5-7(D)(1)(a) Unless specified otherwise in Subsection 14-16-5-7(D)(3) (Exceptions to Maximum Wall Height) or elsewhere in this IDO, walls shall comply with the height standards in Table 5-7-1.
5-7(D)(1)(b) Requests for walls taller than allowed by Table 5-7-1 and Subsection 14-16-5-7(D)(3) (Exceptions to Maximum Wall Height) or elsewhere in this IDO (i.e. requirements for buffering or screening purposes in Section 14-16-5-5 (Parking and Loading), Subsection 14-16-5-6(E) (Edge Buffer Landscaping), Subsection 14-16-5-6(F) (Parking Lot Landscaping), Subsection 14-16-5-6(G) (Screening of Mechanical Equipment and Support Areas), or Section 14-16-5-9 (Neighborhood Edges)) must obtain a Variance approval and shall meet the additional requirements in Subsection 14-16-5-7(E)(2) (Articulation and Alignment).
1. A Variance to walls associated with a Site Plan - EPC are pursuant to Subsection 14-16-6-6(H) (Variance - EPC).
2. All other Variance requests for wall standards are pursuant to Subsection 14-16-6-6(O) (Variance - ZHE).
Zone Category | Residential | Mixed-use | Non-residential (NR-C, NR-BP)[1] | Non-residential (NR-LM, NR-GM) | See also: |
Zone Category | Residential | Mixed-use | Non-residential (NR-C, NR-BP)[1] | Non-residential (NR-LM, NR-GM) | See also: |
Standard Wall Height | |||||
Wall in the front yard or street side yard[2][3][4][5] | 3 ft. | 3 ft. | 3 ft. | 6 ft. | 5-7(D)(2) |
Wall in other locations on the lot[6][7] | 8 ft. | 8 ft. | 8 ft. | 10 ft. | 5-7(D)(2)
|
Corner Lot Abutting Residential Zone District | |||||
Any portion of a wall in the rear yard abutting the front yard of a Residential zone district. | |||||
<10 ft. from the lot line abutting the street[2] | 3 ft. | 3 ft. | 3 ft. | 6 ft. | 5-7(D)(2) 5-7(D)(3)(a) |
≥10 ft. from the lot line abutting the street | 6 ft. | 8 ft. Low-density residential: 6 ft. | 8 ft. | 8 ft. | 5-7(D)(2) |
Walls Abutting Major Arroyos and Major Public Open Space | |||||
Wall in a rear or interior side yard abutting a major arroyo | 6 ft. | 8 ft. | 8 ft. | 8 ft. | 5-7(D)(2) 5-7(E)(4) |
Wall in a rear or interior side yard abutting Major Public Open Space | 6 ft. | 6 ft. | 6 ft. | 10 ft. | 5-7(D)(2) 5-7(E)(4) |
[1] In the NR-BP zone district, wall heights shall be specified in the Master Development Plan. If no Master Development Plan exists or if no wall heights are specified in the Master Development Plan, then the wall height requirements in this table apply. [2] Taller walls may be approved for low-density residential development pursuant to Subsections 14-16-5-7(D)(3)(a). [3] Taller walls may be approved for multi-family residential development pursuant to Subsection 14-16-5-7(D)(3)(b). [4] Taller walls may be approved in any Mixed-use zone district pursuant to Subsection 14-16-5-7(D)(3)(c). [5] Taller walls may be approved in any NR-C or NR-BP zone district pursuant to Subsection 14-16-5-7(D)(3)(d). [6] Portions of walls in the rear yard of a corner lot abutting the front yard of a Residential zone district are treated differently, with provisions later in this table. [7] Where the rear yard of a through lot abuts at least 1 lot with any residential development that faces the second public street, the rear and side walls shall be subject to the same height restrictions applicable within the required front setback of the abutting residential property. | |||||
1. For low-density residential development, the maximum height of a wall in the street side yard is 6 feet if that yard abuts a street classified as a collector, arterial, or interstate highway and if the wall is set back at least 5 feet from the property line. (See figure below.)
2. For low-density residential development in or abutting a Residential zone district where wall height in any front or street side yard is restricted to 3 feet by Table 5-7-1, a request for a taller wall that meets the height and location standards in Table 5-7-2 shall require Permit - Wall or Fence - Major pursuant to Subsection 14-16-6-6(H), except where a taller wall is prohibited pursuant to Subsection (3) below.
Wall Type and Location | Maximum Wall Height | Illustration |
Wall Type and Location | Maximum Wall Height | Illustration |
View Fencing | ||
View fencing at most 50 percent opaque may be added above 3 ft. to increase the total height of the wall as follows: | ||
<10 ft. from lot line abutting the street | 5 ft. | 5-7(D)(3)(a)2.a
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≥10 ft. from lot line abutting the street | 6 ft. | 5-7(D)(3)(a)2.a
|
Courtyard Walls | ||
≥10 ft. from lot line abutting the street or edge of the sidewalk closest to the primary building, whichever is more restrictive | 6 ft. | 5-7(D)(3)(a)2.b |
Corner Lots | ||
On a corner lot where the rear yard abuts the front yard of a residentially zoned lot, a taller wall enclosing the rear yard may be approved as follows: | ||
<10 ft. from the lot line abutting the street | 5 ft. | 5-7(D)(2)
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[1] The maximum wall heights in this table require an approval pursuant to the standards in Subsections 14-16-5-7(D)(3)(a)2 and 14-16-6-6(H) (Permit – Wall or Fence – Major). | ||
a. Illustration for View Fencing
b. Illustration for Courtyard Wall
3. On lots with low-density residential development in the following small areas, walls greater than 3 feet in height are prohibited in any front or street side yard; no Permit - Wall or Fence - Major or Variance to this provision is allowed in the following small areas:
a. Downtown Neighborhood Area - CPO-3
b. Monte Vista and College View Historic District
For multi-family residential development in R-ML or R-MH zone districts, the maximum height of walls in any front or street side yard is 6 feet if view fencing is used for portions of a wall above 3 feet.
For development in any Mixed-use zone district, the maximum height of walls in any front or street side yard is 5 feet if all of the following requirements are met, as applicable based on the type of development.
1. For all development, the wall shall be set back at least 10 feet from the lot line abutting the street or edge of the sidewalk closest to the primary building, whichever is more restrictive.
2. For all development, view fencing shall be used for portions of a wall above 3 feet.
3. For mixed-use, multi-family residential, or non-residential development, the area between the wall and the property line shall be landscaped with at least 2 trees and 6 shrubs every 25 feet along the length of the wall.
For development in any NR-C or NR-BP zone district, the maximum height of walls in any front or street side yard is 6 feet if the wall is set back at least 5 feet from the property line and if view fencing that is at most 50 percent opaque to perpendicular view is used for portions of a wall above 3 feet.
1. Except where a Permit - Wall or Fence - Major is required pursuant to Subsection 14-16-5-7(D)(3)(a)2 above or where prohibited pursuant to Subsection 14-16-5-7(D)(3)(a)3 above, the Zoning Enforcement Officer (ZEO) may make an exception to the height standards in Table 5-7-1 for critical infrastructure facilities due to security reasons, specific site conditions, or related materials and facilities on the site, pursuant to Subsection 14-16-6-5(F) (Permit - Wall or Fence - Minor).
2. Design elements may project vertically 2 feet above the maximum wall height. Such elements shall have a maximum width of 5 feet and are allowed at intervals of no less than 50 feet.
3. Retaining walls are subject to the height restrictions in Subsection 14-16-5-7(F)(1) (Maximum Height).
Notes
| 119 | 119 IDO Annual Update 2023 - Citywide Text Amendments - EPC REVIEW. EPC Recommended Condition #14. EPC considered but did not recommend approval of a proposed change to allow 5-foot walls in the front yard with view fencing for at least 2 feet at top and set back 5 feet with landscaping. [Spreadsheet Item #23] |
| 120 | 120 2023 IDO Annual Update - Citywide Text Amendments - LUPZ REVIEW. LUPZ Amendment A7 [O-24-13]. Failed 5/15/2024. |
| 121 | 121 2023 IDO Annual Update - Citywide Text Amendments - COUNCIL REVIEW. Council Amendment B6 [O-24-13]. Failed 6/17/2024. |
| 122 | 122 IDO Annual Update 2023 - Citywide Text Amendments - EPC REVIEW. EPC Recommended Condition #14. EPC considered but did not recommend approval of proposed changes to allow walls up to 5 feet in front yards. [Spreadsheet Item #24] |
| 122 | 122 IDO Annual Update 2023 - Citywide Text Amendments - EPC REVIEW. EPC Recommended Condition #14. EPC considered but did not recommend approval of proposed changes to allow walls up to 5 feet in front yards. [Spreadsheet Item #24] |