Local zoning · Millbrae

Millbrae — Landscaping and Screening

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

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Last reviewed: July 2, 2026

Overview

This page summarizes what the Millbrae Zoning Ordinance requires (and does not require) for landscaping and screening — fences, walls, planted screens, parking-lot screening, and landscape-plan submittals — under the local zoning rules. It is based on the Millbrae zoning text (Title 10 / Chapter 10.05) as provided; whenever the ordinance delegates detail to design review, precise development plans, or a specific plan, I cite those sections and note where the code itself is silent. For context about how these rules fit into other approvals, see the Millbrae zoning & planning overview and the city’s zoning menu.

Key takeaways (short)

  • Property owners must follow the fence/wall/dense-planting height and material rules in § 10.05.2010 and may need a fence exception for taller or nonstandard fences. § 10.05.2010
  • Landscaped-area is defined in the code (what counts as “landscaped”), but Article XXIII “Landscaping” is reserved (no citywide planting palette or irrigation standards are provided in the retrieved text). § 10.05.0200; § 10.05.2300
  • Design review / site or precise development plans routinely require detailed landscape and irrigation plans; large projects and the Millbrae Station Area require site development plans with landscaping fully shown and reviewed. § 10.05.2500, § 10.05.1545, § 10.05.1715

When the page mentions related procedures, I link to the matching Millbrae menus so applicants can jump to rules about development standards, parking, design review, overlay districts, ADUs, and the statewide California Building Standards Code.

Ordinance rules, district by district

(Note: every district name below is bolded and tied to the code text. Where the code sets landscaping- or screening-specific numeric standards they are shown; where it doesn't, I flag it.)

R-1 — Single‑family Residential (purpose & landscaping context)

  • Purpose & typical uses: Stabilize and protect single‑family character; permitted uses include single‑family dwellings and certain accessory uses (including ADUs) as listed in § 10.05.0610. § 10.05.0610
  • Key development standards relevant to landscaping/screening: lot minimums, coverage and setbacks are in § 10.05.0620 and these provisions also reference front‑yard treatment and accessory structure placement; front yard dimensions and setbacks affect where landscaping and fences may be placed. § 10.05.0620
  • Front‑yard landscaping requirement: the R‑1 text requires substantial front‑yard open/landscaped area through the setback rules and coverage limits (see § 10.05.0620) but unlike R‑2 the code text supplied does not show an explicit percent for R‑1 beyond general lot coverage and setbacks. § 10.05.0620
  • Fences/walls: general fence heights and prohibitions apply citywide per § 10.05.2010 (see fence table and prohibited materials). § 10.05.2010

Practical note: For any R‑1 property, verify front-yard landscape expectations with staff; the ordinance requires landscape plans for design review triggers (see Design Review section) and accessory/ADU placement rules affect where screening/fences may be built. Verify with the jurisdiction.

R-2 — Two‑family Residential (where the code is explicit about front-yard landscaping)

  • Purpose & uses: Allows duplexes and some multi‑unit residential. See § 10.05.0720 for allowed uses. § 10.05.0720
  • Required front-yard landscaping: Not less than forty percent of the front yard shall be landscaped in the R‑2 district (definition of “landscaped area” in Article II). § 10.05.0720; § 10.05.0200
  • Fences/walls and accessory placements: governed by the citywide fence rules § 10.05.2010 and the accessory structures article § 10.05.2000. § 10.05.2010; § 10.05.2000

Practical note: If your R‑2 project includes parking in front or adjacent to residential parcels, parking‑lot screening and buffering rules (below) will apply.

R-3 — Multifamily Residential

  • Purpose & uses: Higher‑density residential uses; see § 10.05.0800–0810 for uses and conditions. § 10.05.0800; § 10.05.0810
  • Landscaping & open space expectations: R‑3 focuses on required common open space and cooperative outdoor facilities; landscaping plans are expected as part of design review and precise development/subdivision submittals when applicable (see § 10.05.1550/1545). § 10.05.1550; § 10.05.1545

C — Commercial (neighborhood/commercial districts)

  • Purpose & uses: See § 10.05.1020; commercial development standards (setbacks, heights) are in that article. § 10.05.1020
  • Parking‑lot screening required adjacent to residential: the parking article requires effective screening where a parking lot for more than five vehicles adjoins or faces R‑1 or R‑2 or a public building — by masonry wall or solid fence 3–6 feet tall (and 6 feet for lots >30 spaces). § 10.05.2120

Millbrae Station Area Specific Plan (MSASP / MSAPD)

  • Where it applies: The MSASP / MSAPD is a site‑specific planned development overlay; site development and precise plans for the MSASP must include detailed landscaping, fencing, and screening plans as part of the application. See § 10.05.1715 and § 10.05.1720 for required submittal contents and findings. § 10.05.1715; § 10.05.1720
  • Expectation: Detailed landscape and irrigation plans, plant lists, maintenance provisions, and design review are required for MSASP site development plans. § 10.05.1545; § 10.05.1715

Citywide technical requirements and definitions

  • Fence/wall/dense planting standards and limits (citywide): height table, measurement rules, prohibited materials (chain link in front yards, electrified fences, barbed wire on residential properties), requirement for 2 ft of live landscaping adjacent to any solid fence/wall over 12 inches in height facing a street or alley. See § 10.05.2010. § 10.05.2010

  • Parking lot screening / buffering: Off‑street parking areas for more than five vehicles that adjoin or face R‑1/R‑2 or public buildings must be screened by masonry walls or solid fences 3–6 ft high; where capacity exceeds 30 vehicles the screen must be a 6 ft masonry wall. Landscaping is required between the wall and the property line (grass, hardy shrubs, or evergreen ground cover). § 10.05.2120

  • Landscape plans and design review: Design review and site/precise development plan applications must include landscape and irrigation plans with plant lists (botanical/common names, quantities, sizes), maintenance provisions, and erosion/drainage information. Design review findings require that landscaping be in keeping with neighborhood character. See § 10.05.2500, § 10.05.1545, § 10.05.1550. § 10.05.2500; § 10.05.1545; § 10.05.1550

  • Definition of "Landscaped area": the code defines what counts as landscaped (live vegetation, xeriscaping allowed, what is not allowed — e.g., impervious surfacing). § 10.05.0200

  • Article XXIII Landscaping: the ordinance text in the retrieved materials shows § 10.05.2300 is Reserved, meaning no consolidated citywide standards are published in that article in the supplied copy. § 10.05.2300

Decision‑relevant table

Topic What the code requires / allows Code reference
Front‑yard landscaping (R‑2) Not less than 40% of front yard must be landscaped in R‑2. § 10.05.0720 § 10.05.0720
Fences/walls heights Front yard and yards abutting street or alley: 2.5 ft; side/rear not abutting street: 6.0 ft; fences outside required yards facing street/alley: 6.0 ft; other outside yards up to 8.0 ft; posts/decorative allowed additional height per § 10.05.2010. § 10.05.2010 § 10.05.2010
Prohibited fence materials (residential) No chain link in front yards/side or rear yards facing street; no electrified, no barbed/razor wire on residential properties (wrought iron decorative allowed). § 10.05.2010 § 10.05.2010
Parking‑lot screening Parking areas >5 vehicles that adjoin/face R‑1/R‑2 or public building screened by masonry wall or solid fence 3–6 ft tall; >30 vehicles: 6 ft masonry wall; landscape buffer required between wall and lot line. § 10.05.2120 § 10.05.2120
Landscape/irrigation plans Required for design review, precise development plans, site development plans; must include plant lists, irrigation, maintenance provisions. § 10.05.2500; § 10.05.1545 § 10.05.2500, § 10.05.1545
MSASP site plans Must include landscaping, fencing, screening, signage in detail; reviewed at public hearing. § 10.05.1715, § 10.05.1720 § 10.05.1715; § 10.05.1720

Practical guidance / synthesis (plain‑English rules & tactics)

  • Fences: If you plan a fence in a front yard or on a side/rear yard that faces a street or alley, design for a low visual profile (max 2.5 ft per § 10.05.2010). Taller, solid fences facing streets must include a 2‑ft planting strip of live landscaping along the public frontage or obtain a fence exception. § 10.05.2010
  • Driveway/parking screening: For commercial or multi‑unit projects, design your parking layout with a 3–6 ft masonry wall or solid fence where the lot abuts R‑1/R‑2, and show the planting buffer on the plans. This is a hard rule for off‑street parking lots with more than five spaces. § 10.05.2120
  • Large projects and MSASP sites: expect the planning commission to require a complete landscape/irrigation plan (botanical names, sizes, maintenance plan, drainage and erosion controls) as part of site or precise development plan approval — these are required submittal items. § 10.05.1545; § 10.05.1715
  • Design review: many changes (new buildings, significant exterior changes, fence exceptions) go through design review; the commission evaluates landscaping against neighborhood character and specific guidelines. Expect to show materials and plant lists. § 10.05.2500

Checklist (what an applicant must include / satisfy)

  • Verify applicable zoning district (R‑1, R‑2, R‑3, C, MSASP) and applicable overlay(s). See Millbrae Zoning.
  • Prepare a site plan showing fences, walls, and dense planting and specify heights (height measured from finished grade). § 10.05.2010
  • If design review is triggered, submit landscape and irrigation plans with botanical names, quantities, sizes, and maintenance plan. § 10.05.2500; § 10.05.1545
  • For parking areas >5 spaces adjacent to residential, show masonry wall/solid fence (3–6 ft) and planting buffer. § 10.05.2120
  • Avoid prohibited fence materials in residential front/side yards facing streets (chain link, electrified, barbed/razor wire). § 10.05.2010
  • If proposing a fence/wall taller than Table 2 allows, submit a fence‑exception application per Article XXV and justify the required findings. § 10.05.2010; Article XXV
  • For MSASP projects, prepare a site development plan with detailed landscaping (and expect public hearing). § 10.05.1715; § 10.05.1720

Risks & Ambiguities

Issue Why it matters What to verify
Article XXIII empty / reserved There is no consolidated citywide numerical planting/irrigation standard in Article XXIII in the retrieved text — this creates uncertainty for applicants about required planting species, minimum tree sizes, and irrigation standards. Verify with planning staff whether there are separate landscape design guidelines, local amendments, or arborist/tree‑protection rules not included in the retrieved file. § 10.05.2300
Tree removal/protection standards The uploaded materials do not include explicit tree preservation or replacement standards. Verify whether the city has a tree ordinance or separate tree protection policy (city arborist / public works). Not found in retrieved materials.
Measurement baseline for fence height The code measures fence height from “finished grade” with multiple clauses — sloping lots or retaining walls can change measured height. § 10.05.2010 Confirm with plan checker how finished grade is measured on your parcel and whether exposed retaining wall adds to height. § 10.05.2010
Chain‑link and security fences Chain link is prohibited in residential front/side yards, but conditional/administrative allowances exist for nonresidential security fences (barbed wire allowed by permit). Ambiguity about mixed residential/commercial sites. § 10.05.2010 For mixed‑use parcels, verify whether the administrative zoning permit and design review requirements will allow nonstandard security fencing. § 10.05.2010
Compatibility with airport ALUCP Several district standards reference airport land‑use compatibility rules that can affect height and setbacks. If your property lies within an ALUCP area, verify ALUCP/Article XVI requirements and whether additional setbacks affect planting or walls. § 10.05.0620; § 10.05.1020

Plain‑English summary

Millbrae’s zoning code requires modest, location‑sensitive fences and planting: low fences in front yards, higher fences in rear/side yards (subject to measurement from finished grade), and masonry or solid screening plus planting where parking faces residential districts. Large projects must submit full landscape and irrigation plans during design review or site/precise development plan review; however, the code excerpt provided does not include a citywide planting palette, tree‑protection rules, or irrigation minimums — verify those items with Millbrae planning staff. § 10.05.2010, § 10.05.2120, § 10.05.2500

Information Gaps (what the retrieved ordinance did not show)

  • Detailed landscape design standards (plant palettes, minimum tree sizes, spacing, required canopy coverage) — Not found in retrieved materials. § 10.05.2300 reserved.
  • Tree protection, removal, or replacement standards and permit process — Not found in retrieved materials.
  • Specific irrigation/graywater or water‑budget requirements for planting beds — Not found.
  • Detailed parking‑lot interior landscaping (isles/tree counts per stall) beyond screening requirements — Not found in retrieved materials. § 10.05.2120 covers edge screening but not interior planting rates.

Source References

  • § 10.05.2010 Fences, walls, and dense planting — code text and fence height table (fence rules, prohibited materials).
  • § 10.05.2120 Improvement of parking areas / parking lot screening and surfacing requirements.
  • § 10.05.2500 Design review permits (landscape plan submittal expectations and findings).
  • § 10.05.1545 Precise development plan requirements (landscape plan details).
  • § 10.05.1715 and § 10.05.1720 Site development plan requirements and review for the Millbrae Station Area Specific Plan.
  • § 10.05.0620 R‑1 district development standards.
  • § 10.05.0720 R‑2 district development standards (includes the 40% front‑yard landscaping rule).
  • § 10.05.0800 / § 10.05.0810 R‑3 district (uses and intent).
  • § 10.05.1020 C district development standards.
  • § 10.05.0200 Definitions including “Landscaped area.”
  • § 10.05.2300 Article XXIII Landscaping — Reserved in the retrieved text.

Internal Millbrae menu pages referenced above (first natural mention of each):

(If you need, I can prepare a sample landscape/irrigation plan checklist formatted to the Millbrae submittal expectations — tell me whether your parcel is R‑1/R‑2/C/MSASP and whether you're doing a fence, parking lot, or full site project.)

Sources

Retrieved passages

  • Millbrae Zoning Code (§ 10.05.2010.) High relevance
  • Millbrae Zoning Code (§ 8606) High relevance
  • Millbrae Zoning Code (§ 10.05.1540) High relevance
  • CBC § 4.20.010 (section for) High relevance
  • Millbrae Zoning Code (§ 10.05.1715.) High relevance
  • Millbrae Zoning Code (chapter in) High relevance
  • Millbrae Zoning Code (Section 66479) High relevance
  • CWUIC § 65850.6 (Title 24) High relevance
  • Millbrae Zoning Code (chapter in) Medium relevance
  • CBC § 10.05.2500 (§ 10.05.2500) Medium relevance
  • Millbrae Zoning Code (§ 10.05.1770.) Medium relevance
  • Millbrae Zoning Code (§ 10.05.0820) Medium relevance
  • Millbrae Zoning Code (§ 10.30.070) Medium relevance
  • Millbrae Zoning Code (§ 10.05.0720) High relevance
  • Millbrae Zoning Code (§ 10.05.0720) Medium relevance
  • Millbrae Zoning Code (chapter for) Medium relevance
  • Millbrae Zoning Code (§ 10.05.0200) Medium relevance
  • Millbrae Zoning Code (§ 10.05.1930) Medium relevance
  • Millbrae Zoning Code Medium relevance

Cited sections

Frequently asked questions

Do I need a landscape plan for a small backyard fence in Millbrae?

Usually no. A simple backyard fence inside the rear yard that meets the height limits in § 10.05.2010 can be processed administratively; however, if the fence faces a street/alley, is solid and over 12 inches, you must provide a 2‑foot live‑landscaping strip or seek an exception. § 10.05.2010

What are the allowable fence heights for a front yard in Millbrae?

Front‑yard fences/walls/dense planting are limited to 2.5 feet per the fence height table in § 10.05.2010; measurements are taken from finished grade. If you need more height, you must pursue a fence exception under Article XXV. § 10.05.2010

If my parking lot borders an R‑1 street, what screening must I add?

If the off‑street parking is for more than five vehicles and adjoins or faces R‑1 or R‑2, the code requires effective screening by a masonry wall or solid fence 3–6 feet in height (6 ft masonry for lots with capacity >30), plus a planted strip between wall and lot line. § 10.05.2120

What does the city require in a landscape plan for design review?

Design review and precise/site development submittals must include landscape and irrigation plans showing existing and proposed plants (botanical/common names, size, quantity), erosion control and drainage, and maintenance provisions. See § 10.05.2500 and § 10.05.1545 for required contents and findings. § 10.05.2500; § 10.05.1545

Is chain‑link fencing allowed around a residential property in Millbrae?

Chain‑link fences and gates are prohibited on residential properties in the front yard and in any side or rear yards that face a street or alley; other locations may be allowed subject to code limitations and encroachment rules. § 10.05.2010

Does Millbrae publish a tree‑protection or planting palette in the zoning code?

Not in the retrieved portion — Article XXIII (Landscaping) is listed but § 10.05.2300 is reserved in the supplied materials. The code requires landscape plans for projects but does not publish a citywide planting palette or explicit tree protection standards in the retrieved text. Verify with planning staff. § 10.05.2300

If I want a taller privacy wall, what process is required?

Walls taller than the table limits in § 10.05.2010 require a fence exception under Article XXV; the planning commission must make specific findings (visibility, scale, neighborhood compatibility). § 10.05.2010

Are there different landscaping rules in the Millbrae Station Area (MSASP)?

Yes — projects in the MSASP require a site development plan that must include “landscaping, fencing, screening and signage plans in detail” and are reviewed by the planning commission under MSASP standards and findings. Expect a public hearing and detailed submittal requirements. § 10.05.1715; § 10.05.1720

Do parking‑lot landscape interior standards (trees per stall) appear in the code?

The retrieved parking article requires edge screening and surfacing and refers to parking layout standards, but the detailed interior planting ratios (trees per number of stalls) were not found in the extracted text. Check with the city for complete parking/landscaping tables. § 10.05.2120

Will an ADU trigger landscaping review?

Accessory dwelling units are allowed as accessory uses in residential districts, but whether an ADU triggers design review depends on the scope (new structure, additions, or significant exterior alteration). If design review is required, landscape/irrigation info is part of submittals. See § 10.05.0610, § 10.05.2500 and consult the Millbrae ADU guidance. § 10.05.0610; § 10.05.2500

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