Local zoning · Mono County

Mono County — Landscaping and Screening

Landscaping and Screening under the Mono County local zoning and planning code, with the controlling citations.

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Last reviewed: July 3, 2026

Overview

This page summarizes what the Mono County Land Use and Development Regulations require about landscaping, screening, fences, walls, and vegetation for properties in the unincorporated areas of Mono County. It is based on the County’s Land Use Element and Development Standards (Title/Chapters shown below) and cites the controlling local provisions. For design and permit-front matters that appear elsewhere, see the County’s pages on development standards, design review, and parking. The state building rules remain separate: consult the California Building Standards Code for any structural or fire-hardening requirements that affect hardscape or walls.

Key short takeaways: the County treats screening as a tool to protect adjoining districts and scenic corridors, allows fences generally but limits heights in front yards, encourages native/drought‑tolerant plantings, and requires landscape or screening plans for many discretionary approvals (§ 04.160; § 02.1010; § 08.030) .

Controlling local ordinance titles / chapters used on this page

  • Development Standards – General (Chapter 04), especially § 04.160 Fences, screenings and landscaping and § 04.120 Yards .
  • Definitions and terms (Chapter 02), especially § 02.1010 Screening (definition) .
  • Scenic Combining District (Chapter 08), especially § 08.030 Standards – General and § 08.040 Standards – State Scenic Highway 395 (landscape/screening requirements in scenic overlays) .
  • Design Review District (Chapter 09) for where landscaping/screening goes through design review and plan checks .
  • Area- and district-specific development standards (Land Use Element, Section IV) for Single‑Family Residential (SFR), Commercial (C), Service Commercial (SC), Industrial Park (IP) and manufactured‑housing districts — each includes landscaping/screening provisions (see district subsections below) .
  • Cannabis-specific visual screening rules (Chapter 13 visual/operations standards) require Visual Screening Plans and species guidance where applicable .

How Mono County defines and uses “screening”

  • Screening means fences, hedges, walls, earth mounds, or massing of trees/shrubs to mitigate visual nuisance and protect adjoining districts; screening is an explicit tool to meet the intent of land use districts (§ 02.1010) .
  • The County expects screening to be used where a use adjoins residential districts, is visible from scenic corridors, or produces a significant visual impact; screening may be accomplished by siting, landscaping, fencing, painting, contour grading, berms, or combinations (§ 04.160; visual policies) .

District-by-district breakdown

Below are the most decision-relevant Mono County land‑use designations. Each subsection gives the district name in bold, its intent/typical uses, where it applies, and the screening/landscape/fence expectations pulled from the County materials.

Single‑Family Residential (SFR)

  • Purpose / typical uses: Single‑family dwellings, accessory buildings, ADUs (see ADU laws) and limited home occupations. Applies in community residential neighborhoods around the county (Section IV of the Land Use Element) .
  • Key landscaping/screening standards: any use subject to a use permit must either landscape (per approved landscape plan) or leave in natural open space all areas not covered by impervious surfaces; fencing is generally not required but if a property adjoins a non‑residential district a screening fence or wall of not less than 5 feet and not more than 6 feet may be required (§ references in the SFR sheet) .
  • Where it applies: community residential areas in Mono County’s unincorporated land use map (verify parcel designation with Planning) — specific setback/yard rules refer to § 04.120 as noted in the district sheet (see development standards) .

First mention note: the County’s ADU provisions are in the development standards (see the state California ADU law for ADU eligibility and constraints).

Commercial (C) and Service Commercial (SC)

  • Purpose / typical uses: retail, offices, service uses; SC is intended for wholesale, light manufacturing, and outdoor storage where compatible. See the Land Use Element district sheets for permitted uses and notes .
  • Key landscaping/screening standards: for any uses subject to a use permit, the County may require an approved landscape plan or retention of natural open space for non‑impervious areas; fencing, berms and/or landscaping may be required to buffer incompatible uses. If abutting residential, the ordinance repeatedly calls for a screening fence or wall of 5–6 feet along the common boundary (§ 04.160 and district sheets) .
  • Where it applies: commercial strips in Bridgeport, June Lake, Lee Vining, and unincorporated commercial parcels countywide; front/setback considerations referenced to § 04.120 and the development standards matrix .

Industrial Park (IP) and Industrial (I)

  • Purpose / typical uses: light and moderate industrial, storage yards, repair shops, offices related to industry. See the IP district sheet for permitted uses and Director review triggers .
  • Key landscaping/screening standards: screening and fences will be required when the use character or site location requires it; landscaping is encouraged in front-yard setbacks; fence height may exceed 6 feet but must not interfere with vehicle sightlines or other siting needs (§ IP district sheet). The general fence/landscaping rules (maximum heights, front yard limits) in § 04.160 also apply .
  • Where it applies: parcels zoned IP or I in unincorporated Mono County; use permits and Director-review processes determine buffering requirements.

Manufactured Housing / Mobile Home Park districts (RMH / Manufactured‑Home Park)

  • Purpose / typical uses: manufactured housing subdivisions and lots. See Chapter 18 for manufactured housing development standards .
  • Key landscaping/screening/fences: a solid exterior fence of not less than 6 feet may be required on subdivision boundaries; fences otherwise shall not exceed 7 feet and in front yards are limited to 4 feet; alternatives such as landscape screening can be used to satisfy boundary screening (§ 18.090; § 04.160) .
  • Where it applies: manufactured home park parcels and subdivisions across the unincorporated county.

Scenic Combining District (S‑C / scenic overlay)

  • Purpose / typical uses: overlay to protect visual resources; applies where overlaid on base land use designations that are visible from scenic corridors or sensitive viewsheds. See § 08.030 Standards – General and § 08.040 for areas visible from State Scenic Highway 395 .
  • Key landscaping/screening standards: visually offensive uses must be screened through extensive site landscaping, fencing and/or contour grading; a landscaping plan is required for all projects; landscaping should be drought‑resistant, indigenous, and compatible with surroundings; fencing and screening shall not contrast in color, shape or material with the natural setting (§ 08.030; § 08.040) .
  • Where it applies: parcels overlaid with the S‑C scenic combining district (check the county overlay map) — no permit is issued until S‑C standards are met (§ 08.070) .

Most decision‑relevant standards (quick reference table)

Subject Requirement / Typical standard Code reference
Definition of “Screening” Use of fences, hedges, walls, earth mounds, or massed trees/shrubs to mitigate visual nuisance and protect adjoining districts § 02.1010
Fence height (general) Fences permitted; not to exceed 7 ft; in any required front yard max 4 ft unless approved by use permit § 04.160
Fence adjacent to residential When abutting residential, screening fence/wall 5–6 ft may be required District sheets (SFR/SC/IP) and § 04.160
Landscape plan requirement For uses subject to a use permit or in scenic overlays: landscape plan required or leave open natural area § 04.160; § 08.030
Tree size expectation Landscaped shrubs/trees should be sufficient size/maturity; normally a minimum 1‑inch caliper tree with staking is required for landscaped areas § 04.160 / district guidance
Scenic overlay visual rules Screen visually offensive uses; landscaping plans required; screening must blend with surroundings § 08.030, § 08.040
Cannabis visual screening Screening from public rights of way required; Visual Screening Plan and species guidance required for linear features Chapter 13 visual/operations requirements (e.g., § 13.070/13.080)

Practical guidance & interpretation (plain‑English synthesis)

  • When your project is discretionary (use permit, director review, or in a scenic/design review district), expect the County to require a written landscape or visual screening plan that shows plant species, sizes, snow‑storage areas, and any berms or fences proposed; the County prefers native, drought‑tolerant species and wants plantings sized to survive snow/wind (typically at least 1‑inch caliper for trees) (§ 04.160; § 08.030) .
  • For any fence: measure height relative to the yard type — front yard fences are limited to 4 ft, other fences generally 7 ft max, and special cases (adjacent to residential, industrial buffers, or fire‑hardening) may allow 5–6 ft or taller where a use permit or Director authorization is obtained (§ 04.160; district sheets) .
  • If your property sits in or is visible from a scenic corridor (State Scenic Hwy 395 or S‑C overlay), expect stricter materials, color, and landscape compatibility requirements; screening that contrasts with the natural setting can be denied (§ 08.030; § 08.040) .
  • For uses that produce visual, odor, lighting, or noise impacts (e.g., cannabis activities), the County explicitly requires visual screening and may require a full Visual Screening Plan and planting palette consistent with the County’s design guidelines and Landscape Appendix (§ 13.x) .

Checklist

  • Confirm parcel is in an unincorporated Mono County land use designation and identify the district (SFR, C, SC, IP, etc.) — verify with Planning. (See district sheets) .
  • If project is discretionary (use permit, Director review, or in a scenic/design district), prepare a landscape/visual screening plan showing species, sizes, berms, fence types, snow‑storage, and irrigation. Refer to § 04.160 and § 08.030 .
  • For fences, confirm height limits: front yard ≤ 4 ft, other yards ≤ 7 ft unless a use permit allows otherwise; if abutting residential expect 5–6 ft screening wall/fence language in district sheets (§ 04.160) .
  • If site is in an overlay or visible from scenic highway, design materials/colors to blend with surroundings and submit plant palette consistent with the County Design Guidelines (§ 08.030) .
  • For industrial/commercial uses or cannabis operations, include screening for service/storage areas and a Lighting Plan and Parking Plan as required (see development standards and cannabis chapter) .
  • Verify fire‑safety and wildlife fencing recommendations in Conservation/Open Space policies and the County Fire Safe Regulations; coordinate with Fire and Public Works (see Chapter 22 references). If in a WUI area, structural/setback/fuel‑break rules may alter fence/landscape choices (See Fire Safe Regulations; Title 24 referenced separately) .
  • Submit site plan with existing trees (12"+ dia. noted), topography, grading limits, and proposed screening/landscaping with your building or use permit application per site plan check requirements (§ 04.210) .

Risks & Ambiguities

Issue Why it matters What to verify
Exact fence height exceptions (e.g., permitted to exceed 7 ft) County text allows taller fences with use permit or where safety requires, but language varies by district Verify whether a use permit or Director approval is required for a taller fence at your parcel; cite § 04.160 and district sheet
Applicability of scenic overlay rules to a parcel If overlay applies, stricter screening/planting and undergrounding rules may be enforced (§ 08.030) Confirm overlay mapping for the parcel and whether § 08.030/§ 08.040 apply; if visible from SR‑395, expect additional constraints
Plant species selection and watering (water availability) County encourages natives/drought‑tolerant plants but also requires survivability in harsh winter/snow storage areas Submit a species palette and irrigation strategy; verify with County staff and the Design Guidelines appendix for plant lists (not all species lists reproduced in retrieved materials) — Verify with the jurisdiction
Wildlife‑sensitive fencing design Fencing in wildlife areas has special considerations and “best practices” referenced but not fully reproduced Check Conservation/Open Space Element and coordinate with County/Resource agencies; retrieved materials note special consideration but do not give full specs — Not found in retrieved materials; verify with Planning/Conservation staff
Conflicts with fire regs or Title 24 requirements Local screening/retaining wall allowances may be constrained by statewide fire safety or Building Code requirements Cross‑check with local Fire Safe Regulations and the California Building Standards Code; if parcel is WUI, additional restrictions apply (see Chapter 22)

Plain‑English Summary

In unincorporated Mono County most projects that are discretionary or next to sensitive uses must either submit a landscape/visual screening plan or preserve natural open space; fences are allowed but are limited (front‑yard max 4 ft, typical max 7 ft, and 5–6 ft screening walls are expected where non‑residential uses meet residential uses). The County emphasizes native, drought‑tolerant plantings and requires compatibility with scenic overlays — verify specific parcel rules with Planning before you build (§ 04.160; § 08.030; district sheets) .

Source References

  • § 04.160 Fences, screenings and landscaping — Mono County Land Use Element / Development Standards (text on fence heights, landscaping expectations, tree size) .
  • § 02.1010 Screening — definition of screening (fences, hedges, earth mounds, massing of trees/shrubs) .
  • § 08.030 Standards – General; § 08.040 Standards – State Scenic Highway 395 — Scenic Combining District standards for screening, plant lists, and required landscape plans .
  • Single‑Family Residential (SFR) district sheet — landscaping/fence buffering language for SFR (Land Use Element, Section IV) .
  • Service Commercial (SC) and Commercial (C) district sheets — buffering, fencing, and landscape plan requirements (Section IV district sheets) .
  • Industrial Park (IP) district sheet — screening/fence expectations for industrial uses (§ IP district text) .
  • Chapter 18 / § 18.090 Manufactured housing — fences and screening for manufactured home parks .
  • Visual impacts / screening policy language in the General Plan Visual Resource Policies — siting, materials, and landscape plan references .
  • Cannabis operations: Visual Screening / Fencing and Visual Screening Plan requirements (Chapter 13; Visual/Operations requirements) .
  • Site‑plan and submittal content guidance (what to show on a site plan: trees, topography, snow storage, landscaping) — site plan provisions § 04.210 .
  • For structural/building code and fire‑hardening interactions: California Building Standards Code and County Fire Safe Regulations references cited in district materials (verify locally) .

If you want the exact ordinance text excerpts or the County’s District map for a parcel, I can pull the relevant pages from the uploaded code extract or prepare a list of Planning contacts to confirm parcel overlays. Verify all parcel‑specific items with Mono County Planning & Building Division — designations, overlays, and special area plans can change a requirement or impose additional standards (e.g., area plans referenced in § 04.230) .

Sources

Retrieved passages

  • Mono County Zoning Code High relevance
  • CBC § 140 (Chapter 6) High relevance
  • Mono County Zoning Code (Chapter 11) High relevance
  • Mono County Zoning Code (Section 8.03) High relevance
  • Mono County Zoning Code (Section 04.120) High relevance
  • CBC § 140 (section to) High relevance
  • Mono County Zoning Code (Section 04.250) High relevance
  • Mono County Zoning Code (Chapter 25) High relevance

Cited sections

Frequently asked questions

What does Mono County require for fences on an unincorporated property?

Mono County’s development standards allow fences but cap them in standard situations: not more than 7 feet generally, and when located in a required front yard no more than 4 feet, unless a use permit authorizes a higher fence that does not obstruct sightlines. Special district rules (e.g., abutting residential districts) may require 5–6 foot screening walls or fences (§ 04.160; district sheets) .

When will the County require a landscape or visual screening plan?

If a project is subject to a use permit, is within a scenic combining district, or has an identified potential visual impact (for example commercial, industrial, or cannabis uses), the County will require a landscape or visual screening plan demonstrating plant species, sizes, berms, and other measures (§ 04.160; § 08.030; Chapter 13 visual requirements) .

Are native or drought‑tolerant plants required?

The County encourages and, for many discretionary approvals, expects landscaping to use native and drought‑resistant species; landscapes must be designed to survive local climate and snow conditions (County guidance requires adequate size/maturity, e.g., a minimum 1‑inch caliper for trees in landscaped areas) (§ 04.160; § 08.030) .

If my commercial property abuts a residential lot, what screening is expected?

Where a commercial/service/industrial lot adjoins residential districts the County commonly requires a screening fence or wall (district texts reference 5–6 ft as the typical range) or equivalent landscape buffering; the final requirement is determined during Director review or the use‑permit process and is grounded in § 04.160 and the specific district standards (verify with Planning) .

Do scenic overlays change what I can plant or how a fence looks?

Yes. If your parcel is in the Scenic Combining District (S‑C) or is visible from State Scenic Highway 395, the County requires that fencing and screening not contrast with the natural surroundings, requires landscape plans that blend with the landscape, and encourages use of local native species; no permit shall be issued until these overlay standards are met (§ 08.030; § 08.040) .

Are there county rules for fences and wildlife (wildlife‑friendly design)?

The Code notes that fencing in sensitive wildlife areas warrants special consideration and references the Conservation/Open Space Element for best practices, but the uploaded materials do not reproduce the full wildlife‑fencing standards. Not found in retrieved materials — contact the County Conservation or Planning staff for parcel‑specific wildlife‑friendly fence guidance and referenced best‑practice documents (§ 04.160; Conservation policies) .

Will I need to consider snow storage when planning landscaping in Mono County?

Yes — the ordinance explicitly notes that landscaped areas are frequently used for snow‑storage purposes and requires plantings sized/mature enough to survive those conditions; show snow‑storage areas on submitted site/landscape plans (§ 04.160; site plan checklist) .

Do cannabis businesses face special screening requirements?

Yes — the cannabis chapter requires that commercial cannabis activities be screened from view from a public right‑of‑way to the Permittee’s best ability and that a Visual Screening Plan be submitted for linear features (fences, etc.) consistent with the County’s landscape design guidance and plant palettes (§ 13.x visual requirements) .

Can I substitute a berm or landscaping instead of a fence?

Yes. The County often allows berms, landscaping, or combinations (berm + planting + fence) as acceptable screening measures; which combination will be approved depends on the visual impact, district, and permit conditions (§ 04.160; § 08.030) .

What should I show on a site plan to satisfy screening/landscape review?

The County requires a site plan for any use requiring a use permit that shows site topography, adjacent structures, proposed structures, proposed grading, landscaping (species and sizes), parking, snow‑storage locations, and existing trees (12" or greater diameter), among other items (§ 04.210) — include planting sizes and staking details where relevant .

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