Local zoning · Vernon

Vernon — Landscaping and Screening

Q: What is the minimum wall height Vernon requires between residential and industrial properties?

Vernon’s site‑planning rules require a minimum six‑foot‑high solid masonry wall (and softening plantings) between residential uses and adjacent heavy industrial uses; the requirement and its planting expectations are set out in § 17.54.050 .

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

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Last reviewed: July 3, 2026

Overview

This page summarizes what the City of Vernon’s zoning ordinance requires for landscaping, screening, buffers, fences and walls in development and site planning. The rules are largely in Title 17 (Zoning): general site-planning rules in Chapter 17.54, Industrial standards in 17.22, City Center in 17.23, and several use-specific chapters (e.g., drive-throughs, wireless facilities). Where the code prescribes measurable standards (heights, widths, materials), those are called out below with the controlling code citation so you can verify on the file. See the related city topics for parking, development standards and design procedures linked in the body as they relate to landscape and screening plans.

Citywide site-planning standards (Chapter 17.54)

Purpose and where it applies

Chapter 17.54 sets the Citywide site planning, buffering, orientation, lighting and screening expectations that apply to new development or site reconfiguration citywide (applies to projects that include residential or mixed uses and to projects subject to design/site-plan review). § 17.54.050, § 17.54.060, § 17.54.070 .

Key landscaping/screening rules (practical takeaways)

When a residential use sits next to heavy industrial uses, the default buffer is a minimum six-foot-high solid masonry wall plus a minimum five-foot-wide screen landscaping strip of evergreen trees or an evergreen trellis at least six feet tall; planting/softening (hedges, ivy, bamboo) is expected to cover or soften the wall unless an alternate solution is demonstrated equally effective — § 17.54.050 .
Outdoor storage, loading docks, mechanical equipment and trash enclosures must not be visible from Santa Fe Avenue, Pacific Boulevard, Vernon Avenue or Hampton Street; they must be concealed with building features, decorative walls and landscaping consistent with the building’s architecture — § 17.54.070(A) .
Exterior/security lighting must provide safety but must be sited and shielded so it does not produce direct glare onto adjacent properties, streets, or skyward — § 17.54.060 .

Note on process: site-plan and design conditions (including required landscaping) can be imposed through project approvals; see the city Design Review page for process details and submittal expectations Vernon Design Review.

I Zone (Industrial) — site planning and screening (Ch. 17.22)

Purpose and typical uses

The I Zone is Vernon’s principal industrial district and is focused on production, warehousing, heavy manufacturing and related services. See the I Zone use lists and rules in Chapter 17.22; many industrial uses must nevertheless comply with the same screening obligations that protect nearby residences or streets — see § 17.22.060 and § 17.22.070 .

Key dimensional and screening standards (decision-relevant)

Building intensity (FAR): max 2:1 for lots in the I Zone — § 17.22.080(A) .
Building setback from curb face: 21 ft minimum for principal buildings (reduced only by Public Utilities where shown on Master Plan of Streets) — § 17.22.080(C) .
Outdoor storage and screening: outdoor storage/activities must be screened so they are not visible from the street (screen may not exceed 10 ft measured from grade) and a minimum six-foot-high screening wall is required on interior lot lines when outdoor storage abuts a residential lot or residentially zoned parcel; the wall must follow the lot line or be arranged to substantially hide the storage — § 17.22.070(A)(3)(c–d) .
Barriers adjacent to streets (parking/loading): where parking/loading adjoins a street, the City requires either a 12-gauge wrought-iron fence at least eight feet high, a masonry or concrete wall at least 30 inches high, or a landscaped area minimum four feet wide from the property line (exceptions at driveways/walkways) — § 17.22.080(F) .
Maintenance / weed abatement: landscaped areas (including planted areas contiguous to public right-of-way) must be maintained free of weeds, overgrowth and debris; dead or diseased plants must be removed — § 17.22.070(4) .

How I Zone rules affect mixed-use zones

Several mixed-use districts explicitly defer to the I Zone standards for development intensity, parking, loading and some site-planning items; for example, uses in MU-CC, MU-N and similar districts must comply with applicable I Zone standards when industrial-type uses occur — see § 17.23.020(C) and related notes that reference I Zone sections 17.22.020–17.22.080 .

Note on parking coordination: screening and parking design must meet Chapter 17.56 off-street parking requirements and the City’s parking standards; first mention of parking procedures and tables is linked here Vernon Parking.

MU‑CC (City Center) and MU districts (Chapter 17.23, 17.24, 17.25)

Purpose and where it applies

The MU‑CC district (City Center) and related MU districts allow mixed commercial, civic and residential uses intended to create an urban street environment. Landscaping and screening requirements operate alongside frontages, transparency and active‑use rules that prioritize pedestrian orientation — see § 17.23.010–.020 and the tables that set use controls and design expectations .

Screening/landscaping highlights for MU districts

MU districts reference Chapter 17.54 site‑planning standards for buffering and screening; where MU projects include loading, outdoor storage or are adjacent to industrial uses, the buffering rules of § 17.54.050–.070 (masonry walls, evergreen screening strips, concealment from primary streets) apply — § 17.23.020(C) and § 17.54.050–070 .

Design review interaction

MU districts require design-level review for open-space and frontage treatments; expect the City to require landscaping details, species lists and maintenance plans during site-plan and design review — see Vernon Design Review.

Selected use-specific standards that affect landscaping/screening

Drive-throughs and some retail standards require three-foot-high landscape/low wall treatments between drive aisles and adjacent properties or streets to prevent headlight glare and to screen menu boards; where a property adjoins residential uses a minimum six-foot-high solid decorative masonry wall is required, plus a five-foot-deep landscaping strip between the wall and any driveway; see § 17.112.090–.100 .
Wireless facilities must be concealed/stealthed and any pole- or ground-mounted equipment placed in landscape areas must be accompanied by landscape/hardscape features and a landscape maintenance plan; faux trees are discouraged; see § 17.120.080(5–9) .
Landscaping and screening can be imposed as permit conditions in Variances, Conditional Use Permits and Minor CUP approvals; municipalities expressly list “installation of buffer areas, fences, or walls” and “requiring landscaping” among conditions that may be applied — § 17.68.020(B) and § 17.76.110(I) .

Quick reference table — most decision-relevant landscaping/screening standards

Requirement	Minimum / Example	Code reference
Residential — heavy industrial buffer	6 ft solid masonry wall + 5 ft planting strip; trellis/evergreens 6 ft tall	§ 17.54.050
Outdoor storage screening (I Zone)	Screen not visible from street; screen max 10 ft tall; 6 ft screening wall where abutting residential	§ 17.22.070(A)(3)(c–d)
Parking/loading barrier adjacent to street	8 ft wrought iron fence OR 30 in. masonry/concrete wall OR 4 ft landscaped strip	§ 17.22.080(F)
Concealment from primary streets (Santa Fe, Pacific, Vernon, Hampton)	Outdoor storage, trash, mechanicals and loading docks not visible from these streets; use walls/landscape/building features	§ 17.54.070(A–B)
Drive-through glare control	Landscape/low walls min 3 ft to prevent headlight glare (and 6 ft masonry wall when adjoining residential)	§ 17.112.090–.100
Wireless facilities landscaping	Landscaping and maintenance plan required; avoid locating on new poles within tree drip line; faux trees not preferred	§ 17.120.080(5)

Checklist — what an applicant must supply or satisfy (preliminary)

Show detailed landscape plan (locations, species, sizes at planting, irrigation and maintenance plan) that satisfies screening requirements (buffers, evergreen strips) — verify § 17.54.050 and § 17.22.070 .
If outdoor storage is proposed, show screening elevations and demonstrate storage is not visible from Santa Fe Ave, Pacific Blvd, Vernon Ave or Hampton St — § 17.54.070 .
Where parking or loading adjoins the street, provide the barrier treatment (wrought iron fence, masonry wall, or landscaped strip) and dimensioning — § 17.22.080(F) .
Include wall/fence material and height details where a 6‑ft screening wall is required between industrial/outdoor storage and residential uses — § 17.22.070(A)(3)(d) .
Show exterior lighting fixture cut sheets and photometric plan demonstrating no direct glare to adjoining properties — § 17.54.060 .
If the project is in a mixed-use district, confirm whether I Zone standards apply to the proposed use (some MU zones defer to I Zone standards for industrial uses) — § 17.23.020(C) .
If the project seeks variances, expect conditions requiring buffers, fences, walls or landscaping — § 17.68.020(B) .
Coordinate clearance and fire-safety planting requirements with the Vernon Fire Department and confirm any non-combustible proximity requirements (not detailed in Title 17; verify with Fire Dept and applicable building/fire codes) — Verify with the jurisdiction.

Risks & Ambiguities

Issue	Why it matters	What to verify
Which chapter governs a specific parcel (I Zone vs MU overlay)	MU districts sometimes defer to I Zone development/site standards for certain uses; the applicable standard affects required buffers, FAR, setbacks and screening	Confirm the parcel’s base zone and any overlays on the City zoning map and then apply the listed section(s) (e.g., § 17.23.020(C) referencing I Zone standards) — § 17.23.020(C)
Exact section that triggers a 6‑ft wall	Multiple places require six-foot walls (general buffering, outdoor storage, drive-through adjacency) but they appear in different chapters (17.54, 17.22, 17.112)	Match the trigger circumstance to the proper code: heavy‑industrial adjacency uses § 17.54.050, I Zone outdoor storage uses § 17.22.070(A)(3)(d), drive‑through adjacency uses § 17.112.100
Planting species, fire safety and clearances	Title 17 requires evergreen screening and maintenance but does not list every permitted species or CalFIRE/Fire Dept clearances	Confirm species and spacing with the City arborist / Fire Department; verify compliance with local fire clearance rules and the California Building Standards Code California Building Standards Code (where applic.) — Verify with the jurisdiction
Conflicting barrier heights/materials	For parking/loading barriers the code gives alternative treatments (8 ft fence OR 30 in. wall) that produce very different visual outcomes	Discuss preferred approach with staff and include elevation/visual simulations in submittal; confirm whether wrought-iron fences are allowed on specific frontages (wrought iron prohibited along Santa Fe Ave in some MU zones) — see § 17.22.080(F) and overlay notes § 17.23.020
Nonconforming outdoor storage grandfathering	Older outdoor storage may be legal nonconforming but a change-of-use or trigger event can require compliance with new standards	If nonconforming status applies, consult § 17.64.030 and the Right to Continue Nonconforming Uses table before assuming grandfathering — § 17.64.030 (see Table 17.64.030)

Plain-English summary

If your property stores equipment, has loading docks, backs to heavy industry, or proposes new parking, expect Vernon to require walls, fences, and evergreen planting to hide and soften those uses: typically a 6‑foot masonry wall and a 5‑foot planting strip where industry touches homes, screening so storage is not visible from Santa Fe/Pacific/Vernon/Hampton streets, and specific barrier/landscape options where parking adjoins streets; those rules are in Title 17 under § 17.54, § 17.22, and related chapters—confirm the exact rule that applies to your parcel before you design. § 17.54.050, § 17.54.070, § 17.22.070, § 17.22.080

Source References

Title 17 (Zoning) — Citywide site planning and buffering: § 17.54.040–.090
I Zone development/performance/site‑planning standards (outdoor storage, screening, barriers): § 17.22.060; § 17.22.070; § 17.22.080
MU‑CC and mixed‑use references that defer to I Zone standards: § 17.23.010–.020
Drive-through and retail-specific screening/wall rules: § 17.112.090–.100
Wireless facilities (landscaping and concealment): § 17.120.080(5–9)
Variances and conditioning authority (buffers, fences, walls): § 17.68.020(B)
Minor Conditional Use Permit conditions (may require landscaping): § 17.76.110(I)
Legal nonconforming uses / Right to Continue Nonconforming Uses: Table 17.64.030 and § 17.64.030

Related GoCodebook pages (first mention inline): Vernon Parking, Vernon Development Standards, Vernon Design Review, Vernon Overlay Districts, Vernon ADUs, California Building Standards Code

Sources

Retrieved passages

CWUIC § 65850.6 (Title 24) High relevance
CBC § 14 (§ 14) High relevance
Vernon Zoning Code High relevance
Vernon Zoning Code (title that) Medium relevance
Vernon Zoning Code (chapter is) Medium relevance
Vernon Zoning Code (§ 26.6.3-8) Medium relevance
CBC § 26.5.3 (§ 26.5.3-2) Medium relevance
CBC § 14 (§ 14) Medium relevance
CBC § 14 (§ 14) Medium relevance
Vernon Zoning Code (§ 26.6.2-1) Medium relevance
Vernon Zoning Code Medium relevance
Vernon Zoning Code (§ 26.6.4-6) Medium relevance
Vernon Zoning Code (§ 26.6.4-9) Medium relevance
Vernon Zoning Code Medium relevance
Vernon Zoning Code Medium relevance
Vernon Zoning Code (Title 17.) Medium relevance
CFC § 500 Medium relevance
California Residential Code Medium relevance

Cited sections

Official Vernon code library

Frequently asked questions

What is the minimum wall height Vernon requires between residential and industrial properties?

Vernon’s site‑planning rules require a minimum six‑foot‑high solid masonry wall (and softening plantings) between residential uses and adjacent heavy industrial uses; the requirement and its planting expectations are set out in § 17.54.050 .

Do I have to screen outdoor storage from the street in Vernon?

Yes — outdoor storage and activities must be screened so they are not visible from the street, and in many cases (I Zone) the screen may not exceed 10 ft in height; where outdoor storage abuts residential zoning, a 6‑ft screening wall is required — see § 17.22.070(A)(3)(c–d) and § 17.54.070(A) .

If my parking lot sits along a street, what barrier/landscape does Vernon require?

Where parking/loading adjoins a street, Vernon requires one of: a 12‑gauge wrought‑iron fence at least 8 ft high, a masonry/concrete wall at least 30 inches high, or a landscaped area at least 4 ft wide measured from the property line — § 17.22.080(F) .

Does Vernon require evergreen plantings for screening?

Yes. For buffers between residences and heavy industrial uses, Vernon specifies evergreen trees or an evergreen trellis structure in a minimum five‑foot planting strip to achieve year‑round visual and acoustic screening — § 17.54.050 .

Can the City require additional landscaping as a permit condition?

Yes. Variances, Conditional Use Permits and Minor CUPs may be conditioned to require buffer areas, fences, walls, installation of landscaping, and ongoing maintenance obligations — § 17.68.020(B) and § 17.76.110(I) .

Are there rules about screening mechanical equipment, trash enclosures and loading docks from main streets?

Yes — mechanical equipment, trash enclosures and loading docks must not be visible from Santa Fe Avenue, Pacific Boulevard, Vernon Avenue or Hampton Street and must be concealed by building features, decorative walls or landscaping consistent with the architectural style — § 17.54.070(A–B) .

If my property is in a mixed‑use district, which standards control landscaping and screening?

Mixed‑use districts (MU‑CC, MU‑N, etc.) typically reference Chapter 17.54 and may defer to I Zone development/site standards for industrial‑type uses; check § 17.23.020(C) and the specific MU chapter notes to see whether the I Zone standards apply to your proposed use — § 17.23.020(C) .

Are faux‑trees acceptable as screening for wireless facilities or other utility equipment?

The wireless standards discourage faux trees and require landscape/hardscape features plus a landscape maintenance plan; the reviewing authority may require additional screening for stealth and to mitigate visual impacts — § 17.120.080(1)(e), (5) .

What happens to existing (older) outdoor storage that doesn't comply with today’s standards?

Some older outdoor storage may be legally nonconforming and allowed to continue until a triggering event; a change of use or other trigger can require compliance with current development/site‑planning standards — consult Table 17.64.030 and § 17.64.030 for the Right to Continue Nonconforming Uses rules — § 17.64.030 .

Do I need to show an irrigation or maintenance plan with my landscape submittal?

Yes — the code requires maintenance of landscaped areas (weed/debris abatement, removal of dead/diseased plants). For uses such as wireless facilities, a formal landscape maintenance plan is explicitly required; the City will typically request maintenance/irrigation commitments during plan review — § 17.22.070(4) and § 17.120.080(5) .

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