Fences and walls shall be constructed and maintained in accordance with the requirements set forth in this chapter.

(Ord. 16653 § 2 (part), 2007)

A.

Where both properties are vacant, a six-foot high masonry wall (measurement of height is from the high ground) shall be erected by the owner of whichever property first builds upon it:

1.

Between all R (including Ranch-Farm and NOS) and A districts;

2.

Between all R (including Ranch-Farm and NOS) and C districts;

3.

Between all R (including Ranch-Farm and NOS) and manufacturing or industrial districts;

4.

Between all A and C districts;

5.

Between all A and manufacturing or industrial districts by the owner of whichever property that first builds upon it or uses it for outside storage;

6.

Between all R (including Ranch-Farm and NOS) or A districts and all special purpose districts as part of the approved site plan for the special purpose district;

7.

In R districts (including Ranch-Farm and NOS), between residential uses and those nonresidential uses permitted in R districts by the owner of the property having the nonresidential use when he builds upon it;

B.

In existing developments, a six-foot high masonry wall (measurement of height is from the high ground) shall be erected:

1.

Between all R (including Ranch-Farm and NOS) and A districts by the owner of the A property when he builds upon it;

2.

Between all R (including Ranch-Farm and NOS) and C districts by the owner of the C property when he builds upon it;

3.

Between all R (including Ranch-Farm) and manufacturing or industrial districts by the owner of the M or I property when he builds upon it;

4.

Between all A and C districts by the owner of the C property when he builds upon it;

5.

Between all A and manufacturing or industrial districts by the owner of whichever property first builds upon it or uses it for outside storage;

6.

Between all R (including Ranch-Farm and NOS) or A districts and all special purpose districts as part of the approved site plan for the special purpose district;

7.

In R districts (including Ranch-Farm and NOS), between residential uses and those nonresidential uses permitted in R districts by the owner of the property having the nonresidential use;

C.

A six-foot-high tubular or wrought iron fence or a six-foot-high masonry wall or a combination thereof shall be erected along any property line adjacent to drainage structures or irrigation canals when buildings are erected on such properties or before the property is used for other than agricultural uses, or if the property on which the drainage structures are located on is utilized as a park/pond approved by the city; except that this requirement may be waived by the director of the city development department or other designee of the city manager if the property owner provides an alternative design to ensure the public health and safety. Such alternative design shall not include a chain link fence and shall be prepared and sealed by a professional engineer in accordance with the following conditions:

1.

The side slope is equal to or less than three is to one;

2.

The flow depth is equal to or less than three feet at the deepest point;

3.

The velocity of the runoff is equal to or less than four feet per second.

Fencing requirements for natural drainage paths are set forth in Section 18.44.200. Property abutting non-city owned drains, canals and laterals that are used or were formally used for irrigation purposes do not need to meet the mandatory wall requirement specified in this subsection.

D.

Walls and fences as required in subsections A, B, C and G of this section shall be installed before the issuance of certificates of occupancy and compliance for any building constructed on the property or before any use is made of such property.

E.

Any property used for off-street parking by special permit shall be screened from any adjacent property by a six-foot-high screening wall, if such adjacent property is R-zoned. "Adjacent" means the nearest or closest to, whether or not separated by an intervening street or alley. The screening wall shall be built in accordance to all applicable code requirements including those for visibility triangles. No openings for vehicular or pedestrian ingress or egress shall be allowed unless specifically authorized and designated on the approved site plan. The six feet height requirement may be reduced only upon a determination by the traffic engineer that a reduction is needed for safety or visibility purposes, and the reduction in wall height shall be so designated on the approved site development plan.

F.

A six-foot-high screening wall shall be required for a transportation terminal type A or B, passenger station, freight station, motor-carrier terminal, warehouse, railyard, airport, intermodal facility, heliport, airpad, helistop, interlocking tower, diesel maintenance facility and railroad repair shop as provided in Section 20.10.240.

G.

Where both properties are vacant or in existing developments, an eight-foot high masonry wall (measurement of height is from the high ground) shall be erected between all NOS zoning districts with a designation of a Wildlife Sanctuary and any other zoning districts. The purpose of these standards is to minimize pollution, prevent erosion, preserve wildlife habitats, and protect natural views and passive recreational opportunities.

H.

Exceptions.

1.

Topographic Conditions. Upon receipt of a written application from the property owner, the zoning administrator, when topographic conditions negate the visual screening effect of the wall, may approve a revised location or may waive the mandatory wall requirement or for a mandatory wall within the same property to achieve an equal or improved use of the screen.

2.

Nonresidential Uses Adjacent to Open Space. Upon receipt of a written application from the property owner, the zoning administrator, when the property is adjacent to nonresidential uses or common recreational areas, such as golf courses, parks or other areas designated as open space under the provisions of this title, may approve a revised location or may waive the mandatory wall requirement.

3.

Uses Adjacent to Property Zoned NOS. A mandatory wall along the property line of a natural open space zoning district and abutting properties cannot be waived unless the Zoning Administrator makes a determination that the deviation is in harmony with the general intent of this section and consistent with the public interest, safety and general welfare. Such determinations shall be in writing and shall be maintained by the Zoning Administrator.

4.

Where Streets Separate Zoning Districts. No mandatory wall shall be required where a street is the boundary line between districts except that this does not apply to properties used for outside storage.

5.

Alternative Designs. In instances whereby a masonry wall is mandatory in accordance with Sections 20.16.020 A and B, the city plan commission may consider and make a recommendation to city council for an alternative screening and fencing design.

6.

Fee. An applicant will pay the established fee for processing requests to amend the mandatory wall requirement.

(Ord. 16653 § 2 (part), 2007)

(Ord. No. 17306, § 5, 4-6-2010; Ord. No. 17442, § 41, 10-26-2010; Ord. No. 17518, § 1, 3-29-2011; Ord. No. 17801, § 11, 6-5-2012, eff. 6-11-2012; Ord. No. 18461, §§ 2, 3, 1-12-2016; Ord. No. 18531, § 7, 6-28-2016)

A.

In residential or apartment districts or for residential or apartment uses in other districts, a screening wall or fence not in excess of eight feet high may be erected around that part of the lot behind the front wall of the main building or behind the front yard line whenever the main building is located further back. A screening wall or fence not in excess of forty-two inches high may be erected in that part of a lot in front of the front line of the main building, except that no screening wall or fence may be more than thirty-six inches high within twenty feet of a street intersection or where visibility of vehicle or pedestrian traffic might be impeded as specified in Section 20.16.060 of this chapter.

For the purposes of this regulation, a wall or fence may exceed the heights set forth in this subsection up to a total height of ten feet, except within twenty feet of a street intersection or where vehicle or pedestrian traffic might be impeded as specified in Section 20.16.060 of this chapter. This provision applies when the vertical surface of the wall or fence above the eight feet or forty-two inches, whichever applies, is not less than seventy-five percent open, and which does not otherwise impede the vision clearance for motor vehicle or pedestrian traffic at intersections or driveway exits. The wall or fence may include wrought-iron fences with or without masonry columns, chain link, picket, split rail and other similar type fences not otherwise prohibited.

B.

In commercial, manufacturing and industrial districts.

1.

Where storage is a permitted accessory use with screening, and where not otherwise prohibited, a screening wall or fence not in excess of eight feet high may be erected along or behind any lot line; provided, that the following conditions are met:

a.

Where any access driveway is located, the height of such wall or fence shall not exceed forty-two inches in height within ten feet of the street lot line;

b.

The wall or fence shall not exceed forty-two inches in height for visual clearance at other locations as determined by the traffic engineer; and,

c.

No screening wall or fence shall be more than thirty-six inches high within twenty feet of a street intersection as specified in Section 20.16.060 of this chapter.

2.

Upon written application from the property owner, the zoning administrator may approve an additional four feet of fencing to the above eight foot screening wall or fence provided that the following conditions are met

a.

The fence does not exceed twelve feet in height;

b.

The property is located in a manufacturing or industrial zoning district;

c.

The fence is only utilized as screening for outside storage where fifty percent or more of the property is used for outside storage;

d.

Any screening wall or fence greater than forty-two inches in height along any street frontage shall be located ten feet behind the street lot line;

e.

Where a wall is located ten feet behind the street lot line, the property owner shall provide landscaping within the ten feet, between the wall and the street lot line, based on the requirements of Title 18; and,

f.

The request is reviewed and approved by the traffic engineer for visual clearance at driveways and intersections.

g.

Upon site plan review, the zoning administrator may require additional landscaping as part of the approval. If the zoning administrator denies the request, the property owner may appeal the decision to the city council.

3.

Notwithstanding subsection B.1, security fences not in excess of twelve feet in height may be erected along or behind any lot line.

C.

If a wall is proposed to be constructed on a common property line, the written approval of the adjoining property owner must be submitted with the application for a building permit. If the city is the adjoining property owner, written approval of the zoning administrator must be requested and submitted with the application for a building permit.

(Ord. 16653 § 2 (part), 2007)

(Ord. 17191, § 1, 9-15-2009; Ord. No. 019517, § 2, 6-20-2023)

A.

A masonry wall may exceed the height standard up to a maximum of eight inches for the purpose of rounding off the wall.

B.

Masonry walls over six feet in height must be designed by a professional engineer.

(Ord. 16653 § 2 (part), 2007)

Fences and walls shall be maintained in good repair and shall be kept vertical, uniform and structurally sound.

(Ord. 16653 § 2 (part), 2007)

On any corner lot, within that area of a triangle (twenty-foot triangle) formed by the intersecting property lines and a diagonal line joining the property lines at points twenty feet from their intersection, the following conditions shall apply in any front yard, rear yard or both yards:

A.

It is unlawful for any person to place, construct or reconstruct any building or structure, including a fence or wall, on a corner lot if the top of such building or structure is more than three feet above the level of the centerline of the nearest abutting street, and such building or structure is within the above twenty-foot triangle; provided, this subsection shall not apply to a retaining wall necessary for the support of the lot, nor to a wall of a building when the building legally extends into such triangle.

B.

It is unlawful for any person to locate motor vehicles or motor vehicle parking spaces on a corner lot if the top of any motor vehicle parked there is more than three feet above the level of the centerline of the nearest abutting street, and such motor vehicles or motor vehicle parking space is within the above twenty-foot triangle.

C.

Where special conditions exist, or where practical difficulties in the development and adequate use of land would result from the literal enforcement of the terms of this section, the property owner may be authorized to deviate from the requirements set forth in this section by the traffic engineer upon a determination that the deviation is in harmony with the general intent of this section, and consistent with the public interest, safety and general welfare. Such determinations shall be in writing and shall be maintained by the traffic engineer.

(Ord. 16653 § 2 (part), 2007)