Moraga — Landscaping and Screening

Last reviewed: July 2, 2026

Overview

This page explains what the Town of Moraga zoning and planning ordinance requires for landscaping and screening — plant palettes, parking-lot planting, fences and walls, retaining-wall limits, screening where more intensive districts meet low‑density neighborhoods, irrigation and maintenance bonds, and related design-review triggers. Expect requirements tied to the R-20, R-24, MCSP and Rheem Park zones, special rules for scenic corridors and ridgelines, and statewide water-efficiency rules (MWELO). See the town’s rules for on-site parking for related planting minimums.

What the code controls (quick list)

• Required screening where more intense districts abut low-density residential: minimum 6 ft high evergreen planting, fence or wall (§ 8.210.150) .
• Landscaping design and plant sizes/spacing (trees, shrubs, groundcover) — detailed specs in the Rheem Park landscaping rules (§ 8.210.140) .
• Water-efficiency: the Town adopts the State Model Water Efficient Landscape Ordinance (MWELO) by reference (§ 8.178.020) .
• Retaining walls and fence-height math: retaining walls generally ≤ 5 ft; fence + wall within 2 ft combined ≤ 8 ft; spacing and planting between walls (§ 8.34.070) .
• Prohibited fence types (razor wire, chain link, electric) and transparency expectations for public frontages (§ 8.210.150) .
• Scenic corridors require low-profile, primarily vegetative screening; fences/walls there may not exceed 6 ft (§ 8.132.050) .
• Parking-lot planting: at least one tree per six parking spaces and use of islands/median swales for stormwater/biofiltration (§ 8.210.140) .

For related development rules see the town’s development standards and expect design-review triggers under the town’s design review ordinance. Projects that involve changes to right-of-way planting or sidewalk trees also interface with the town’s parking and public‑realm standards. If your project touches overlays (scenic corridors, MOSO ridgelines) check the overlay districts rules early.

District-by-district breakdown

Below are the Moraga districts actually referenced by the landscaping/screening provisions in the ordinance. This is a focused, ordinance‑based breakdown (not every Moraga zoning district).

R-20 and R-24 (higher-density residential within MCSP context)

• Purpose / where it appears: These R-20 and R-24 designations are referenced where “more intense uses” are regulated adjacent to low-density residential neighborhoods in the Moraga Center / MCSP area. See MCSP design standards.
• Typical permitted uses: denser residential/mixed-use buildings as defined in the MCSP tables (see MCSP chapters).
• Key landscaping/screening standard: When a more intense use (including R-20/R-24) abuts a one-, two- or three‑dwelling‑units‑per‑acre residential district, the code requires a 6‑foot‑wide buffer area and minimum 6‑ft high evergreen landscaping or a wall along the property line in the required setback (§ 8.200.050) .
• Where it applies: Moraga Center Specific Plan / MCSP areas and immediately adjacent lower‑density residential parcels.

MCSP Commercial / MCSP Mixed Use Retail‑Residential / MCSP Mixed Use Office‑Residential

• Purpose: commercial and mixed‑use nodes under the Moraga Center Specific Plan.
• Landscaping/screening highlights: fences along nonresidential sidewalk frontages are limited (max 48 in unless Police/Zoning Administrator recommends taller); barriers should be partially transparent to preserve sight lines; utility and service areas may be screened with opaque screening when necessary (§ 8.210.150) . Also, blank walls visible to the public often must be softened with landscaping that reaches 4 ft within three years (§ 8.200.050) .
• Where it applies: commercial blocks in MCSP / Town Center.

Rheem Park Mixed Commercial‑Residential / Rheem Park Mixed Office‑Residential

• Purpose: the Rheem Park area has its own specific landscaping standards in Chapter 8.210 with an explicit purpose to ensure water‑efficient, fire‑resistant landscaping.
• Requirements: tree/shrub/groundcover sizing and spacing; trees at 24‑in box at averages stated (1 per 800 sq ft of landscape area; 1 per ~60 ft on pedestrian frontages), parking lot planting ratios (1 tree per 6 spaces), drought-tolerant plant palette consistent with Appendix B of the Moraga Design Guidelines, and compliance with the Moraga‑Orinda Fire District fire‑safe landscaping rules (§ 8.210.140, § 8.210.140.D) .
• Where it applies: Rheem Park area parcels covered by the Rheem Park standards.

Planned Development (PD) projects

• Purpose: Planned development parcels must have development standards for landscaping and screening determined during the PD approval process (§ 8.48.060) .
• Practical effect: The planning commission sets site‑specific requirements (planting, fences, berms, setbacks, and screening) as part of the project’s development standards. Verify PD approvals for site‑specific rules.

One/Two/Three‑dwelling‑units‑per‑acre residential districts (low‑density)

• Purpose: protected as lower‑density neighborhoods; the code imposes screening requirements where adjacent to more intense uses. See required screening rules and design review considerations (§ 8.210.150, § 8.200.050) .
• Practical notes: If your neighbor or a proposed development is a “more intense use,” the ordinance mandates a 6‑ft screening buffer along the property line to address privacy/noise.

Key standards at a glance

Practical guidance & interpretation (plain‑English, ordinance‑based)

• If your project abuts a lower‑density neighborhood, plan on a 6‑ft tall screening strategy: evergreen trees/shrubs sized to reach that height or a wall/fence. The code explicitly requires that screening where parcel types meet (§ 8.210.150) .
• For commercial edges, prefer open or partially transparent railings instead of solid high walls to preserve sight lines; a 48‑inch wall is the usual maximum on sidewalk frontages (§ 8.210.150.C.1–2) .
• Use drought‑tolerant, fire‑resistant species consistent with the town design palette (Appendix B) and the Moraga‑Orinda Fire District requirements; big trees are required at planting, and irrigation or no‑irrigation (if plants are established) is mandatory (§ 8.210.140.C.3–5, § 8.210.140.D) .
• Large projects (PDs, MCSP, Rheem Park projects) will get project‑specific landscape standards from the planning commission; expect site‑specific screening, setbacks and landscape percentages (§ 8.48.060) .
• Don’t assume berms are permitted everywhere: new berms are prohibited along scenic corridors and in front setbacks (§ 8.210.150.C.5) . For scenic-corridor planting rules see § 8.132.050. .
• Retaining-wall math matters: if you place a fence right at the top of a retaining wall the combined height limit applies (fence + wall ≤ 8 ft) and you must respect spacing/planting between stacked walls (§ 8.34.070) .

Checklist

• Submit a landscape plan that complies with MWELO thresholds and content requirements (§ 8.178.020, § 8.178.040)
• Show tree/shrub/groundcover sizes and spacing per § 8.210.140 (24‑in box trees, shrub min 5‑gal, groundcover density)
• If your lot abuts low‑density residential, provide 6‑ft screening (planting/fence/wall) and dimension the 6‑ft buffer in the plans (§ 8.210.150, § 8.200.050)
• For parking areas, show landscaping islands/swales and schedule 1 tree per 6 spaces (§ 8.210.140.C.6)
• If any retaining walls are proposed, dimension each and show combined fence heights and planting between walls (retain ≤ 5 ft, combined ≤ 8 ft) (§ 8.34.070)
• Specify irrigation or a no‑irrigation plant palette and post proof of a landscape maintenance bond (1 year) if required (§ 8.210.140.D)
• Avoid prohibited fence types (razor wire, chain link, electric); specify materials and transparency on elevations (§ 8.210.150.C.4)
• If your parcel lies within a scenic corridor or MOSO ridgeline buffer, show compliance with corridor standards and reduced fence/bulk rules (§ 8.132.050, § 8.128 as applicable)
• Confirm whether the project triggers design review or PD conditions that change landscape/screening requirements; include required visual simulations if on elevated pads (§ 8.72.055)

Risks & Ambiguities

Plain‑English Summary

Moraga requires thoughtful, water‑wise, and often evergreen landscaping where denser or commercial uses meet low‑density neighborhoods: expect a 6‑foot screening requirement, tree‑planting minimums, MWELO compliance, limits on retaining walls and fence heights, and special rules in scenic corridors and PD/MCSP areas. Always show a landscape plan, irrigation, and how you’ll meet the combined wall/fence and maintenance requirements (§ 8.210.140, § 8.210.150, § 8.178.020, § 8.34.070) .

Source References

• Town of Moraga — Landscaping (Rheem Park landscaping standards): § 8.210.140.
• Town of Moraga — Fencing and Screening (required screening, transparency, prohibited fences, berm restriction): § 8.210.150.
• Moraga — Design review and review standards (landscape, fencing, screening are review factors): Chapter 8.72 (incl. § 8.72.055).
• Moraga Center / MCSP design standards (blank‑wall landscaping, screening where more intense use abuts low‑density residential): § 8.200.050 (MCSP rules referenced in code snippets).
• Retaining walls and combined fence heights: § 8.34.070.
• Scenic corridor development and screening guidelines: § 8.132.050.
• Planned Development (PD) standards requiring landscaping/screening as part of PD: § 8.48.060.
• MWELO adoption and stormwater landscape requirements: §§ 8.178.020, 8.178.030, 8.178.040 (MWELO thresholds and submittal requirements).

Note: The Town’s ordinance text and design guidelines include maps and appendices (e.g., Appendix B plant palette) that are referenced in the sections above; consult those appendices and plan maps when preparing plans. If a specific parcel is involved, verify zoning, MCSP/Rheem Park/PD applicability and scenic‑corridor status with Town planning staff. Verify whether fence/retaining exceptions have been applied in a PD or design‑review approval (project specific).

Retrieved passages

• Moraga Zoning Code (Section 8.210.140) High relevance show source text
• Moraga Zoning Code (§ 3) High relevance show source text
• Moraga Zoning Code (§ 3) High relevance show source text
• Moraga Zoning Code (Chapter 8.132) High relevance show source text
• Moraga Zoning Code (Section 8.88.160) High relevance show source text
• Moraga Zoning Code (Chapter 8.76) High relevance show source text
• Moraga Zoning Code (§ 3) High relevance show source text
• Moraga Zoning Code (Chapter 8.132) High relevance show source text

Cited sections

• Town of Moraga — **Landscaping** (Rheem Park landscaping standards): § **8.210.140**.
• Town of Moraga — **Fencing and Screening** (required screening, transparency, prohibited fences, berm restriction): § **8.210.150**.
• Moraga — **Design review** and review standards (landscape, fencing, screening are review factors): Chapter **8.72** (incl. § **8.72.055**). fileciteturn0file16
• Moraga Center / MCSP design standards (blank‑wall landscaping, screening where more intense use abuts low‑density residential): § **8.200.050** (MCSP rules referenced in code snippets). fileciteturn0file10
• Retaining walls and combined fence heights: § **8.34.070**.
• Scenic corridor development and screening guidelines: § **8.132.050**.
• Planned Development (PD) standards requiring landscaping/screening as part of PD: § **8.48.060**.
• MWELO adoption and stormwater landscape requirements: §§ **8.178.020**, **8.178.030**, **8.178.040** (MWELO thresholds and submittal requirements).
• Moraga_ZoningCode.md

• Official Moraga code library