Inyo County — Landscaping and Screening

Last reviewed: July 6, 2026

Overview

In unincorporated areas of Inyo County, landscaping and screening are governed by the County’s zoning ordinance, formally adopted as Title 18 Zoning. The code sets countywide rules for fences, walls, and hedges, and relies on project-level review to address visual screening of parking and storage, plus special cases like wireless facilities and outdoor lighting. This page distills the Inyo-specific requirements that affect plantings, screens, and how sites appear from public views, tying each rule to the controlling section.

The single most universal landscape/screening rule in unincorporated Inyo County: fences, walls, and hedges are limited to 6 ft overall—and only 3.5 ft within required front or street-side yards—unless a specific exception or variance applies (§ 18.78.160; § 18.78.170).

Linking context for deeper reading: see the County’s zoning & planning overview, base Zoning, overarching Development Standards, project-level Design Review, Parking, Overlay Districts, Signage, and routes for relief under Variances and Exceptions.

Countywide baseline: fences, walls, hedges

• Maximum heights:
  • Any yard: 6 ft maximum for fences, walls, or hedges unless otherwise allowed. The front yard, corner street side yard, and the portion of a corner-lot rear yard that abuts a key-lot front yard are capped at 3.5 ft (§ 18.78.160).
  • Exceptions: Higher fences can be required or allowed by other ordinances, by a conditional use authorization, or by variance. Protective fencing for public property, game courts, or pools may exceed limits if constructed of wire/steel mesh transmitting ≥90% light (§ 18.78.170).
• How height is measured:
  • Fence/wall/hedge height is measured from finished grade. Where a fence sits on/near a retaining wall within 4 ft, permitted fence height is reduced by half the height of the retaining wall, but not below 3 ft (§ 18.78.180).
• Variances:
  • Relief from height/location limits follows the County’s variance criteria and procedures (§ 18.81.040–§ 18.81.070).

Project-level screening via plan/design review

• Screening trigger in plan review:
  • For uses requiring “building, site and operational plan” approval, the Planning Commission evaluates “screening of parking and storage areas” and overall appearance (§ 18.69.040(C)(2)).
• Landscape plan submittal:
  • The plan set must include a landscaping sheet showing existing trees 20 ft or taller and the proposed planting palette (trees, shrubs, groundcovers) (§ 18.69.050).
• Architectural Design Control (“D”) districts:
  • Where mapped, the D overlay aims for harmonious building and landscape design reflecting Inyo’s high-desert character (§ 18.69.010–§ 18.69.020). Projects here can expect closer attention to landscape/screen compatibility during design review.

Outdoor lighting and landscape screening

• New or modified outdoor lighting can require an Outdoor Lighting Plan. The review may request “landscaping information to describe potential screening” for fixtures or light spill (§ 18.74.060(B)).

Conditional use approvals: planting/screening conditions

• Conditions of approval can require “special yards, planting, fences or walls” as mitigation for impacts tied to a conditional use permit (§ 18.81.130(A)(5)).

Special facility types with explicit landscape/screening expectations

• Wireless communications facilities:
  • Applications must include site plans “including any landscaping plans,” and designs must be as inconspicuous as possible, including through landscaping/camouflage where relevant (§ 18.76.070; see district triggers in § 18.76.060).
• Accessory buildings (blend-in aesthetic):
  • Accessory buildings must be “painted to similarly match the primary structure or the surrounding landscape,” helping reduce visual contrast (§ 18.78.150(I)).
• Home occupations (minimize outdoor storage):
  • Outdoor storage/display is prohibited for home occupations in R, RR, and OS districts, reducing the need for screening clutter (§ 18.78.130(C)).

Cross-cutting dimensional rules that affect “buffers”

While Inyo County does not set a one-size “landscape buffer” by district in the retrieved materials, several dimensional rules function as separations or transitions:

• The C-2 district requires a 20 ft rear yard when abutting any R district—often functioning like a buffer setback (§ 18.48.050(B)).
• In M-1, within 500 ft of any R or C district boundary, building height steps down to 35 ft/2.5 stories, reducing scale impacts near sensitive edges (§ 18.57.100).
• Planned Unit Developments (PUDs) must show landscaping on the final plan, and high-quality landscape/site design counts in density considerations (§ 18.66.110; § 18.66.080).

District-by-district notes (unincorporated areas)

Title 18 applies only outside incorporated cities (§ 18.03.050; district list at § 18.03.060).

R-1 — One-Family Residential

• Purpose/use: Protect single-family neighborhoods and provide areas for one-family dwellings (§ 18.30.010; § 18.30.030).
• Key dimensions: Typical yards are 25 ft front, 20 ft rear, 5 ft sides; max height 35 ft main/20 ft accessory (§ 18.30.070; § 18.30.080).
• Screening takeaways:
  • Countywide fence limits apply (6 ft; 3.5 ft in front/street-side) (§ 18.78.160).
  • Home occupations cannot have outdoor storage (§ 18.78.130(C)).

R-2 — Medium-Density Multiple Residential

• Purpose/use: Intended for duplex neighborhoods; permits one or two single-family dwellings or a duplex; various community-related conditional uses (§ 18.33.010–§ 18.33.040).
• Key dimensions: 25 ft front, 20 ft rear, 5 ft sides (§ 18.33.050).
• Screening takeaways: Same fence limits (§ 18.78.160) and project-level screening through plan/design review where required.

RR-0.5 — Rural Residential (Starlite Estates)

• Purpose/use: Residential at larger lots; see chapter for full list (Not found in retrieved materials).
• Key dimensions: 1/2-acre minimum lot; 25 ft front; 25 ft rear; 5 ft side; 2.5 stories/30 ft max principal height (§ 18.22.050).
• Screening takeaways: Fence/hedge rules apply; outdoor storage for home occupations restricted (§ 18.78.130(C)).

C-2 — Highway Services & Tourist Commercial

• Purpose: Not found in retrieved materials.
• Typical uses: Not found in retrieved materials.
• Key dimensions: 25 ft front; 0 ft sides; 0 ft rear (but 20 ft rear if adjacent to an R district); 40 ft/3 stories max height (20 ft if within 50 ft of R); lot ≥10,000 sq ft (§ 18.48.050–§ 18.48.070).
• Screening takeaways: Rear-yard step-up to 20 ft near housing often acts as a buffer; plan/design review may require planting to screen parking (§ 18.69.040(C)(2)).

C-4 — Heavy Commercial

• Purpose/use: For commercial activities not typically public-facing and potentially nuisance-producing near residences (§ 18.49.010–§ 18.49.020).
• Key dimensions: Not found in retrieved materials.
• Screening takeaways: Expect conditions or plan-review measures to screen outdoor storage/parking; countywide fence rules apply.

C-5 — Commercial Recreation

• Purpose/use: Resorts, motels, restaurants, campgrounds, service stations, etc., oriented to travelers (§ 18.54.010–§ 18.54.020).
• Key dimensions: For example, 25 ft front, 20 ft rear, 20 ft side; 30 ft principal building height; 5-acre minimum parcel (§ 18.54.050).
• Screening takeaways: Larger yards and site planning can integrate planting/screening; outdoor seating allowed but visibility/lighting may be conditioned (§ 18.74.060).

M-1 — General Industrial & Extractive

• Purpose/use: General industrial (extractive uses included); see chapter for full use list (Not found in retrieved materials).
• Key dimensions: 25 ft front; 15 ft rear; 10 ft sides; height steps down to 35 ft/2.5 stories within 500 ft of any R or C district (§ 18.57.090–§ 18.57.100).
• Screening takeaways: Height step-downs reduce visual mass near sensitive edges; screening of yard/storage may be required through plan/conditional approvals.

P — Public Districts

• Purpose/use: Public/quasi-public lands (parks, schools, utilities, facilities). Governmental uses may or may not be subject to the code depending on agency status (§ 18.72.010–§ 18.72.030).
• Screening takeaways: Protective fencing for public property can exceed standard heights if mesh/open (§ 18.78.170).

OS — Open Space; CB, C-1, C-3; M-2

• Purpose/use/dimensions: Not found in retrieved materials.
• Screening takeaways: Countywide fence limits apply; screening likely addressed through plan/conditional approvals (§ 18.69.040; § 18.81.130).

SAHO — Snow Avalanche Hazard Overlay

• Purpose/standard: Overlay keeps underlying development standards unless modified; no explicit landscaping standard found in retrieved materials (§ 18.64.030).

Key standards at a glance

Checklist

• Confirm your parcel’s district and whether any overlays (e.g., SAHO or “D”) apply on the County zoning map; rules here apply only in unincorporated areas (§ 18.03.050–§ 18.03.060).
• If your use needs plan review, include a landscape sheet showing existing trees ≥20 ft tall and proposed planting design (§ 18.69.050).
• Design site visibility: plan for screening of parking and open storage with fencing and/or planting as applicable (§ 18.69.040(C)(2)).
• Check fence heights at streets and corners; 3.5 ft limit in required front/street-side yards; measure heights correctly over retaining walls (§ 18.78.160; § 18.78.180).
• If proposing taller or opaque screening, evaluate whether a conditional approval or variance is needed (§ 18.78.170; § 18.81.040–.070).
• For projects adding exterior lighting, be ready to show landscaping that mitigates glare or spill (§ 18.74.060(B)).
• Special facilities (e.g., wireless) must incorporate landscaping/screening in their submittals (§ 18.76.070).

Risks & Ambiguities

Plain-English Summary

In unincorporated Inyo County, the code sets simple fence/hedge limits (6 ft overall; 3.5 ft in front/street-side yards) and then uses project review to shape screening: you’ll likely be asked to hide parking and open storage with fencing or landscaping where your use triggers review. Some districts add “buffer-like” setbacks or height step-downs near housing. Special uses like wireless sites must submit landscaping plans, and outdoor lighting plans may need planting to shield glare. When in doubt, propose planting that’s native-compatible, keep front-yard fences low and open, and confirm if your project needs discretionary screening conditions.

Source References

• § 18.03.050–§ 18.03.060 (Title 18 applicability; districts enumerated)
• § 18.69.010–§ 18.69.060 (Architectural/Design; plan review; submittals; screening criteria)
• § 18.74.060 (Outdoor lighting plans; potential landscaping for screening)
• § 18.76.060–§ 18.76.070 (Wireless facilities; landscaping plans; district triggers)
• § 18.78.130; § 18.78.150(I); § 18.78.160–§ 18.78.180 (Home occupations; accessory building finish; fences/walls/hedges)
• § 18.81.040–§ 18.81.070; § 18.81.130(A)(5) (Variances; conditional use conditions for planting/fences/walls)
• § 18.48.050–§ 18.48.060 (C-2 yards/heights); § 18.49.010–§ 18.49.020 (C-4 purpose/uses); § 18.54.010–§ 18.54.050 (C-5 purpose/uses/standards)
• § 18.57.090–§ 18.57.100 (M-1 yards; height near R/C)
• § 18.64.030 (SAHO overlay development standards—generally follow underlying)
• § 18.66.080; § 18.66.110 (PUD landscaping/design quality; final plan shows landscaping)
• § 18.72.010–§ 18.72.030 (P district purpose/uses)

Retrieved passages

• CWUIC § 65850.6 (Title 24) High relevance show source text
• Inyo County Zoning Code (§ 4) High relevance show source text
• Inyo County Zoning Code (§ 4) High relevance show source text
• Inyo County Zoning Code (§ 4) High relevance show source text
• Inyo County Zoning Code (Chapter 18.81.) Medium relevance show source text
• Inyo County Zoning Code Medium relevance show source text
• CWUIC § 1.11 (Chapter 1) Medium relevance show source text
• Inyo County Zoning Code Medium relevance show source text
• Inyo County Zoning Code (§ 4) Medium relevance show source text
• Inyo County Zoning Code (§ 4) Medium relevance show source text
• Inyo County Zoning Code (§ 4) Medium relevance show source text
• CBC § 800 Medium relevance show source text
• Inyo County Zoning Code (Title 18.) Medium relevance show source text
• Inyo County Zoning Code (chapter in) Medium relevance show source text
• Inyo County Zoning Code (Section 77.11) Medium relevance show source text
• Inyo County Zoning Code (§ 18.06.235.) Medium relevance show source text
• CGBSC § 21155 (Section 21155) Medium relevance show source text
• CGBSC § 101.7 (Section 101.7) Medium relevance show source text
• Inyo County Zoning Code (§ 18.33.010.) Medium relevance show source text

Cited sections

• § 18.03.050–§ 18.03.060 (Title 18 applicability; districts enumerated) (§ 18.03.050)
• § 18.69.010–§ 18.69.060 (Architectural/Design; plan review; submittals; screening criteria) (§ 18.69.010)
• § 18.74.060 (Outdoor lighting plans; potential landscaping for screening) (§ 18.74.060)
• § 18.76.060–§ 18.76.070 (Wireless facilities; landscaping plans; district triggers) (§ 18.76.060)
• § 18.78.130; § 18.78.150(I); § 18.78.160–§ 18.78.180 (Home occupations; accessory building finish; fences/walls/hedges) (§ 18.78.130)
• § 18.81.040–§ 18.81.070; § 18.81.130(A)(5) (Variances; conditional use conditions for planting/fences/walls) (§ 18.81.040)
• § 18.48.050–§ 18.48.060 (C-2 yards/heights); § 18.49.010–§ 18.49.020 (C-4 purpose/uses); § 18.54.010–§ 18.54.050 (C-5 purpose/uses/standards) (§ 18.48.050)
• § 18.57.090–§ 18.57.100 (M-1 yards; height near R/C) (§ 18.57.090)
• § 18.64.030 (SAHO overlay development standards—generally follow underlying) (§ 18.64.030)
• § 18.66.080; § 18.66.110 (PUD landscaping/design quality; final plan shows landscaping) (§ 18.66.080)
• § 18.72.010–§ 18.72.030 (P district purpose/uses) (§ 18.72.010)
• InyoCounty_ZoningCode.md

• Official Inyo County code library