Local zoning · Manteca
Manteca — Landscaping and Screening
Landscaping and Screening under the Manteca local zoning and planning code, with the controlling citations.
Last reviewed: July 2, 2026
Overview
This page summarizes what the Manteca Zoning Code (Title 17) requires for landscaping, buffers, screening, fences and walls inside the City of Manteca. It only interprets the Zoning provisions that govern planting, parking-lot and perimeter screening, fence/wall heights and materials, tree protection, and the paperwork applicants must file — not building-code, permitting or housing statutes. See the landscaping purpose and applicability in § 17.48.010 and § 17.48.020 for scope and intent .
Note: this page links to related local topics where they are naturally relevant — for more on how landscaping ties into other reviews see the referenced pages for parking, design review, overlays, ADUs and building-code.
Key internal links used in the text:
- parking (/us/california/manteca/parking)
- design review (/us/california/manteca/design-review)
- overlay districts (/us/california/manteca/overlay-districts)
- ADUs (/us/california/manteca/adu)
- California Building Standards Code (/us/california/building-codes)
- signage (/us/california/manteca/signage)
- variances and exceptions (/us/california/manteca/variances-and-exceptions)
What the code requires (short synthesis)
Purpose and scope: The City requires minimum landscape standards to improve appearance, reduce erosion, conserve water, and retain mature trees; those requirements are set out in Chapter 17.48 (Landscaping) and apply to new development, large remodels and qualifying landscape projects (§ 17.48.010, § 17.48.020) .
Plans and verification: Applicants must submit a preliminary and final landscape and irrigation plan and a Landscape Documentation Package; a Landscape Certificate of Completion is required before occupancy for covered projects (§ 17.48.030, § 17.48.070) .
Water efficiency: The landscaping rules implement the State water-efficient landscape law and require water budgets, hydrozones, irrigation controls and recycled-water considerations (§ 17.48.010, § 17.48.070) .
Buffers and screening: Nonresidential and multifamily development adjacent to single-family uses must provide landscape buffers (minimum 10-foot planter strip with shrubs and deciduous + evergreen trees) and parking lots and service areas must be screened per Article III rules (§ 17.48.040 / 17.48.050) .
Fences & walls: Chapter 17.46 controls fence/wall heights, measurement, materials, and special screening rules (including a masonry wall minimum where commercial/industrial abuts residential). Fence height limits are shown in Table 17.46.050-1 (e.g., front setback fences 3½ ft; interior side and rear setbacks 7 ft; landscape walls in required yards 36 inches) (§ 17.46.010 – 17.46.050, § 17.46.070) .
Tree protection and maintenance: Existing trees with trunk diameter over 6" DBH must be retained/protected during construction; tree pruning must be done by qualified contractors and dead/diseased plants must be replaced within 30 days (§ 17.48.060) .
District-by-district breakdown
The Zoning Code lists the City's Base Zoning Districts in the development-standards chapter; where district names imply distinct landscaping/screening expectations, this section ties the general landscaping/screening rules to each district name. For numeric dimensional details (setbacks, heights, lot coverage) see Table 17.26.020-1 referenced in § 17.26.020 .
Note: the Zoning Code frames district names and development standards; specific landscaping obligations are contained in Chapter 17.48 and the fences/walls chapter and apply across districts per the applicability rules (§ 17.48.020, § 17.46.020) .
AG (Agricultural)
- Purpose / typical uses: AG is for agricultural uses; the district name appears in Table 17.26.020-1 as the Agricultural Zoning District (§ 17.26.020) .
- Landscaping/screening relevance: agricultural operations are expressly exempt from some landscaping rules (see § 17.48.020 exemptions) — verify applicability for farm buildings and field operations (§ 17.48.020) .
- Key standards: check Table 17.26.020-1 for dimensional standards; for fences, general fence material prohibitions and height measurement apply (§ 17.46.050, § 17.46.020) .
R-E (Residential Estate), R-1 (One‑Family), R-2 (Limited Multi‑Family), R-3 (Multi‑Family)
- Purpose / typical uses: Residential districts focus on single-family, two‑family, and multi‑family housing respectively; the district names and intent are in § 17.26.020 .
- Landscaping/screening relevance: Residential front yards have minimum landscape requirements: for single and two‑family lots at least 35% of the front yard must be landscaped; turf limits apply for newer permits (§ 17.48.050.A) .
- Fences/walls: private fences must meet the yard-area height caps in Table 17.46.050-1 (front setback 3½ ft; interior/rear up to 7 ft), and landscape wall limits (36 in within required yards) (§ 17.46.050) .
- Where it applies: throughout residential neighborhoods; tree protection and maintenance rules apply when construction happens near mature trees (§ 17.48.060) .
CMU (Mixed‑Use Commercial)
- Purpose / typical uses: CMU supports mixed commercial and residential uses; open-space and landscaping requirements are detailed in § 17.26.080 for residential components and in Article III for site landscaping .
- Key landscaping standards: CMU residential projects must meet private open-space minima (see Table 17.26.080-1) and the general landscape plan and water-efficiency requirements (§ 17.26.080, § 17.48.030) .
- Screening requirements: where CMU or commercial abuts single‑family, the buffer/planting rules (§ 17.48.040/050) and the masonry-wall requirement for commercial adjacent to residential (§ 17.46.070.E) can apply .
DMU (Mixed‑Use Downtown)
- Purpose / typical uses: DMU emphasizes downtown mixed-use with stricter urban open‑space orientation; see § 17.26.060 for open-space and streetscape expectations .
- Landscaping/screening emphasis: street trees and pedestrian canopy coverage requirements are emphasized; fences/walls must still meet Chapter 17.46 standards and design review scope (§ 17.26.060, § 17.46.030) .
- Where it applies: Downtown zones and parcels inside the DMU mapping; consult Table 17.26.020-1 for dimensional detail (§ 17.26.020) .
CN (Neighborhood Commercial), CG (General Commercial), CM (Commercial Manufacturing)
- Purpose / typical uses: retail, service, and light manufacturing/assembly uses (district names are in Table 17.26.020-1) (§ 17.26.020) .
- Screening and buffers: Nonresidential uses adjacent to single-family must provide landscape buffers (minimum 10‑ft planter) or masonry buffering as required for noise/visual separation (§ 17.48.050.I, § 17.46.070.E) .
- Fencing: electrified fencing is prohibited in residential/commercial zones except under strict findings; electrified fencing is allowed in CM, BIP, M1 and M2 with limits if adjacent to residential (§ 17.46.050 note / § 17.46.070; § 17.46.020 material rules) .
BIP (Business Industrial Park), M1 (Light Industrial), M2 (Heavy Industrial)
- Purpose / typical uses: industrial, warehousing, and business‑park uses per § 17.26.020 .
- Screening and fencing: industrial sites must screen outdoor storage, loading docks and refuse areas and provide masonry walls where adjacent to residential (masonry wall minimum 7 ft) (§ 17.46.070, § 17.80.040(C)) .
- Electrified fencing: allowed in CM, BIP, M1, M2 subject to limitations when adjacent to residential (§ 17.46.070 / § 17.46.050 notes) .
OS (Open Space), A (Park), PQP (Public/Quasi‑Public)
- Purpose / typical uses: parks, public facilities, open space; landscaping rules often overlap with park/street-tree requirements (street-tree wells, planter widths) and certain exemptions may apply (§ 17.26.020, § 17.48.020) .
Quick-reference standards table
| What you need to know | Requirement / standard | Code Reference |
|---|---|---|
| Front-setback fence max height | 3.5 ft (may be increased to 4 ft if ≥80% open/transparent) | § 17.46.050 |
| Street-side setback fence | ≤5 ft from back of sidewalk: 3.5 ft; >5 ft: 7 ft | § 17.46.050 cite |
| Interior side & rear fences/walls | 7 ft max in required interior side & rear setbacks | § 17.46.050 |
| Landscape walls in required yards | max 36 in (outside required yards max 6 ft) | § 17.46.050 |
| Nonres/multi‑family buffer to single‑family | Minimum 10‑ft planter strip with shrubs + deciduous & evergreen trees | § 17.48.050.I / § 17.48.040 |
| Parking‑lot perimeter landscaping | At least 10 ft where parking adjoins property line; other perimeter planters min 5 ft | § 17.48.040 / § 17.48.050.K |
| Parking islands/island size | Parking lots ≥20 spaces: islands min 8 ft x 16 ft; one island per 8 spaces; each island must contain ≥1 tree | § 17.48.040.K.3.c |
| Minimum tree size at planting | Minimum 15‑gallon trees; 25% of trees on site at 24‑inch box for projects; tree planters min 5 ft x 5 ft | § 17.48.040 (planting size/spacing) |
| Screening of commercial/industrial next to residential | Masonry wall with minimum height 7 ft (may require landscape softening) | § 17.46.070.E |
| Maintenance / replacement | Required planting areas must be maintained; failed plants replaced in 30 days per approved plans | § 17.48.060.A |
Checklist (for applicants)
- Determine whether your project meets applicability triggers in § 17.48.020 (new development, ≥25% landscape change, additions ≥25% square footage) .
- Prepare and submit a Preliminary Landscape and Irrigation Plan and a Landscape Documentation Package per § 17.48.030 and § 17.48.070 (include hydrozones, MAWA/ETWU calculations) .
- Comply with water-efficiency and irrigation controls (rain shutoff, head‑to‑head coverage, recycled water where required) per the landscape irrigation standards (§ 17.48.070) .
- Show required buffers where nonresidential/multifamily abuts single‑family: 10‑ft planter with shrubs and trees (§ 17.48.050.I) .
- Show parking-lot landscaping: perimeter planters, islands (8x16 min), irrigation, tree spacing, and 10‑ft planter next to street/right-of-way (§ 17.48.040 / 17.48.050.K) .
- Confirm fence/wall details: materials, height, landscape wall dimensions and any special masonry wall where commercial abuts residential (§ 17.46.050, § 17.46.070) .
- If trees >6" DBH are present, notify Parks & Rec and Planning and show protective fencing on plans (§ 17.48.060.B) .
- Expect a Landscape Certificate of Completion/submittal before Certificate of Occupancy for applicable projects (§ 17.48.030.C) .
- If your fence/wall exceeds the chapter standards, prepare for Site Plan and Design Review as required by § 17.46.030 (/us/california/manteca/design-review) .
Risks & Ambiguities
| Issue | Why it matters | What to verify |
|---|---|---|
| Fence height over standard (discretionary approvals) | Approving Authority can increase allowed height as part of a discretionary entitlement — this affects privacy, noise, and visibility (§ 17.46.050 Note) | Confirm whether your proposal needs a discretionary entitlement or Design Review and what findings are required; verify with Planning (§ 17.46.050) |
| Electrified fencing adjacent to residences | Electrified fences are permitted only in specified industrial/commercial zones with limits when next to residential — safety and legal constraints apply (§ 17.46.070) | If proposing electrified fencing, verify zone allowance and whether special Approval Findings are required (§ 17.46.070) |
| Tree protection needs site-specific measures | Existing trees >6" DBH require protection during construction and notification to Parks & Rec; root-protection areas and grade changes may be restricted (§ 17.48.060.B) | Confirm tree DBH, show protection fencing/zone on plans and get approvals for any grade changes near trees (§ 17.48.060.B) |
| Exact dimensional standards per district | This page summarizes landscaping rules; specific setback/height/coverage numbers per district are in Table 17.26.020-1, which contains the base dimensional standards (§ 17.26.020) | Review Table 17.26.020-1 and related district subsections to know setback and lot‑coverage limits for your parcel (§ 17.26.020) |
| Historic sites and exemptions | Properties with historical site designation may be exempt from some landscape chapter requirements (§ 17.48.020.B.1) | If the parcel is historic, verify exemption status with the Planning Division (§ 17.48.020) |
Plain-English summary
If you are building or changing more than a small portion of your property in Manteca, you must submit landscape and irrigation plans that meet the City's water‑efficient, planting-size, tree‑protection, buffer and parking‑lot screening rules; fences and walls have strict location, height and material limits (with special masonry-screening where commercial or industrial sits next to homes). The applicable rules live in Chapters 17.46 (Fences & Walls) and 17.48 (Landscaping) — read those sections and check your zone’s dimensional table in § 17.26.020.
Source References
- § 17.48.010 (Purpose & Intent, Landscaping)
- § 17.48.020 (Applicability to Standards)
- § 17.48.030 (Permit Requirements — Preliminary/Final Plans; Certificate of Completion)
- § 17.48.040 (Landscape Improvement Requirements)
- § 17.48.050 (Design Requirements for Specific Types of Landscaping — residential, buffers, drive‑throughs, parking lot rules)
- § 17.48.060 (Landscape care, maintenance, replacement; tree protection)
- § 17.48.070 (Landscape Documentation Package and water‑efficient worksheet requirements)
- Chapter 17.46 (Fences and Walls) — § 17.46.010 (Purpose); § 17.46.030 (Permit requirements & Design Review); § 17.46.040 (Measurement); § 17.46.050 (Height limits) — see Table 17.46.050‑1
- § 17.46.070 (Special Fence and Wall Requirements — screening, masonry wall min 7 ft, outdoor storage)
- § 17.26.020 (Development standards by zoning district — list of district names and cross-reference to Table 17.26.020‑1)
- § 17.26.060 / § 17.26.080 (DMU and CMU open-space rules and related landscaping expectations)
If you need the full text of any of the cited tables (Table 17.26.020‑1, Table 17.46.050‑1, Table 17.26.060‑1, Table 17.26.080‑1) or plan templates referenced in § 17.48.070, request the specific table or section and I will extract and summarize the numeric standards for your parcel or project type. Verify parcel-specific interpretations with the Planning Division.
Sources
Retrieved passages
- CBC § 17.46.070 (§ 17.46.070.) High relevance
- Manteca Zoning Code High relevance
- Manteca Zoning Code (§ 17.26.080.) High relevance
- Manteca Zoning Code High relevance
- Manteca Zoning Code (§ 1) High relevance
- CBC § 1 (Section 17.10.110.D.) High relevance
- Manteca Zoning Code (§ 1) High relevance
- Manteca Zoning Code (§ 1) High relevance
- CWUIC § 65850.6 (Title 24) High relevance
- Manteca Zoning Code (§ 1) High relevance
- Manteca Zoning Code (Chapter 2.7.) High relevance
- CBC § 17.40.040 (§ 17.40.040.) Medium relevance
- Manteca Zoning Code (Title or) Medium relevance
- CFC § 1 (§ 1) Medium relevance
Cited sections
- § 17.48.010 (Purpose & Intent, Landscaping) (§ 17.48.010)
- § 17.48.020 (Applicability to Standards) (§ 17.48.020)
- § 17.48.030 (Permit Requirements — Preliminary/Final Plans; Certificate of Completion) (§ 17.48.030)
- § 17.48.040 (Landscape Improvement Requirements) (§ 17.48.040)
- § 17.48.050 (Design Requirements for Specific Types of Landscaping — residential, buffers, drive‑throughs, parking lot rules) (§ 17.48.050)
- § 17.48.060 (Landscape care, maintenance, replacement; tree protection) (§ 17.48.060)
- § 17.48.070 (Landscape Documentation Package and water‑efficient worksheet requirements) (§ 17.48.070)
- Chapter 17.46 (Fences and Walls) — § 17.46.010 (Purpose); § 17.46.030 (Permit requirements & Design Review); § 17.46.040 (Measurement); § 17.46.050 (Height limits) — see Table 17.46.050‑1 (Chapter 17.46)
- § 17.46.070 (Special Fence and Wall Requirements — screening, masonry wall min 7 ft, outdoor storage) (§ 17.46.070)
- § 17.26.020 (Development standards by zoning district — list of district names and cross-reference to Table 17.26.020‑1) (§ 17.26.020)
- § 17.26.060 / § 17.26.080 (DMU and CMU open-space rules and related landscaping expectations) (§ 17.26.060)
- Manteca_ZoningCode.md
- 2022 PGE Greenbook.md
Frequently asked questions
What triggers the Manteca landscape-standards requirements for a project?
If a project is new development, increases building square footage by 25% or more, remodels/renovates ≥25% of existing landscape area, or otherwise requires planning or building permits for landscaping, Chapter 17.48 applies — see § 17.48.020 for applicability and exemptions .
How tall can I build a fence in my front yard in Manteca?
Front‑yard fences in required front setbacks are limited to 3.5 ft; that can be increased to 4 ft if the fence is at least 80% open/transparent. See Table 17.46.050‑1 and § 17.46.050 for the measurement rules and exceptions .
Do commercial sites next to houses need a wall or plantings?
Yes — commercial and industrial uses adjacent to residential or agricultural zones must provide screening; the Code explicitly requires a masonry wall minimum 7 ft to screen commercial/industrial uses (while allowing pedestrian/bicycle access points) and also requires a 10‑ft landscape planter buffer in many nonresidential vs. single‑family adjacencies (§ 17.46.070.E, § 17.48.050.I) .
What sizes and spacing does Manteca require for new trees and planters?
Manteca requires a minimum tree planting size of 15‑gallon, with 25% of trees at 24‑inch box on project sites and tree planters sized at least 5 ft x 5 ft; shrub sizes and planter widths are specified in the landscape-improvement standards (see § 17.48.040) .
Are parking lots required to have trees and islands?
Yes. Parking lots must include perimeter planters and interior islands: parking lots of 20 spaces or more must provide landscaped islands minimum 8 ft x 16 ft at a ratio of one island per eight spaces, and each island must include at least one tree; perimeter planters abutting streets are generally 10 ft wide where required (§ 17.48.040.K.3 / § 17.48.050.K) .
Do I need to submit special documentation or a certificate when landscaping is installed?
Yes — projects subject to Chapter 17.48 must submit a Preliminary Landscape and Irrigation Plan and, before construction, a Landscape Documentation Package. A signed Landscape Certificate of Completion must be submitted before issuance of certificate of occupancy for covered projects (§ 17.48.030, § 17.48.070) .
Can I use electrified fencing for security around my business?
Electrified fencing is generally prohibited in residential and commercial zones unless specific Approval Findings are made; electrified fencing is allowed in CM, BIP, M1, and M2 zones but is limited where adjacent to residential uses (height and other conditions) — see the fence materials and special-fencing rules (§ 17.46.010, § 17.46.070) .
What happens if my landscape plants die or fail to establish?
Required planting areas must be maintained and plant materials that fail to show healthy growth must be replaced in kind pursuant to the approved landscape plans within 30 days of the identified damage date (§ 17.48.060.A) .
Do street trees and sidewalks affect my landscaping obligations?
Yes — where sidewalks exist the Code requires street trees (e.g., sidewalks ≥10 ft should be improved with tree wells and average tree spacing no more than 30 ft on center) and street/parking lot tree selection must follow the City's master list (§ 17.26.020 / street-tree requirements in Article III) — see § 17.26.020 and related provisions for streetscape rules .
If my lot is historic, do I still need to meet the landscape chapter?
Historic sites may be exempt from Chapter 17.48 requirements — § 17.48.020.B.1 lists historic‑site properties as an exemption; confirm status with Planning to determine any applicability or alternative compliance route .
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