East Palo Alto — Landscaping and Screening

Overview

East Palo Alto’s Development Code, Title 18, sets citywide rules for how projects plant, irrigate, and screen sites, with targeted requirements for parking lots, equipment, outdoor storage, and trees. The core provisions live in Chapter 18.28 (Landscaping and Trees), with additional, highly applied standards in § 18.30.090.D–E for parking lot landscaping and buffering, and § 18.22.040 for mechanical/equipment screening. Some uses (e.g., service stations) carry their own landscape minimums.

The headline rule: any parking lot visible from the public way must have a 4‑ft landscaped buffer, a continuous landscape screen of about 36 in high, and—if it adjoins a residential zone and serves more than 10 vehicles—a 6‑ft high wall or approved screen (§ 18.30.090.D–E).

Citywide Landscaping and Screening Standards You’ll Actually Use

• Applicability and purpose. Landscaping standards apply to designated “landscape projects,” new single‑family subdivisions, and any tree removal; the purpose includes water efficiency and tree preservation (§ 18.28.010, § 18.28.020).
• Water‑efficient landscapes. New construction landscape areas of ≥ 500 sq ft and rehabilitated landscapes of ≥ 1,000 sq ft must meet the City’s Water Conservation in Landscaping Ordinance (Municipal Code Ch. 17.06) (§ 18.28.030.A).
• Trees for subdivisions and frontages:
  • Single‑family subdivisions: minimum 1 tree per parcel, plus 1 tree per street frontage if a lot fronts more than one street. Trees go in the front yard (§ 18.28.030.B).
  • Multi‑family, nonresidential subdivisions, and common land: 1 tree per 50 ft of street frontage (§ 18.28.030.C).
  • Tree size and mix: minimum 1.5‑in caliper; species must fit the site; max 40% of any single species within a subdivision (§ 18.28.030.D).
• Parking lot landscaping and screening (§ 18.30.090.D):
  • Street buffer: minimum 4 ft wide landscape strip between the parking area and the right‑of‑way; the parkway between sidewalk and ROW must also be landscaped unless waived by the City Engineer (§ 18.30.090.D.1).
  • Interior minimum: if capacity > 10 spaces, total landscaped area (including the buffer) must be ≥ 5% of the lot area (§ 18.30.090.D.1).
  • Landscape screen: provide and maintain a screen of about 36 in high; can use plants, berms, planters, low walls, etc.; hard surface cover ≤ 30% of landscaped area (§ 18.30.090.D.2).
  • Materials: water‑efficient evergreen shade trees, shrubs/groundcover/mulch to achieve 100% coverage of required landscape areas; along streets, 1 tree per 30 ft of frontage; trees min 15‑gal and 6 ft high at planting (§ 18.30.090.D.3).
  • Irrigation: permanent system required (§ 18.30.090.D.4).
  • Curbs: each planting area bounded by 6 in high and 6 in wide concrete curb (§ 18.30.090.D.5).
• Screening from residential zones: vehicle parking facilities for > 10 vehicles must be screened by a ≥ 6‑ft high wall on each side that adjoins or faces premises in residential zones, except within required front setbacks. Screen planting or wood fences may be substituted if approved, with a 3‑year bond posted (§ 18.30.090.E).
• Mechanical/electrical equipment screening (§ 18.22.040):
  • Screening required for new or replacement roof‑ and ground‑mounted equipment; must not be visible from 6 ft above grade in any direction from a public ROW or adjacent residential property (§ 18.22.040.A.1–2, A.3).
  • Roof equipment and its screen are subject to a 15‑ft height limit; screening must be architecturally compatible and may be subject to design review (§ 18.22.040.A.2).
  • Ground equipment: must meet setback/encroachment rules; screening may be fences, walls, or solid hedges—no chain link with/without slats (§ 18.22.040.A.3).
• Outdoor storage/refuse/service areas: must be enclosed or effectively screened from public view with a fence, wall, and landscaping (§ 18.34.120).
• Use‑specific minimums: service stations must landscape at least 10% of the total project site and fully screen exterior mechanical equipment (except pumps) (§ 18.48.180.B.7–8).
• Nonconforming landscaping/screening: existing sites must eliminate nonconformity on this topic per the amortization schedule—10 years for off‑street parking, surfacing, and landscaping; 2 years for screening in all commercial and industrial zones (§ 18.76.010.C, Table 6‑1). Continuing/expanding uses must bring landscaping, parking, and screening up to Article 3 standards (§ 18.76.010.C.2.b–d).

District-by-District Guidance

Use these to understand how the citywide rules above plug into each zone’s development framework. Where a standard below references “Landscaping,” it means compliance with Chapter 18.28 unless more specific provisions apply.

R-LD (Low Density Residential)

• Purpose/uses: Primarily single‑family neighborhoods (typical R‑LD pattern). Verify exact allowed uses with East Palo Alto Zoning. Not found in source materials.
• Key development tie‑ins:
  • Minimum private open space for each unit: 750 sq ft in the rear, usable and open (no permanent hardscape)—and all open space must be landscaped per Ch. 18.28 (§ 18.10.030 Table 2‑2).
  • Front yard landscaping required “consistent with landscaping requirements”; preserve mature healthy trees where possible (§ 18.10.040.C.5).
  • Vegetation may be required to soften/screen massing of new homes/additions (§ 18.10.040.B.7).
• Where it applies: Low‑density residential neighborhoods citywide. Verify with the jurisdiction.

R-MD (Medium Density Residential)

• Purpose/uses: Attached or small‑lot multi‑unit formats. Not found in source materials.
• Key development tie‑ins:
  • Common open space: 250 sq ft/unit (min dimension 15 ft); private open space: 200 sq ft (ground) and 100 sq ft (upper), each with min dimension 6 ft; open space areas must be landscaped per Ch. 18.28 (§ 18.10.030 Table 2‑2).
  • Front yard landscaping and tree preservation same as above (§ 18.10.040.C.5).
  • Multi‑family site design requires locating common parking to minimize street visibility, often triggering the parking lot landscape/screen rules in § 18.30.090.D–E (§ 18.10.040.D.1.d).
• Where it applies: Medium‑density residential areas. Verify with the jurisdiction.

R-HD (High Density Residential)

• Purpose/uses: Higher‑density multi‑family. Not found in source materials.
• Key development tie‑ins:
  • Common open space: 100 sq ft/unit (min dimension 6 ft) and private open space: 50–100 sq ft/unit (min dimension 6 ft), landscaped per Ch. 18.28 (§ 18.10.030 Table 2‑2).
  • Parking landscape buffers/screens are commonly triggered due to lot sizes and parking counts (§ 18.30.090.D–E).
• Where it applies: High‑density residential corridors and nodes. Verify with the jurisdiction.

R-UHD (Urban High Density Residential)

• Purpose/uses: Urban multi‑family formats. Not found in source materials.
• Key development tie‑ins:
  • Private open space: 50 sq ft/unit (min dimension 6 ft), landscaped per Ch. 18.28 (§ 18.10.030 Table 2‑2).
  • Equipment screening for any rooftop mechanicals serving larger buildings must meet the 15‑ft screening height cap and invisibility test (§ 18.22.040.A.2).
• Where it applies: Urbanized residential districts. Verify with the jurisdiction.

PI (Public/Institutional)

• Purpose/uses: Civic and institutional uses.
• Key development tie‑ins:
  • Landscaping required per Ch. 18.28; outdoor storage/display per § 18.34.120; lighting per § 18.34.110; parking per Ch. 18.30 (§ 18.16.030 Table 2‑8).
  • Setbacks/front: 20 ft; sides: 10 ft; rear: 20 ft—use these to site landscape buffers/screens (§ 18.16.030 Table 2‑8).
  • Mechanical equipment screening applies citywide (§ 18.22.040).
• Where it applies: Schools, civic buildings, etc.

PR (Parks and Recreation)

• Purpose/uses: Open space and parks.
• Key development tie‑ins:
  • Landscaping per Ch. 18.28; outdoor storage/service areas screened (§ 18.34.120).
  • Large setbacks (front 20 ft, side 10 ft, rear 20 ft) facilitate buffer planting (§ 18.16.030 Table 2‑8).
• Where it applies: Parklands and recreation facilities.

RM (Resource Management)

• Purpose/uses: Resource conservation.
• Key development tie‑ins:
  • Landscaping per Ch. 18.28; outdoor storage/service areas screened (§ 18.34.120).
  • Larger setbacks (front/rear 50 ft, side 20 ft) guide the depth of landscape buffers (§ 18.16.030 Table 2‑8).
• Where it applies: Environmentally sensitive/resource areas.

Commercial and Industrial Zones

• District designations and purposes: Not found in source materials.
• What still applies:
  • Parking lot buffers, interior landscape minimums, and 6‑ft walls where parking adjoins residential zones (§ 18.30.090.D–E).
  • Equipment and outdoor storage screening duties (§ 18.22.040; § 18.34.120).
  • Service stations: ≥ 10% site landscaping (§ 18.48.180.B.7).
  • Nonconforming screening must be corrected within 2 years in commercial and industrial zones (§ 18.76.010.C, Table 6‑1).

Key Standards at a Glance

How these standards interact with other approvals

• Many of these site elements are reviewed during design review, especially equipment screens and alternative screening materials for parking (§ 18.22.040.A.2; § 18.30.090.E).
• Zoning districts point back to landscaping in Ch. 18.28 and to parking standards in Ch. 18.30, so check your base zone in the development standards table (§ 18.10.030; § 18.16.030).
• If your site is nonconforming, correction timelines in Table 6‑1 apply; see nonconforming uses (§ 18.76.010.C).
• If strict application creates hardship, relief—if any—would run through variances and exceptions. Verify with the jurisdiction.

Checklist

• Confirm your project is a “landscape project” subject to § 18.28.020 and whether § 18.28.030.A water‑efficiency thresholds (500/1,000 sq ft) are triggered.
• Map parking areas; provide the 4‑ft street buffer and, if >10 spaces, ensure landscaped area totals ≥ 5% (§ 18.30.090.D.1).
• Design a continuous landscape screen ~36 in high along parking frontages; keep hard surfaces ≤ 30% of the landscape area (§ 18.30.090.D.2).
• Provide street trees: 1 per 30 ft (parking frontages) and required subdivision trees (per‑parcel or 1/50 ft frontage, as applicable) (§ 18.30.090.D.3; § 18.28.030.B–C).
• Size and mix trees correctly: ≥ 15‑gal/6 ft (parking context) and ≥ 1.5‑in caliper; max 40% one species (§ 18.30.090.D.3; § 18.28.030.D).
• Add permanent irrigation to all planting areas; edge with 6‑in x 6‑in concrete curbs (§ 18.30.090.D.4–D.5).
• If parking adjoins residential zones and serves > 10 vehicles, draw a 6‑ft wall (or Director‑approved alternate) and arrange the required 3‑yr bond (§ 18.30.090.E).
• Screen all roof/ground equipment: not visible from 6 ft above grade; keep roof screens ≤ 15 ft and architecturally compatible; avoid chain link for ground screens (§ 18.22.040.A).
• Enclose/screen outdoor storage and refuse/service areas with fence/wall + landscaping (§ 18.34.120).
• For service stations, provide ≥ 10% site landscaping and screen exterior mechanical equipment (§ 18.48.180.B.7–8).
• If the site is nonconforming, plan to abate landscaping/parking nonconformity within 10 yrs and screening within 2 yrs where applicable (§ 18.76.010.C, Table 6‑1).

Risks & Ambiguities

Information Gaps

• Full text of § 18.28.040 (Tree Regulations): Not found in source materials.
• Commercial and industrial base district designations and any zone‑specific landscape/screening modifiers: Not found in source materials.
• Detailed fence standards and corner vision triangle specifics: Not found in source materials.

Plain-English Summary

If you build or rehab landscaping at or above the city’s size thresholds, you must use water‑efficient design and plant required street trees. Any parking lot facing a street needs a 4‑foot landscape strip and a low screen, with added trees and interior landscaping once you exceed 10 spaces. If your lot sits next to homes, plan on a 6‑foot wall. Hide rooftop and ground equipment from public view, and screen or enclose all outdoor storage and trash areas.

Source References

• § 18.28.010 Purpose (Landscaping and Trees) — East Palo Alto Development Code, Title 18
• § 18.28.020 Applicability (landscape projects; tree removal) — Title 18
• § 18.28.030 Landscape Requirements (water efficiency; subdivision trees; size/mix) — Title 18
• § 18.30.090.D–E Parking Lot Landscaping and Screening — Title 18
• § 18.22.040 Mechanical/Electrical Equipment Screening and Outdoor Storage — Title 18
• § 18.34.120 Outdoor Storage, Refuse Areas, and Service Areas (screen/enclose) — Title 18
• § 18.48.180.B Service Stations (10% landscape; equipment screening) — Title 18
• § 18.10.040 Residential Site Design and Architectural Standards (landscaping; tree preservation; vegetation screening) — Title 18
• § 18.10.030 Table 2‑2 Development Standards for Residential Zones (open space landscaping reference) — Title 18
• § 18.16.030 Table 2‑8 Development Standards for Special Purpose Zones (landscaping references) — Title 18
• § 18.76.010.C and Table 6‑1 Amortization (nonconforming landscaping, parking, screening) — Title 18
• § 18.92.090 Specific Development Standards (landscaping compliance) — Title 18
• Related topics: East Palo Alto Zoning, East Palo Alto Development Standards, East Palo Alto Parking, East Palo Alto Design Review, East Palo Alto Overlay Districts, East Palo Alto Nonconforming Uses, East Palo Alto Variances and Exceptions

Source passages

• East Palo Alto Zoning Code (§ 18.76.010) Medium relevance show source text
• East Palo Alto Zoning Code (§ 18.30.090) Medium relevance show source text
• East Palo Alto Zoning Code (§ 18.48.180) Medium relevance show source text
• East Palo Alto Zoning Code (§ 18.92.090) Medium relevance show source text
• East Palo Alto Zoning Code (§ 18.10.040) Medium relevance show source text
• East Palo Alto Zoning Code (§ 18.28.020) Medium relevance show source text
• East Palo Alto Zoning Code (§ 18.28.030) Medium relevance show source text
• East Palo Alto Zoning Code (§ 18.28.010) Medium relevance show source text
• East Palo Alto Zoning Code (§ 18.34.120) Medium relevance show source text
• East Palo Alto Zoning Code (§ 18.10.030) Medium relevance show source text
• East Palo Alto Zoning Code (§ 18.16.030) Medium relevance show source text
• East Palo Alto Zoning Code (§ 18.22.040) Medium relevance show source text

Cited sections

• § 18.28.010 Purpose (Landscaping and Trees) — East Palo Alto Development Code, Title 18 (§ 18.28.010)
• § 18.28.020 Applicability (landscape projects; tree removal) — Title 18 (§ 18.28.020)
• § 18.28.030 Landscape Requirements (water efficiency; subdivision trees; size/mix) — Title 18 (§ 18.28.030)
• § 18.30.090.D–E Parking Lot Landscaping and Screening — Title 18 (§ 18.30.090.D)
• § 18.22.040 Mechanical/Electrical Equipment Screening and Outdoor Storage — Title 18 (§ 18.22.040)
• § 18.34.120 Outdoor Storage, Refuse Areas, and Service Areas (screen/enclose) — Title 18 (§ 18.34.120)
• § 18.48.180.B Service Stations (10% landscape; equipment screening) — Title 18 (§ 18.48.180.B)
• § 18.10.040 Residential Site Design and Architectural Standards (landscaping; tree preservation; vegetation screening) — Title 18 (§ 18.10.040)
• § 18.10.030 Table 2‑2 Development Standards for Residential Zones (open space landscaping reference) — Title 18 (§ 18.10.030)
• § 18.16.030 Table 2‑8 Development Standards for Special Purpose Zones (landscaping references) — Title 18 (§ 18.16.030)
• § 18.76.010.C and Table 6‑1 Amortization (nonconforming landscaping, parking, screening) — Title 18 (§ 18.76.010.C)
• § 18.92.090 Specific Development Standards (landscaping compliance) — Title 18 (§ 18.92.090)
• Related topics: East Palo Alto Zoning, East Palo Alto Development Standards, East Palo Alto Parking, East Palo Alto Design Review, East Palo Alto Overlay Districts, East Palo Alto Nonconforming Uses, East Palo Alto Variances and Exceptions

• Official East Palo Alto code library