not less than 10 ft in height at time of planting. The Commission may allow reduction to 30 ft with findings. § 18.13.135.
- Rear yards adjoining residential uses: 35 ft minimum rear yard, with 10 ft landscaped with screening elements ≥6 ft. The Commission may reduce to 25 ft with findings. § 18.13.140(a).
- Streetscape areas adjoining Tamal Vista Boulevard: require generous landscaping with trees and pedestrian amenities; landscape plans are reviewed as part of Design Review. § 18.13.120(e).
Practical notes: Mixed‑use projects will commonly be evaluated under Design Review for landscaping, water‑conserving design, and buffering. Expect the Planning Commission to impose planting and planting‑height conditions to meet the screening heights. § 18.30.070.

Professional & Administrative Office (P‑A‑O) / Other non‑residential special yards

Key rules: Where rear or side yards adjoin different district types (residential, P‑A‑O, open space), the code sets varying rear-yard widths and a landscaped strip requirement and reserves the Planning Commission’s authority to require a landscaped solid fence or masonry wall not less than six feet where necessary to screen uses. § 18.12.050 (rear yard subsections) and related yard rules.

Standalone technical standards & fence rules (townwide)

Fences in front setback areas:
- ≤ 4 ft high allowed in front setback without special approval. § 18.24.080(8)(A).
- > 4 ft and ≤ 6 ft in front setback allowed only with Design Review approval, demonstration the fence is outside the right‑of‑way, is not within 50 ft of an intersection, and does not adversely affect sight distance. § 18.24.080(8)(B).
Fences in side and rear yards:
- ≤ 6 ft allowed in side and rear setback areas. § 18.24.080(9)(A).
- > 6 ft and ≤ 8 ft may be allowed in side and rear with conditions (code lists criteria). § 18.24.080(9)(B).
Fences on top of retaining walls: special setbacks (e.g., 2 ft setback from inside edge of retaining wall when in front/street side/rear on double frontage lots) unless Design Review approves otherwise. § 18.24.080(10)(A–C).
Measurement of fence/wall height: measured vertically from the natural or finished grade (whichever is higher) at the base of the fence/wall to the top. § 18.24.060.
Landscaping performance: site landscaping should be water‑conserving and often requires automatic irrigation systems; landscape plans showing species and maintenance are required for Design Review. § 18.30.070(4) and the landscaped area language in district rules. § 18.30.070; § 18.10/18.08/18.13.

Most decision‑relevant standards (quick reference table)

Requirement / item	Typical numeric standard or rule	Code reference
Front yard landscaped strip (typical)	10 ft landscaping strip adjoining front property line	§ 18.08.220(h).
Side yard landscaped strip next to residential (commercial/MX‑1)	10 ft with screening ≥ 6 ft high; side yard overall often 20 ft in MX‑1	§ 18.13.130; § 18.13.140(a).
Yards adjoining Highway 101 (planting height)	50 ft yard; 15 ft landscaped with screening ≥ 10 ft at planting	§ 18.13.135.
Screening of service/trash areas	Solid fence/wall or compact evergreen hedge ≥ 6 ft high, with gates	§ 18.12.030(2).
Parking edge landscape strip	≥ 5 ft strip between parking and street/other sites (district text)	§ 18.10 (landscaped areas text) and district rules.
Fence in front setback—standard limit	≤ 4 ft permitted; >4 ft–≤6 ft requires Design Review	§ 18.24.080(8).
Fence in side/rear setbacks	≤ 6 ft permitted; >6 ft–≤8 ft conditionally allowed	§ 18.24.080(9).
Landscape plan & irrigation	Landscape plan required for Design Review; landscaping shall be water‑conserving and often requires automatic irrigation	§ 18.30.070(4); district landscaped‑areas language.

Practical guidance / interpretation (how Planning applies these rules)

Screening is treated as a combined planting + structure strategy. Where the code calls for screening elements not less than six feet (or ten feet adjacent to Highway 101), the Planning Commission commonly requires a mix of evergreen trees/shrubs and a landscaped solid fence or masonry wall if plantings alone will not reach required screening height quickly or reliably. See § 18.13.130, § 18.12.030.
Design Review is the mechanism to verify landscape plans, tree retention, and that buffers minimize visual bulk, noise, and privacy impacts; required findings explicitly reference tree preservation and “water conservation designs.” § 18.30.020; § 18.30.070(2,4).
Fences in front setbacks will often trigger a Design Review if over 4 ft; the town engineer must verify the fence is outside the right‑of‑way and sight‑distance impacts are checked. § 18.24.080(8).
For sites adjacent to residential districts expect stricter yard and landscape strip measurements (20–35 ft yards and at least 10 ft landscaped strips are common) and the possibility of masonry walls or evergreen hedges to meet screening needs. § 18.13.130; § 18.13.140.

Checklist — what an applicant must submit / satisfy

A landscape plan showing locations, plant species, sizes, and maintenance provisions for required yard strips (landscape plan required for Design Review). § 18.08.220(h); § 18.30.040–.060.
Demonstrate water‑conserving design and show irrigation type (automatic irrigation where required). § 18.30.070(4); district landscaped area rules.
Where service/refuse or open storage is proposed, show screening by a solid fence/masonry wall or compact evergreen hedge ≥ 6 ft. § 18.12.030(2,9).
If fences are proposed in front setback and exceed 4 ft, include Design Review justification, sight‑distance analysis, and town‑engineer verification that fence is outside the right‑of‑way. § 18.24.080(8).
If the project removes trees (especially >4" trunk diameter), provide documentation and justification consistent with Design Review tree‑retention expectations. § 18.30.030(2); § 18.30.070(2).
For projects adjacent to Highway 101 or other special cases, indicate planting heights at time of planting (e.g., 10 ft required adjacent to Highway 101). § 18.13.135.

Risks & Ambiguities

Issue	Why it matters	What to verify
Planning Commission discretion for yard reductions or additional screening	Many reductions (e.g., reducing MX‑1 rear to 30 ft) require findings; outcome is discretionary and project‑specific. § 18.13.135, § 18.13.140.	Confirm whether your parcel’s proposal will require Planning Commission findings and whether previous approvals on the site set precedent. Verify with the jurisdiction.
Height measured from finished vs. natural grade for fences/walls	Fence height is measured from the higher of natural or finished grade — this can increase apparent height on sloped sites. § 18.24.060.	Confirm measured grade baseline on your lot; submit grading/fence cross‑sections during application.
Tree removal thresholds are described in design guidance but no explicit “permit” threshold in snippets	Design review requires minimizing tree removal and preserving trunks ≥4" where feasible, but the exact permitting threshold (e.g., protected trees list) is not quoted in the retrieved text. § 18.30.030(2); § 18.30.070(2).	Check local tree‑protection ordinance or confirm with Planning — Not found in retrieved materials.
Conflicts with fire‑safety / WUI defensible‑space rules	Zoning requires landscaping and hedges, but local/county fire codes and the California Wildland‑Urban Interface rules may require non‑combustible materials and clearance around structures (not detailed here). State/local building/fire codes govern defensible space; these are outside Title 18 scope.	Verify with the Fire Department and reference California Building Standards Code; reconcile landscape/species choices with defensible‑space requirements — Verify with the jurisdiction.
Applicability of automatic irrigation requirement	Several district snippets require automatic irrigation for landscaped areas but exact triggers and exceptions are not fully enumerated in the retrieved snippets. § 18.10/18.30 language suggests irrigation is generally required.	Confirm whether small projects or very low‑water landscaping are exempt or need alternative compliance.

Plain‑English summary

Corte Madera’s zoning code requires permanent landscaping and screening in front, side, and rear yards and around parking and service areas; common numeric rules are 10‑ft landscaped strips in front yards, 6‑ft minimum screening heights for hedges/walls (and 10‑ft where adjacent to Highway 101), and clear rules about where fences are allowed and when Design Review is required. Expect to submit a detailed landscape plan that uses water‑conserving plants and shows how required screening heights will be met. § 18.02.040; § 18.24.080; § 18.12.030; § 18.13.130–.135; § 18.30.070.

Source References

Corte Madera Zoning Ordinance (Title 18): general contents and requirement to provide landscaping and screening — § 18.02.040.
R‑1 district landscaped areas and front/side yard landscaping requirements — § 18.08.220(h).
Commercial district required standards (screening service/refuse areas, open storage, and other landscaping requirements) — § 18.12.030.
MX‑1 yard and landscaping requirements, Tamal Vista Streetscape area, and Highway 101 buffering — § 18.13.120; § 18.13.125; § 18.13.130; § 18.13.135; § 18.13.140.
Design Review scope, guidelines and required findings (tree retention, water‑conserving landscaping, buffering) — § 18.30.020; § 18.30.030; § 18.30.070.
Fence and wall measurement and setback rules (fence heights in front/side/rear setbacks; fences on retaining walls) — § 18.24.060; § 18.24.080(8–10).
Landscaped area, parking edge, and irrigation language — district text and landscape requirements (automatic irrigation where specified) — district code excerpts § 18.10 and related district sections.

Sources

Retrieved passages

Corte Madera Zoning Code (§ 6) High relevance
Corte Madera Zoning Code (§ 6) High relevance
Corte Madera Zoning Code (§ 3) High relevance
Corte Madera Zoning Code (Section 18.24.080) High relevance
Corte Madera Zoning Code (Section 18.30.070) High relevance
CBC § 3 (Chapter 18.36) High relevance
Corte Madera Zoning Code (§ 3) High relevance
Corte Madera Zoning Code (Section 18.26.050) High relevance

Cited sections

Official Corte Madera code library

Frequently asked questions

What landscaping is required in Corte Madera front yards?

Front yards commonly require a 10 ft landscaped strip adjoining the property line that must be permanently maintained; a landscape plan is generally required for design review. See § 18.08.220(h) and related district rules.

How tall must screening be between commercial uses and residences?

Screening elements are typically required to be at least 6 ft high where a side or rear yard adjoins residential uses; where a site adjoins Highway 101, screening of 10 ft at time of planting is required within a larger yard buffer. See § 18.12.030(2) and § 18.13.135.

Can I build a 6‑foot fence in the front yard?

Fences ≤ 4 ft are allowed in front setback areas by right. A fence > 4 ft and ≤ 6 ft in the front setback requires Design Review and conditions (town engineer verification that it is not in the right‑of‑way, not within 50 ft of an intersection, and visibility is safe). § 18.24.080(8).

Do I need to submit a landscape plan with a commercial or mixed‑use permit?

Yes — district rules and Design Review require a landscape plan showing plant types and maintenance; parking areas and Streetscape Improvement Areas have specific landscaping expectations and often require automatic irrigation and water‑conserving design. See § 18.30.040, § 18.13.120(e) and district landscape language.

How does Design Review treat trees and vegetation?

Design Review requires avoidance of unnecessary tree/vegetation removal, preservation of natural landforms, and retention of trees where feasible (explicitly referencing trunks 4 in. diameter or greater in guidance). These are required findings the Commission or Zoning Administrator must make. § 18.30.030(2); § 18.30.070(2).

Will the Planning Commission require a masonry wall instead of plantings?

The code allows the Planning Commission to require a landscaped solid fence or masonry wall not less than six feet where necessary to adequately screen adjacent uses. Whether planting alone is acceptable depends on spacing, species, visual impact, and the Commission’s findings for buffering. § 18.12.030(2); § 18.13.130.

Are there special rules for planting along Highway 101?

Yes — when a site adjoins the Highway 101 right‑of‑way, the minimum required rear or side yard is 50 ft, of which 15 ft adjacent to the property line must be landscaped with screening elements not less than 10 ft tall at planting. The Planning Commission can allow reductions only with specific findings. § 18.13.135.

Does the code require automatic irrigation for landscaped areas?

District language and Design Review findings require water‑conserving landscape design and in several places call for automatic irrigation systems in landscaped areas; check the district specifics in your applicable chapter. § 18.30.070(4); district landscape text.

If my lot is sloped, how is fence height measured?

Fence height is measured vertically from the higher of natural or finished grade at the base of the fence to the top of the fence or wall. This height rule applies townwide. § 18.24.060.

What if I need an exception to a yard or screening requirement?

Many yard reductions or exceptions require the Planning Commission to make additional findings and be tied to Design Review findings (e.g., adequate separation between uses). Where allowed, reductions are discretionary and site‑specific. § 18.13.130; § 18.13.140; § 18.30.070.

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