Skip to content

Local zoning · Visalia

Visalia — Landscaping and Screening

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

Ask AI what you can build See coverage

Quick answer

Commercial or mixed-use sites next to homes must install a 7‑ft masonry wall on the property line unless a landscaped buffer is approved (§ 17.36.050.A). Multifamily projects must landscape the site, screen parking along streets or R‑S edges, and build a 6‑ft perimeter screen where abutting R‑S (§ 17.16.160; § 17.16.170; § 17.16.180). Parking lots need 80‑sf islands after 10 stalls and trees every 20 ft (§ 17.30.015.C).

Last reviewed: July 25, 2026 · AI-generated analysis · General information, not legal advice · details

Compiled from Visalia's adopted code with AI research tools and grounded in the sources cited below. Verify with Visalia planning staff before relying on it.

Overview

Visalia’s Title 17 Zoning sets detailed, enforceable rules for landscaping, parking-lot planting, walls, and visual screening. The rules are both citywide (e.g., tree/shrub/groundcover, irrigation, turf limits) and district-specific, especially where commercial or multifamily sites abut R‑S single‑family neighborhoods. Expect staff or commission review of landscape plans and, in many cases, a requirement for masonry walls or a landscaped buffer.

Where a commercial or mixed-use site directly adjoins an R‑S or R‑M zone, Visalia generally requires a 7‑ft concrete block masonry wall on the property line unless a landscaped buffer is approved by the Planning Commission (§ 17.36.050.A).

What triggers landscaping and screening

  • New development reviewed through site plan review or building permit submittal: city approval of landscape and irrigation plans required (§ 17.30.015.C).
  • Multiple family developments: landscaping required and permanent maintenance; parking along streets or facing R‑S must be screened (§ 17.16.180; § 17.16.160).
  • Commercial/mixed-use sites next to or across from residential: wall or buffer requirements apply (§ 17.36.050.A–B; § 17.08.050; § 17.10.050).
  • Planned developments: all parking must be screened from the public right‑of‑way; trash enclosures must be fully screened (§ 17.26.040.G–H).

Citywide landscape standards (when § 17.30.015 applies)

  • Planting and coverage
    • Required setbacks: cover soil with living or nonliving groundcover; use species suited to valley conditions (Sunset Zones 8–9); meet State/City water‑efficient landscape rules (§ 17.30.015.C.1.a).
    • Six‑inch concrete curbing borders all landscaped areas unless waived (§ 17.30.015.C.1.d).
    • Turf limited to 25% of total landscape area; prohibited in medians, on slopes steeper than 1:10 (mounds) and 1:6 (storm ponds) (§ 17.30.015.C.6).
  • Trees and shrubs
    • Trees in setback frontages: minimum of one 15‑gallon tree per 20 ft of landscaped frontage (§ 17.30.015.C.2.a).
    • Parking lot trees: full‑headed species (e.g., Chinese Elm/Pistache, Golden Rain, Valley Oak) or approved equal (§ 17.30.015.C.2.b).
    • Shrubs: at least 75% of shrubs must be 5‑gallon size; space to achieve 80% coverage at maturity (typically 5 five‑gallon shrubs per 100 sf) (§ 17.30.015.C.3).
  • Groundcovers
    • Living groundcover spacing: from flats at max 12" o.c.; one‑gallon shrubs at max 2' o.c. (3' o.c. allowed for fast growers) (§ 17.30.015.C.4.a).
    • Nonliving groundcover: bark/humus at min 3" thickness; rock and similar allowed (§ 17.30.015.C.4.b).
  • Parking lot planting
    • Landscape islands: min 80 sf at intervals not exceeding 10 continuous stalls; one 15‑gallon tree per island; planters every other row with trees at 20' centers (§ 17.30.015.C.1.b; § 17.30.015.C.5).
  • Irrigation (water‑efficient)
    • Submit irrigation plans with water‑use calculations; drip/bubbler for trees/shrubs; matched precipitation; head‑to‑head coverage; 4" pop‑ups in turf; smart controllers (§ 17.30.015.C.7).

District-by-district landscaping and screening

R-S Single-Family Residential (R-S)

  • Purpose/typical uses: Not found in source materials.
  • Key landscaping/screening where it applies:
    • Fences, walls and hedges in R‑S are subject to § 17.36.030 (details not in source materials) (§ 17.12.130).
    • Adjacencies: When a multifamily site adjoins R‑S, that multifamily site must install a screening block wall or wood fence at least 6 ft high along the common line, except in required front yard or street‑side of a corner lot (§ 17.16.170).
    • Commercial/mixed-use next to R‑S: generally a 7‑ft masonry wall or a landscaped buffer approved by the Planning Commission is required on the commercial/mixed-use property line (§ 17.36.050.A).
    • Certain outside business activities across a street/alley from R‑S may be required to add a 6‑ft wall if found unsightly (§ 17.36.050.B; also see § 17.10.050).
  • Where it applies: R‑S parcels citywide.

R-M Multiple-Family Residential (R-M)

  • Purpose/typical uses: Not found in source materials.
  • Key landscaping/screening:
    • All multifamily developments must be landscaped and permanently maintained; landscape plans require staff approval prior to installation/occupancy (§ 17.16.180).
    • Parking areas adjacent to public streets and R‑S sites must be screened from view per Chapter 17.28 procedures (§ 17.16.160).
    • Where a multifamily site adjoins R‑S, provide a 6‑ft screening block wall or wood fence on the property line, except in required front yard or street side of a corner (§ 17.16.170).
    • Fences/walls/hedges in this chapter are subject to § 17.36.040 (details not in source materials) (§ 17.16.120).
  • Where it applies: Multiple family sites citywide.

C-N Neighborhood Commercial

  • Purpose/typical uses: Not found in source materials.
  • Key landscaping/screening (by § 17.36.050):
    • Adjoining R‑S or R‑M: either a 7‑ft masonry wall on the property line (not in required front yard) or a landscaped buffer approved by Planning Commission (§ 17.36.050.A).
    • Across from R‑S/R‑M: outside uses may be required to install a 6‑ft masonry/concrete block wall if deemed unsightly; landscaped buffer may be excepted (§ 17.36.050.B).
    • Open storage must be fully screened within an area enclosed by a 6‑ft masonry wall; stored materials cannot exceed wall height (§ 17.36.050.C).
    • Fence heights within required yards: max 7 ft in side/rear; 3 ft in front/street side, or 4 ft if the top 1 ft is not solid (§ 17.36.050.D).
    • Exceptions via Chapter 17.42 (§ 17.36.050.E).
  • Where it applies: Sites zoned C‑N.

C-R Regional Commercial

  • Purpose/typical uses: Not found in source materials.
  • Landscaping/screening: Same standards as C‑N under § 17.36.050.A–E.
  • Where it applies: Sites zoned C‑R.

C-S Service Commercial

  • Purpose/typical uses: Not found in source materials.
  • Landscaping/screening: Same standards as C‑N under § 17.36.050.A–E.
  • Where it applies: Sites zoned C‑S.

C-MU Commercial Mixed-Use

  • Purpose/typical uses: Not found in source materials.
  • Landscaping/screening: Same standards as C‑N under § 17.36.050.A–E.
  • Where it applies: Sites zoned C‑MU.

D-MU Downtown Mixed-Use

  • Purpose/typical uses: Not found in source materials.
  • Landscaping/screening: Same standards as C‑N under § 17.36.050.A–E.
  • Where it applies: Sites zoned D‑MU.

Planned Development (Chapter 17.26)

  • Purpose/typical uses: Not found in source materials.
  • Key landscaping/screening:
    • All parking must be screened from the adjacent public right‑of‑way by dense plantings, fences, berms, or grade separation (§ 17.26.040.G.3).
    • Trash enclosures: required and must be screened from view with solid gates (§ 17.26.040.H).
  • Where it applies: Projects processed as planned developments.

Fence and wall rules you’ll see in commercial chapters

  • In two commercial chapters, fences/walls/hedges up to 7 ft are allowed, but limited to 4 ft in required front or street side yards; barbed wire and electric fences are prohibited within 30 ft of an R‑1 or R‑M zone (§ 17.08.130; § 17.10.130).
  • Separately, in commercial and mixed-use zones, the required‑yard caps are 3 ft solid or 4 ft if the added 1 ft is openwork (§ 17.36.050.D).
  • Where a business operates outdoors on a site abutting or across from R‑1/R‑M (or R‑S/R‑M), staff may require a 6‑ft masonry wall; stacking above the wall is prohibited unless allowed by use permit (§ 17.08.050; § 17.10.050).

Maintenance and long-term compliance

  • Landscaped areas required by the zoning title or permit conditions must be planted to screen or ornament the site and must be maintained and replaced as needed (§ 17.32.080).
  • City staff reviews landscape type, density, and plant sizes; all landscaped areas must be permanently maintained (§ 17.30.015.C.1.c).

Landscape/screening quick-reference table

Topic Standard Where it applies Code Reference
Adjoining residential (commercial/mixed-use) Provide 7‑ft masonry wall on property line or Planning Commission–approved landscaped buffer C‑N, C‑R, C‑S, C‑MU, D‑MU next to R‑S/R‑M § 17.36.050.A
Outdoor use across from residential 6‑ft masonry wall if found unsightly; buffer may be excepted Commercial/mixed-use across street/alley from R‑S/R‑M § 17.36.050.B
Open storage Enclose and screen with 6‑ft masonry wall; no stacking above wall Commercial/mixed-use § 17.36.050.C
Front/street side fence cap (commercial/mixed-use) 3 ft solid or 4 ft if top 1 ft is open Required front/street side yards § 17.36.050.D
Multifamily next to R‑S 6‑ft block/wood fence along shared line; not in required front/street side Multifamily sites adjoining R‑S § 17.16.170
Multifamily parking screening Screen parking adjacent to public streets and R‑S Multifamily developments § 17.16.160
Parking islands 80 sf min; after 10 continuous stalls Projects with required parking § 17.30.015.C.1.b
Planter rows Planter every other row; trees @ 20' o.c. Parking lots § 17.30.015.C.5
Trees in setbacks 1 tree (15‑gal) per 20 ft of landscaped frontage Where landscaped setbacks apply § 17.30.015.C.2.a
Shrub coverage 75% of shrubs 5‑gal; 80% cover at maturity Required setbacks § 17.30.015.C.3
Turf limit Max 25% of landscape area; prohibited in medians and steep slopes All landscaped sites § 17.30.015.C.6
Curbing 6‑inch concrete curbing at all landscape perimeters All landscaped areas § 17.30.015.C.1.d
PD parking screen Dense plantings/fence/berm/grade separation Planned developments § 17.26.040.G.3

How planning review ties in

  • Landscape plans are reviewed and approved during site plan review; irrigation plans with water-use calculations are required when landscaping is tied to a building permit (§ 17.30.015.C, C.7.a). If your project also goes through design review or a Planning Commission process for a landscaped buffer in lieu of a wall, coordinate early (§ 17.36.050.A–B).
  • Exceptions and alternatives may be considered as provided in the zoning ordinance; see variances and exceptions (§ 17.36.050.E).

Related standards to keep in view

Checklist

  • Confirm if the site is multifamily, commercial/mixed-use, or within a planned development; identify adjacency to R‑S or R‑M zones.
  • If commercial/mixed-use and adjoins R‑S/R‑M: design a 7‑ft masonry wall on the property line or prepare a landscaped buffer for Planning Commission approval (§ 17.36.050.A).
  • If outdoor operations occur across from R‑S/R‑M: plan for a 6‑ft masonry wall if the use may be deemed unsightly (§ 17.36.050.B).
  • For multifamily: provide perimeter screening next to R‑S (6‑ft wall/fence) and screen parking along streets/R‑S (§ 17.16.170; § 17.16.160).
  • Lay out parking lot landscaping: 80‑sf islands after 10 stalls; planters every other row; trees at 20' centers; tree and shrub quantities per § 17.30.015.C.
  • Limit turf to 25% and avoid prohibited locations; provide 6‑inch curbing around all landscape areas (§ 17.30.015.C.6; § 17.30.015.C.1.d).
  • Prepare irrigation plans with water‑use calculations; use drip/bubblers for trees/shrubs; smart controllers (§ 17.30.015.C.7).
  • Detail screening for any open storage (6‑ft masonry enclosure) and for PD trash enclosures (solid gates) (§ 17.36.050.C; § 17.26.040.H).
  • Submit landscape and irrigation plans with your application; obtain staff approval before installation/occupancy (§ 17.16.180; § 17.30.015.C).

Risks & Ambiguities

Issue Why it matters What to verify
Front yard fence height differences Commercial chapters cap front/street side yards at 3 ft solid/4 ft open, while other chapters mention 4 ft caps; misuse can trigger corrections Confirm yard type and apply § 17.36.050.D; check if § 17.08.130 or § 17.10.130 separately governs your chapter
“Unsightly” outdoor uses across from residential 6‑ft wall requirement is discretionary; projects may be conditioned late in review Discuss early with staff/commission whether § 17.36.050.B or § 17.10.050 will be applied
Missing text for residential fence sections R‑S fences defer to § 17.36.030; multifamily fences to § 17.36.040 (not provided) Not found in source materials; Verify with the jurisdiction
Details of Chapter 17.28 screening procedures Multifamily parking screening refers to 17.28 Not found in source materials; Verify with the jurisdiction
Tree species approval Parking lot tree list is illustrative Confirm acceptable species with Planning Division per § 17.30.015.C.2.b
Water‑efficient landscape ordinance choice City or State MWELO may apply Confirm which ordinance version applies at time of submittal (§ 17.30.015.C.1.a)

Information Gaps

  • Full fence standards for R‑S (§ 17.36.030) and multifamily chapter fences (§ 17.36.040): Not found in source materials.
  • Screening procedures/details of Chapter 17.28 referenced by § 17.16.160: Not found in source materials.
  • Zone purposes, permitted use lists, and setback/lot standards for each district: Not found in source materials.

Plain-English Summary

If you build multifamily in Visalia, you must landscape the site, screen parking along streets and next to single‑family areas, and keep everything maintained. Commercial and mixed‑use sites next to neighborhoods usually need a 7‑ft masonry wall on the property line, unless the Planning Commission signs off on a landscaped buffer. Across a street from homes, outside business activities can be required to add a 6‑ft wall. Parking lots need islands after 10 stalls, planters every other row, one tree per 20 ft of frontage, and curb‑edged planting areas.

Source References

  • Visalia Zoning Code § 17.12.130 (R‑S fences reference to § 17.36.030)
  • Visalia Zoning Code § 17.16.120 (Fences in multifamily chapter reference § 17.36.040)
  • Visalia Zoning Code § 17.16.160 (Multifamily parking screening)
  • Visalia Zoning Code § 17.16.170 (Multifamily adjacency to R‑S — 6‑ft wall/fence)
  • Visalia Zoning Code § 17.16.180 (Multifamily landscaping and maintenance)
  • Visalia Zoning Code § 17.26.040.G–H (Planned development parking and trash enclosure screening)
  • Visalia Zoning Code § 17.30.015.C (Citywide landscaping, trees/shrubs/groundcover, parking lot planting, irrigation, turf limits)
  • Visalia Zoning Code § 17.32.080 (Maintenance of landscaped areas)
  • Visalia Zoning Code § 17.36.050.A–E (Commercial/mixed-use walls, buffers, open storage screening, fence heights)
  • Visalia Zoning Code § 17.08.050; § 17.10.050 (Outdoor uses across from residential — 6‑ft wall if required)
  • Visalia Zoning Code § 17.08.130; § 17.10.130 (Fence heights and materials limits in commercial chapters)

Sources

Source passages

  • Visalia Zoning Code (§ 17.16.170) Medium relevance
  • Visalia Zoning Code (§ 17.32.080) Medium relevance
  • Visalia Zoning Code (§ 17.12.130) Medium relevance
  • Visalia Zoning Code (§ 17.16.160) Medium relevance
  • Visalia Zoning Code (§ 17.30.015) Medium relevance
  • Visalia Zoning Code (§ 17.16.120) Medium relevance
  • Visalia Zoning Code (§ 17.16.180) Medium relevance
  • Visalia Zoning Code (§ 17.10.130) Medium relevance
  • Visalia Zoning Code (§ 17.08.130) Medium relevance
  • Visalia Zoning Code (§ 17.08.050) Medium relevance
  • Visalia Zoning Code (§ 17.10.050) Medium relevance
  • Visalia Zoning Code (§ 17.36.050) Medium relevance
  • Visalia Zoning Code (§ 17.26.040) Medium relevance

Cited sections

Frequently asked questions

When is a 7-foot wall required in Visalia?

A 7‑ft concrete block masonry wall is typically required when a site in the C‑N, C‑R, C‑S, C‑MU, or D‑MU zone adjoins an R‑S or R‑M zone, placed on the property line except in the required front yard; a landscaped buffer may be approved instead by the Planning Commission (§ 17.36.050.A).

Do multifamily projects have to landscape the entire site?

Multifamily developments must be landscaped consistent with the area, obtain staff approval of plans before installation/occupancy, and permanently maintain all landscaping (§ 17.16.180). Parking areas next to streets or R‑S sites must be screened from view (§ 17.16.160).

What parking lot landscaping does Visalia require?

Provide landscape islands of at least 80 sf after every 10 continuous stalls, planters every other row with trees at 20' centers, and one 15‑gallon tree per 20 ft of landscaped frontage where setbacks apply (§ 17.30.015.C.1.b; § 17.30.015.C.5; § 17.30.015.C.2.a).

Can a landscaped buffer replace a required wall?

Yes. For commercial/mixed-use sites, the Planning Commission may approve a landscaped buffer in place of a wall both when adjoining residential and when screening an outdoor use across from residences (§ 17.36.050.A–B).

How high can front yard fences be in commercial/mixed-use zones?

In required front or street side yards, fences/walls are capped at 3 ft if solid, or up to 4 ft when the top 1 ft is openwork (§ 17.36.050.D).

Are there limits on turf in Visalia landscaping?

Yes. Turf (living or nonliving) is limited to 25% of total landscape area and is prohibited in traffic medians, on mounds/slopes exceeding 1:10, and storm ponds steeper than 1:6 (§ 17.30.015.C.6).

What screening applies to outdoor businesses near homes?

If an outdoor business is on a site abutting or across from R‑S/R‑M, staff or the Commission may require a 6‑ft masonry wall; materials can’t be stacked above the wall unless allowed by a use permit (§ 17.08.050; § 17.10.050; § 17.36.050.C).

Do I need irrigation plans with my landscape submittal?

Yes. Irrigation plans with water‑use calculations are required; use water‑efficient systems, matched precipitation heads, head‑to‑head spacing, and smart controllers (§ 17.30.015.C.7).

Are barbed wire or electric fences allowed?

Barbed wire and electric charged fences are not allowed within 30 ft of an R‑1 or R‑M zone; exceptions may be processed per the code (§ 17.08.130; § 17.10.130).

Who maintains required landscaping long-term?

The property owner must permanently maintain landscaped areas and replace plants as needed to continue screening or ornamenting the site (§ 17.32.080; § 17.30.015.C.1.c).

General information, not legal advice.

More in Visalia code

Ask about any Visalia property

Get a cited, plain-English answer on Visalia zoning, setbacks, FAR, ADUs and permits — for any address.

Start Free Trial

More Visalia zoning topics

Visalia Zoning

Visalia Land Use

Visalia Development Standards

Visalia Parking

Visalia Design Review

Visalia Overlay Districts

Visalia Historic Preservation

Visalia Signage

Visalia Nonconforming Uses

Visalia Variances and Exceptions

Visalia overview

Visalia municipal code (full text)