Local zoning · San Bruno

San Bruno — Landscaping and Screening

Q: How much of my parking lot must be landscaped?

Parking lots with 10–15 spaces must landscape 5% of the surface parking area; parking lots with over 16 spaces must landscape 10% ; one tree per five spaces is required and most planting must be distributed between strips, islands and perimeters — see § 12.100.070 (Table 12.100‑4 and subsections D–F).

Q: What landscaping rules apply in the Bayhill Specific Plan area?

Bayhill requires a minimum of 15% site landscaping (a lot may be allowed down to 12.5% only with an approved public amenity), prominent canopy tree use, street trees per Chapter 8.24 , and defined greenway widths (base 30 ft , 40 ft average preferred) — see § 12.290.060 and related Bayhill development standards.

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

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Last reviewed: July 2, 2026

Overview

This page summarizes what the San Bruno zoning ordinance requires for landscaping, screening, fences/walls, trees, and buffers — including citywide standards and special rules that apply in the Bayhill and mixed‑use districts. For project planning you will normally need a site landscape plan, irrigation details and (where applicable) an architectural review permit; landscaping rules interact with the city's rules for parking, design review, development standards, overlay districts, and ADUs. Basic definitions and procedural rules are in the zoning ordinance text; verify parcel‑specific rules with the Planning Division. § citations below are to the San Bruno Municipal Code.

Core rules and where they live (plain-English synthesis)

The municipal code defines landscaping and requires water‑efficient irrigation and maintenance; the code requires a minimum amount of on‑site landscaping in several contexts (parking, Bayhill sites, districts) and enforces timing and replacement rules (§ 12.80.285; § 12.100.070; § 12.280.050(G)).
Fence, hedge, wall and screen planting height and visibility rules for residential properties are prescriptive (front yard, side/rear yard, corner sight triangles) and height is measured from existing grade (with special rules if placed atop a retaining wall) (§ 12.84.150).
Parking area screening and planting: parking lots with ≥10 spaces must meet minimum parking‑area landscaping percentages, provide tree counts and spacing, install perimeter strips and curbs, and use water‑efficient irrigation. Trees are typically one per five parking spaces and 15‑gallon minimum at installation (§ 12.100.070 subsections C–I).
Bayhill Specific Plan / Bayhill zoning districts (BRO, BNC, BR, BMU) imposes extra site landscaping, street tree, greenway, and minimum site landscaping requirements (e.g., 15% site landscaping, not less than 12.5% on individual lots except with approved public amenity) and establishes specific greenway widths and tree rules (§ 12.290.060; § 12.290.070; § 12.280.050(G)).
Screening of mechanical equipment, dumpsters, and garage walls is required in performance standards; the code calls for landscaping or non‑visual screening (Chapter 12.84 and performance standards) (§ 12.84.180).

District-by-district breakdown

Note: every requirement below is tied to the municipal code § cited. If a district’s full landscaping rules are not in the retrieved materials, that gap is explicitly noted.

R-1 (Single‑family residential)

Purpose / typical uses: single‑family dwellings (general residential district). Full R-1 text not reproduced in retrieved snippets; verify parcel specifics. Not found in retrieved materials for a full R-1 use table. Verify with the jurisdiction.
Key landscaping/screening rules that apply citywide to R‑1: residential fences/hedges/walls/screen plantings are limited to 3 ft in required front yards and 6 ft in side/rear yards (up to 8 ft with lattice); corner sight triangle rule prohibits over‑height planting within 25 ft of a street corner (§ 12.84.150).
Procedures: certain residential projects in R‑1 undergoing new construction require architectural review conformity findings; approved landscaping must conform to the architectural review permit (§ 12.108.040).

R-2 (Low‑density residential)

Purpose / typical uses: low‑density residential. Full R-2 text not reproduced in retrieved snippets; verify parcel specifics. Not found in retrieved materials for a full R-2 use table.
Applies same fence/planting height rules (§ 12.84.150) and architectural review conformity standards for certain new construction (§ 12.108.040).

R-4 (High‑density residential)

Purpose / permitted uses: multifamily housing and related uses (explicitly listed) — see development regulations in § 12.96.090.
Key dimensional / landscape standards: required setbacks and a cross‑reference to Chapter 12.84 for minimum landscaping (so the landscaping rules in Chapter 12.84 apply here) (§ 12.96.090(D)(9)).

A-R (Administrative & Research)

Purpose / uses: light industrial / research / offices (see § 12.96.130). Development regulations require a minimum landscaping standard "as set forth in Chapter 12.84" and reference parking rules in Chapter 12.100.

M-1 (Industrial)

Purpose / uses: warehousing, light manufacturing (see § 12.96.140). Development regulations require landscaping per Chapter 12.84 and parking standards per Chapter 12.100. Industrial parking landscaping minimums can be reduced up to 50% in industrial districts (see parking landscaping table notes) (§ 12.96.140; § 12.100.070(C) note).

Bayhill Specific Plan districts — BRO, BNC, BR, BMU

Purpose / typical uses:
- BRO (Bayhill Regional Office): campus‑style office/hotel (ancillary retail limited).
- BNC (Bayhill Neighborhood Commercial): convenience retail, restaurants, personal services.
- BR (Bayhill Residential Overlay) and BMU (Bayhill Mixed‑Use Overlay): residential and mixed‑use overlays to encourage housing and mixed‑use development.
Key landscaping/screening standards:
- A minimum of 15% of a building site must be landscaped; individual lots may be allowed down to 12.5% only with public amenity approval (§ 12.290.060 / § 12.280.050(G)).
- Street trees must follow the Bayhill urban design policies and the City Street Trees Ordinance (Chapter 8.24) and BayFriendly guidance (§ 12.290.060(G)(1)).
- Greenway areas along specific Bayhill frontages (Bayhill Drive, Traeger, Elm) have minimum width targets (base 30 ft; average 40 ft preferred; exceptions and rules for narrower greenways defined) (§ 12.290.060 and Table 12.290‑3 notes).

Mixed‑Use / Transit‑Corridor districts (CBD, TOD‑S, TOD‑1, TOD‑2, MX‑R)

Where it applies: mixed‑use corridors and transit corridor plan areas; development standards (heights, setbacks, required open space) are in § 12.280.030 and Table 12.280‑2. Landscaping and street‑level landscaping/amenities are required to complement sidewalks and streetscapes (§ 12.280.050). An architectural review permit is required for projects in these districts (§ 12.280.030(A)).

Quick decision‑relevant standards (table)

Topic	Standard / Rule (plain English)	Code Reference
Residential front‑yard fence/hedge max height	3 ft in required front yard (corner sight rules apply within 25 ft of an intersection)	§ 12.84.150
Residential side/rear fence max height	6 ft in side/rear yards; up to 8 ft allowed with 2‑ft lattice on top	§ 12.84.150
Parking lot landscaping (min)	10–15 spaces = 5%, >16 spaces = 10% of surface parking area; applies to lots ≥10 stalls	§ 12.100.070 / Table 12.100‑4
Parking lot trees	1 tree per 5 parking spaces, 15‑gal minimum at planting	§ 12.100.070(F)
Parking perimeter landscape strip	5 ft min adjacent to public/private street (measured from property line/edge of curb)	§ 12.100.070(G)
Bayhill site landscaping minimum	15% of total building site must be landscaped; not less than 12.5% without public amenity approval	§ 12.290.060 / § 12.280.050(G)
Greenway width in Bayhill	Base 30 ft minimum (average 40 ft preferred); exceptions described in Bayhill rules	§ 12.290.060 / Table 12.290‑3 notes

Practical guidance / how the rules are applied (plain English)

Submit a landscape plan showing planting species, tree schedule (size, spacing), irrigation type (drip/bubbler preferred), and maintenance/ replacement commitments. The code explicitly requires water‑efficient irrigation systems and maintenance provisions; landscape must usually be installed before occupancy or secured by a deferral/security (§ 12.100.070(I–K)).
Use trees and canopy plantings as the dominant material in Bayhill projects; consult the City Street Trees and Plantings Ordinance (Chapter 8.24) referenced in the Bayhill rules (§ 12.290.060(G)(1)) for species and planting requirements.
For parking lots, distribute landscaping (strips, islands, perimeter) to meet the percentage requirement and show tree locations (1:5 ratio); provide raised curbs between plantings and paved areas unless an alternative is approved for stormwater compliance (§ 12.100.070(D), (H)).
Mechanical equipment, transformers, dumpsters and loading areas must be screened by landscaped shrubbery or fencing per performance standards (§ 12.84.180). If screening is vertical (fence/wall), verify fence height rules and sight‑triangle limits for safety (§ 12.84.150; § 12.84.180).
Architecturally reviewed projects must build landscaping consistent with the approved ARP plans; changes to approved landscape require a permit modification (§ 12.108.040–050).

Checklist (what an applicant must satisfy)

Provide a scaled landscape plan showing species, plant quantities, tree sizes, location and planting details referencing the tree count requirement (1 per 5 parking stalls where applicable) — § 12.100.070(F).
Include an irrigation plan demonstrating water‑efficient systems and moisture/rain shutoff — § 12.100.070(I).
Show parking‑area landscape percentage calculations and perimeter strips (5‑ft min where adjacent to streets) — § 12.100.070(C,G).
For Bayhill properties, show site landscaping ≥ 15% (or justification/public amenity to allow down to 12.5%) and greenway/streetscape treatments — § 12.290.060 / § 12.280.050(G).
If proposing fences/walls/hedges on a residential lot, show compliance with 3 ft front yard / 6 ft side‑rear yard limits and corner sight triangle rules; if on a retaining wall, note the height measurement basis and ask for Community Development Director approval if measured from top of wall — § 12.84.150(B).
For projects requiring architectural review, include landscaping in the ARP submission and be prepared to conform to approved plans — § 12.108.040.

Risks & Ambiguities

Issue	Why it matters	What to verify
Height measurement from grade vs. retaining wall	The code allows measuring fence height from top of a retaining wall with director approval; mis‑measuring can produce noncompliance	Confirm measurement basis and get director approval if fence sits on a wall (§ 12.84.150(B)).
What counts toward Bayhill “site landscaping”	Bayhill counts only ground‑level landscaping (above or below grade generally does not count) — affects compliance with 15% requirement	Confirm what elements the reviewer will accept (e.g., green roofs, podium planters) — see § 12.290.060(G).
Industrial parking landscaping reductions	Industrial districts may reduce parking landscaping up to 50%; leaving out perimeter plantings can trigger other requirements	If project is industrial, request the industrial reduction path and confirm perimeter landscaping obligations (§ 12.100.070 note).
Street‑tree species / Street Trees ordinance	Bayhill references Chapter 8.24; species/planting specs may live in that chapter (not fully reproduced here)	Consult Chapter 8.24 and the City arborist for allowable species and street‑tree planting standards (referenced in § 12.290.060(G)(1)).
Timing of landscaping installation	Landscaping is required before occupancy unless deferred; failure to secure deferral can delay Certificate of Occupancy	Confirm whether a security deposit or one‑year deferral is acceptable — see § 12.100.070(K).

Plain‑English summary

San Bruno’s zoning code requires a mix of prescriptive rules (residential fence heights and corner sight triangles, parking‑area planting percentages and tree counts) and project‑level design standards (Bayhill greenways, minimum site landscaping, and screening of equipment). Prepare a planting and irrigation plan that meets the parking and district percentages, follow the fence height rules for homes, and include landscaping in architectural review submittals; confirm any industrial reductions or Bayhill exceptions with Planning. Relevant rules are in Chapters 12.84 (landscape/fence/performance), 12.100 (parking landscaping), 12.280 (mixed‑use/transit corridors) and 12.290 (Bayhill Specific Plan).

Source References

§ 12.80.285 (definition of "landscaping")
§ 12.84.150 (Fences, hedges, walls and plantings — heights, corner visibility, measuring height from grade)
§ 12.84.180 (Performance standards — screening mechanicals, dumpsters)
§ 12.100.070 (Parking area landscaping: Table 12.100‑4; trees, strips, curbs, irrigation, timing and maintenance)
§ 12.100.080 (Parking structures landscaping requirements)
§ 12.108.040–060 (Architectural review conformance and noticing; modifications)
§ 12.280.050 / § 12.280.030 (Mixed‑use / Transit Corridors standards; streetscape and landscaping for mixed‑use districts)
§ 12.290.060 / Table 12.290‑3 (Bayhill Specific Plan — landscaping % site minimum, greenway, street tree rules referencing Chapter 8.24)

If you need the full municipal code text (City website copy, Chapter 12 series) or the Bayhill Specific Plan figures for greenway location, request that I fetch those files/URLs or confirm whether you want a parcel‑specific check with Planning.

Sources

Retrieved passages

San Bruno Zoning Code High relevance
San Bruno Zoning Code (§ 3) High relevance
San Bruno Zoning Code (§ 12.84.150.) High relevance
San Bruno Zoning Code High relevance
CWUIC § 65850.6 (Title 24) High relevance
CBC § 27 (§ 27-4.14) High relevance
San Bruno Zoning Code (§ 3) High relevance
CBC § 12.80.285 (§ 12.80.285.) High relevance
San Bruno Zoning Code Medium relevance
San Bruno Zoning Code (Chapter 12.205.) Medium relevance
San Bruno Zoning Code (§ 3) Medium relevance
San Bruno Zoning Code (§ 3) Medium relevance
San Bruno Zoning Code Medium relevance
San Bruno Zoning Code (§ 21-7.11) Medium relevance

Cited sections

Official San Bruno code library

Frequently asked questions

What are the maximum residential fence heights in San Bruno?

For residential properties the zoning ordinance limits fences, hedges, walls and screen plantings in required front yards to 3 ft and in required side/rear yards to 6 ft (with up to an additional 2 ft of lattice for an 8 ft total, and special corner sight rules for 25 ft near intersections) — § 12.84.150.

How much of my parking lot must be landscaped?

Parking lots with 10–15 spaces must landscape 5% of the surface parking area; parking lots with over 16 spaces must landscape 10%; one tree per five spaces is required and most planting must be distributed between strips, islands and perimeters — see § 12.100.070 (Table 12.100‑4 and subsections D–F).

Does San Bruno require irrigation and drought‑tolerant plants for required landscaping?

Yes. Required landscape areas must use water‑efficient irrigation (drip, bubbler, etc.) with moisture/rain shutoff and use drought‑resistant species consistent with the State Model Water Efficient Landscape Ordinance; these requirements are in the parking/landscape chapter § 12.100.070(I).

What landscaping rules apply in the Bayhill Specific Plan area?

Bayhill requires a minimum of 15% site landscaping (a lot may be allowed down to 12.5% only with an approved public amenity), prominent canopy tree use, street trees per Chapter 8.24, and defined greenway widths (base 30 ft, 40 ft average preferred) — see § 12.290.060 and related Bayhill development standards.

Are there special screening rules for mechanical equipment, dumpsters or garage walls?

Yes. Performance standards require that mechanical equipment, gas meters, transformers and dumpsters be screened from public view using landscaped shrubbery, fencing or compatible architectural enclosures; landscaping is specifically called out as an acceptable screening treatment in § 12.84.180.

Can industrial projects reduce parking landscaping requirements?

The code allows a reduction of the minimum required parking area landscaping by up to 50% within industrial districts; however perimeter landscaping requirements still apply and any reduction should be documented and approved by the city under § 12.100.070.

Do I need to install landscaping before I get a Certificate of Occupancy?

Yes — landscaping generally must be installed prior to city authorization to occupy buildings served by the parking area, unless the Community Development Director approves a deferral of up to one year and possibly a security deposit — § 12.100.070(K).

Is the height of a fence measured from existing grade or from a retaining wall?

The maximum height of a fence, wall or hedge is measured from existing grade, but the code allows the height to be measured from the top of a retaining wall with Community Development Director approval — § 12.84.150(B).

Does the Transit‑Corridor / mixed‑use zoning require landscaping too?

Yes. Mixed‑use/transit corridor standards require streetscape landscaping and amenities to complement sidewalks, require architectural review, and set open‑space/landscaping expectations for residential units — see § 12.280.050 and § 12.280.030.

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