Local zoning · Fairfax

Fairfax — Landscaping and Screening

Q: What screening is required when a multi‑family property borders single‑family homes?

A 10‑ft landscaped buffer yard is required when a multi‑family development abuts single‑family uses. The buffer must include, per 100 linear feet, either two canopy trees that reach ~40 ft at maturity or three smaller canopy trees plus six shrubs (mature height ≥2 ft). See § 17.138.480(A) .

Q: Does Fairfax require drought‑tolerant or water‑efficient landscaping?

Yes. Fairfax adopts the MWELO by reference: projects with ≥500 sq ft of landscape must comply with the Model Water Efficient Landscape Ordinance (MWELO) and the town sets a performance requirement that estimated landscape water use be at least 10% lower than the MWELO maximum unless waived. See § 17.138.470(D–E) .

Q: Can the Planning Director reduce landscaping or fence standards?

Yes. The Planning Director may grant waivers up to 10% for many objective standards including landscaping amounts and fence height/location standards (subject to procedural requirements in § 17.044.100 ). See § 17.044.090 .

Q: What landscaping is required for parking lots in senior residential (RM‑S) projects?

In the RM‑S zone, a minimum of 10% of the interior of any parking area must be landscaped; each interior parking row end must have a 6‑ft island with at least one 15‑gallon tree; one canopy tree per five stalls is required; and five‑ft landscaped buffers to street are required. See § 17.090.100 .

Q: Do the design‑review rules treat landscaping as a review criterion?

Yes. Under the Design Review chapter, landscaping and screening are explicit objective design standards that projects are required to conform to when design review is applicable. See § 17.020.040 .

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

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Last reviewed: July 2, 2026

Overview

This page explains what the Fairfax Zoning Code requires specifically about landscaping and screening: where planting, tree‑counts, buffers, fences/walls, and equipment screening are required, and how rules differ by zone or overlay. It summarizes the binding local rules (with code citations) and practical guidance for applicants. For rules that trigger design-level review see the town's Fairfax Design Review procedures.

Note: this page sticks to zoning/planning requirements only (not Title 24 building-code details — see California Building Standards Code for those).

What the Fairfax code requires (core rules)

Minimum landscaped area: a minimum of 15% of a development site must be landscaped (plants/groundcover) for subject projects. See § 17.138.470.
Turf limit: not more than 50% of landscaped area may be turf (with tighter MWELO prescriptive limit where the MWELO prescriptive option applies). See § 17.138.470(B)(1) and the MWELO reference § 17.138.470(D–E).
Tree requirement: one tree per 1,000 sq ft of lot area (multi‑family design standards). See § 17.138.470(B)(2).
Street/front setback landscaping: at least 50% of required street/front setbacks must be landscaped. See § 17.138.470(G).
Landscape documentation & MWELO: projects with ≥500 sq ft of landscape must submit a MWELO‑compliant landscape documentation package; towns requires a certificate of compliance at completion. See § 17.138.470(D–F).
Buffer between multi‑family and single‑family: where a multi‑family housing development abuts single‑family, provide a 10‑ft landscaped buffer yard with specific tree/shrub counts (per 100 linear feet: two 40‑ft canopy trees or three smaller canopy trees, plus six shrubs >=2 ft tall). See § 17.138.480(A).
Equipment screening: all exterior mechanical equipment must be screened from public view; screening must be opaque, architecturally integrated, and plant screens must be evergreen and installed to screen at occupancy. Certain materials are prohibited (wood, expanded metal lath, chain link for screening). See § 17.138.480(B–F).
Ground‑mounted street‑facing equipment: must be screened to 12 inches above the equipment using decorative walls/berms plus plantings; for walls ≤3 ft vegetative cover can substitute for 50%. See § 17.138.480(G).
Fences and hedges: fences/walls/hedges may be up to 6 ft along side/rear lot lines (higher only by variance). Within required yards they may be 4 ft high (any yard) or 6 ft behind the front setback. See § 17.044.080(A–B).
Waivers: the Planning Director can grant waivers up to 10% for landscaping amounts and up to 10% for fence height/location standards (see waiver rules). See § 17.044.090(D, G).
Wildland‑Urban Interface / defensible space: landscaping in the WUI is governed by vegetation management rules; a Vegetation Management Plan is required for housing in the Wildland‑Urban Interface Zone. See §§ 17.138.600–17.138.620.
Design review tie‑ins: design‑level conformity to these objective landscaping and screening standards is required where design review applies. See § 17.020.040 (design review criteria).

(See the "Source References" section for direct file citations.)

District‑by‑district (how rules apply in each zone)

Below are Fairfax zoning districts where landscaping/screening rules are specifically called out in the code. Each subsection gives the zone purpose/typical uses, key dimensional or landscape requirements, and where landscaping/screening requirements come from.

RD 5.5‑7 (Residential RD 5.5‑7)

Purpose / typical uses: single‑family residences, limited duplexes on larger lots; accessory structures allowed (porches, fences, hedges). See § 17.084.
Landscaping & screening: general setbacks and fence rules apply (see § 17.040.020 and § 17.044.080). Lot coverage and open‑space limits affect how much landscaping can be provided; landscaping must meet the town’s water‑efficiency rules where applicable (see § 17.138.470). See § 17.084 and § 17.138.470.

RS‑6 (Residential RS 6)

Purpose / typical uses: higher‑density single‑family compared with RS‑7.5; accessory landscape features allowed. See chapter index § 17.080 (zone chapter).
Landscaping & screening: standard yard setbacks, fence rules, and MWELO landscape documentation requirements apply; design review can require native/evergreen screening where appropriate (see § 17.020.040 and § 17.138.470).

RS‑7.5 (Residential RS 7.5)

Purpose / typical uses: medium‑density single‑family lots; accessory uses expressly list hedges, fences, walkways. See § 17.076.
Landscaping & screening: yard rules and hill‑area review may require revegetation and native plant screening as part of design review; MWELO package applies where >500 sq ft. See § 17.072 / § 17.138.470.

UP (Upland Residential UP / UR)

Purpose / typical uses: Upland/steeper hillside residential with stricter site‑preparation and revegetation/landscaping standards. See § 17.124.
Landscaping & screening: low‑impact clustered development and HRD overlay rules require revegetation, contour planting and erosion‑minimizing landscaping; native, fire‑resistant species required in many approvals. See § 17.072.090 and § 17.124.

RM (Multiple‑Family RM)

Purpose / typical uses: multi‑family dwellings and apartments; subject to Chapter 17.088.
Landscaping & screening: Article IV design standards for multi‑family invoke § 17.138.470 (landscaping) and § 17.138.480 (buffering/screening). Multi‑family projects must provide 15% landscaped area, one tree per 1,000 sq ft, and 10‑ft buffers where adjacent to single‑family uses; exterior equipment must be screened and screening must be evergreen/opaque. See §§ 17.138.470–480 and § 17.088.

RM‑S (Senior Residential RM‑S)

Purpose / typical uses: senior housing and multiple dwellings for seniors; accessory landscaping/amenities emphasized. See § 17.090.
Landscaping & screening: design review is required for external improvements; parking lot landscaping minimums (e.g., 10% interior landscaped, one 15‑gal tree per end‑island, canopy trees per 5 parking stalls, 5‑ft landscaped buffer to street) are spelled out in § 17.090.100. Multi‑family landscaping standards § 17.138.470 also apply.

CC, CL, CH, CS (Commercial zones: Central Commercial CC, Limited Commercial CL, Highway Commercial CH, Service Commercial CS)

Purpose / typical uses: retail, services and highway‑oriented commercial uses; see §§ 17.100, 17.092, 17.096, 17.104.
Landscaping & screening: commercial parking lots and service areas are subject to the off‑street parking landscaping measurements and may be required to provide landscaped buffers and 50% landscaped front setbacks where storefront or street‑facing facades are modified; design review looks at landscaping as a key exterior element. See § 17.020.040 and parking chapter § 17.052 (see town index).

PDD (Planned Development District PDD)

Purpose / typical uses: site‑specific planned developments; landscaping is typically addressed in the PDD plan and must conform to overall design criteria and Chapter 17.138 where multi‑family. See § 17.112 (PDD) and § 17.138.

WHO‑A / WHO‑B (Workforce Housing Overlay WHO zones)

Purpose / typical uses: overlays that change development standards for workforce housing projects. Landscaping and open‑space minima are modified for WHO zones (outdoor living/open space minimums differ; see WHO section). Design review & landscaping rules still apply where project contains residential uses. See the Workforce Housing chapters in the code index and § 17.138.

Ridgeline Scenic Corridor & Wildland‑Urban Interface (overlays)

Purpose / typical uses: preserve scenic ridgelines and manage wildfire risk. Landscaping here must retain native planting, provide screening compatible with the ridge context, and follow vegetation‑management/defensible‑space rules; a Vegetation Management Plan is required in the WUI. See § 17.060 (Ridgeline) and §§ 17.138.600–620 (WUI).

Decision‑relevant standards (quick reference table)

Requirement	Key number / standard	Code Reference
Minimum landscaped area (subject projects)	15% of site	§ 17.138.470(B)
Turf cap (landscape areas)	≤50% (and 25% under MWELO prescriptive option when used)	§ 17.138.470(B)(1), (D)
Tree minimum	1 tree / 1,000 sq ft lot area	§ 17.138.470(B)(2)
Street/front setback landscaping	≥50% of setback	§ 17.138.470(G)
Multi‑family → single‑family buffer	10 ft buffer; per 100 lf: 2 x 40‑ft canopy trees or 3 smaller canopy + 6 shrubs ≥2 ft	§ 17.138.480(A)
Equipment screening (roof/ground)	Opaque, architecturally integrated; plants evergreen and effective at occupancy; no wood/chain‑link/metal lath	§ 17.138.480(B–F)
Screening for ground equipment facing street	Screen to 12 in above equipment; decorative walls/berms + plantings; ≤3 ft walls may be 50% vegetation	§ 17.138.480(G)
Fence heights (side/rear)	≤6 ft (higher only by variance); in yards ≤4 ft (front setback exceptions)	§ 17.044.080(A–B)
Waivers available	Up to 10% for landscaping amounts and fence height/location	§ 17.044.090(G), (D)

Practical guidance / interpretation (plain English, applied)

If you’re planning a new multi‑family project, design the site so 15% is planted and plan for one tree per 1,000 sq ft — and if you back up to houses, build a 10‑ft buffer with the tree/shrub counts required by § 17.138.480(A). Use the buffer to hide parking, utilities and decks; the code allows you to reduce the buffer if an equivalent buffer exists adjacent to the lot.
For mechanical equipment (rooftop or ground): screening must be opaque, integrated with building materials, and evergreen plants must effectively screen equipment at occupancy — which means specify mature plant sizes and/or architectural screens of the height of the tallest equipment. Prohibit chain‑link or bare wood screens for this purpose. See § 17.138.480(C–F).
For single‑family or duplex projects, know fence height rules: you can put a 4‑ft fence in any yard, 6‑ft behind front setback, and 6‑ft along side/rear lot lines without a variance; higher fences require a variance. See § 17.044.080.
All projects that meet design review thresholds must show how landscaping and screening meet the objective standards in the code; include a MWELO‑compliant landscape documentation package when ≥500 sq ft of new landscape is proposed and be prepared to deliver the Planning Director a signed Certificate of Compliance after installation. See § 17.138.470(D–F).
In wildfire‑exposed areas, landscaping must follow the local IWUIC/vegetation management rules and defensible‑space checklists — there may be additional planting restrictions and spacing/clearance requirements. See §§ 17.138.600–620.

Checklist

Provide a landscape plan (MWELO format if ≥500 sq ft) showing plant species, counts, sizes at planting, and irrigation. See § 17.138.470(D).
Show 15% minimum landscaped area (or request waiver under § 17.044.090). See § 17.138.470(B) and § 17.044.090(G).
If multi‑family abuts single‑family, show a 10‑ft buffer and tree/shrub schedule per § 17.138.480(A) (or show equivalent buffer on adjacent lot to reduce width).
Identify and show screening for all exterior mechanical equipment; if screening is plant material show evergreen species and mature heights. See § 17.138.480(B–E).
Confirm fences/walls meet § 17.044.080 height/location rules and indicate any variance/waiver requests.
In WUI or Ridgeline areas, attach vegetation management plan / fire hazard reduction documentation required by §§ 17.138.600–620.
Include required parking‑lot landscape calculations if applicable (see RM‑S parking landscaping minima § 17.090.100 and Chapter 17.052).

Risks & Ambiguities

Issue	Why it matters	What to verify
Applicability of § 17.138.470 (does it apply to your project)	The § 17.138 landscaping rules are in the Article addressing multi‑family design standards but the Design Review chapter applies landscaping as an objective standard in multiple zones. Misreading can lead to under‑design or extra reviews.	Confirm whether your project falls under the multi‑family design standards or is otherwise subject to design review per § 17.020.030–040. See § 17.020.040 and § 17.138.470.
Exact section for two‑unit project landscaping text	Two‑unit project rules include specific evergreen screening criteria in the two‑unit chapter, but section numbering in the retrieved extract is not consistently shown.	Verify with the Planning Department whether the two‑unit screening standard is located in Chapter 17.049 (Two‑Unit Projects) and obtain the exact § citation and current text. File excerpt available (see retrieval).
Wildfire / WUI conflicts with aesthetic screening	Defensible‑space rules may force removal or spacing of plants that would otherwise serve as screening (e.g., evergreen massing).	If your site is in the Wildland‑Urban Interface, require a VMP and coordinate with Fire Authority and the Planning Director — see §§ 17.138.600–620.
Plant species lists & "undesirable" trees	The code prevents planting species listed as undesirable in the Municipal Code tree chapter. Plant choice affects compliance.	Check Chapter 8.36 (undesirable tree species) and confirm with the Planning Director/Tree Committee before planting. Not all details were in the zoning excerpt; verify with the town. Not found in retrieved materials for full tree list.
Variances / waivers process	Many numeric standards allow up to 10% waiver; relying on a waiver without confirming findings can delay approval.	If you need a waiver, follow § 17.044.100 application procedures and expect Planning Director/Commission review; waivers for landscaping and fences are explicitly allowed up to 10%. See § 17.044.090.

Plain‑English summary

Fairfax requires most new projects to reserve a meaningful portion of the yard as planted landscape (commonly 15%), limit turf, meet tree‑count rules (about 1 tree per 1,000 sq ft), and screen mechanical equipment and multi‑family projects from neighboring homes with a 10‑ft planted buffer. Fences are allowed up to 6 feet along side/rear lot lines (lower in front yards), and many projects must file a MWELO landscape package and a Certificate of Compliance at completion. See the cited sections below for the exact numbers and documentation steps.

Source References

§ 17.138.470 — Landscaping (standards: 15% landscape, turf limits, tree counts, MWELO, Certificate of Compliance, street setback landscaping).
§ 17.138.480 — Buffering and Screening (10‑ft buffer, equipment screening, material prohibitions, ground equipment screening).
§ 17.020.040 — Design Review Criteria (landscaping/screening a design review criterion).
§ 17.044.080 — Fences, walls, hedges and bulkheads (height/location rules).
§ 17.044.090 — Authority to grant waivers (waiver types and 10% rule).
Chapter 17.049 — Two‑Unit Projects (landscaping/screening and evergreen screening requirements for resulting two‑unit developments; see extracted landscaping subparts). (Exact internal subsection reference not shown in retrieved snippet; see file excerpt.)
§ 17.090.100 — RM‑S Off‑Street Parking landscaping minima (10% interior landscaped, 15‑gal trees per end‑island, canopy tree per 5 stalls).
§§ 17.138.600–620 — Vegetation management in the Wildland‑Urban Interface zone (VMP requirement and guidelines/checklists).
Code index and chapter list (Title 17: Zoning) for locating chapters and overlays in the ordinance.

Information Gaps

The full, exact section numbering for the two‑unit project landscaping paragraphs (the code text appears in the retrieved files under the two‑unit chapter but the exact § number for subparts (j) shown in the excerpt was not explicitly labeled in the snippet). Verify exact subsection citation with the Clerk or Planning Director.
The Town’s full list of “Undesirable Tree Species” is referenced but the municipal code chapter text (Chapter 8.36 tree list) was not included in the zoning extract here; consult Chapter 8.36 for species prohibitions. Not found in retrieved materials.

Sources

Retrieved passages

CWUIC § 17.138.600 (Chapter 2.7) High relevance
CWUIC § 17.138.600 (Article VI) High relevance
Fairfax Zoning Code (§ 17.138.470) High relevance
Fairfax Zoning Code (§ 17.020.040) High relevance
Fairfax Zoning Code (§ 17.020.030) High relevance
CFC § 17.040.040 (§ 17.040.040) High relevance
CFC § 17.60.060 (§ 17.60.060) High relevance
Fairfax Zoning Code (§ 17.060.040) High relevance
Fairfax Zoning Code (§ 17.072.090) High relevance
Fairfax Zoning Code (§ 17.24.090) High relevance
Fairfax Zoning Code (section shall) High relevance
CBC § 17.24.050 (§ 17.24.050) High relevance
Fairfax Zoning Code (§ 8.36.020) High relevance
CFC § 8.28.020 (§ 8.28.020) Medium relevance
Fairfax Zoning Code (§ 17.090.010) Medium relevance
CFC § 17.116.050 (§ 17.116.050) Medium relevance
Fairfax Zoning Code (TITLE 17) Medium relevance
Fairfax Zoning Code (§ 17.090.085) Medium relevance
Fairfax Zoning Code (§ 66314) Medium relevance
Fairfax Zoning Code (Chapter 17.138) Medium relevance
Fairfax Zoning Code (CHAPTER 17.020) Medium relevance
CBC § 17.66.040 (Chapter 17.048) Medium relevance
Fairfax Zoning Code (Chapter 17.044) Medium relevance
CBC § 17.090.070 (section shall) Medium relevance

Cited sections

Official Fairfax code library

Frequently asked questions

Do multi‑family projects in Fairfax need to provide a landscape plan and meet a minimum landscaped area?

Yes. Multi‑family housing projects are subject to the Town’s landscaping standards: a minimum of 15% of the site must be landscaped, one tree per 1,000 sq ft of lot area is required, and projects with ≥500 sq ft of landscape must submit a MWELO‑compliant landscape documentation package and a Certificate of Compliance on completion. See § 17.138.470.

What screening is required when a multi‑family property borders single‑family homes?

A 10‑ft landscaped buffer yard is required when a multi‑family development abuts single‑family uses. The buffer must include, per 100 linear feet, either two canopy trees that reach ~40 ft at maturity or three smaller canopy trees plus six shrubs (mature height ≥2 ft). See § 17.138.480(A).

How must mechanical equipment be screened in Fairfax?

All exterior mechanical equipment (roof, side, or ground) must be screened from public view. Screening must be architecturally integrated and opaque; plant screening must be evergreen and installed so it effectively screens by occupancy. Certain materials (e.g., chain‑link, wood or expanded metal lath used as screens) are prohibited. See § 17.138.480(B–F).

What are the fence and wall height limits in residential yards?

Fences, walls, hedges, or bulkheads may be maintained up to 6 feet along side and rear lot lines (higher only by Planning Commission variance). In required yards a fence may be up to 4 ft high (in any yard) or up to 6 ft behind the front setback line. See § 17.044.080(A–B).

Does Fairfax require drought‑tolerant or water‑efficient landscaping?

Yes. Fairfax adopts the MWELO by reference: projects with ≥500 sq ft of landscape must comply with the Model Water Efficient Landscape Ordinance (MWELO) and the town sets a performance requirement that estimated landscape water use be at least 10% lower than the MWELO maximum unless waived. See § 17.138.470(D–E).

If my lot is in the Wildland‑Urban Interface, what extra landscaping rules apply?

Landscaping in the WUI is subject to vegetation management: a Vegetation Management Plan (VMP) meeting IWUIC standards must be submitted for housing projects, and trees/planting must meet defensible‑space rules and FireSafe Marin guidance. See §§ 17.138.600–620.

Can the Planning Director reduce landscaping or fence standards?

Yes. The Planning Director may grant waivers up to 10% for many objective standards including landscaping amounts and fence height/location standards (subject to procedural requirements in § 17.044.100). See § 17.044.090.

What landscaping is required for parking lots in senior residential (RM‑S) projects?

In the RM‑S zone, a minimum of 10% of the interior of any parking area must be landscaped; each interior parking row end must have a 6‑ft island with at least one 15‑gallon tree; one canopy tree per five stalls is required; and five‑ft landscaped buffers to street are required. See § 17.090.100.

Do the design‑review rules treat landscaping as a review criterion?

Yes. Under the Design Review chapter, landscaping and screening are explicit objective design standards that projects are required to conform to when design review is applicable. See § 17.020.040.

Are there specific planting lists or prohibited tree species referenced?

The zoning code references plant selection criteria (favoring native, drought‑tolerant and fire‑resistant species) and specifically disallows planting species listed as undesirable in the Town’s tree chapter (Chapter 8.36). The specific list of “undesirable tree species” is in Chapter 8.36 (referenced by § 17.138.470 and multi‑family provisions) — consult that chapter or Planning/Tree Committee for the species list. Not all species lists were included in the zoning snippet.

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