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National City — Landscaping and Screening

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

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Last reviewed: July 2, 2026

Overview

Landscaping and screening in National City are governed by the Land Use Code (commonly titled Title 18 in the uploaded materials), principally the Landscaping chapter (§ 18.44) and the Fences & Walls chapter (§ 18.43). These sections set design, installation, irrigation, tree-preservation, parking-lot planting, and screening rules used in project review. For where these rules apply within the city's zoning map consult the city's main zoning page; the Land Use Code integrates with local zones and specific plans such as the Downtown Specific Plan and the Westside Specific Plan (see National City Zoning). § 18.44 establishes the purpose and applicability of the landscaping standards (§ 18.44.010, § 18.44.020) .

Note: when the page mentions related topics the first time, follow those links for context — for example see the city's pages on parking, Development Standards, design review, Overlay Districts, ADUs, and the California Building Standards Code.

How the code is organized (quick guide)

  • Landscaping rules live in § 18.44 (purpose, applicability, plan requirements, plant materials, turf limits, soils and mulching, minimum percent of lot, maintenance, tree preservation, enforcement) .
  • Fences & Walls and screening rules are in § 18.43 (purpose, screening between uses, parking-lot screening, materials, maximum heights, prohibited materials) .
  • Parking-specific landscape/screen rules appear in both § 18.44 and Division 18.49 (site design and parking rules for multi-unit and mixed-use projects) and require coordination with the city's parking standards (§ 18.44.110, § 18.49.120) .

District-by-district breakdown (how rules apply across National City zones)

Note: the code contains many zone symbols. The Land Use Code explicitly identifies residential, mixed‑use, commercial, industrial, institutional, and open-space zones (examples: RS-1, RS-2, RS-3, RM-1/2/3, MXC-1/MXC-2, MXD-1/MXD-2, I, OS, IL/IM/IH) and specific-plan areas such as the Downtown Specific Plan and Westside Specific Plan. See the zoning classifications table in the code for the full list (Table 18.20.020) .

Residential zones — RS-1, RS-2, RS-3, RM-1/2/3

  • Purpose / typical uses: single‑family and multi‑family housing; allowed accessory uses are tracked in each zone's use tables (Division 2 and Chapter 18.21) .
  • Landscaping & screening highlights:
    • New single‑family and two‑family residences must meet specific landscape minimums (e.g., slope landscaping, turf/groundcover, irrigation) under § 18.44.050; street parkways and slopes >3 ft require centrally controlled irrigation (§ 18.44.050) .
    • When a multi‑family use abuts single‑family residential, the multi‑family side/rear setback must be screened by an opaque fence/wall minimum 6 ft (max 8 ft) (§ 18.43.020(A)(2)) .
    • Transition rules from denser to single‑unit zones (for projects adjacent to RS-1/RS-2/RS-3) include transition planes and other design measures in Division 18.49; verify site-specific transition requirements (§ 18.49) .

Practical tip: if your lot is in an RS zone and abuts a different use, expect a required masonry wall or opaque fence plus landscaping (see § 18.43.020 and § 18.44.110) .

Multi‑family / Mixed‑use zones — RM‑, MCR‑, MXC‑, MXD‑

  • Purpose / typical uses: medium‑ to high‑density housing and combinations of commercial/residential uses (allowed uses listed in each zone's tables) .
  • Landscaping & screening highlights:
    • Multi‑unit projects must provide common usable open space and landscaping per Division 18.49; landscaping plans must meet § 18.44 standards (§ 18.49.110(A)(1)) .
    • Parking within mixed‑use and multi‑family projects: minimum shade tree ratios, interior tree placement, and perimeter planting strips are required; one shade canopy tree per seven parking spaces is standard (§ 18.44.110 / § 18.49.120) .
    • Street‑front landscaping and tree canopy spacing for mixed‑use and the Downtown Specific Plan are prescribed (tree spacing approx. every 30 ft; minimum landscaped setback where residential faces the sidewalk not less than 3 ft) (§ 18.49.110) .

Practical tip: in mixed‑use projects expect strong integration of landscaping with street frontage, pedestrian walkways, and parking screening; see the Downtown rules in § 18.49.110 for special standards in that area .

Commercial zones — CS, CL, CA, CT, etc.

  • Purpose / typical uses: retail, service, hospitality; specific allowed uses differ by zone (see zone tables).
  • Landscaping & screening highlights:
    • Where a commercial or industrial side/rear setback abuts a residential zone, the commercial side/rear must be screened by an opaque 6–8 ft fence/wall (§ 18.43.020(A)(1)) .
    • Parking lots visible from streets must include a planting strip between the curb/right‑of‑way and parking; typical minimums range from 5–10 ft depending on context (§ 18.44.110 / § 18.44.110(3–5) / § 18.49.120) .

Industrial zones — IL, IM, IH

  • Purpose / typical uses: industrial/manufacturing and related uses; some security fencing exceptions exist.
  • Landscaping & screening highlights:
    • Screening requirements still apply where industrial uses abut residential (opaque 6–8 ft wall/fence) (§ 18.43.020) .
    • Barbed wire, razor wire, and electrified fencing are generally prohibited in residential and commercial zones but may be allowed (barbed wire above 6 ft) in industrial zones; site‑specific exceptions exist and the Westside Specific Plan prohibits some of these materials (§ 18.43.060) .

Institutional zone — I

  • Purpose / typical uses: public, civic, educational, health; Institutional development standards include landscaping expectations and special setbacks (see Table 18.26.030) .
  • Institutional properties adjacent to residential must provide comparable setbacks and screening; the institutional development table notes when adjacent to residential the interior side/rear setback is the same as the adjacent residential zone (§ 18.26.030 note) .

Open Space / Specific Plans — OS, OSR, Downtown Specific Plan, Westside Specific Plan

  • Purpose / typical uses: parks, recreational space, reserves; specific‑plan areas add customized landscaping and compatibility rules.
  • For projects in the Downtown Specific Plan and other plan areas, landscaping and street tree rules are layered into Division 18.49 and the applicable specific plan (§ 18.49.110; specific plan text excerpted in Division 18.23 and elsewhere) .

Key decision‑relevant standards (quick table)

Topic Standard (what you must meet) Code reference
Minimum landscaped area (sitewide) 20% of net site area (reductions possible by city manager) § 18.44.090
Landscape plan required Detailed plan submitted with site plan review; drawn to scale; identify species, spacing, walls/fences, irrigation § 18.44.040
Parking lot shade trees 1 shade canopy tree per 7 parking spaces; at least two‑thirds inside parking envelope § 18.44.110 / § 18.49.120
Perimeter planting strips (parking) Perimeter strips: 8 ft where parking adjoins side/rear property lines; 10 ft buffer when adjacent to residential in some contexts § 18.44.110(3); § 18.44.110(5); § 18.49.120 excerpts
Parking screening height Screening (combined plant/earth/wall) must screen vehicles to 3 ft min; parking‑lot fences/walls 5–6 ft inside a 5 ft landscape buffer § 18.44.110; § 18.43.030
Setbacks & screening between uses When commercial/industrial side or rear abuts residential: opaque wall/fence min 6 ft, max 8 ft § 18.43.020(A)(1)
Fences and walls max in setbacks Fences/walls not exceeding 8 ft in setback areas; front/exterior side setbacks generally limited to 4 ft (except specific corner exceptions) § 18.43.050(A)(1)
Tree preservation credits Saved trees >2.5" caliper get credits toward required tree counts; special caliper/credit schedule § 18.44.120(A)
Turf limits Turf limited to 20% of total landscaped area (decorative cool season turf 15%) § 18.44.070
Traffic visibility triangles Within visibility triangle no tree, fence, shrub, or obstruction >3 ft above grade; visibility triangles per Table 18.43.100 § 18.43.100 / Table 18.43.100

Practical guidance and interpretation

  • Submit a complete landscape plan with your site plan review. The plan must include plant lists (common and botanical names), container sizes, irrigation design, location of fences/walls and tree protection measures, and calculations showing compliance with the 20% landscape area requirement (§ 18.44.040, § 18.44.090) .
  • For parking lots expect internal shade trees and perimeter planting strips; parking screens must be continuous except where drives/walkways break them (§ 18.44.110; § 18.43.030) .
  • If a commercial or industrial use abuts a residential zone, plan for an opaque masonry or decorative wall/fence plus a landscape buffer; wall heights are constrained to a typical max of 8 ft (but see special rules for retaining walls and stepbacks) (§ 18.43.020; § 18.43.050) .
  • Chain link and security fences: chain link is allowed in residential side/rear yards only when vinyl coated and screened; razor/razor‑wire is generally prohibited in residential/commercial zones (§ 18.43.090; § 18.43.060) .
  • Tree preservation: identify trees >8" caliper; protected trees used for credit must be preserved in place and fenced beyond the drip line during construction (§ 18.44.120) .

Checklist

  • Prepare and submit a detailed landscape plan drawn to scale meeting § 18.44.040 requirements (species, sizes, irrigation, walls/fences, tree protection) .
  • Demonstrate 20% net-site landscape area or obtain documented reduction (§ 18.44.090) .
  • Provide permanent, centrally‑controlled irrigation for required areas and street parkways per § 18.44.050/§ 18.44.110 .
  • Meet parking-lot tree and planting-strip requirements (1 tree per 7 spaces; location distribution; perimeter widths) (§ 18.44.110 / § 18.49.120) .
  • If abutting residential, show opaque fence/wall (6–8 ft) and landscape buffer per § 18.43.020 .
  • Show traffic visibility triangle clearances (no vegetation/obstruction >3 ft in triangle) per Table 18.43.100 (§ 18.43.100) .
  • Mark preserved trees and show tree protection measures; include replacement plan/check credits per § 18.44.120 .
  • Confirm any fence/wall type that requires a building permit complies with the California Building Standards Code (masonry walls require permits) and local building‑code coordination (§ 18.43.040(2)) .
  • If your property sits inside a specific plan or overlay area, check overlay requirements and Downtown/Westside rules that may add/alter standards (see Overlay Districts and Division 18.49) .

Risks & Ambiguities

Issue Why it matters What to verify
Which zone‑specific standard governs (general Title 18 vs. specific plan) Specific plans can overrule the base code; mismatched standards cause review delays Verify applicable specific plan/overlay and check whether its landscaping language is more restrictive (see Division 18.29 and specific plan chapters)
Exact fence/wall height calculations when a retaining wall is present Fence height measurement rules change when on/near retaining walls; this affects permitted height Confirm measurement method and combining retaining wall + fence limits per § 18.43.050
Which landscape buffer width applies (8 ft vs 10 ft) Different subsections require 8 ft (general parking perimeter) vs 10 ft (adjacent to residential or street) Identify whether parking adjoins residential, structure, or street and cite § 18.44.110 and § 18.49.120 accordingly
Tree credit acceptance and minimums Tree credits can reduce required new trees but credits have limits and quality requirements Verify preserved tree caliper, location, condition, and that credits don't reduce required trees by >50% unless planning commission approves (§ 18.44.120)
Where turf is allowed and percent caps (functional turf vs decorative) Turf caps are strict (max 20% overall; decorative cool season turf 15%); misuse can trigger redesign Confirm turf calculations relative to total landscaped area and excluded areas (§ 18.44.070)

Plain‑English summary

If you are building or changing a site in National City, you must submit a landscape plan that provides at least 20% landscaped area (unless reduced), uses drought‑tolerant plants and an irrigation system, preserves and credits existing qualifying trees, and installs specified planting buffers and screening (including required walls/fences) where parking or non‑residential uses meet residential zones — all spelled out in § 18.44 (Landscaping) and § 18.43 (Fences & Walls) of the Land Use Code .

Source References

  • § 18.44.010 Purpose (Landscaping) — § 18.44 chapter overview and purpose
  • § 18.44.020 Applicability (what projects must comply)
  • § 18.44.040 Landscape plan required — plan contents and plan‑preparation requirements
  • § 18.44.050 Requirements; irrigation; street parkways; single‑family specifics
  • § 18.44.060 Plant materials standards; container sizes; street trees/shrub rates
  • § 18.44.070 Turf restrictions (20% rule, decorative turf)
  • § 18.44.080 Soils and mulching requirements
  • § 18.44.090 Minimum percent of net lot landscape area (20%)
  • § 18.44.110 Landscape location requirements; parking lot strips; trees in landscape areas
  • § 18.44.120 Tree preservation, credits, and replacement rules
  • § 18.44.130 Landscaping inspections tied to building permits
  • § 18.43.010 Purpose (Fences & Walls) and § 18.43.020 Screening requirements between land uses — (opaque wall/fence 6–8 ft)
  • § 18.43.030 Parking lot screening (5–6 ft wall + 5 ft landscape buffer)
  • § 18.43.040 Materials, construction, maintenance; masonry walls require building permits (coordinate w/ Title 24)
  • § 18.43.050 Maximum fence/wall heights and measurement rules (including retaining wall issues)
  • § 18.43.060 Prohibited fence materials (barbed wire, razor wire rules) and Westside Specific Plan restriction
  • Table 18.43.100 Traffic Visibility Triangles (visibility triangle distances and 3‑ft obstruction rule) § 18.43.100
  • Division 18.49 (Downtown / mixed‑use supplemental site design and landscaping rules), incl. § 18.49.110 and § 18.49.120 (landscaping and parking for multi‑unit projects)
  • Zoning District list and definitions (Table 18.20.020 and Division 18.20) for actual zone symbols like RS‑1/RS‑2/RS‑3, MXC/MXD, I, OS etc.

Sources

Retrieved passages

  • National City Zoning Code (Chapter 18.44) High relevance
  • National City Zoning Code High relevance
  • National City Zoning Code (Chapter 18.44) High relevance
  • National City Zoning Code (chapter as) High relevance
  • National City Zoning Code (title and) High relevance
  • National City Zoning Code (title as) High relevance
  • National City Zoning Code (title and) High relevance
  • National City Zoning Code High relevance
  • CBC § 2024 (Chapter 18.43) High relevance
  • National City Zoning Code (Section 18.44) High relevance
  • National City Zoning Code (Chapter 18.60) Medium relevance
  • National City Zoning Code (section by) Medium relevance
  • CBC § 18.30.210 (Chapter 18.27) Medium relevance
  • National City Zoning Code (title for) Medium relevance
  • CBC § 18.30.210 (Section 18.30.210) Medium relevance
  • National City Zoning Code Medium relevance

Cited sections

Frequently asked questions

What landscaping rules apply to a new single‑family house in National City?

New single‑family and two‑family residences must follow the landscaping installation and irrigation rules in § 18.44.050 (including landscaping of slopes steeper than 3:1, turf/groundcover requirements, and centrally controlled irrigation for street parkways and large slopes) and show compliance with the landscape plan requirements in § 18.44.040 .

How much of my site must be landscaped in National City?

The Land Use Code requires a minimum of 20% of the net site area to be landscaped (unless a reduction is approved by the city manager or designee due to lot size or existing development) under § 18.44.090 .

Do parking lots require trees and buffers?

Yes. Parking lots must provide shade canopy trees at the rate of one tree per 7 parking spaces, place the majority of required trees within the parking envelope, and provide perimeter planting strips (commonly 8–10 ft depending on context). See § 18.44.110 and the parking/landscaping rules in § 18.49.120 .

If I build a commercial use next to houses, what screening is required?

Where a commercial or industrial side or rear setback abuts a residential zone, the commercial/industrial setback must be screened from the residential zone by an opaque fence or wall minimum 6 ft, not to exceed 8 ft height as specified in § 18.43.020 .

What are the fence height limits in setback areas?

Fences and walls generally may not exceed 8 ft in height in setback areas; in front or exterior side setbacks the typical limit is 4 ft (with limited corner exceptions and an allowance of up to 6 ft for residential exterior side setbacks on corner lots) — see § 18.43.050 for the measurement rules and exceptions, including combining retaining walls and fences .

Are chain link fences allowed in residential areas?

Chain link fencing is permitted in side and rear yards of residential areas only when vinyl‑coated and accompanied by landscape screening; chain link is not permitted in front yards of residential areas per § 18.43.090 and related subsections .

Do I need to show preserved trees on my landscape plan?

Yes. Trees over 8 inches caliper must be shown with notes about preservation or removal; preserved trees get credits on a caliper‑based schedule and must be protected during construction. See tree preservation rules and credit schedules in § 18.44.120 .

What clears the traffic visibility triangle near my driveway or corner lot?

Within the traffic visibility triangle defined in Table 18.43.100, no tree, fence, shrub, or other obstruction higher than 3 ft above grade is permitted; the triangle distances vary by intersection type (e.g., 25–30 ft depending on street classification) — see § 18.43.100 and Table 18.43.100 .

Do masonry walls need a building permit?

Yes. All masonry walls must conform to the California Building Code and require a building permit as stated in § 18.43.040(2) — coordinate with the building official and the California Building Standards Code for structural and permit specifics .

If my project is inside the Downtown Specific Plan, does the landscaping chapter still apply?

Yes — Division 18.49 and the Downtown Specific Plan layer additional or tailored landscaping and street‑tree rules on top of § 18.44; where the specific plan is more restrictive, the specific plan controls. See § 18.49.110 and the Downtown Specific Plan references in Division 18.49 .

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