Susanville — Landscaping and Screening

Overview

Susanville’s zoning ordinance concentrates its landscaping and screening rules in citywide standards that apply whenever certain site features are built (e.g., parking lots, street-facing yards in commercial/industrial/multi‑family projects) and where different districts meet. The code sets minimum planting depths, required trees and shrubs, irrigation and edging details, and visibility limits near intersections. It also requires 6‑foot “zone walls” or berms where commercial/industrial uses abut residential, and caps fence heights by yard.

The most common triggers are street‑facing yards for commercial/industrial/multi‑family, and open parking lots: expect a landscaped street edge at least 10 feet deep with street trees and shrubs, plus interior lot landscaping in larger parking areas (§ 17.96.040).

Citywide landscaping and screening standards that cut across districts

These provisions apply throughout the City whenever the described condition exists, regardless of base district.

• Parking areas abutting public streets (5+ required spaces)

  • A landscaped strip at least 10 feet deep measured from the street right‑of‑way, with openings for walks/driveways (§ 17.96.040(A)(1)).
  • Planting within that strip at a rate of 1 tree per 30 feet of frontage and 1 shrub per 25 sq ft; grass may substitute for shrubs on a per‑sq‑ft basis (§ 17.96.040(A)(1)). See parking.

• Large open parking areas (20+ spaces)

  • At least 10% of the gross parking/access area landscaped, exclusive of the street‑edge strip and walk/drive areas (§ 17.96.040(A)(2)).
  • Interior tree planting at 1 tree per 8 spaces, plus at least one 140 sq ft linear planting area for each 12 spaces unless approved otherwise by the Community Development Director (§ 17.96.040(A)(2)).

• Parking next to residential districts

  • A minimum 3‑foot‑wide landscaped strip along the parking edge abutting a residential district (counts toward the 10% if adjacent to the parking area) (§ 17.96.040(A)(3)).

• Commercial, industrial and multifamily front/street yards

  • Required yards fronting a public street must be landscaped to a 10‑foot depth with 1 tree per 30 feet of frontage and 1 shrub per 25 sq ft; interior side/rear yards next to property lines must be similarly landscaped unless the Director approves otherwise (§ 17.96.040(A)(4)). See development standards.

• Materials, irrigation, edging, maintenance

  • At least 50% of required landscaped area must be living plant material based on mature size; minimum sizes: trees from 15‑gallon containers and shrubs from 2‑gallon containers (stricter minimums apply to uses requiring a use permit) (§ 17.96.040(B)).
  • Permanent watering systems are required for planted areas; temporary systems may be used to establish native plants (§ 17.96.040(C)).
  • Provide edging: a 6‑inch concrete curb or heavy‑lumber frame unless abutting a sidewalk (§ 17.96.040(D)).
  • Maintain landscaping in a neat, healthy condition (§ 17.96.040(E)).

• Sight distance/visibility

  • In landscaped areas near intersections and driveways, all plant material within a 30‑foot street‑intersection triangle and a 15‑foot driveway‑street triangle must be no more than 2 feet high above the curb, except trees limbed to at least 6 feet above curb (§ 17.96.040(F)).
  • Separately, no solid fence, wall or hedge over 3 feet high is allowed within the corner visibility area defined by a diagonal connecting points 50 feet on the minor street side and 70 feet on the major street side from the intersection corner (§ 17.72.070).
  • Multifamily objective standards reinforce a 30‑foot sight triangle with a 24‑inch height limit for structures/landscape/fences in that area (trees limbed to 6 feet) (§ 17.104.110(A)(8)).

• Fences, walls, hedges (all districts unless more specific rules apply)

  • Front and street‑side yards: max 3 feet fence/wall/hedge height within the required yard (§ 17.96.030(A)(1)).
  • Side and rear yards (behind the required front setback line): max 6 feet fence/wall height; can exceed with a use permit (§ 17.96.030(A)(2)).
  • Exception: open‑wire or chain link fencing up to 5 feet tall may be placed in the required front or street‑side yard (§ 17.96.030(A)(3)). Note multifamily material limits below.

• Zone walls (buffers between districts)

  • Where a commercial or industrial use abuts R‑1, R‑2, R‑3, R‑4, or MHP, or where a multifamily use in R‑3, R‑3A, or R‑4 abuts R‑1 or a single‑family home, provide one of: a solid masonry concrete wall; a high‑quality permanent treated wood fence with decorative block pillars; another material with significant sound‑deadening; or a planted berm, all at 6 feet high along rear/interior side lot lines—reduced to 3 feet within 20 feet of the front lot line (§ 17.96.060(A)). Applies similarly to U (Unclassified) where appropriate (§ 17.96.060(B)).

• Plans and approvals

  • A landscaping plan is required wherever § 17.96.040 requires landscaping; submit to and obtain approval from the Community Development Director before a building permit or use permit is issued; the plan must show plant sizes/species/locations, water supply, and all improvements; it may be combined with the parking plan (§ 17.96.040(H)). See design review.

• Flexibility via permits

  • Landscaping standards in § 17.96.040 and zone walls in § 17.96.060 may be modified by use permit if equal or better design/screening is achieved or if topography/vegetation/distance already provides effective buffering (§ 17.96.040(G); § 17.96.060(D)). See variances and exceptions.

Quick-reference: Core landscaping/screening standards

District-by-district guidance on landscaping and screening

Below, each district section focuses on how the district’s own standards tie back to Susanville’s citywide landscaping and screening rules. For base uses/purposes not listed, see zoning and land use.

C-1 (Commercial – “C-1”)

• Purpose/typical permitted uses: Not found in source materials.
• Key dimensional context affecting landscaping/screening:
  • Location must be on a collector or arterial (§ 17.32.050(A)).
  • Yards: 10 ft front and street‑side; 15 ft side/rear where abutting residential (§ 17.32.050(F)).
  • Height: max one story/20 ft unless otherwise allowed (§ 17.32.050(G)).
• Landscaping/screening:
  • Landscaping per § 17.96.040 (§ 17.32.050(H)).
  • Zone walls per § 17.96.060 where abutting residential (§ 17.32.050(L)).
  • Outdoor trash must be enclosed by a solid masonry wall or view‑obscuring fence at least 1 ft higher than the container (§ 17.32.050(M)).
• Where it applies: Sites meeting C‑1 criteria; verify zoning map for locations (verify with the jurisdiction).

C-O (Commercial Office – “C-O”)

• Purpose/typical permitted uses: Not found in source materials.
• Key dimensional context:
  • Yards: 10 ft front/street‑side, 5 ft interior side, 10 ft rear (§ 17.44.050(C)).
  • Height: one story up to 20 ft; additional stories only by use permit (§ 17.44.050(D)).
• Landscaping/screening:
  • Landscaping per § 17.96.040 (§ 17.44.050(E)).
  • Zone walls per § 17.96.060 (§ 17.44.050(I)).
  • Outdoor trash enclosure: solid masonry or view‑obscuring fence at least 1 ft above container (§ 17.44.050(J)).
• Where it applies: As zoned C‑O (verify with the jurisdiction).

C-M (Commercial-Industrial – “C-M”)

• Purpose/typical permitted uses: Not found in source materials.
• Key dimensional context:
  • Yards: 10 ft front/street‑side; 15 ft side/rear when abutting residential (§ 17.48.050(C)).
  • Height: 40 ft max, but within 40 ft of any residential district limited to one story/20 ft (§ 17.48.050(D)).
• Landscaping/screening:
  • Landscaping per § 17.96.040 (§ 17.48.050(E)).
  • Zone wall trigger: if abutting residential, provide buffer per § 17.96.060(A) (citywide standard).
• Where it applies: As zoned C‑M (verify with the jurisdiction).

OS (Open Space – “OS”)

• Purpose: Protect open space as greenbelt/buffer along significant river/creek corridors or around important natural features; also for health/safety constraints (§ 17.76.010).
• Key dimensional context:
  • Yards: 30 ft front/side/rear (§ 17.76.050(B)).
  • Height: main building 35 ft; accessory one story/20 ft (§ 17.76.050(C)).
• Landscaping/screening:
  • No specific OS‑only landscaping ratio; general standards in § 17.96.040 apply when parking or street‑facing yards of covered uses exist.
• Where it applies: Buffers/greenbelts and resource corridors as zoned OS.

UBD (Uptown Business District – “UBD”)

• Purpose/typical permitted uses: Not found in source materials.
• Landscaping/screening:
  • New buildings must landscape per § 17.96.040; additions may earn “landscaping credit” by adding historic‑theme architectural features (§ 17.40.050(B)(1)–(2)).
  • Other UBD design standards apply; coordinate with historic preservation policies as applicable.
• Where it applies: Areas zoned UBD (verify with the jurisdiction).

R-1 (Single-Family Residential – “R-1”)

• Purpose/typical permitted uses: Not found in source materials.
• Landscaping/screening highlights:
  • Fence/wall/hedge limits: 3 ft in required front/street‑side yards; 6 ft in side/rear behind the front setback; open‑wire/chain link up to 5 ft permitted in front/street‑side (§ 17.96.030(A)).
  • Corner visibility: no solid fence/wall/hedge > 3 ft in the 50‑/70‑foot visibility triangle (§ 17.72.070).
  • Zone wall: required on the adjacent commercial/industrial or multifamily property when it abuts R‑1 (§ 17.96.060(A)).

R-2 (Two-Family Residential – “R-2”)

• Purpose/typical permitted uses: Not found in source materials.
• Landscaping/screening highlights: Same citywide fence heights and visibility rules as R‑1 (§ 17.96.030(A); § 17.72.070). Zone wall requirements are triggered on abutting non‑residential/multifamily property (§ 17.96.060(A)).

R-3 and R-3A (Multi-Family Residential – “R-3”, “R-3A”)

• Purpose/typical permitted uses: Not found in source materials.
• Objective design standards affecting screening:
  • Service/auxiliary areas (trash, tanks, utility boxes) must be fully screened from public street view with opaque walls/fencing and landscaping; vehicle/ped gates required (§ 17.104.110(A)(6)).
  • Prohibited materials for fences/walls: electrified, barb/razor wire, sharp objects, cyclone/chain link, vinyl (§ 17.104.110(B)(3)).
  • Sight‑distance triangle: 30 ft with 24 in height cap (trees limbed to 6 ft) (§ 17.104.110(A)(8)).
• Citywide landscaping triggers also apply to multifamily street yards and parking (§ 17.96.040(A)(1)–(4)).

R-4 (High-Density Residential – “R-4”)

• Purpose/typical permitted uses: Not found in source materials.
• Landscaping/screening highlights: Same multifamily objective screening/material limits as R‑3/R‑3A where multi‑unit (fourplex+) projects occur (§ 17.104.110(A)(6), (B)(3)), plus citywide landscaping standards (§ 17.96.040).

MHP (Mobile Home Park – “MHP”)

• Purpose/typical permitted uses: Not found in source materials.
• Screening interface: Commercial/industrial uses abutting MHP require a 6 ft wall/berm buffer (reduced to 3 ft within 20 ft of the front lot line) per citywide zone wall rule (§ 17.96.060(A)).

U (Unclassified – “U”)

• Screening interface: Where a commercial/industrial use or abutting property is in U, apply zone wall criteria “as appropriate” (§ 17.96.060(B)).

Special uses with explicit screening/landscaping rules

• Recycling facilities

  • Must not impair landscaping required for the host use (§ 17.124.040(B)(14)).
  • Large collection facilities must be screened from the public right‑of‑way by operating indoors or within an area enclosed by an opaque fence at least 6 ft high with landscaping; or be at least 150 ft from residential and meet noise standards (§ 17.124.040(C)(2)(a)–(c)).
  • Setbacks and landscape requirements follow the underlying zoning district (§ 17.124.040(C)(3)).

• Multi‑unit developments (fourplex+)

  • See R‑3/R‑3A/R‑4 above for objective screening of service areas and prohibited fence/wall materials (§ 17.104.110(A)(6); § 17.104.110(B)(3)).

Practical notes for applicants

• Chain link in the front yard: Allowed up to 5 ft citywide (§ 17.96.030(A)(3)), but prohibited for fences/walls in multi‑unit projects under objective standards (§ 17.104.110(B)(3)). The more specific multifamily rule controls for those projects.
• Corner lots: Two visibility regimes apply—traffic safety for landscaping (30 ft/15 ft triangles and 2 ft plant height cap) (§ 17.96.040(F)), and a broader intersection clear‑zone for solid fences/hedges (50 ft/70 ft legs) (§ 17.72.070). Design both into your corner plan.
• Zone wall step‑down: Keep buffers at 3 ft within the front 20 ft—don’t run a 6 ft wall all the way to the sidewalk (§ 17.96.060(A)).
• Landscape plans: Required where § 17.96.040 applies and must be approved before permits; often reviewed alongside site/parking plans and any signage or design review submittals (§ 17.96.040(H); cross‑refs in district standards).

Information Gaps

• District purposes and permitted use lists for R‑1, R‑2, R‑3, R‑3A, R‑4, MHP, C‑1, C‑O, C‑M, UBD: Not found in source materials.
• UBD boundaries/overlay mapping: Not found in source materials.
• Any additional landscape standards unique to residential front yards (beyond fence heights and sight‑distance): Not found in source materials.

Checklist

• Confirm base zoning and any overlays for your site; verify if a zone wall buffer will be required at residential edges (§ 17.96.060(A)). See overlay districts.
• If proposing an open parking lot with 5+ spaces and street frontage, show a 10 ft landscaped street edge with required tree/shrub counts (§ 17.96.040(A)(1)).
• If proposing 20+ spaces, provide at least 10% interior landscaping, tree count at 1/8 spaces, and 140 sq ft planters per 12 spaces (§ 17.96.040(A)(2)).
• Abutting a residential district? Add a 3 ft landscaped strip along the parking edge (§ 17.96.040(A)(3)).
• For commercial/industrial/multifamily, landscape street‑facing required yards to 10 ft with required tree/shrub ratios; landscape interior yards at property lines unless Director approves otherwise (§ 17.96.040(A)(4)).
• Meet material specs: ≥ 50% live plant material; tree/shrub container sizes; permanent irrigation; edging with 6 in curb or heavy lumber (§ 17.96.040(B)–(D)).
• Keep sight triangles clear: 2 ft max plant height in 30 ft (street) and 15 ft (driveway) triangles; limb trees to 6 ft (§ 17.96.040(F)); respect the 50/70 ft corner no‑solid‑fence zone (§ 17.72.070)).
• Design fences/walls to height limits (3 ft front/street‑side; 6 ft side/rear), and avoid prohibited materials in multi‑unit projects (§ 17.96.030(A); § 17.104.110(B)(3)).
• Prepare a landscaping plan and obtain approval from the Community Development Director prior to permit issuance; combine with parking plan if applicable (§ 17.96.040(H)).
• If seeking different arrangements (e.g., alternate buffer or plant palette), pursue a use permit demonstrating equal or better design (§ 17.96.040(G); § 17.96.060(D)). See variances and exceptions.

Risks & Ambiguities

Plain-English Summary

If you build commercial, industrial, or multifamily in Susanville, you’ll landscape a 10‑foot strip along the street with street trees and shrubs, add interior landscaping to big parking lots, and keep plants low near corners and driveways for visibility. Fences are capped at 3 feet in front/street‑side yards and 6 feet on sides/rears. When commercial/industrial touches a residential district, a 6‑foot solid wall or berm is required along side/rear lot lines, stepping down to 3 feet within 20 feet of the front.

Source References

• Susanville Zoning Code § 17.96.040 (Landscaping – triggers, ratios, materials, irrigation, edging, maintenance, sight distance, plan, exceptions)
• Susanville Zoning Code § 17.96.060 (Zone walls – when required, height/location, materials, exceptions)
• Susanville Zoning Code § 17.96.030 (Height limits—fences; front/street‑side and rear/side yard limits; chain link exception)
• Susanville Zoning Code § 17.72.070 (Fences, walls and hedges—corner visibility 50/70‑ft rule)
• Susanville Zoning Code § 17.104.110 (Multi‑unit objective design standards—screening of service areas; prohibited fence/wall materials; sight‑distance triangle)
• Susanville Zoning Code § 17.32.050 (C‑1 – cross‑references to landscaping and zone walls; trash enclosure height)
• Susanville Zoning Code § 17.44.050 (C‑O – cross‑references to landscaping and zone walls; trash enclosure height)
• Susanville Zoning Code § 17.48.050 (C‑M – landscaping; yards/height context)
• Susanville Zoning Code § 17.76.010; § 17.76.050 (OS – purpose; yard and height context)
• Susanville Zoning Code § 17.40.050 (UBD – landscaping reference and credit for additions)
• Susanville Zoning Code § 17.124.040 (Recycling facility screening/landscaping; do not impair required landscaping; opaque fence + landscaping for large facilities)

Source passages

• Susanville Zoning Code (§ 17.72.070) Medium relevance show source text
• Susanville Zoning Code (§ 17.96.040) Medium relevance show source text
• Susanville Zoning Code (§ 17.96.060) Medium relevance show source text
• CFC § 17.124.040 (§ 17.124.040) Medium relevance show source text
• Susanville Zoning Code (§ 17.104.110) Medium relevance show source text
• Susanville Zoning Code (§ 17.32.050) Medium relevance show source text
• Susanville Zoning Code (§ 17.48.050) Medium relevance show source text
• Susanville Zoning Code (§ 17.96.030) Medium relevance show source text
• Susanville Zoning Code (§ 17.76.050) Medium relevance show source text
• Susanville Zoning Code (§ 17.76.010) Medium relevance show source text
• Susanville Zoning Code (§ 17.40.050) Medium relevance show source text
• Susanville Zoning Code (§ 17.44.050) Medium relevance show source text

Cited sections

• Susanville Zoning Code § 17.96.040 (Landscaping – triggers, ratios, materials, irrigation, edging, maintenance, sight distance, plan, exceptions) (§ 17.96.040)
• Susanville Zoning Code § 17.96.060 (Zone walls – when required, height/location, materials, exceptions) (§ 17.96.060)
• Susanville Zoning Code § 17.96.030 (Height limits—fences; front/street‑side and rear/side yard limits; chain link exception) (§ 17.96.030)
• Susanville Zoning Code § 17.72.070 (Fences, walls and hedges—corner visibility 50/70‑ft rule) (§ 17.72.070)
• Susanville Zoning Code § 17.104.110 (Multi‑unit objective design standards—screening of service areas; prohibited fence/wall materials; sight‑distance triangle) (§ 17.104.110)
• Susanville Zoning Code § 17.32.050 (C‑1 – cross‑references to landscaping and zone walls; trash enclosure height) (§ 17.32.050)
• Susanville Zoning Code § 17.44.050 (C‑O – cross‑references to landscaping and zone walls; trash enclosure height) (§ 17.44.050)
• Susanville Zoning Code § 17.48.050 (C‑M – landscaping; yards/height context) (§ 17.48.050)
• Susanville Zoning Code § 17.76.010; § 17.76.050 (OS – purpose; yard and height context) (§ 17.76.010)
• Susanville Zoning Code § 17.40.050 (UBD – landscaping reference and credit for additions) (§ 17.40.050)
• Susanville Zoning Code § 17.124.040 (Recycling facility screening/landscaping; do not impair required landscaping; opaque fence + landscaping for large facilities) (§ 17.124.040)

• Official Susanville code library