Emeryville — Landscaping and Screening

Last reviewed: July 2, 2026

Overview

This page summarizes what the Emeryville Planning Regulations (Title 9) require for landscaping and screening — when landscaping is required, how much, what materials count, how to screen parking, loading, mechanical equipment, fences and walls, tree rules, and measurement/maintenance obligations. The rules in Article 5 of Chapter 4 are citywide but interact with base zones and overlay zones; see the zoning base‑zone list in § 9-3.102 for district names and the landscaping minimum by district in § 9-4.504.

(First-time internal links: parking, setbacks/development standards, design review, overlay districts, ADUs, California Building Standards Code)

• Many requirements reference how landscaping interacts with Emeryville Parking, setbacks and development standards, and design review, and are affected by Emeryville Overlay Districts. Landscaping for accessory dwelling units is reviewed in the context of Emeryville ADUs. Structural permits that may be triggered (for tall retaining walls or fences) reference the California Building Standards Code.

What the code requires (core rules)

• Purpose and applicability: Article 5 establishes the landscaping and screening regulations to improve visual character, safety, and urban ecological benefits. Requirements apply to new construction, enlargements over 1,000 sq ft (or 10% if smaller), and new or expanded parking lots over the same thresholds. § 9-4.501 – 9-4.502.

• Minimum landscaped area:

  • Industrial zones (INL / INH): 5% of the project site. § 9-4.504(a).
  • All other zones: 10% of the project site. § 9-4.504(b).
  • Stormwater measures (flow-through planters, swales) may count toward the landscaping area but not toward common open space minimums. § 9-4.504(b).

• Composition and water use: Required landscaping must include a mix of trees, shrubs, groundcover, vines, and/or flowers and must comply with the City’s water‑use rules and irrigation requirements (Article 6). Irrigation systems are generally required unless hand‑watering is acceptable to the Director. § 9-4.503(a–b).

• Tree rules and definitions: The code defines small-, medium-, and large‑canopy trees, sets canopy measurement rules, and lets the Director require preservation of healthy on‑site trees for discretionary projects; an arborist report may be required and may be peer‑reviewed. § 9-4.503(h)(1) and 9-8.212.

• Turf prohibition for new development: New development projects generally may not install mowed turf as part of required landscaping (parks/POPOS are an exception). § 9-4.503(j).

• Maintenance obligations: All required landscaping, fences, and walls must be maintained in healthy condition; irrigation systems must be kept working and plant materials replaced as needed. § 9-4.503(e).

• Screening specifics:

  • Open parking and loading: Open parking areas of 3 or more spaces and all loading areas must be screened by a fence, wall, or hedge. Screening height and location depend on whether the parking bounds a rear/interior side yard or is adjacent to a street: generally 3'–6' or 5'–6' depending on location; loading areas adjacent to streets must be screened to the maximum extent possible. § 9-4.503(f)–(g).
  • Mechanical/equipment screening: Roof‑mounted and ground mechanicals, electric/gas meters, HVAC, antennae, and transformers must be visually and acoustically screened so they are not visible from adjacent properties at or below the equipment level or from public sidewalks; transformers should be undergrounded when feasible. § 9-4.507 – 9-4.508.

• Fences & walls:

  • In residential zones:
    • Front and street‑side yards: solid fences/walls max 3'; fences that are at least 50% open may be up to 4.5'. § 9-4.505(a)(1)(a).
    • Rear and interior side yards: max 6'. § 9-4.505(a)(1)(b).
    • A 6' fence/wall may be located anywhere outside required yards. § 9-4.505(a)(1)(c).
  • All other zones: fences/walls generally must not exceed 8', unless the Director approves taller for the use; in no case can they exceed the base site height limit. Any fence/wall over 6' requires a building permit (Title 8) and design review. § 9-4.505(a)(2).
  • Materials: durable materials are required (wood, wrought iron, masonry); chain link visible from the right‑of‑way is not permitted unless screened by landscaping or approved by the Director; visible barbed/razor wire is prohibited. § 9-4.505(b).
  • Height measurement: measured from the higher adjacent grade; fences on retaining walls use special measurement rules. § 9-4.505(c) and § 9-4.202(b)(2).

• Design review triggers: Exterior changes visible from the public right‑of‑way — including landscaping changes and retaining walls and fences over 6' — require design review unless exempt. Landscaping projects under 500 sq ft are exempt from design review. § 9-7.403.

• Exceptions and minor deviations: An Exception to Standards may be approved administratively for minor reductions in required landscaping (up to 10% of required landscaping for sites/parking lots) or for fence/wall height in residential zones, among other limited deviations. § 9-7.802(c–b).

District-by-district (base zones)

Below are the base zoning districts that the Emeryville code establishes. Each district lists the ordinance purpose (short), typical uses (high level), where it applies, and the landscaping/screening basics that apply in that district. For the formal list of base zones see § 9-3.102.

Note: overlay zones and PUD approvals can alter applicable rules; overlay rules supersede base rules where specified. Verify overlay status for the parcel. § 9-3.202.

RM (Medium Density Residential)

• Purpose: implements Medium Density Residential General Plan intent. § 9-3.102(1).
• Typical permitted uses: single‑ and multi‑family residential and limited ground‑floor neighborhood retail where allowed by the NR overlay. § 9-3.302; Table 9-3.202.
• Key dimensional & landscaping rules:
  • 10% landscaping requirement (all non‑industrial zones). § 9-4.504(b).
  • Residential fence limits: 3' solid front, 4.5' open front, 6' rear/interior. § 9-4.505(a)(1).
• Where applied: city neighborhoods mapped as RM; check zoning map and overlay layers. § 9-3.103–9-3.104.

RMH (Medium‑High Density Residential)

• Purpose: implements Medium‑High Density Residential. § 9-3.102(2).
• Typical uses: multi‑family residential, affordable housing programs, limited ground‑floor service uses per zone rules. § 9-3.302.
• Key rules: same 10% landscaping standard; same fence rules as other residential zones; tree planting guidance and tree preservation apply for discretionary projects. § 9-4.504, 9-4.505, 9-4.503(h).

RH (High Density Residential)

• Purpose: implements High Density Residential. § 9-3.102(3).
• Typical uses: multi‑unit residential, limited ground‑floor commercial where allowed. § 9-3.302; Table 9-3.202.
• Key rules: 10% landscaping; private open space screening rules apply (private open space adjacent to public space must have at least 3' tall, 50% solid screening). § 9-4.303(c)(2).

MUR / MURS / MUN (Mixed Use zones)

• Purpose: implement Mixed Use land‑use categories. § 9-3.102(4–6).
• Typical uses: combinations of residential, office, retail, arts/entertainment, and selected service uses depending on the subzone and overlay rules. § 9-3.303; Table 9-3.202.
• Key rules:
  • 10% landscaping (except where overlay or PUD modifies). § 9-4.504(b).
  • Screening of parking and service areas is important in mixed‑use sites; parking screening heights 3'–6' depending on adjacency. § 9-4.503(f)–(g).
  • Design review frequently applies for exterior and landscape visible from the right‑of‑way. § 9-7.403.

OT / OT‑DH (Office/Technology, Doyle‑Hollis)

• Purpose: implement Office/Technology land uses (OT/DH is a special area). § 9-3.102(7–8).
• Typical uses: office, R&D, light industrial, selected services; OT/DH has tailored allowances. § 9-3.304.
• Key rules: 10% landscaping; first‑floor office floor‑to‑ceiling height standards and tree planting & public realm standards apply (see objective standards). § 9-4.504; 9-7.1604(c).

INL / INH (Light and Heavy Industrial)

• Purpose: implement Industrial land uses. § 9-3.102(9–10).
• Typical uses: industrial, fabrication, distribution, some commercial support uses. § 9-3.305.
• Key rules:
  • 5% minimum landscaped area for development projects in industrial zones (significant difference from other zones). § 9-4.504(a).
  • Screening of outdoor storage and open storage is strict: storage must not be visible from the ground level of adjacent properties or the public right‑of‑way unless property owners agree otherwise. § 9-4.506.
  • Chain link fencing visible from the right‑of‑way is discouraged unless screened. § 9-4.505(b).

P, M, PO, SM, and other special zones

• P (Public), M (Marina), PO (Park/Open Space), SM (Shoreline Management): these districts have specialized purposes (parks, marina facilities, shoreline protections). § 9-3.102(11–14).
• Key rules: PO and SM typically have open‑space/park standards and sometimes allow turf in public parks even though new private development is prohibited from installing turf for landscaping. § 9-4.503(j).

Quick decision‑relevant standards (table)

Checklist

• Confirm base zone and any overlay zones on the parcel and whether a PUD modifies standards; overlays supersede base zone rules. § 9-3.202.
• Show total site area and calculate required landscaped area (5% or 10%) and show how stormwater planters/swales are counted. § 9-4.504.
• Provide a planting plan with species, canopy sizes (small/medium/large), irrigation design, and maintenance plan; show tree preservation or mitigation if discretionary. § 9-4.503(h).
• If landscaping >500 sq ft or any exterior change visible from the right‑of‑way, prepare for design review (or show exemption). § 9-7.403.
• For parking and loading show screening types and heights, and curbing or flush curb details if used for stormwater. § 9-4.503(f)–(g).
• Demonstrate fence/wall heights from adjacent grade and indicate materials; fences >6' require building permit and design review. § 9-4.505(c) and § 9-7.403.
• If mechanical equipment present, include screening details to show compliance with § 9-4.507.
• If seeking a minor adjustment (exception) for landscaping or fence height, include justification consistent with § 9-7.802.

Risks & Ambiguities

Plain‑English summary

Emeryville requires most development projects to provide permanent, water‑efficient landscaping (generally 10% of site area; 5% in industrial zones), to screen parking, loading, and mechanical equipment, and to limit fence heights in yards (front solid fences 3', open front fences 4.5', and rear fences 6'). Materials, irrigation, tree preservation, and maintenance are all regulated, and visible landscape work often requires design review. Key controlling sections include § 9-4.501 – 9-4.508, § 9-4.504, and fence rules in § 9-4.505.

Source References

• Article 5, Landscaping and Screening — § 9-4.501 – 9-4.508 (purpose, applicability, general provisions, landscaping by district, fences & walls, outdoor storage screening, mechanical screening, utility undergrounding). Downloaded from eCode: https://ecode360.com/EM4426; see § 9-4.501 – 9-4.508.
• Minimum landscaping by zoning district — § 9-4.504 (Industrial 5%, all other zones 10%).
• Fences & Walls — § 9-4.505 (heights, materials, measurement; building permit threshold).
• General landscaping provisions (irrigation, composition, tree preservation, turf prohibition) — § 9-4.503 and subsections (a), (b), (c), (d), (e), (h), (j).
• Screening of parking/loading — § 9-4.503(f)–(g).
• Mechanical and electrical equipment screening / utility undergrounding — § 9-4.507 – 9-4.508.
• Zoning districts (base zones list and purposes) — § 9-3.102 (RM, RMH, RH, MUR, MURS, MUN, OT, OT/DH, INL, INH, P, M, PO, SM).
• Definitions (landscaping, tree canopy sizes) — § 9-8.212 and related definitions.
• Design review triggers and exemptions (landscaping <500 sq ft exempt; fences >6' require review) — § 9-7.403.
• Exceptions / minor deviations (exceptions to landscaping or fence height up to limited amounts) — § 9-7.802.
• Cross‑references to public improvements, Urban Forestry, and tree planting guidance — § 9-7.1604(c) (objective standards list).

Retrieved passages

• Emeryville Zoning Code (article establishes) High relevance show source text
• Emeryville Zoning Code (Section 9-4.303) High relevance show source text
• Emeryville Zoning Code (Section 9-4.303) High relevance show source text
• Emeryville Zoning Code (Article 14) High relevance show source text
• Emeryville Zoning Code High relevance show source text
• Emeryville Zoning Code (Section 9-4.504) High relevance show source text
• Emeryville Zoning Code (Article 4) High relevance show source text
• Emeryville Zoning Code (Title 8.) High relevance show source text
• Emeryville Zoning Code (Article 4) Medium relevance show source text
• Emeryville Zoning Code (Section 9-4.303) Medium relevance show source text
• Emeryville Zoning Code (Section 9-1.202.) Medium relevance show source text
• Emeryville Zoning Code (Section 9-5.415) Medium relevance show source text
• Emeryville Zoning Code (CHAPTER 8) Medium relevance show source text
• Emeryville Zoning Code (CHAPTER 4) Medium relevance show source text
• Emeryville Zoning Code (Section Combined7) Medium relevance show source text
• Emeryville Zoning Code Medium relevance show source text

Cited sections

• Article 5, Landscaping and Screening — **§ 9-4.501 – 9-4.508** (purpose, applicability, general provisions, landscaping by district, fences & walls, outdoor storage screening, mechanical screening, utility undergrounding). Downloaded from eCode: see **§ 9-4.501 – 9-4.508**. (Article 5)
• Minimum landscaping by zoning district — **§ 9-4.504** (Industrial **5%**, all other zones **10%**). (§ 9-4.504)
• Fences & Walls — **§ 9-4.505** (heights, materials, measurement; building permit threshold). (§ 9-4.505)
• General landscaping provisions (irrigation, composition, tree preservation, turf prohibition) — **§ 9-4.503** and subsections **(a), (b), (c), (d), (e), (h), (j)**. (§ 9-4.503)
• Screening of parking/loading — **§ 9-4.503(f)–(g)**. (§ 9-4.503)
• Mechanical and electrical equipment screening / utility undergrounding — **§ 9-4.507 – 9-4.508**. (§ 9-4.507)
• Zoning districts (base zones list and purposes) — **§ 9-3.102** (RM, RMH, RH, MUR, MURS, MUN, OT, OT/DH, INL, INH, P, M, PO, SM). (§ 9-3.102)
• Definitions (landscaping, tree canopy sizes) — **§ 9-8.212** and related definitions. (§ 9-8.212)
• Design review triggers and exemptions (landscaping <500 sq ft exempt; fences >6' require review) — **§ 9-7.403**. (§ 9-7.403)
• Exceptions / minor deviations (exceptions to landscaping or fence height up to limited amounts) — **§ 9-7.802**. (§ 9-7.802)
• Cross‑references to public improvements, Urban Forestry, and tree planting guidance — **§ 9-7.1604(c)** (objective standards list). (§ 9-7.1604)
• Emeryville_ZoningCode.md

• Official Emeryville code library