§ 23.04.190. Fencing and Screening.

Standards for fencing and screening are established by this section to protect certain uses from intrusion, to protect the public from uses that may be hazardous, and to increase compatibility between different land uses by visual screening. Fencing is the enclosure of an area by the materials identified in subsection c. of this section. Screening is the enclosure of an area by a visual barrier, which may include solid fencing, or other materials as specified in subsection e. of this section.

a.

Fencing and screening - where required: Within urban and village reserve lines (except in Agriculture categories), and Commercial Retail and Recreation land use categories in rural areas, fencing and/or screening is to be provided as required by this section. Unless otherwise specified, fencing and screening is to be a minimum height of six feet.

(1)

Mechanical equipment: When located outside of a building, support equipment including air conditioning and heating devices, water and gas meters, but not including plumbing or exhaust vents, or chimneys, are to be screened to the height of the particular piece of equipment, as follows:

(i)

Roof-mounted equipment: To be screened by architectural features from the view of abutting streets.

(ii)

Equipment at grade: When located on the ground adjacent to a building, mechanical equipment is to be screened by landscaping, a solid wall or fencing from the view of the street or surrounding properties.

(2)

Multiple-family projects: Multi-family residential projects are to be screened on all interior property lines.

(3)

Outdoor storage: To be screened on all sides by a solid wall or fencing.

(4)

Public utility substations:

(i)

Commercial Service and Public Facilities categories: To be screened on all sides by a solid wall or fencing, and landscaping, subject to the necessary safety clearances required by order of the California Public Utilities Commission.

(ii)

Other land use categories: To be screened on all sides in a manner that will provide an effective visual barrier as well as the necessary safety clearances required by order of the California Public Utilities Commission. The adequacy of screening will be determined through Development Plan approval.

(5)

Side and rear lot lines: The side and rear property lines of all non-residential uses are to be screened as follows:

(i)

Adjacent to a residential use or category: A solid wall or fencing is to be located on side and rear property lines of any non-residential or non-agricultural use abutting a residential use or land use category, except for parks, golf course greens and fairways.

(ii)

Industrial and Commercial Service categories: A solid wall or fencing is to be located on the side and rear property lines of any site within an Industrial or Commercial Service category that abuts another land use category.

(6)

Swimming pools: Yard areas with private swimming pools shall provide fencing as set forth in the Uniform Building Code.

b.

Exceptions to fencing and screening requirements:

(1)

Buildings abutting property lines: Required screening or fencing may be omitted along any lot line where a building wall exists immediately abutting the lot line.

(2)

Location adjustment: Where property line fencing or screening is required, the location may be adjusted (see Section 23.01.044) so the fencing may be constructed at or within the setback line, provided the areas between the fence and the property lines are landscaped, or in rural areas, retained in their natural vegetative state.

(3)

Conditions of approval. Where a greater height is required by any other provision of this Title or by a condition of approval, the requirements of this section shall not apply.

(4)

Modification of Fencing and Screening Requirements. Any of the requirements of this section may be waived or modified through Minor Use Permit approval, provided the Planning Director first finds that specifically identified characteristics of the site or site vicinity would make required fencing or screening unnecessary or ineffective.

c.

Standards for fencing and screening: All fencing and screening are subject to the following material and height limitations based on the location of the fence:

LOCATION	LAND USE CATEGORY	MAXIMUM HEIGHT	MATERIAL	LAND USE PERMIT REQUIRED
Outside of Setbacks	All	6 feet 6 inches (height limit does not apply to plants)	Solid structures or plants	None
	All	12 feet (height limit does not apply to plants)	Open structures or plants	None
	All	12 feet (height limit does not apply to plants)	Solid structures or plants	Plot Plan
Within front setback	All	3 feet	Solid structures or plants	None
	AG, RL, RR, RS	6 feet 6 inches	Open structures or plants	None
	RSF, RMF	6 feet 6 inches	Solid structures or plants	Minor Use Permit
Within street side setback	All	3 feet	Solid structures or plants	None
	All	6 feet 6 inches	Open structures or plants	None
	All	6 feet 6 inches	Solid structures or plants	Minor Use Permit
On side or rear property lines OR Within interior side or rear setbacks	All	6 feet 6 inches	Solid structures or plants or Open structures or plants	None
	CR, CS, IND	12 feet	Solid structures or plants or Open structures or plants	Plot Plan

 

Notes:

1.

Solid wood or masonry materials, or plant materials that meet Section 23.04.190e(1), or other solid materials approved by the Department of Planning and Building.

2.

Open wire or chain link or other materials approved by the Department of Planning and Building that permit the passage of a minimum of 90% of light.

3.

Must be authorized by a building permit and constructed consistent with the requirements of the Uniform Building Code.

4.

To approve a Minor Use Permit, the Review Authority must first find that the proposed fencing or screening:

a.

Is necessary to enclose private open space for a dwelling because alternative areas such as rear or side yards do not exist or are unsuitable for such use; and

b.

Will not block visibility of the front entrance to the dwelling from the street; and

c.

Will not impair safe sight distances for vehicle traffic; and

d.

Will not exceed 6' - 6" in height.

5.

The 6 foot 6 inch height limitation does not apply to vegetation growing on an interior side or rear property line or within an interior side or rear setback.

6.

Fences up to 12 feet in height may only be constructed on a property line where a building may be constructed on a property line.

Fence Height - Example

d.

Gateposts. Gateposts and other superstructures over site entrances and exits may be up to 14 feet 6 inches in height as measured from the surface of the ground to the bottom of the structure, but in no case shall the top of the structure be more than 2 feet above that height; provided that any such gateposts or superstructures above 6 feet 6 inches in height shall not block visibility of the front entrance to the dwelling from the street or adjacent properties and will not impair safe sight distances for vehicle traffic and are authorized by a building permit and constructed consistent with the requirements of the Uniform Building Code.

e.

Screening materials substitution. Where screening is required by this Title to be a solid fence or wall, the following materials may be substituted through adjustment (Section 23.01.044), except a solid fence or wall must be used where screening is required adjacent to a residential use or category.

(1)

Landscape screen. Screening plant materials may be substituted for a wall or fence, where:

(i)

Proposed plant materials are certified in writing by a registered landscape architect, certified nurseryman or licensed landscape contractor as having the capability of achieving 60% of total view blockage within 18 months of installation, and 100% of total view blockage within 36 months of installation; and

(ii)

The applicant agrees in writing to install solid fencing after the expiration of 36 months, and posts a performance bond or other appropriate security approved by the county for one hundred percent of the estimated cost to install solid fencing, in the event that the planting has not totally blocked the view of areas required to be screened.

(2)

Berms. A landscaped berm may be substituted for a wall or fence provided that the combination of berm and landscaping is not less than the required height of the fence or wall, and that the berm is constructed with a maximum slope of 3:1, with side slopes designed and planted to prevent erosion, and with a rounded surface a minimum of two feet in width at the highest point of the berm, extending the length of the berm.

(3)

Slatted chain-link fencing. Chain-link fencing with slats and landscaping may be substituted for a solid wall or fence in an Industrial category, except where screening or fencing is required adjacent to another land use category.

[Amended 1995, Ord. 2715; 2004, Ord. 3001]