Local zoning · Union City
Union City — Landscaping and Screening
Landscaping and Screening under the Union City local zoning and planning code, with the controlling citations.
Last reviewed: July 2, 2026
Overview
Landscaping and screening in Union City are regulated through the City's Title 18 (zoning) rules and the City's water‑efficient landscape rules (Chapter 18.112). Key topics are landscape area minimums (district‑dependent), parking‑lot perimeter planting, required screening of mechanical/trash/storage areas, and specific wall/fence height and material rules; many provisions require review under the City's site development or administrative site development processes. See the City's zoning rules for full context and plan submittal/approval pathways via the Union City Zoning page. Chapter references and triggers are summarized below (see Source References).
How to read this page
- Bolded terms are the actual district names and numeric standards from the Union City zoning code.
- Every operational requirement below is tied to the ordinance text (§ citations) and the file preview where it was located.
- For design/review process notes, see the City's design review and development standards pages.
District-by-district breakdown
Residential districts — R, RS, RM (Chapter 18.32)
Purpose & where it applies
- Applies to Union City single‑ and multi‑family residential zones governed under Chapter 18.32.
Typical landscaping & screening rules
- Front yards must be landscaped and permanently maintained (approved driveways and paths excepted); the City limits non‑living landscaping to 25% of required landscaped area unless the City Arborist/Landscape Architect approves otherwise (see § 18.32.115).
- Screening for mechanical equipment, trash, meters, and similar installations must not create sight obstructions; screening planting is limited to 3 ft maximum where used to screen those items (verify with the City Engineer for sight‑line limits) (see § 18.32.170 / SB9 rules referencing § 18.32.040 and § 18.32.115).
Walls, fences & heights
- In residential districts, walls/fences in required rear and interior side yards may be up to 6 ft (with limited lattice exceptions); front yards and street side yards are limited to 3 ft unless special conditions apply. There is an 8 ft exception in rear interior yards when abutting certain facilities (railroad, major arterials, commercial/industrial uses). See § 18.32.040.
Review triggers
- Any fence, wall, or hedge over 3 ft typically requires administrative site development or site development review. See § 18.32.040 and related administrative review chapters.
Where to check: For design review and when fences cause exceptions (e.g., closeness to arterials), consult the City's design review guidance and § 18.32.040.
Commercial districts — (multiple commercial chapters / e.g., CPA, other commercial chapters)
Purpose & where it applies
- Commercial district chapters outline district‑specific landscaped area minimums and screening standards for nonresidential sites (see various § within Chapter 18.36 / 18.40 series).
Key standards (district-dependent)
- Landscaping minimums: typical commercial districts require 10% minimum landscaped area for new development or substantial modification; the Professional and Administrative Commercial (CPA) district requires 15%. Drive‑through/drive‑in uses require 20%. See the commercial site coverage rules in the relevant commercial chapter (see § 18.32.170(B) / commercial chapter text).
- Parking lot perimeter: a contiguous 10 ft wide landscaped strip planted with trees, shrubs and groundcover is required where parking fronts public rights‑of‑way to screen surface parking from the street. See § 18.40.060(F) (parking lot coverage/landscaping).
Walls, fences & screening
- Walls or fences that adjoin nonindustrial or residential districts must typically be a solid wall 6 ft high (up to 8 ft if approved), with climbing vines or similar planting along the exterior; front yard walls are limited to 3 ft. Acceptable street‑facing materials include masonry, concrete, and tubular steel; chainlink/barbed wire/razor wire are prohibited. See § 18.40.060(C) and related development standards tables.
In‑lieu fee
- Projects unable to meet the landscape minimums may be required to pay a landscape in‑lieu fee per the City’s Master Fee Schedule (referenced in the landscaping subsection). See § 18.40.060(D) / related commercial landscaping provisions.
Link to parking and development standards
- Because parking and perimeter screening interact directly with landscaping, review the City's parking and development standards pages when planning commercial landscaping.
Industrial districts — MG, ML, MS (Table 18.40.050 / § 18.40.050)
Purpose & where it applies
- Industrial districts set different site and landscaping minimums reflecting heavier uses (see Table 18.40.050).
Key standards
- Landscaping minimums across industrial subtypes are summarized in Table 18.40.050: typically 10% for MG/ML, and 15% for certain MS areas (see Table 18.40.050). See § 18.40.050.
- Where an industrial site adjoins a nonindustrial or residential district, a solid wall 6 ft (up to 8 ft with approval) is required on the shared property line; exterior planting such as vines is expected. See § 18.40.060(C).
Other notes
- Mechanical and loading areas not fully enclosed must be screened by matching walls and plantings; rooftop equipment must be integrated into architecture or screened. See § 18.40.060(G).
Station, Transit & Specific Plan districts — CMUE, SEE, Station Districts, CCDCD
Purpose & where it applies
- Station areas and corridor mixed‑use employment districts have their own development standards tables (e.g., Table 18.41.060) and special frontage/landscaping rules to support pedestrian environment and transit.
Key landscaping/screening rules
- Many of these districts require compliance with Chapter 18.112 for new landscaping and landscape modifications, a minimum landscaped area (often 10–15% depending on subdistrict), and perimeter planting to screen parking and edges. See the specific district tables and § 18.41.060 (Station/SEE) and related landscaping subsections.
Special frontage requirements
- Where a project fronts a major arterial (e.g., Mission, Union City Blvd), the code may require a minimum building setback plus landscaped frontage intended to create a "comfortable pedestrian environment" — check the district‑specific standard (e.g., front yard setback and landscaping for Mission/Union City Boulevard). See § 18.41.060 and related district text.
Core standards table (decision‑relevant)
| Rule / Topic | Typical Value | Where to confirm (Code ref) |
|---|---|---|
| New landscaping / major modifications must follow Chapter 18.112 (water‑efficient) | See Chapter 18.112 | § 18.112; |
| Minimum landscape area — general commercial | 10% (district dependent) | § 18.40.060(F) / commercial chapters; |
| Minimum landscape area — CPA district | 15% | § 18.32.170(B) / commercial chapter; |
| Minimum landscape area — industrial MS | 15% (other industrial: 10%) | Table 18.40.050 / § 18.40.050; |
| Parking lot perimeter landscaped strip | 10 ft contiguous, planted | § 18.40.060(F); |
| Wall / fence height — front/street side yard | 3 ft (max) | § 18.32.040; cite |
| Wall / fence height — rear / side | 6 ft typical; 8 ft possible with approval or for special adjacencies | § 18.32.040 / § 18.40.060(C); |
| Materials / prohibitions | Masonry/concrete/tubular steel preferred; chainlink/barbed wire/razor wire prohibited | § 18.40.060(C); |
| Maintenance / replacement | Dead/dying landscaping must be replaced when establishing new uses or modifying existing uses | § 18.40.060(F); |
| Review trigger for > 3 ft fences/hedges | Administrative site development or site development review | § 18.32.040 and related review chapters; |
Checklist
- Submit a landscape plan prepared per Chapter 18.112 showing species (drought‑tolerant), sizes, quantities, and irrigation provisions. § 18.112;
- Demonstrate the required district minimum landscaped area (10% / 15% / 20% depending on district/use) or provide landscape in‑lieu fee documentation. § 18.40.060(F);
- Show 10 ft parking perimeter planting where surface parking faces a public right‑of‑way. § 18.40.060(F);
- Provide details for screening of trash, mechanical equipment and utility cabinets (max 3 ft planting for close‑in screens; solid walls for enclosures where required). § 18.40.060(G);
- Indicate proposed fences/walls heights and materials; if > 3 ft include administrative/site development review submittal. § 18.32.040;
- For projects near residential districts, show 6 ft masonry wall locations on shared property lines as required. § 18.40.060(C);
- For frontages on major arterials or in the Station District, verify district front yard and pedestrian environment standards and show frontage landscaping and setback compliance. § 18.41.060;
- For ADUs, SB 9 or other specialized housing types, follow the specific landscaping/screening cross‑references in the applicable chapter (see Union City ADUs and SB9 rules).
Risks & Ambiguities
| Issue | Why it matters | What to verify |
|---|---|---|
| Exact landscape % by district varies | Different commercial/industrial/residential districts list 10%, 15%, or 20% for special uses — using the wrong % will cause review delays | Check the governing district table for your parcel (e.g., Table 18.40.050, chapter header) and cite § 18.40.050/18.40.060. |
| Fence/wall height exceptions (8 ft allowances) | Site‑specific adjacencies (rail, arterial, industrial) or soundwall approvals can allow higher walls; these may require later reduction if adjacent use changes | Verify the adjoining use and whether the 8‑ft exception applies; confirm via § 18.32.040 and site development review. |
| Landscape in‑lieu fee applicability | Projects that cannot meet physical landscaping minimums may be required to pay a fee; fee schedules change | Confirm applicability and current fee in the City’s Master Fee Schedule and reference the landscape in‑lieu clause in the applicable landscaping subsection. |
| Sight‑line and City Engineer standards for low screens | Low planting used to screen equipment is limited so it does not obstruct visibility for traffic | Verify sight‑line clearance with the City Engineer; ordinance limits screening heights for such equipment to 3 ft in some contexts. § 18.32.115 / § 18.40.060. |
| Which chapter controls review for your project | Walls/fences rules appear in multiple chapters (residential, commercial, industrial) and are also subject to site development review rules | Confirm the parcel's zoning and reference the specific chapter: see Chapter 18.32 (residential), Chapter 18.40/18.41 (commercial/industrial/station). |
| Conflict with utilities or Caltrans frontage | Special setbacks/frontage rules (e.g., Mission Blvd, Union City Blvd) and Caltrans rights may impose additional setbacks or landscape requirements | Check the district or specific plan text (e.g., DIPSA or 511 Area Specific Plan) and coordinate with Public Works/Caltrans as needed. § references in the district chapters. |
Plain‑English Summary
Union City requires new and substantially altered projects to provide and maintain landscaped areas (district minimums typically 10–15%, parking edges usually 10 ft of planting) and to follow the city's water‑efficient landscaping rules (Chapter 18.112). Fences and walls have tight height and material limits (front/street side 3 ft, typical rear/side 6 ft, design/material controls and review for anything taller); screening is required for trash, mechanicals and storage. Always check the specific zoning chapter for your parcel and prepare landscape plans to the standards cited in the code.
Source References
- Union City zoning — Chapter 18.32 (Residential districts), including § 18.32.040 (Walls/Fences) and § 18.32.115 (Front yard landscaping); previewed material:
- Commercial/industrial district landscaping & screening provisions; § 18.40.050, § 18.40.060 (Walls/Fences, Landscaping, Parking Lot Coverage); previewed material:
- Development standards (Station/SEE/CMUE tables and frontages) — Table 18.41.060 and related text:
- Repeated directive to comply with the Water Efficient Landscape chapter — Chapter 18.112:
- Parking perimeter landscaping and in‑lieu fee language — commercial/industrial landscaping subsections:
- Special Civic Center (CCDCD) requirements for frontage landscaping, screening and maintenance:
Sources
Retrieved passages
- Union City Zoning Code (§ 3) High relevance
- Union City Zoning Code (§ 4) High relevance
- Union City Zoning Code (Chapter 18.112) High relevance
- Union City Zoning Code (§ 4) High relevance
- CBC § 000 (Chapter 18.112) High relevance
- CBC § 2 (Title 5) High relevance
- Union City Zoning Code (§ 4) High relevance
- Union City Zoning Code (§ 4) High relevance
- Union City Zoning Code (Chapter 18.112) High relevance
- Union City Zoning Code (Chapter 18.112) High relevance
- Union City Zoning Code (§ 4) High relevance
- Union City Zoning Code (§ 12.0) High relevance
- Union City Zoning Code (§ 3) High relevance
- Union City Zoning Code (Section 18.32.170) High relevance
- Union City Zoning Code (Section 18.32.040.) High relevance
Cited sections
- Union City zoning — Chapter 18.32 (Residential districts), including **§ 18.32.040** (Walls/Fences) and **§ 18.32.115** (Front yard landscaping); previewed material: (Chapter 18.32)
- Commercial/industrial district landscaping & screening provisions; **§ 18.40.050**, **§ 18.40.060** (Walls/Fences, Landscaping, Parking Lot Coverage); previewed material: (§ 18.40.050)
- Development standards (Station/SEE/CMUE tables and frontages) — Table **18.41.060** and related text:
- Repeated directive to comply with the Water Efficient Landscape chapter — **Chapter 18.112**: (Chapter 18.112)
- Parking perimeter landscaping and in‑lieu fee language — commercial/industrial landscaping subsections:
- Special Civic Center (CCDCD) requirements for frontage landscaping, screening and maintenance:
- UnionCity_ZoningCode.md
Frequently asked questions
What landscaping percentage do I need for a commercial development in Union City?
Most commercial districts require 10% of the project site as landscaped area; the CPA district is an exception at 15%, and drive‑through uses require 20%. Confirm the applicable district table and the exact clause in the governing chapter (see § 18.40.060(F) and related district language).
Do I need a landscape plan and what must it show?
Yes — projects that create or replace significant landscaped areas (thresholds differ by context) must submit plans complying with the City's water‑efficient landscaping rules in Chapter 18.112, showing species, sizes, quantities and irrigation. See Chapter 18.112 and the district landscaping subsections.
How tall can my backyard fence be in an R district?
In most residential districts a fence in a rear or interior side yard may be up to 6 ft (with special 8 ft exceptions when abutting certain uses); front and street‑side yards are limited to 3 ft. See § 18.32.040.
Does Union City require screening for trash and mechanical equipment?
Yes — trash and recycling enclosures should be enclosed or screened by a solid wall and not visible from public streets; mechanical equipment must be sited/screened and rooftop equipment integrated into architecture or screened. See § 18.40.060(G) and related district rules.
Is chainlink fencing allowed along a street frontage?
No — the code limits acceptable street‑facing materials to masonry, concrete, and tubular steel and expressly prohibits chainlink/cyclone, barbed wire and razor wire along street frontages; wire mesh is allowed on non‑street facing property lines. See § 18.40.060(C).
Can I pay a fee instead of planting the required landscaping?
Possibly — projects unable to meet the district landscaping minimums may pay a landscape in‑lieu fee per the City’s Master Fee Schedule, subject to review/approval. Verify the fee and eligibility under the landscaping clauses. See the in‑lieu fee language in the landscaping subsections.
Do parking lots need special planting?
Yes — where surface parking fronts a public right‑of‑way the code requires a contiguous 10 ft landscaped strip planted with trees, shrubs and groundcover to screen parking from the street. See § 18.40.060(F).
What triggers city review for fences, walls or hedges?
Walls, fences or hedges over 3 ft typically trigger administrative site development or site development review; some district chapters repeat this review trigger and may impose stricter conditions when adjacent to residential zones. See § 18.32.040 and the administrative review chapters.
Are there different frontage landscaping rules for Mission Boulevard or Union City Boulevard?
Yes — certain frontages have special building setback and landscaped frontage requirements intended to produce a pedestrian‑oriented environment (references in the Station and corridor chapters and specific plans); check the district table and specific plan text for the parcel. See district text and Table 18.41.060 or chapter references for Mission/Union City Boulevard frontages.
How do SB 9 and ADU rules affect screening and landscaping?
SB 9 and ADUs reference the standard residential landscaping/fence rules; SB 9 parcels have tailored landscaping standards that still require compliance with Chapter 18.112 and the fence standards in § 18.32.040. For ADU‑specific rules consult the ADU chapter and the Union City ADUs page. ---
More in Union City code
Ask about any Union City property
Get a cited, plain-English answer on Union City zoning, setbacks, FAR, ADUs and permits — for any address.
Start Free Trial