Local zoning · Imperial
Imperial — Landscaping and Screening
Landscaping and Screening under the Imperial local zoning and planning code, with the controlling citations.
Last reviewed: July 6, 2026
Overview
Imperial’s zoning ordinance sets zone-specific landscaping, buffering, walls/fences, and equipment/storage screening standards that apply at site plan stage and throughout operations. Most projects must submit a conceptual landscape plan and show fences/walls during design review before permits are issued. Screening and buffering intensify where nonresidential sites abut housing, and certain residential districts add tree-count and privacy wall requirements. § 24.19.520; § 24.19.530
Key rule in plain English: Where a commercial site touches a residential zone, Imperial requires a solid masonry wall at least 6 ft high plus a 5 ft landscaped buffer along the shared edge. § 24.05.140.B
How Imperial organizes landscaping and screening
- Site plan/design review triggers: For subdivisions, custom single-family, multifamily, commercial and industrial projects, a site plan with “landscaped areas, fences, and walls” and a conceptual landscape plan are required. § 24.19.520; § 24.19.530.A–B
- Conditions of approval can add buffers, fences, walls, and landscape installation/maintenance. § 24.19.335.A(1)–(6)
- Variances can adjust standards for “fences, walls, hedges, screening, or landscaping,” subject to findings. § 24.19.440
Use the Imperial Zoning map/districts to confirm which rules below apply to your parcel, then check Imperial Development Standards and Imperial Overlay Districts for any added layers.
District-by-district standards and practices
R Zones (RR, RL, R-1, RC, RA)
- Purpose and typical uses: Residential districts accommodating single- and multi-family housing (with higher-density/multifamily in RC and RA).
- Core landscape/screening:
- All required front and street-side yards must be landscaped (trees/plant materials/groundcover/decorative rock; allow walks/driveways/fences). § 24.03.130.A.2
- Equipment/utilities must be screened and sound-buffered so as not to disturb neighbors. § 24.03.130.A.1, A.4
- Residential fences/walls: up to 36 in solid or 48 in open (≥50% open) in required front/streetside yards; up to 6 ft in interior side/rear. Sight triangles near driveways must stay ≤36 in. § 24.03.150.A–C
- RC and RA added requirements:
- 6 ft masonry walls on rear and side property lines (street-side walls only when needed for noise/privacy). § 24.03.130.B.1
- If adjacent to any single-family zone, maintain at least a 15 ft wide landscaped separation on the RC/RA lot. § 24.03.130.B.3
- Tree density: minimum 50 trees per gross acre; mix by size: 20% 24-inch box+, 70% 15-gallon, 10% 5-gallon; prefer drought-tolerant species. § 24.03.130.B.9
- Where it applies: Throughout Imperial’s residential neighborhoods, with RC/RA in multifamily contexts. See Imperial Land Use.
C-1 — Neighborhood Commercial
- Purpose/uses: Neighborhood-serving offices, restaurants/theaters/health clubs, and small shopping centers compatible with nearby housing. § 24.05.110 (C-1 purpose)
- Core landscape/screening:
- Landscape all required front and street-side yards with drought-tolerant, low-maintenance plantings; maintain healthy/weed-free. § 24.05.140.A
- Shared edge with any residential zone: build a 6 ft masonry wall and install a 5 ft planted buffer. § 24.05.140.B
- Parking across from residential: provide a 3 ft masonry wall or berm between required landscape area and parking. § 24.05.140.C
- Outdoor storage/sales areas must be fully enclosed by solid masonry walls or opaque fencing at least 6 ft high. § 24.05.140.J
- Walls/fences: 36 in solid or 48 in open in required front/streetside yards; up to 6 ft in interior side/rear. § 24.05.160.A–B
- Where it applies: Neighborhood commercial nodes; coordinate with Imperial Parking standards referenced by commercial districts.
C-2 — General Commercial
- Purpose/uses: Highway-oriented retail, service, and wholesale commercial activities. § 24.05.110 (C-2 purpose)
- Landscaping/screening: Same C-zone standards as C-1 for yard landscaping, residential adjacency walls/buffers, parking berms/walls, outdoor storage screening, and fence heights. § 24.05.140; § 24.05.160
- Where it applies: Highway corridors and major commercial areas; confirm via Imperial Zoning.
V-C — Village Commercial
- Purpose/uses: Downtown/village-scale commercial. (V-C is listed with C-1/C-2; performance standards for C zones apply.) § 24.05.110 (V-C reference)
- Landscaping/screening: Apply C-zone rules; if the V-C yard requirement is 0 ft at street-front, the yard-landscaping duty is functionally limited to any provided setbacks/planters. § 24.05.140.A
- Where it applies: Downtown/village core areas.
I Zones (Industrial)
- Purpose/uses: Industrial uses (light/heavy). Landscaping and screening are emphasized at edges near housing.
- Core landscape/screening:
- At residential edges: along street frontages across from residential, construct a minimum 3 ft high landscaped earthen berm; along other shared residential lot lines, construct up to a 6 ft masonry wall. Inside the wall: install 15-gallon trees at 20 ft on-center with shrubs in a 5 ft wide raised planter to create a dense screen. § 24.07.130.B.3
- Setbacks must be landscaped with drought-tolerant, low-maintenance plants and irrigated by automatic sprinklers; maintain in a healthy condition. § 24.07.140.A
- Screen all ground-mounted mechanical equipment and trash areas by parapet/wall/fence or building enclosure; coordinate and screen utility connections; place lines underground where possible. § 24.07.140.B–C
- Outdoor storage areas must be fully enclosed by solid masonry walls at least 6 ft high. § 24.07.140.M
- Walls/fences: up to 36 in in required front/streetside yards; up to 6 ft in interior side/rear. § 24.07.160.A–B
- Where it applies: Industrial-zoned parcels citywide; confirm yard interfaces with nearby residential in the zoning overview.
MHP — Mobile Home Park Zone
- Purpose/uses: Mobile home parks and related common facilities.
- Core landscape/screening:
- Landscape ≥20% of each space with plant materials, including at least one 15-gallon tree per space. § 24.09.130.B.5
- Perimeter screening: provide a 6 ft wall and landscaping around the entire site; required yards landscaped per approved site development plan. § 24.09.130.B.6
- RV storage areas must be fully screened from view of public and private streets. § 24.09.130.B.10
- Where it applies: Parcels zoned MHP; plans approved through site plan procedures.
O-S — Open Space Zone
- Purpose/uses: Protect natural/recreational resources and scenic amenities; allows agriculture, parks, nurseries/greenhouses (no retail), equestrian, outdoor recreation, seasonal stands, RV parks, and campsites. § 24.20.110; § 24.20.120
- Landscaping/screening: Not found in retrieved materials; apply general site plan/design review expectations where applicable. Not found in retrieved materials
Cross-cutting requirements and quick comparisons
Residential adjacency protection
- Commercial to Residential: 6 ft masonry wall + 5 ft landscaped buffer. § 24.05.140.B
- Industrial to Residential: 3 ft landscaped berm along street frontages across from residential; elsewhere a 6 ft masonry wall plus interior 5 ft raised planter with 15-gallon trees at 20 ft O.C. and shrubs for a dense screen. § 24.07.130.B.3
Parking lot edge screening near housing
- Commercial parking across from residential: 3 ft berm or masonry wall between required landscape area and parking. § 24.05.140.C
- Coordinate with parking layout standards referenced in the C zones.
Equipment, utilities, and trash
- Residential: equipment must be screened/sound-buffered; coordinate utility connections and screen. § 24.03.130.A.1, A.4
- Industrial: screen ground-mounted equipment/trash with walls/fences or enclose in building; screen/coordinate utility connections. § 24.07.140.B–C
- Commercial: outdoor storage/sales areas entirely enclosed (≥6 ft walls/opaque fencing). § 24.05.140.J
Fence and wall heights by zone
- R zones: 36 in solid or 48 in open in required front/streetside yards; 6 ft in interior side/rear; visibility reduced near driveways. § 24.03.150.A–C
- C zones: 36 in solid or 48 in open in required front/streetside yards; 6 ft in interior side/rear. § 24.05.160.A–B
- I zones: 36 in in required front/streetside yards; 6 ft in interior side/rear. § 24.07.160.A–B
Quick table — most decision-relevant standards
| Zone/Context | Requirement | Minimum/Standard | Code Reference |
|---|---|---|---|
| All projects needing site plan | Submit site plan with “landscaped areas, fences, and walls” + conceptual landscape plan | Submittal required before permits | § 24.19.520; § 24.19.530.A–B |
| R zones (all) | Landscape required front and street-side yards | Landscaping required | § 24.03.130.A.2 |
| RC/RA only | Trees per gross acre | ≥50 trees; 20% 24" box+, 70% 15-gal, 10% 5-gal | § 24.03.130.B.9 |
| RC/RA next to single-family | Landscaped separation width | ≥15 ft on RC/RA site | § 24.03.130.B.3 |
| C zones abutting residential | Solid wall + planted buffer | 6 ft masonry wall + 5 ft landscaped strip | § 24.05.140.B |
| C parking across from residential | Screen parking edge | 3 ft berm or masonry wall | § 24.05.140.C |
| I setbacks | Landscape and irrigate | Drought-tolerant; automatic sprinklers | § 24.07.140.A |
| I next to residential | Berm/wall/trees/shrubs | 3 ft berm at street; 6 ft wall elsewhere; 15-gal trees 20' O.C. in 5' raised planter + shrubs | § 24.07.130.B.3 |
| MHP spaces | On-space landscaping | ≥20% landscaped; ≥1 15-gal tree/space | § 24.09.130.B.5 |
| MHP perimeter | Site enclosure | 6 ft wall + landscaping | § 24.09.130.B.6 |
| Outdoor storage (C/I) | Enclosure/screening | Solid walls/opaque fencing ≥6 ft | § 24.05.140.J; § 24.07.140.M |
| Fences in R/C/I (front/streetside) | Max height (solid/open) | 36 in solid; 48 in open (R/C); 36 in (I) | § 24.03.150.A; § 24.05.160.A; § 24.07.160.A |
| Fences in R/C/I (interior side/rear) | Max height | 6 ft | § 24.03.150.B; § 24.05.160.B; § 24.07.160.B |
Practical tips
- Coordinate early with design review: Your initial submittal must show landscape/irrigation intent, fence/wall locations, and how equipment and trash are screened. § 24.19.530.A–B
- When abutting housing, design the full wall-buffer package into your base plan; it’s not optional in C and I districts. § 24.05.140.B; § 24.07.130.B.3
- For multifamily (RC/RA), budget for tree counts early and choose drought-tolerant species to meet both quantity and performance expectations. § 24.03.130.B.9
- If strict application causes hardship (e.g., wall height at a constrained site), explore variances limited to screening/landscaping with required findings. § 24.19.440
Checklist
- Confirm zoning and any overlay that may add design rules. Verify with the jurisdiction
- Prepare a site plan showing landscaped areas, fences, and walls; include a conceptual landscape plan with plant palette and sizes. § 24.19.530.A–B
- In R zones: landscape required front/streetside yards; follow fence height limits and driveway visibility standards. § 24.03.130.A.2; § 24.03.150.A–C
- In RC/RA: provide 6 ft masonry side/rear walls; 15 ft landscape separation next to single-family; meet 50 trees/acre mix. § 24.03.130.B.1, B.3, B.9
- In C zones: landscape yards; where abutting housing add 6 ft wall + 5 ft buffer; screen parking across from housing with a 3 ft wall/berm; enclose outdoor storage (≥6 ft). § 24.05.140.A–C, J
- In I zones: landscape and automatically irrigate setbacks; add residential-edge berms/walls/planters/trees/shrubs as specified; enclose outdoor storage (≥6 ft). § 24.07.130.B.3; § 24.07.140.A, M
- In MHP: landscape ≥20% of each space with ≥1 15-gal tree; 6 ft perimeter wall + landscaping; fully screen RV storage. § 24.09.130.B.5–6, B.10
- Show equipment/trash screening and utility coordination. § 24.03.130.A.1, A.4; § 24.07.140.B–C
- If needed, pursue a variance for fences/walls/landscaping with findings. § 24.19.440
Risks & Ambiguities
| Issue | Why it matters | What to verify |
|---|---|---|
| “Drought-tolerant” plant criteria | Code requires low-maintenance/drought-tolerant in I zones; not a species list | Acceptable species/irrigation details with Planning during design review. § 24.07.140.A |
| V-C yards | V-C can have 0 ft front yard; landscaping applies only where a yard exists | Whether planters/street tree wells can satisfy design intent in V-C frontage. § 24.05.140.A |
| Measuring fence height at grade changes | Height is tied to finished grade; transitions can create noncompliance | Confirm height measurement points and any needed stepping of walls. See zone fence sections: § 24.03.150; § 24.05.160; § 24.07.160 |
| Parking edge treatments | Screening differs by zone/context | Whether a berm vs wall is acceptable for your frontage; cross-check parking layout. § 24.05.140.C |
| Added conditions of approval | CUPs/site plans can add buffers/landscape maintenance duties | Anticipate conditions like enhanced buffers or tree size upgrades. § 24.19.335.A(1)–(6) |
| Variance scope | Relief is possible but findings are strict | Whether your case meets variance findings for fences/walls/landscaping. § 24.19.440 |
Plain-English Summary
Imperial expects visible green edges along streets, solid privacy walls and planted buffers at nonresidential edges next to homes, and full screening of equipment, trash, and outdoor storage. If you’re building commercial or industrial near housing, plan on a 6 ft wall and landscaping; if you’re doing multifamily, budget for tree counts and privacy walls. Most projects must show all of this up front during design review.
Source References
- § 24.03.130 (Residential performance standards)
- § 24.03.150 (Residential walls and fences)
- § 24.05.110 (Commercial zone purposes)
- § 24.05.140 (Commercial landscaping, buffers, parking screens, outdoor storage)
- § 24.05.160 (Commercial walls and fences)
- § 24.07.130; § 24.07.140; § 24.07.160 (Industrial edge treatments, landscaping/irrigation, equipment/storage screening, fences)
- § 24.09.130 (MHP landscaping/screening)
- § 24.19.520; § 24.19.530 (Site plan/design review submittals)
- § 24.19.335 (Conditions of approval incl. buffers/fences/walls/landscaping)
- § 24.19.440 (Variances for fences, walls, hedges, screening, landscaping)
- § 24.20.110; § 24.20.120 (Open Space zone purpose and uses)
Sources
Retrieved passages
- Imperial Zoning Code (section or) High relevance
- Imperial Zoning Code (Section 24.09.265) High relevance
- Imperial Zoning Code (Section for) High relevance
- Imperial Zoning Code High relevance
- Imperial Zoning Code (Section 24.19.630) High relevance
- Imperial Zoning Code (Section 24.19.440) High relevance
- Imperial Zoning Code (section shall) High relevance
- Imperial Zoning Code (Section 24.19.440) High relevance
Cited sections
- § 24.03.130 (Residential performance standards) (§ 24.03.130)
- § 24.03.150 (Residential walls and fences) (§ 24.03.150)
- § 24.05.110 (Commercial zone purposes) (§ 24.05.110)
- § 24.05.140 (Commercial landscaping, buffers, parking screens, outdoor storage) (§ 24.05.140)
- § 24.05.160 (Commercial walls and fences) (§ 24.05.160)
- § 24.07.130; § 24.07.140; § 24.07.160 (Industrial edge treatments, landscaping/irrigation, equipment/storage screening, fences) (§ 24.07.130)
- § 24.09.130 (MHP landscaping/screening) (§ 24.09.130)
- § 24.19.520; § 24.19.530 (Site plan/design review submittals) (§ 24.19.520)
- § 24.19.335 (Conditions of approval incl. buffers/fences/walls/landscaping) (§ 24.19.335)
- § 24.19.440 (Variances for fences, walls, hedges, screening, landscaping) (§ 24.19.440)
- § 24.20.110; § 24.20.120 (Open Space zone purpose and uses) (§ 24.20.110)
- Imperial_ZoningCode.md
Frequently asked questions
Do I need a wall between a commercial site and a house in Imperial?
Yes. Where a commercial or office use abuts a residential zone, provide a 6 ft masonry wall and a 5 ft landscaped buffer along the shared boundary. § 24.05.140.B
How do I screen a commercial parking lot facing homes across the street?
Provide either a 3 ft high masonry wall or a 3 ft landscaped earthen berm between the required landscape area and the parking to screen headlights/views. § 24.05.140.C
What landscaping is required in industrial setbacks?
All required setbacks in industrial zones must be landscaped with drought-tolerant, low-maintenance plants and irrigated by automatic sprinklers; maintain them in a healthy condition. § 24.07.140.A
What about industrial sites next to homes—what extra buffering is required?
Along street frontages across from residential, build a 3 ft landscaped berm; along other shared property lines, build a 6 ft masonry wall and add a 5 ft raised planter with 15-gallon trees at 20 ft on-center plus shrubs for a dense screen. § 24.07.130.B.3
How tall can my front yard fence be in a residential zone?
In required front/streetside yards, a solid fence/wall may be up to 36 in; an open fence (≥50% open) may be up to 48 in. Interior side/rear fences may be up to 6 ft. § 24.03.150.A–B
Are there special multifamily (RC/RA) landscaping rules?
Yes. Provide 6 ft masonry side/rear walls, a 15 ft landscape separation next to single-family zones, and at least 50 trees per gross acre with a specified size mix. § 24.03.130.B.1, B.3, B.9
Do mobile home parks have specific landscaping and screening standards?
Yes. Landscape at least 20% of each space (≥1 15-gallon tree per space), provide a 6 ft perimeter wall with landscaping, and fully screen RV storage areas. § 24.09.130.B.5–6, B.10
What if I need flexibility on a wall or landscape standard?
You may apply for a variance for fences, walls, hedges, screening, or landscaping, but strict findings apply; discuss feasibility with staff early. § 24.19.440
Will conditions of approval add more landscaping?
They can. The Planning Commission may impose buffers, fences, walls, and landscaping installation/maintenance as conditions on approvals. § 24.19.335.A(1)–(6)
Do I always need to submit a landscape plan?
For most development subject to site plan/design review, yes—a conceptual landscape plan and site plan showing fences/walls/landscaped areas are required. § 24.19.520; § 24.19.530.A–B
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