Local zoning · San Carlos

San Carlos — Landscaping and Screening

Q: What buffer yard is required when a commercial site abuts single‑family homes in San Carlos?

When a commercial use abuts a single‑unit residential lot the code generally requires a Type 2 buffer yard (the more substantial treatment: 10 ft minimum width with specified trees and shrubs per 100 lineal feet); see Table 18.18.050‑B(1) and buffer yard requirements in § 18.18.050(B) .

Q: How high can screening walls be where industrial property abuts residences?

The code requires an 8 ft screening wall on interior lot lines where an industrial use abuts a residential district; industrial screening walls must be solid (stucco/decorative block/concrete panel) and chain link does not fulfill the requirement ( § 18.15.090(D) ) .

Q: Do I need a permit to remove a large tree on my San Carlos property?

Yes— protected , significant , and heritage trees are subject to the city's tree chapter and require a protected tree removal permit before removal; replacement ratios and tree protection measures apply and unauthorized removal can trigger fines and stop‑work orders (see Chapter 18.18 and the protected tree rules) .

Q: How must parking lots be screened from the street and nearby homes?

Parking must be screened: 3 ft screening where the parking fronts a public street and 6 ft where parking abuts residential districts (with front‑setback exceptions); acceptable methods include low walls (decorative materials), open wrought‑iron style fences combined with planting (chain‑link prohibited for screening), berms, or compact evergreen planting that reaches the required opaque height in the prescribed time ( § 18.20.100(O) ) .

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

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Last reviewed: July 2, 2026

Overview

This page summarizes how the City of San Carlos regulates landscaping and screening in the local zoning code (Title 18). It pulls the specific requirements for buffers, planting, trees, walls/fences, parking screening, mechanical-equipment screening, installation/maintenance, and review authority as written in the San Carlos Municipal Code, and highlights the district-level differences applicants must watch. For background on where these rules sit in the zoning framework, see the city's main San Carlos Zoning overview.

Key city-wide rules (what the code requires)

Landscaping must screen large retaining walls (> 4 ft), accessory structures, buildings visible from downslope, parking areas in multi‑residential or nonresidential projects, and stabilize slopes ≥ 3 ft vertical with deep‑rooted plants (§ 18.12.070) .
Required landscape buffers between differing uses are set by a matrix (buffer Type 1 and Type 2), with Type 1 = 5 ft width and Type 2 = 10 ft width and specific tree/shrub counts per 100 lineal feet per Table 18.18.050‑B(2) (§ 18.18.050(B)) .
Screening for mechanical/electrical equipment cannot be in required front setbacks and must use landscaping, raised planters (min 12 in), mesh for vertical vegetation, or walls/fences matching building architecture (§ 18.15.090(B)) .
Parking areas must be screened: 3 ft screening along public streets; 6 ft screening where parking abuts residential districts (with exceptions in front-setbacks) and must use walls, decorative fences (not chain link), planting, or berms; parking planters and tree clearances are also prescribed (§ 18.20.100(O)) .
Visibility/clear sight triangles limit planting or structures to ≤ 3 ft in the triangle; tree canopy clearance minimums are 7 ft over sidewalks and 13 ft over streets (§ 18.15.130) .
Plant material sizing, spacing, and installation timing: ground covers, shrubs, and trees have minimum container sizes and spacing; turf is limited to 25% of required landscape areas; required landscaping generally must be installed prior to certificate of occupancy (exceptions and surety allowed) (§ 18.18.060, § 18.18.100) .
Protected / significant / heritage tree rules require permits for removal and set replacement ratios, tree protection zones, and maintenance standards; unauthorized removal triggers fines and stop‑work remedies (Chapter 18.18, Trees — see definitions and requirements) (§ 18.18.070 and related provisions) .
The Director may grant administrative waivers for dimensional standards, including landscaping (subject to findings) and the review authority for protected tree removal is identified in the review authority table (§ 18.33.020; § 18.26.070) .

(Whenever the text above cites a § it is citing the San Carlos zoning code; verify with the City for parcel‑specific interpretations.)

District-by-district breakdown

Note: Each district name below is the code name used in San Carlos zoning. Where the landscaping/screening guidance cross‑refers to development standards or front/setback rules, consult the city’s San Carlos Development Standards.

RS (Single-Unit Residential)

Purpose / typical uses: single‑family homes and accessory uses on detached lots (see RS district tables in Title 18).
Landscaping/screening highlights: front and rear yards must meet front-yard landscaping rules (at least 50% of required front/rear yard in landscape where supplemental RS standards apply) and tree counts are set by lot coverage: 1 tree / 1,000 sq ft of lot coverage (residential) (§ 18.18.070) .
Dimensional standards that affect landscape: front setback landscaping requirements and limits on impermeable surfaces (50% in front/rear yards) are in RS design standards; driveway/visibility triangles must comply with § 18.15.130 (sightlines) .
Where it applies: citywide single‑family zones (see the base district maps in the zoning chapter).

RM (Multi-Unit Residential)

Purpose / typical uses: duplexes, townhomes, apartments, and related residential uses.
Landscaping/screening highlights: multifamily developments must provide landscape buffers per the buffer matrix (Table 18.18.050‑B(1)) and tree rate is 1 tree / 2,000 sq ft of lot coverage; landscape plans for projects >5 units must be prepared by a California registered landscape architect (§ 18.18.050; § 18.18.060(C)) .
Dimensional standards: multifamily projects are also subject to mixed‑use supplemental buffer rules where applicable; parking screening and planter rules apply per the parking chapter (§ 18.20 referenced) .
Where it applies: RM‑zoned parcels and mixed‑use developments with residential components.

MU (Mixed-Use — incl. MU subdistricts)

Purpose / typical uses: street‑fronting mixed commercial/residential buildings; multiple MU subtypes exist (MU‑DC‑100, MU‑D‑100, etc.).
Landscaping/screening highlights: minimum 10% landscaped area and private/common open‑space minimums apply per Table 18.05.030‑6; building perimeters facing a street require planters across at least 20% of the face, minimum 3 ft planter width (Table 18.05.030‑6; § 18.18.050(C)) .
Dimensional standards: MU districts contain additional site design standards; screening of rooftop or ground equipment must follow § 18.15.090 and may trigger design review in some cases (see San Carlos Design Review) .
Where it applies: East San Carlos Avenue and other designated mixed‑use corridors (see the MU district maps).

Commercial / General Commercial

Purpose / typical uses: retail, office, restaurants, services.
Landscaping/screening highlights: commercial developments must provide landscape buffers where adjacent to residential uses (Type 2 buffers commonly required) and provide 10% minimum landscaped area for certain site sizes; loading/service areas must be screened from streets and residential areas (§ 18.18.050; § 18.08.040(C)) .
Dimensional standards: special planter/parking setback rules (e.g., where parking sits between a building and a street provide 10 ft landscaped setback) tie landscaping to parking layout (see San Carlos Parking) .
Where it applies: commercial zoning map areas.

Industrial (GCI, IL, IH, IA)

Purpose / typical uses: light to heavy industrial, technology/office parks.
Landscaping/screening highlights: if industrial uses abut residential zones, a solid screening wall 8 ft in height is required on the interior lot line; industrial zones may be allowed screening walls up to 15 ft outside setback areas with Director approval; industrial tree planting rates are lower (1 tree / 5,000 sq ft of lot coverage) (§ 18.15.090(D); § 18.15.090(C)(2); § 18.18.070) .
Dimensional standards: Director may approve higher screening in industrial zones; wall materials for industrial screening are prescribed (stucco, decorative block, concrete panel; chain‑link is not acceptable) (§ 18.15.090(D)(2)) .
Where it applies: GCI, IL, IH, IA districts (see zoning map).

Public & Semi-Public (P, PK, OS)

Purpose / typical uses: parks, public buildings, open space, schools.
Landscaping/screening highlights: these districts require a minimum 10% of the site landscaped and have larger front/setback plantings (Table 18.08.030 and supplemental § 18.08.040(A)) .
Dimensional standards: standardized front and street-side yards (often 30 ft front) that require landscaped planters (see district development table) (§ 18.08.030) .
Where it applies: public land, parks, school sites.

Airport District (A)

Purpose / typical uses: airport operations and related industrial/commercial.
Landscaping/screening highlights: front and exterior street‑side yards must include a landscaped planter min 5 ft wide and off‑street parking may be placed outside that planter; building/vegetation height must also conform to airport land‑use plan limits (§ 18.09.040(B)) .
Where it applies: parcels in the Airport district near San Carlos Airport.

Special-use standards: Automobile/Vehicle Sales and Service

Landscaping/screening highlights: a masonry wall at least 6 ft in height is required along all lot lines adjacent to residential uses; at least 10% of the site must be landscaped; front/street side planters min 6 ft inside width (enclosed by a 6‑inch curb); additional three‑foot buffers along other property lines; corner planter requirements apply (600 sq ft / min 20 ft dim.) (§ 18.23.050(A)) .
Where it applies: automobile sales/service uses wherever allowed by the use tables, per conditional use permit standards.

Quick reference table (decision‑relevant standards)

Requirement	Standard (key numbers bolded)	Code reference
Buffer yard widths	Type 1 = 5 ft, Type 2 = 10 ft; trees/shrubs per 100 ft (see table)	§ 18.18.050(B)
Parking screening heights	3 ft along public streets; 6 ft where parking abuts residential (front‑setback exception)	§ 18.20.100(O)
Mechanical/equipment screening	Not in front setback; use landscaping, 12 in raised planters, mesh for vertical vegetation, or walls matching architecture	§ 18.15.090(B)
Tree planting rates (example)	RS: 1 /1,000 sq ft lot coverage (residential); RM/MU/Commercial: 1 /2,000; Industrial: 1 /5,000	§ 18.18.070(C)
Protected tree removal / replacement	Permits required; replacement ratios (heritage 1:1, etc.), TPZ and mitigation rules	Chapter 18.18 (Trees)
Installation timing	Required landscaping installed before certificate of occupancy; 120‑day exception with surety allowed	§ 18.18.100(C)
Industrial/residential screening wall	8 ft screening wall on common interior lot lines where industrial use abuts residential; industrial walls must be stucco/decorative block/concrete	§ 18.15.090(D)

Checklist (what an applicant must satisfy)

Determine applicable buffers per the proposed use and adjacent uses and apply Type 1 or Type 2 buffer (Table 18.18.050‑B) (§ 18.18.050(B)) .
Provide required planting counts, minimum tree sizes (e.g., 24" box for a portion of trees) and spacing according to § 18.18.060 and tree standards (§ 18.18.070) .
Screen mechanical/electrical equipment out of view (use landscape, raised planters ≥ 12 in, mesh, or matching walls) and keep such equipment out of required front setbacks (§ 18.15.090(B)) .
Show parking screening (3 ft street / 6 ft abutting residential) and comply with parking planters, curbs, and vehicle overhang clearances (§ 18.20.100(O); § 18.20.100‑N(10)) .
If project >5 residential units or commercial/industrial projects, have landscape plans prepared by a California registered landscape architect where required (§ 18.18.060(C)) .
Incorporate visibility/sight triangle limits and minimum canopy clearances (3 ft in sight triangle; 7 ft sidewalk clearance / 13 ft street clearance) (§ 18.15.130) .
For any protected tree removal/pruning beyond trimming, obtain a protected tree permit, include replacement plan(s) and TPZ protection details (Chapter 18.18, Trees; review authority listed in § 18.26.070) .
Show irrigation design (rain sensors / soil moisture sensors), mulch, hydrozones, and turf limits (§ 18.18.060) .
Ensure landscaping installation timing and any required surety are addressed before certificate of occupancy (or file for the 120‑day surety exception) (§ 18.18.100(C)) .
If you need deviations, consider a waiver under the waivers chapter; waivers may cover landscaping and fences but are discretionary (§ 18.33.020) .
Verify whether design review or discretionary permits are needed for your project since landscaped elements that affect site design may trigger design review or conditional use approval (see San Carlos Design Review).

Risks & Ambiguities

Issue	Why it matters	What to verify
Fence/wall maximum heights in specific setbacks	Fences are treated differently in corner/sight‑triangle areas and some special fences are allowed taller heights; getting this wrong triggers violations	Verify allowed fence height in your lot’s context and sight triangle; consult § 18.15.040 for fence heights and special fence rules
Exact plant species list / approved species	Code references an approved plant list but the list itself is an administrative item and may change	Confirm the City’s current approved plant list with Planning or Public Works — the code requires species "known to thrive" and references an approved list (§ 18.18.060)
Interplay with overlays (Hillside, Neighborhood Hub, etc.)	Overlays may alter setbacks, tree rules, or allow exceptions (e.g., Hillside special rules)	Check San Carlos Overlay Districts and the specific overlay chapter for any exceptions; verify with Planning (overlay rules are not fully summarized here)
Whether ADU exemptions apply	Second dwelling units are explicitly exempt from many landscaping standards but still subject to tree rules and maintenance	ADU exemption: landscaping chapter exemptions apply to second dwelling units except § 18.18.070 (Trees) and maintenance; confirm ADU specifics at San Carlos ADUs and state ADU law if relevant (§ 18.18.020)
Director discretion / waivers	The code allows Director waivers for dimensional standards (including landscaping and fences) which creates discretionary outcomes	Verify whether your proposal is eligible for a § 18.33.020 waiver and the findings needed; waivers may be faster than a variance but are discretionary
Exact fence height allowances in industrial zones beyond code excerpts	The code allows higher screening walls in industrial zones with Director approval, but precise procedural limits may be in other subsections	Confirm the application process and required findings for >15 ft screening in GCI/IL/IH via Planning; see § 18.15.090(C)(2) for authorization

Plain-English Summary

San Carlos requires landscape buffers, tree planting, screening of parking, equipment and outdoor storage, and minimum landscaped area in many districts; buffer widths and planting counts come from the buffer tables and tree rules, certain uses (auto sales, industrial abutting residential, airport sites) have extra, specific screening requirements, and protected trees need permits and replacement if removed. Always check the cited City code sections below and talk to Planning for parcel‑specific clarifications.

Source References

San Carlos Municipal Code, Title 18 — § 18.12.070 Landscaping (general landscaping requirements)
San Carlos Municipal Code, Title 18 — § 18.18.050 (Areas to be landscaped; Table 18.18.050‑B(1) & B(2) buffer yard types)
San Carlos Municipal Code, Title 18 — § 18.18.060 (General landscaping standards, plant sizes, turf limits)
San Carlos Municipal Code, Title 18 — § 18.18.100 / § 18.18.110 (Installation and maintenance)
San Carlos Municipal Code, Title 18 — Chapter 18.18 (Trees / Protected tree rules; § 18.18.070 et seq.) (definitions, removal permits, replacement ratios)
San Carlos Municipal Code, Title 18 — § 18.15.090 (Screening: mechanical equipment, outdoor storage, screening walls; 8 ft industrial walls)
San Carlos Municipal Code, Title 18 — § 18.20.100 (Parking standards — screening & planters)
San Carlos Municipal Code, Title 18 — § 18.15.130 (Visibility at intersections and driveways)
San Carlos Municipal Code, Title 18 — § 18.23.050(A) (Automobile/vehicle sales landscaping and screening)
San Carlos Municipal Code, Title 18 — § 18.09.040(B) (Airport district landscaped planter min 5 ft)
San Carlos Municipal Code, Title 18 — § 18.33.020 (Waiver authority covering landscaping/fences)
San Carlos Municipal Code, Title 18 — § 18.26.070 (Review authority table — protected tree removal review)

If you want the exact municipal code web links, consult the City Clerk’s official San Carlos Municipal Code or contact Planning for parcel‑specific applications. Verify details with the City for any site‑specific exceptions.

Sources

Retrieved passages

San Carlos Zoning Code (§ 4) High relevance
San Carlos Zoning Code High relevance
San Carlos Zoning Code (Section 18.22.100) High relevance
San Carlos Zoning Code (§ 4) High relevance
San Carlos Zoning Code (§ 4) High relevance
San Carlos Zoning Code (§ 1) High relevance
San Carlos Zoning Code (§ 4) High relevance
San Carlos Zoning Code (Chapter 18.20) High relevance
San Carlos Zoning Code (title to) High relevance
San Carlos Zoning Code (chapter shall) Medium relevance
San Carlos Zoning Code (§ 1) Medium relevance
San Carlos Zoning Code (Chapter 15.40) Medium relevance
San Carlos Zoning Code (Chapter 18.18) Medium relevance
San Carlos Zoning Code (Chapter 18.18) Medium relevance
San Carlos Zoning Code (§ 4) Medium relevance

Cited sections

Official San Carlos code library

Frequently asked questions

What buffer yard is required when a commercial site abuts single‑family homes in San Carlos?

When a commercial use abuts a single‑unit residential lot the code generally requires a Type 2 buffer yard (the more substantial treatment: 10 ft minimum width with specified trees and shrubs per 100 lineal feet); see Table 18.18.050‑B(1) and buffer yard requirements in § 18.18.050(B) .

How high can screening walls be where industrial property abuts residences?

The code requires an 8 ft screening wall on interior lot lines where an industrial use abuts a residential district; industrial screening walls must be solid (stucco/decorative block/concrete panel) and chain link does not fulfill the requirement (§ 18.15.090(D)) .

Do I need a permit to remove a large tree on my San Carlos property?

Yes—protected, significant, and heritage trees are subject to the city's tree chapter and require a protected tree removal permit before removal; replacement ratios and tree protection measures apply and unauthorized removal can trigger fines and stop‑work orders (see Chapter 18.18 and the protected tree rules) .

How much of my commercial or mixed‑use site must be landscaped?

Many mixed‑use and some nonresidential developments must provide 10% minimum landscaping (see Table 18.05.030‑6 and supplemental district rules); public/semi‑public sites also commonly require 10% landscaped area per § 18.08.040(A) and other district tables will list site‑specific requirements (§ 18.05.030; § 18.08.040) .

Can I use gravel or rock to meet the required planting area?

No — required planting areas must be planted with live plant material; non‑plant groundcover such as gravel or decorative rock generally does NOT count toward the minimum planting area except where an approved alternative landscape plan is accepted under § 18.18.060 and § 18.18.040(B) (exceptions are discretionary) .

How must parking lots be screened from the street and nearby homes?

Parking must be screened: 3 ft screening where the parking fronts a public street and 6 ft where parking abuts residential districts (with front‑setback exceptions); acceptable methods include low walls (decorative materials), open wrought‑iron style fences combined with planting (chain‑link prohibited for screening), berms, or compact evergreen planting that reaches the required opaque height in the prescribed time (§ 18.20.100(O)) .

Does the city require irrigation and rain sensors for landscaped areas?

Yes — water‑efficient irrigation components such as soil moisture sensors or rain/moisture sensing devices are required in landscape irrigation designs per the landscaping chapter; drought‑tolerant plantings are encouraged and turf is limited to 25% of required landscape area (§ 18.18.060) .

If my project needs to place equipment near the front of the building, how must it be screened?

Exterior mechanical and electrical equipment must be screened so it is not visible to pedestrians from adjacent streets or residential districts; screening can be a parapet or integrated architectural treatment, raised planters, mesh for vertical plantings, or consistent walls — and such equipment may not be located within required front setbacks (§ 18.15.090(B)) .

Are second dwelling units (ADUs) exempt from landscaping requirements?

Second dwelling units and very small additions are exempt from many landscaping standards, but tree rules (protected tree protections) and maintenance rules still apply. Confirm ADU specifics with the ADU rules and the local ADU page (San Carlos ADUs); the landscaping chapter identifies these exemptions in § 18.18.020 .

Who decides appeals for a protected tree removal or landscaping waiver?

Protected tree removal decisions and many waiver actions are administered by the Director or Planning and Transportation Commission as listed in the review authority table (see § 18.26.070 for the decision and appeal paths) .

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