Local zoning · South San Francisco

South San Francisco — Landscaping and Screening

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

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Last reviewed: July 2, 2026

Overview

This page summarizes what the South San Francisco zoning ordinance requires for landscaping and screening (trees, buffers, fences, walls, and related planting) under Title 20. It is grounded in the City’s landscaping chapter (§ 20.300.008) and the sections that control screening for outdoor storage, parking, and fences (§ 20.350.033, § 20.330.010, § 20.300.006). Use this as a reference for plan preparation; verify parcel-specific rules with the Planning Division. For context about district rules and other site standards, see the city’s zoning & planning overview and the zoning pages.

What the code covers (short)

The City requires new development and many expansions to provide landscaping that conserves water, screens incompatible uses, and integrates with the neighborhood; these requirements govern plant types and sizes, irrigation, buffer widths between uses, screening materials and heights for fences/walls, and parking-lot planting. See § 20.300.008 for the core landscaping standards and § 20.350.033 and § 20.330.010 for screening/fence and parking-related rules.

District-by-district breakdown

Note: the code uses base district groupings (e.g., Residential Districts, Non‑Residential Districts), downtown/transit-area special districts, specific plans, and industrial districts. Where a district name appears below it is the exact terminology referenced in the code excerpts retrieved; bolded district names are used by the ordinance.

Residential Districts

  • Purpose / typical uses: private housing (single‑unit and multi‑unit). The code treats outdoor storage as generally not permitted in Residential Districts.
  • Landscaping & screening highlights:
    • Required setbacks and front/street-facing frontages (required setbacks must be landscaped) are governed by § 20.300.008.
    • Fences and walls: chain‑link is not allowed in residential districts; hazardous fencing (barbed/razor/electrified) is prohibited except as lawfully required. All fences must meet visibility rules in § 20.300.016 and general fence standards in § 20.300.006.
  • Key dimensional standards: Outdoor storage (open storage) is “Not permitted” in Residential Districts per the outdoor-storage table in § 20.350.033.
  • Where it applies: citywide where a parcel is zoned within the Residential district group.

Downtown / Downtown‑Caltrain Station Area (Downtown Residential)

  • Purpose / typical uses: higher‑intensity residential and mixed‑use near transit. The code allows limited outdoor storage under conditions in Downtown districts.
  • Landscaping & screening highlights:
    • Building façades that face streets must have landscape planters meeting § 20.300.008 building‑perimeter rules (minimum widths and percent coverage depending on density/type).
    • Screening/material standards for fences visible from public areas still apply; chain‑link and razor wire are prohibited.
  • Key dimensional standards: planter coverage requirements: 40% of street‑facing façades for high‑density multi‑family; 20% for other buildings (see § 20.300.008).

Non‑Residential Districts (Commercial / Industrial / R&D)

  • Purpose / typical uses: retail, offices, industrial and R&D uses; outdoor storage is permitted in many non‑residential districts but is regulated.
  • Landscaping & screening highlights:
    • Where a non‑residential use abuts a residential district, a landscape buffer is required: 10‑foot wide landscaped buffer for Industrial/R&D uses; 6‑foot wide for other non‑residential uses. Required plant mix and tree/shrub spacing are specified (trees/shrubs per lineal foot). § 20.300.008 sets these standards.
    • Screening walls and fences visible from streets or residential/downtown districts must be architecturally compatible, cannot be chain‑link/barbed wire, and are limited in height (normally 10 ft, up to 15 ft with Minor Use Permit outside required setback). See § 20.350.033.
    • Parking lot screening and interior planting standards in § 20.330.010 apply (tree counts, planter sizes, sight‑line heights).
  • Key dimensional standards: buffer widths (10 ft industrial, 6 ft other non‑residential); fence height 10 ft normally; screening landscape minimum one square foot per linear foot of fence frontage when visible from public areas.

Civic Districts

  • Purpose / typical uses: public and civic uses (parks, municipal buildings). The district table shows minimum landscaping percentages for Civic subtypes (e.g., 10%).
  • Landscaping & screening highlights:
    • The same city landscaping chapter (§ 20.300.008) requirements and design principles apply (native/drought‑tolerant vegetation, planting composition, irrigation).
    • Publicly‑accessible open space and corner planter rules (e.g., 600‑sf corner planter where no building exists) can apply to civic projects.

Lindenville Specific Plan / Transect district T3ML

  • Purpose / typical uses: applies to properties within the Lindenville Specific Plan area; certain storage and open storage rules are allowed with limits in some transect districts (T3ML referenced).
  • Landscaping & screening highlights:
    • Projects within the specific plan must still comply with the landscaping and fence standards of Chapter 20.300 and the outdoor‑storage rules in § 20.350.033.

Industrial Mixed‑use districts (MIM, MIH)

  • Purpose / typical uses: industrial/manufacturing with potential allowances for certain fencing materials.
  • Landscaping & screening highlights:
    • The general prohibition on hazardous fencing materials has an express possible exception for sites in MIM and MIH districts through the waiver/modification procedures of Chapter 20.510; otherwise fencing and screening standards apply.

Key standards (quick reference table)

Standard / Requirement Rule or number Code Reference
Core landscaping chapter (purpose & applicability) Applies to most new development and expansions (exemptions for small single‑family changes) § 20.300.008
Interior buffer where non‑residential abuts residential 10 ft (Industrial/R&D); 6 ft (other non‑residential) § 20.300.008
Planting density for buffer yards ≥ 1 tree (15‑gal) per 20 lineal ft; ≥ 3 shrubs per 20 lineal ft; 10% of trees 24‑in box § 20.300.008
Screening wall/fence heights 10 ft max normally; up to 15 ft outside setbacks with Minor Use Permit § 20.350.033
Fencing materials prohibited in residential/downtown view No chain‑link visible; no barbed/razor wire; concrete block must be stuccoed/capped § 20.300.006, § 20.350.033
Screening landscaping along fences visible from streets 1 sq ft planting per linear ft of frontage; planter min dimension 3 ft; permanent irrigation required § 20.350.033(D)
Parking-lot trees 1 tree per 5 parking spaces; minimum 15‑gal size; planters min 5 ft interior dimension § 20.330.010
Parking-lot screening heights 3 ft along public streets; 6 ft along interior lot lines abutting residential (except front setback: 3 ft) § 20.330.010(N)
Preparation of landscape plans Commercial/industrial/institutional and residential >12 units: must be prepared by a California Registered Landscape Architect § 20.300.008(E)(3)
Turf limits in required landscaped areas Turf max 20% of required landscape area (with exceptions) § 20.300.008

Practical guidance and interpretation

  • Native and drought‑tolerant species are encouraged; invasive species on the California Invasive Plant Council list are prohibited—designs should reference the City’s approved plant list and the Model Water Efficient Landscape Ordinance standards in § 20.300.008.
  • When screening parking, follow the height and material rules in § 20.330.010 and provide required tree counts and planter sizes; ensure mature tree canopy targets (50% canopy coverage of required landscape area) and minimum tree sizes/percent 24‑inch boxes per § 20.300.008.
  • Fences and screening that are visible from public rights‑of‑way or adjacent residential/downtown areas must be architecturally compatible and landscaped (one sq ft per linear foot), and the Chief Planner can approve alternatives where strict application causes hardship (§ 20.350.033).
  • If a parcel sits in multiple districts, accessory landscaping, fences, and screening may cross district boundaries, but the development must meet the standards for the portion of the lot within each district (§ 20.300.004). Verify when parcels straddle zones.
  • Design review considers fences, walls, and screen plantings; if your project triggers design review, expect review of material, height, color, and landscaping choices per § 20.480.005. See the Design Review page for process context.

Also link the related site resources when you consult the Planning Division: the City’s Development Standards, Parking, and Overlay Districts pages can flag special setbacks or overlay requirements that affect planting and screening plans. If you’re designing an ADU, review the separate ADU page as some landscaping exceptions may apply: ADUs. When work touches structures, consult the California Building Standards Code for building-code requirements (but note this page stays within zoning requirements).

Checklist

  • Confirm whether the project is subject to § 20.300.008 landscaping requirements (new development or expansion >10% floor area; large residential landscape areas ≥5,000 sq ft). § 20.300.008
  • Prepare a Standard Landscape Plan or justify an Alternative Landscape Plan; if required, have it prepared by a California Registered Landscape Architect (projects listed in § 20.300.008(E)(3)).
  • Provide required interior buffers where non‑residential abuts residential: 10 ft (Industrial/R&D) or 6 ft (other non‑residential); include required tree/shrub counts. § 20.300.008
  • For parking: show required 1 tree per 5 spaces, planter dimensions (min 5 ft) and circulation clearances per § 20.330.010.
  • Show fence/wall locations, heights, materials and landscape along any fence visible from public areas; demonstrate compliance with § 20.300.006 and § 20.350.033.
  • Provide irrigation and maintenance measures (permanent watering system or automatic irrigation) and show turf does not exceed 20% of required landscape area unless exempt. § 20.300.008
  • If fences/walls exceed ordinary limits (e.g., seeking 15 ft), prepare Minor Use Permit or other discretionary applications and address findings from § 20.350.033.
  • If project requires Design Review, include landscape details because the review authority evaluates fences, walls, and screen plantings under § 20.480.005.

Risks & Ambiguities

Issue Why it matters What to verify
Fence material exceptions (MIM / MIH) The code allows procedure‑based exceptions for hazardous or industrial fencing in some industrial zones; using the wrong material can trigger denial or retrofits. Confirm whether your site is in MIM or MIH and whether a waiver/modification per Chapter 20.510 is needed. § 20.300.006
Parcel crossing district boundaries Different districts impose different buffer/fence rules; nonconforming placement may violate one district’s standard. Verify how § 20.300.004 applies to your lot and whether accessory landscaping may cross district lines. § 20.300.004
Tree species / preservation rules overlap Landscaping chapter sets planting sizes and canopy goals, but tree removal/protection rules live elsewhere (Tree Preservation Chapter). Confirm tree removal or preservation requirements in Chapter 13.30 in addition to § 20.300.008 planting standards. (Tree preservation reference found in retrieved materials; see § 20.300.008 mandate about compliance with Chapter 13.30.)
Sight‑line/traffic safety vs. screening Screening that is too tall or improperly placed can violate intersection visibility rules and create safety hazards. Check Section 20.300.016 (“Visibility at Intersections and Driveways”) and the parking visibility rules in § 20.330.010 when siting plants and fences. Verify with Public Works for driveway conditions.
Turf and irrigation limits vs. water compliance Turf allowances and irrigation requirements are tied to the Model Water Efficient Landscape Ordinance; noncompliance risks enforcement. Confirm compliance with the Model Water Efficient Landscape Ordinance references in § 20.300.008 and submit irrigation plans showing permanent watering systems. § 20.300.008

Plain-English Summary

South San Francisco requires new and many expanded projects to include thoughtful, water‑wise landscaping and to screen parking, storage, and service areas from streets and homes; buffers and fences have specific widths, planting counts, and height/material rules you must show on your landscape plan, and larger or non‑typical proposals may need design review or discretionary permits. Key chapters to cite on submittal are § 20.300.008 for landscaping, § 20.350.033 for screening and outdoor storage, and § 20.330.010 for parking‑related planting rules.

Source References

  • § 20.300.008. Landscaping. Core landscaping purposes, applicability, plant sizes, buffers, plan preparation and planting requirements.
  • § 20.300.006. Fences, Walls, and Hedges. General fence/wall material limits, visibility reference, maintenance.
  • § 20.350.033. Outdoor storage / Screening / Landscaping Requirements. Screening wall heights, one sq ft planting per linear ft rule, exemptions/Chief Planner modification authority.
  • § 20.330.010. On‑Site Parking — Landscaping, Trees, and Screening. Parking tree rates, planter sizes, parking screening heights and visibility rules.
  • § 20.480.005. Design Review scope. Design review evaluates fences, walls, screen plantings and landscape details.
  • Code retrieval source: South San Francisco Zoning Code (download page metadata indicates the ordinance content was retrieved from ecode360 at the City’s Title 20 codification). Download metadata present in the file excerpts.

Sources

Retrieved passages

  • South San Francisco Zoning Code (§ 20.300.008) High relevance
  • South San Francisco Zoning Code (§ 20.300.008) High relevance
  • South San Francisco Zoning Code (section within) High relevance
  • South San Francisco Zoning Code (§ 20.350.033) High relevance
  • South San Francisco Zoning Code (§ 20.300.008) High relevance
  • South San Francisco Zoning Code (§ 20.300.007) High relevance
  • South San Francisco Zoning Code (section within) High relevance
  • South San Francisco Zoning Code (Section 20.300.016) High relevance

Cited sections

Frequently asked questions

What are the City’s basic requirements for landscaping on a new commercial site in South San Francisco?

You must submit a landscape plan that meets the goals and standards of § 20.300.008 (water‑conserving plants, irrigation, plant sizes and spacing, tree canopy targets), provide landscape in required setbacks and where parking is present, and follow the parking‑lot tree and planter standards of § 20.330.010. Large commercial projects usually require plans prepared by a Registered Landscape Architect.

How wide must the buffer be when a non‑residential property borders a residential district?

The code requires a 10‑foot landscaped buffer where the non‑residential use is Industrial/R&D and a 6‑foot buffer for other non‑residential uses, plus specified tree and shrub densities (e.g., one 15‑gal tree per 20 linear feet and three shrubs per 20 feet). See § 20.300.008.

Can I use chain‑link fencing around my commercial storage yard?

Chain‑link visible from public streets, commuter rail rights‑of‑way, or adjacent residential districts is prohibited; fences must be architecturally compatible and may not include barbed or razor wire in the typically applicable districts. Some industrial districts have procedural avenues for exceptions—verify with Planning. See § 20.300.006 and § 20.350.033.

What screening height is required for parking lots next to a residential property?

Parking lots screened from interior lot lines abutting residential districts must be screened to 6 feet high, except within required front setbacks where the standard is 3 feet; screening along public streets is 3 feet. Refer to § 20.330.010(N).

Do required landscape areas need permanent irrigation?

Yes. Landscaping that is required to comply with § 20.350.033(D) and § 20.300.008 must have a permanent watering system (or an approved alternative irrigation strategy) and hose bib spacing rules are specified where hose bibs are used.

Do I need a landscape architect to prepare a planting plan?

If the project is commercial, industrial, institutional, or a residential project of more than 12 units, the landscaping must be prepared by a California Registered Landscape Architect, per § 20.300.008(E)(3). Smaller single‑family or duplex landscape changes may not require a landscape architect but must still meet the code where applicable.

Are there limits on lawn/turf in required landscape areas?

Yes. Turf is limited to a maximum of 20% of required landscaped areas except where turf is an essential project component (e.g., playing fields); the ordinance ties landscape water rules to the State’s Model Water Efficient Landscape Ordinance. See § 20.300.008.

What if my lot sits in two different zoning districts — which landscaping standards apply?

Accessory landscaping, fences, screening, and usable open space may be located without regard to district boundaries, but the project must comply with the development standards applicable to the portion of the lot in each district. Consult § 20.300.004 and confirm with Planning.

Will design review examine my fence, wall, or planting materials?

Yes. Design review scope explicitly includes the height, materials, colors, and variety of fences, walls, and screen plantings; expect these elements to be reviewed under § 20.480.005 when design review is required.

If I want a taller screening wall than the code normally allows, how is that handled?

Screening walls/fences over the typical limits (the code generally limits to 10 ft, with up to 15 ft outside required setbacks possible via Minor Use Permit) require discretionary approval and findings; consult § 20.350.033 for the process and Chief Planner/permit requirements.

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