§ 20.16.020. Mandatory walls.  


Latest version.
  • 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)