Chapter 15.10

SPECIFIC LAND USE REQUIREMENTS AND STANDARDS

Sections:

• 15.10.010 Affordable housing incentives.

• 15.10.020 Reasonable accommodations.

• 15.10.030 Accessory dwelling units.

• 15.10.040 Caretaker’s residences.

• 15.10.050 Emergency shelters, transitional housing and supportive housing.

• 15.10.060 Short-term rentals.

• 15.10.070 Multi-unit dwelling objective standards.

• A. Purpose and Intent.

  1. Purpose. This chapter provides incentives for the production of affordable housing for qualifying persons, households, and facilities.

  2. Applicability. This chapter is intended to implement the requirements of state law (Cal. Gov’t. Code

  • §§ 65302, 65913, and 65915 through 65918, et seq.) and the goals and policies of the Housing Element.
  3. Conflicts. Where regulations are not specifically addressed in this chapter or where there are conflicts between these provisions and the provisions of the Government Code, the provisions of the Government Code, as they may be amended over time, shall apply.

• B. Eligibility and Requirements.

  1. To be eligible for a density bonus, incentives, or concessions as provided by this chapter, a proposed project shall satisfy the eligibility requirements established in Cal. Gov’t. Code §§ 65915(b)(1) and 65915(i) (as amended over time).

The Sierra County Code is current through Ordinance 1146, passed June 2, 2026.

Page 17 of 141

Title 15 Zoning | Sierra County Code

2. The county shall grant density bonuses for eligible projects, if requested by the applicant, in compliance with Cal. Gov’t. Code §§ 65302, 65913, and 65915 through 65918, et seq. This includes density bonuses and incentives for land uses and facilities including:

   • a. Very-low vehicle travel areas;

   • b. Very-low income housing;

   • c. Low-income housing;

   • d. Moderate-income housing;

   • e. Land donations;

   • f. Senior housing;

   • g. Student housing;

   • h. Transitional foster youth, disabled veteran, or homeless persons housing.

C. Types of Bonuses, Incentives, and Concessions Allowed. An applicant for a density bonus which complies with the eligibility requirements established in subsection (B) (Eligibility and Requirements) of this section, shall submit a request for the specific density bonus, incentive, or concession established in Cal. Gov’t. Code §§ 65915(d)(1) and 65915(k).

• D. Continued Affordability and Control of Resale.

1. The applicant shall agree to, and the county shall ensure, the continued affordability of the units that qualified the housing development for a density bonus and other incentives shall continue to be available as affordable dwelling units in compliance with the following requirements, as required by Cal. Gov’t. Code § 65915(c).

2. Control of Resale. The county shall control the resale of eligible units in compliance with the following standards:

a. In order to maintain the availability of the affordable housing units as may be constructed in compliance with the requirements of this chapter, the following resale conditions shall be imposed:

• i. The price received by the seller of an affordable unit shall be limited to the purchase price plus an increase-based amount consistent with the increase in the median income since the date of purchase, or the fair market value, whichever is less.

ii. Prior to offering an affordable housing unit for sale, the seller shall provide written notice of intent to sell to the county.

iii. The notice shall be provided by certified mail to the Director.

The Sierra County Code is current through Ordinance 1146, passed June 2, 2026.

Page 18 of 141

Title 15 Zoning | Sierra County Code

b. Home ownership affordable units constructed, offered for sale, or sold under the requirements of this chapter shall be offered to the county or its assignee for a period of at least 90 days from the date of the notice of intent to sell is delivered to the county by the first purchaser or subsequent purchaser(s). Home ownership affordable units shall be sold and resold from the date of the original sale only to households as determined to be eligible for affordable units by the county according to the requirements of this section. The seller shall not levy or charge any additional fees nor shall any “finder’s fee” or other monetary consideration be allowed other than customary real estate commissions and closing costs.

c. The owners of any affordable unit shall attach and legally reference in the grant deed conveying title of the affordable ownership unit a declaration of restrictions provided by the county, stating the restrictions imposed in compliance with this chapter. The grant deed shall afford the grantor and the county the right to enforce the attached declaration of restrictions. The declaration of restrictions shall include all applicable resale controls, occupancy restrictions, and prohibitions as required by this chapter.

d. The county shall monitor the resale of ownership affordable units. The county or its designee shall have a 90-day option to commence purchase of ownership affordable units after the owner gives notification of intent to sell. Any abuse in the resale provisions shall be referred to the county for appropriate action.

E. Donations and Dedications of Land. Upon the approval by the Board, an applicant shall be eligible for the increased density bonus for land donated or dedicated provided all the following conditions established in Cal. Gov’t. Code § 65915(g). The density bonus percentage received for land donated shall be in addition to the density bonus received for providing affordable units in compliance with the provisions of state law. The intent of allowing a land dedication option is to provide the land needed to make affordable housing development feasible, thus furthering the intent of this chapter.

• F. Housing with Childcare and Community Healthcare Facilities.

1. Housing Developments Childcare Facilities. When an applicant proposes to construct a housing development that complies with the resident and project size requirements established in Cal. Gov’t. Code § 65915(b)(1) and includes as part of that development a childcare facility or community healthcare facility that will be located on the site of, as part of, or adjacent to the housing project, the county shall grant either an additional density bonus or an additional incentive, unless otherwise specified in this section or state law.

and project size requirements established in Cal. Gov’t. Code § 65915(b)(1) and includes as part of that development a childcare facility or community healthcare facility that will be located on the site of, as part of, or adjacent to the housing project, the county shall grant either an additional density bonus or an additional incentive, unless otherwise specified in this section or state law.

a. Bonuses and Incentives. In compliance with Cal. Gov’t. Code § 65915(h)(1), the county shall grant a qualifying project which includes a childcare facility or community healthcare facility one or more of the following:

i. An additional 10 percent density bonus in addition to what the project would normally qualify as established in state law and this zoning code;

The Sierra County Code is current through Ordinance 1146, passed June 2, 2026.

Page 19 of 141

Title 15 Zoning | Sierra County Code

ii. An additional density bonus that is an amount of floor area in square feet of residential space that is equal to or greater than the floor area of the childcare facility or community healthcare facility; or

• iii. An additional incentive or concession that contributes significantly to the economic feasibility of the construction of the childcare facility or community healthcare facility.

b. Determination of Adequate Childcare and Community Healthcare Facilities. In compliance with Cal. Gov’t. Code § 65915(h)(1), the county shall not be required to provide a density bonus or concession for a childcare facility or community healthcare facility if it finds, based upon substantial evidence, that the community has adequate childcare facilities or community healthcare facilities.

2. Commercial Developments Childcare and Community Healthcare Facilities. An applicant for a commercial development project, containing at least 50,000 square feet of floor area, may be granted a density bonus when that applicant agrees to set aside at least 2,000 square feet of interior floor area and 3,000 outdoor square footage to be used for a childcare facility or community healthcare facility, in compliance with Cal. Gov’t. Code § 65915(h)(1).

• G. Application and Review.

  1. Application. An application for a density bonus or donation of land for housing shall be filed and processed in compliance with this chapter. If desired, a request for specific incentives or concessions may be filed in compliance with Cal. Gov’t. Code § 65915(a)(1).

  2. Determination. Within 30 days of filing the application, the Director shall notify the applicant in writing whether the application is complete and provide the applicant a determination as to:

     • a. The amount of the density bonus for which the project is eligible;

     • b. The parking ratio for which the project is eligible, if requested by the applicant; and

     • c. Whether the applicant has provided enough information for the county to decide if the application is eligible for a density bonus or concession.

• H. Density Bonus Agreement.

1. Agreement Required. An applicant requesting a density bonus shall agree to enter into a density bonus agreement (referred to as the “agreement”) with the county.

   2. Agreement Provisions. Agreements between an applicant and the county shall comply with the following:

      • a. Project Information. The agreement shall include at least the following information about the project:

        • i. The total number of dwelling units approved for the housing development, including the number of designated affordable dwelling units;

The Sierra County Code is current through Ordinance 1146, passed June 2, 2026.

Page 20 of 141

Title 15 Zoning | Sierra County Code

ii. A description of the household income group to be accommodated by the housing development, and the standards and methodology for determining the corresponding affordable rent or affordable sales price and housing cost consistent with the United States Department of Housing and Urban Development (HUD) Guidelines;

• iii. The marketing plan for the affordable dwelling units;

• iv. The location, size (square feet), and number of bedrooms of the designated dwelling units;

• v. Tenure of the use restrictions for designated dwelling units of the time periods required by subsection (D) (Continued Affordability and Control of Resale) of this section;

• vi. A schedule for completion and occupancy of the designated dwelling units;

vii. A description of the additional incentives and concessions being provided by the county;

viii. A description of the remedies for breach of the agreement by the owners, developers, and/or successors-in-interest of the project; and

• ix. Other provisions to ensure successful implementation and compliance with this chapter.

• b. Minimum Requirements. The agreement shall provide, at minimum, that:

i. The developer shall give the county the continuing right of first refusal to lease or purchase any or all the designated dwelling units at the appraised value;

ii. The deeds to the designated dwelling units shall contain a covenant stating that the developer or successors-in-interest shall not assign, lease, rent, sell, sublet, or otherwise transfer any interests for designated units without the written approval of the county;

iii. When providing the written approval, the county shall confirm that the price (rent or sale) of the designated dwelling unit is consistent with the limits established for low- and very low-income households, as published by the United States Department of Housing and Urban Development;

iv. The county shall have the authority to enter into other agreements with the developer, or purchasers of the designated dwelling units, to ensure that the required dwelling units are continuously occupied by eligible households;

v. Applicable deed restrictions, in a form satisfactory to the county counsel, shall contain provisions for the enforcement of owner or developer compliance. Any default or failure to comply may result in foreclosure, specific performance, or withdrawal of the certificate of occupancy;

vi. In any action taken to enforce compliance with the deed restrictions, the county counsel shall, if compliance is ordered by a court of competent jurisdiction, take all action that may be allowed by law to recover all the county’s costs of action including legal services; and

The Sierra County Code is current through Ordinance 1146, passed June 2, 2026.

Page 21 of 141

Title 15 Zoning | Sierra County Code

vii. Compliance with the agreement will be monitored and enforced in compliance with the measures included in the agreement.

3. Conditions by Project Type. The following conditions shall apply to affordable units in compliance with this chapter:

a. For-Sale Housing. In the case of a for-sale housing development, the agreement shall provide for the following conditions governing the initial sale and use of designated dwelling units during the applicable restriction period:

i. Designated dwelling units shall be owner-occupied by eligible households, or by qualified residents in the case of senior housing; and

ii. The initial purchaser of each designated dwelling unit shall execute an instrument or agreement approved by the county which:

(A) Restricts the sale of the unit in compliance with this section, or other applicable county policy or ordinance, during the applicable use restriction period;

(B) Contains provisions as the county may require ensuring continued compliance with this chapter and state law; and

• (C) Shall be recorded against the parcel containing the designated dwelling unit.

b. Rental Housing. In the case of a rental housing development, the agreement shall provide for the following conditions governing the use of designated dwelling units during the applicable restriction period:

i. The rules and procedures for qualifying tenants, establishing affordable rent, filling vacancies, and maintaining the designated dwelling units for qualified tenants;

ii. Provisions requiring owners to annually verify tenant incomes and maintain books and records to demonstrate compliance with this chapter;

iii. Provisions requiring owners to submit an annual report to the county, which includes the name, address, and income of each person occupying the designated dwelling units, and which identifies the bedroom size and monthly rent or cost of each unit; and

iv. The applicable use restriction period shall comply with the time limits for continued availability (see subsection (D) (Continued Affordability and Control of Resale) of this section).

c. Moderate-Income Housing. In the case of affordable units for moderate-income households, the density bonus housing agreement shall provide for the following requirements:

i. The initial sale of each affordable unit shall be to a household that meets the income requirement for the affordable unit.

The Sierra County Code is current through Ordinance 1146, passed June 2, 2026.

Page 22 of 141

Title 15 Zoning | Sierra County Code

ii. When the initial purchaser sells the unit, the initial purchaser shall retain the value of any improvements, the down payment, and the value of the unit’s appreciation, less the county’s share of the appreciation.

iii. When the initial purchaser sells the unit, the county shall receive a share of the unit’s appreciation equal to the percentage by which the initial sale price to the moderate-income household was less than the fair market value of the home at the time of initial sale. The county shall use this share of appreciation for any of the purposes established in Health and Safety Code § 33334.2(e).

d. Childcare Facility. In the case of childcare facilities for which a density bonus or additional incentive is being granted, the density bonus housing agreement shall provide operating duration requirements for the childcare facility, such that the childcare facility shall remain in operation for as long as or longer than the period during which the density bonus units are required to remain affordable.

• e. Agreement Execution. Agreements between an applicant and the county shall be executed as follows:

i. Following the Board’s approval of the agreement, and execution of the agreement by all parties, the county shall record the completed agreement on the parcels designated for the construction of designated dwelling units.

ii. The approval of the agreement shall take place at the same time as the approval of any required final map or, where a map is not being processed, before the issuance of building permits for the project. Recordation of the agreement shall take place as soon as possible after the approval of any required final map or, where a map is not being processed, before the issuance of any building permit for the project.

iii. The agreement shall be binding on all future owners, developers, and/or successors-in-interest. (Ord. 1133 § 2, eff. 1/2/25)

A. Purpose. This chapter provides a procedure to request reasonable accommodation for persons with disabilities seeking equal access to housing under the California Fair Employment and Housing Act, the Federal Fair Housing Act, and the Americans with Disabilities Act (ADA) (referred to in this section as the Acts) in the application of zoning laws and other land use regulations, policies, and procedures. A reasonable accommodation is typically an adjustment to physical design standards (e.g., setbacks) to accommodate the placement of wheelchair ramps or other exterior modifications to a structure in response to the needs of a qualifying disabled resident.

• B. Applicability.

  1. Eligible Applicants. The following persons may submit a request for reasonable accommodation:

The Sierra County Code is current through Ordinance 1146, passed June 2, 2026.

Page 23 of 141

Title 15 Zoning | Sierra County Code

• a. A request for reasonable accommodation may be made by any person with a disability, their representative, or any entity, when the application of a zoning law or other land use regulation, policy, or practice acts as a barrier to fair housing opportunities.

b. A person with a disability is a person who has a physical or mental impairment that limits or substantially limits one or more major life activities, anyone who is regarded as having this type of impairment, or anyone who has a record of this type of impairment. Also see other disabilities covered under the Acts.

2. Eligible Requests. Requests for reasonable accommodations shall comply with the following:

   • a. A request for reasonable accommodation may include a modification or exception to the practices, rules, and standards for the development, siting, and use of housing or housing-related facilities that would eliminate regulatory barriers and provide a person with a disability equal opportunity to housing of their choice.

b. A request for reasonable accommodation shall comply with all applicable provisions established in subsection (C) (Application Filing, Processing, and Review) of this section.

C. Application Filing, Processing, and Review. The filing, processing, and review of an application for a reasonable accommodation shall comply with the following:

1. Application. An application for reasonable accommodation shall be filed and processed in compliance with this subsection. The application shall include the information and materials specified in the most up-todate application form, together with the required fee in compliance with the master fee schedule.

2. Filing With Other Land Use Applications. If the project involves both a request for reasonable accommodation and some other discretionary approval (i.e., use permit), the applicant shall file the information required by subsection (C)(1) (Application) of this section, together with the materials required for the other discretionary approval.

3. Responsibility of the Applicant. It is the responsibility of the applicant to provide evidence in support of the findings required by subsection (D) (Findings and Decision) of this section.

4. Review Authority. The Director shall be the review authority and shall be responsible for accepting, reviewing, and acting on reasonable accommodation requests.

5. Application and Review Procedures. Upon receipt of a reasonable accommodation request, the Director shall make a written decision and either approve, conditionally approve, approve with modifications, or deny a request for accommodation. See subsection (D) (Findings and Decision) of this section.

D. Findings and Decision. The written decision to approve, conditionally approve, approve with modifications, or deny a request for reasonable accommodation shall consider the following factors:

1. Whether the land use, which is the subject of the request, will be used by an individual defined as disabled under the Acts;

The Sierra County Code is current through Ordinance 1146, passed June 2, 2026.

Page 24 of 141

Title 15 Zoning | Sierra County Code

2. Whether the request for reasonable accommodation is necessary to make specific land uses available to an individual with a disability under the Acts;

3. Whether the requested reasonable accommodation would impose an undue financial or administrative burden on the county;

4. Whether the requested reasonable accommodation would require a fundamental alteration in the nature of a county program or law, including, but not limited to, land use and zoning;

5. Potential impact on surrounding uses;

6. Physical attributes of the property and structures; and

7. Alternative reasonable accommodations that may provide an equivalent level of benefit.

E. Conditions of Approval. In approving a request for reasonable accommodation, the Director or final decisionmaking body shall impose conditions of approval deemed reasonable and necessary to ensure the reasonable accommodation will comply with subsection (D) (Findings and Decision) of this section.

• F. Rescission and Discontinuance. The rescission and discontinuance of a reasonable accommodation shall comply with the following provisions:

1. Rescission. An approval or conditional approval of a reasonable accommodation request application made in compliance with this section, unless automatically expired under appropriate circumstances (e.g., the disabled individual vacates the subject parcel), may be rescinded unless allowed to remain in compliance with subsection (F)(2) (Discontinuance) of this section.

2. Discontinuance. A request for reasonable accommodation shall be deemed discontinued in the following circumstances:

a. A reasonable accommodation shall lapse if the exercise of rights granted by it is discontinued for at least 365 consecutive days.

b. If the person(s) initially occupying the parcel or land use vacates, the reasonable accommodation shall remain in effect only if the Director first determines that:

i. The modification is physically integrated into the structure and cannot easily be removed or altered to comply with the provisions of this section; or

ii. The reasonable accommodation is to be used by another qualifying individual with a disability. If a reasonable accommodation is to be used by another qualifying individual, the Director shall request the applicant or the successor(s)-in-interest to the property to provide documentation that subsequent occupants are qualifying persons with disabilities. Failure to provide the documentation within 10 business days (excluding holidays) of the date of a request by the Director shall constitute grounds for discontinuance of the previously approved reasonable accommodation. (Ord. 1133 § 3, eff. 1/2/25)

The Sierra County Code is current through Ordinance 1146, passed June 2, 2026.

Page 25 of 141

Title 15 Zoning | Sierra County Code

• A. Accessory Dwelling Unit (ADU) Regulations.

  1. Purpose. The purpose of this section is to establish standards, in compliance with state law, for the development of accessory dwelling units.

2. Intent. The provisions of this section are intended to implement the provisions of the General Plan Housing Element and state laws that encourage the development of housing types for all economic segments of the community and to minimize governmental constraints on residential development. Furthermore, these provisions are intended to increase the supply of smaller and affordable housing while ensuring such housing remains compatible with the existing neighborhood.

3. Applicability. Except as otherwise provided by this section or this code, accessory dwelling units shall be allowed by right (ministerially permitted) in any zone which allows for residential uses.

4. General Requirements. An accessory dwelling unit:

   • a. Is a use that is accessory to an existing or proposed primary dwelling;

   • b. Shall be located on a parcel zoned to allow single-unit or multi-unit residential uses either by right or with discretionary approval and that contains an existing or proposed primary dwelling;

   • c. Is not subject to the density requirements of the general plan, but shall otherwise be consistent with the general plan text and land use diagrams;

d. Shall not be sold or otherwise conveyed separately from the primary dwelling, except as otherwise provided in Cal. Gov’t. Code § 66341; and

• e. Shall not be rented for a term of less than 30 days. The primary dwelling may be rented as a shortterm rental in compliance with SCC 15.10.060.

5. Permit Requirements and Processing Procedures. An application for an accessory dwelling unit that complies with all applicable requirements of this section and state law shall be approved ministerially through the building permit process. A building permit application for an accessory dwelling unit on a parcel with an existing or proposed single-unit or multi-unit dwelling shall be acted upon within 60 days of the building permit application being complete. The building permit applicant may request a delay in the county’s processing of the building permit, which shall result in the tolling of the 60-day time period.

6. Specific Plans. ADUs located in areas governed by an adopted specific plan shall comply with the requirements of this section.

7. Separate Access Required. An ADU shall have exterior pedestrian access that is separate from the exterior access for the primary dwelling. A passageway that provides access to the accessory dwelling unit from a street is not required.

The Sierra County Code is current through Ordinance 1146, passed June 2, 2026.

Page 26 of 141

Title 15 Zoning | Sierra County Code

8. Fire Sprinklers. Fire sprinklers shall be required if required for the primary residence.

9. ADU and JADU. Two ADUs and one JADU, as described in Cal. Gov’t. Code § 66323, are allowed per parcel with an existing or proposed single-unit dwelling, when in compliance with the requirements of this code.

10. Illegal Units. A local agency shall not deny a permit for an unpermitted ADU or JADU constructed before January 1, 2018, as required under Cal. Gov’t. Code § 66332.

11. Development Standards. A building permit for an ADU shall be issued only when the ADU complies with all the following development standards:

• a. Number. ADUs shall comply with the following:

  • i. Two ADUs, and one JADU, as described in Cal. Gov’t. Code § 66323, on a parcel with an existing or proposed single-unit dwelling.

ii. No more than eight detached ADUs or match the number of dwelling units in the multi-unit dwelling, whichever is less, on a parcel with an existing or proposed multi-unit dwelling.

iii. Within an existing multi-unit dwelling structure, multiple accessory dwelling units shall be allowed in areas that are not used as livable space, including but not limited to storage rooms, boiler rooms, passageways, attics, basements, or garages. The number of ADUs allowed is limited to a maximum of 25 percent of the number of multi-unit dwellings within the structure. In no case shall fewer than one ADU be allowed.

• b. Location. An ADU shall be allowed in the following locations:

  • i. Within an existing or proposed primary dwelling, including attached garages, storage areas, or similar attached areas;

  • ii. An existing or proposed detached accessory structure; or

  • iii. Above a garage that is attached to or detached from the primary dwelling;

  • iv. When located within an existing accessory structure, the accessory structure shall comply with the following:

(A) Only be enlarged to provide ingress and egress and, in no case, shall the expansion exceed 150 square feet;

• (B) Provide exterior access; and

• (C) Provide side and rear setbacks for fire and safety in compliance with the California Building Code.

• c. Setbacks. An ADU shall comply with the following setback requirements:

The Sierra County Code is current through Ordinance 1146, passed June 2, 2026.

Page 27 of 141

Title 15 Zoning | Sierra County Code

i. Attached Unit. An attached ADU shall be subject to the same front setback requirement applicable to the primary dwelling, unless it precludes development of an ADU that is at least 800 square feet, at least 16 feet in height, with four-foot side and rear yard setbacks, and complies with all other development standards of this section. The interior side, street side, and rear setbacks shall be a minimum of four feet. No rear, street side, or interior side setback is required for an ADU that is located fully within an existing single-unit dwelling, provided a separate exterior access is provided for the ADU.

ii. Conversion of Existing Living Space or Existing Accessory Building. An ADU or portion of an accessory dwelling unit located within the existing space of an existing dwelling or within an existing detached accessory structure shall not require a setback from the rear, street side, or interior side property lines.

iii. Existing Detached Private Garage. No setback shall be required for an existing garage that is converted to an ADU, except as required for fire and safety. A setback of four feet from the interior side, street side, and rear property lines is required for an ADU constructed above an existing garage.

iv. Replacement of Existing Structures. For an ADU constructed in the same location and to the same dimensions as an existing structure, setbacks of four feet from the interior side, street side, and rear property lines shall be provided.

v. New Detached Unit. A new detached ADU shall comply with the front setback of the underlying zoning district, unless it precludes development of an ADU that is at least 800 square feet, at least 16 feet in height with four-foot side and rear yard setbacks and complies with all other development standards of this section. A detached ADU shall be located a minimum of four feet from the interior side, street side, and rear property lines.

d. Distance Between Structures. A detached accessory dwelling shall maintain a minimum of five feet of separation between the primary dwelling and other accessory structures on the site or the minimum distance required by the building code, whichever is greater, unless there are physical constraints, such as a leach field, which would prevent it.

• e. Maximum Floor Area. ADUs shall comply with the following floor area standards:

  • i. An ADU shall not exceed 1,200 square feet in floor area.

ii. The floor area of an ADU or JADU is measured from the exterior walls at the building envelope, excluding any garage area or unenclosed covered porch areas. For the purposes of measurement all attached and/or interior storage areas, mezzanines, lofts, attics (except those less than seven feet in height accessed by a crawlspace and/or other code compliant access), and similar uses shall be counted in the total square footage.

• f. Height Limit. ADUs are limited to a maximum height of 16 feet, except as established below:

The Sierra County Code is current through Ordinance 1146, passed June 2, 2026.

Page 28 of 141

Title 15 Zoning | Sierra County Code

i. If a detached ADU is located within a half-mile of a major transit stop or high-quality transit corridor, the unit is limited to a maximum height of 18 feet, and may be up to two feet taller, for a maximum of 20 feet, if necessary to match the roof pitch of the primary dwelling unit.

• ii. If a detached ADU is located on a parcel with a multistory, multi-unit dwelling structure, the unit is limited to a maximum height of 18 feet.

• iii. An ADU located above a detached garage is limited to a maximum height of 25 feet.

• iv. An ADU attached to the primary dwelling is limited to the height allowed in the underlying zoning district.

g. Lot Coverage. An ADU shall comply with the lot coverage requirements of the applicable zoning district, except that in the case where the allowable site coverage would preclude an ADU, one attached or detached ADU with a maximum size of 800 square feet, regardless of the number of bedrooms, shall be allowed and shall comply with the requirements of this section.

h. Privacy. For an ADU located outside of the required setbacks for the primary dwelling and which faces an adjoining property, at least one of the following measures shall be used to provide privacy:

• i. All windows located outside of the required setback of the primary dwelling, and which fronts an adjoining property shall be clerestory (minimum of five feet, six inches above the finished floor);

• ii. All windows located outside of the required setback of the primary dwelling, and which fronts an adjoining property shall have permanently obscured glazing; or

iii. At least 18 inches of lattice that is 50 percent open shall be added to a solid six-foot fence located on the shared property line.

i. Parking. One off-street, all-weather parking space is required for an ADU or bedroom, whichever is less, in addition to that required for the primary dwelling, except as established below.

i. A local agency may reduce or eliminate parking requirements for any ADU located within its jurisdiction.

• ii. No off-street parking shall be required if any of the following circumstances exist:

  • (A) The ADU is located within one-half mile of public transit.

  • (B) The ADU unit is located on a property which is recognized as historically significant.

  • (C) The ADU unit is part of the existing primary residence or an existing accessory structure.

  • (D) When on-street parking permits are required but not offered to the occupant of the ADU.

  • (E) Where there is a car share vehicle located within one block of the ADU.

The Sierra County Code is current through Ordinance 1146, passed June 2, 2026.

Page 29 of 141

Title 15 Zoning | Sierra County Code

(F) When a permit application for an ADU is submitted with a permit application to create a new single-family dwelling or a new multifamily dwelling on the same lot; provided, that the ADU or the parcel satisfies any other criteria listed in this subsection.

iii. The required off-street parking space may be covered or uncovered and shall be allowed in tandem and in setback areas, unless the review authority makes specific findings that such parking is not feasible due to specific site topographical or fire and life safety conditions.

iv. If a garage, carport, or covered parking is demolished in conjunction with the construction of an ADU or converted to an ADU, replacement parking is not required.

j. Connections and Fees.

i. Water and Wastewater. An ADU shall not be considered a new residential use for purposes of calculating connection fees or capacity charges for utilities, including water and sewer service, unless the accessory dwelling unit was constructed with a new single-family dwelling.

ii. Impact Fees. Impact fees shall not be applied to the construction of an ADU less than 750 square feet. Any impact fees charged for an accessory dwelling unit of 750 square feet or more shall be charged proportionately in relation to the square footage of the primary dwelling unit.

iii. Utility Connections. An ADU shall not be required to install a new or separate utility connection directly between the ADU and the utility or impose a related connection fee or capacity charge, unless the ADU was constructed with a new single-family dwelling, or upon separate conveyance of the accessory dwelling unit. If the ADU was constructed at the same time as the primary singlefamily dwelling or is planned for conveyance, then the county, utility or special district may require a new or separate utility connection directly between the ADU and the utility.

B. Junior Accessory Dwelling Unit (JADU) Regulations.

1. Purpose. The provisions of this subsection B are intended to set standards, in compliance with state law, for the development of JADUs to increase the supply of smaller and affordable housing while ensuring that they remain compatible with the existing neighborhood. The provisions of this chapter also are intended to implement the provisions of the General Plan Housing Element that encourage the development of housing types for all economic segments of the community and to minimize governmental constraints on residential development.

2. Applicability. Unless otherwise provided by this section or California Government Code, JADUs shall be allowed by right (ministerially permitted) in all zoning districts which allow single-unit dwellings.

3. Density. As provided by state law, JADUs are not considered new or separate dwelling units and, therefore, are exempt from the density limitations of the general plan.

4. General Requirements. A JADU:

The Sierra County Code is current through Ordinance 1146, passed June 2, 2026.

Page 30 of 141

Title 15 Zoning | Sierra County Code

• a. Shall only be allowed on parcels zoned for primary single-unit dwellings and that include an existing or proposed single-unit dwelling.

• b. Is not subject to the density requirements of the general plan but shall otherwise be consistent with the general plan text and land use diagrams.

• c. Requires property owner occupancy of the JADU or the remaining portion of the single-unit dwelling or an ADU located on the same parcel.

5. Permitting Time Limits. An application for a JADU that complies with all applicable requirements of this chapter shall be approved ministerially through the building permit process. A building permit application for a JADU on a parcel with an existing single-unit dwelling shall be acted upon within 60 days of the building permit application being complete. The building permit applicant may request a delay in the county’s processing of the building permit, which shall result in the tolling of the 60-day period.

6. Development Standards. A building permit for a JADU shall be issued only if the unit complies with the following development standards:

   • a. Maximum Floor Area. A JADU shall not exceed 500 square feet in area.

   • b. Location. A JADU shall be contained entirely within the walls of an existing or proposed primary single-unit dwelling.

   • c. Number per Parcel. A maximum of one JADU shall be allowed on any parcel which contains a primary single-unit dwelling.

d. Kitchen. The JADU shall contain an efficiency kitchen. The efficiency kitchen shall be removed when the JADU use ceases.

e. Sanitation. A JADU may include a full bathroom, or the occupants of the JADU may share the bathroom facilities within the remainder of the single-unit dwelling. If the bathroom facility is shared, an interior entry into the main living area of the single-unit dwelling shall be provided.

f. Entrance. The JADU shall include an exterior entrance separate from the main entrance to the existing or proposed single-unit dwelling. If a bathroom facility is not shared with the single-unit dwelling, the JADU may, but is not required to, include an interior entry into the main living area, which may include a second interior doorway for sound attenuation.

• g. Parking. Off-street parking shall not be required for a JADU.

7. Deed Restriction. Prior to occupancy of a JADU, the property owner shall record a deed restriction with the Sierra County Recorder, which has been approved by the Sierra County Planning Department as to its form and content, containing a reference to the deed under which the property was acquired by the owner and stating that:

• a. The JADU shall not be sold separately from the single-unit dwelling;

The Sierra County Code is current through Ordinance 1146, passed June 2, 2026.

Page 31 of 141

Title 15 Zoning | Sierra County Code

• b. The JADU shall comply with all the standards included in this chapter; and

• c. The restrictions shall run with the land and be binding upon any successor in ownership of the property. Lack of compliance shall void the approval of the JADU and may result in legal action against the property owner and future purchasers. (Ord. 1133 § 4, eff. 1/2/25)

A. Purpose and Intent. The purpose of this section is to provide residential housing for property caretakers, resort or ranch employees within zoning districts of the county that are established for resource-based, industrial, or recreational uses. As used in this section, “caretaker’s residence” shall refer to all forms of property manager or employee housing on the same legal parcel, but separate from, the property owner’s residence, if any, and any other permitted accessory dwelling unit or farm labor housing.

• B. Standards. Caretaker’s residences shall be allowed in the Agricultural (A1), General Forest (GF), Industrial (IN), and Forest Recreation (FR) zones, subject to all of the following standards:

  1. Number of caretaker’s residences allowed:

     • a. One caretaker’s residence shall be permitted per legal parcel in the Industrial (IN) and Forest Recreation (FR) zones, as follows:

       • i. A minimum of 10 acres shall be required for a caretaker’s residence to be permitted on any legal parcel in the Forest Recreation (FR) zone; and

       • ii. A minimum of five acres shall be required for a caretaker’s residence to be permitted on any legal parcel in the Industrial (IN) zone.

b. In the Agricultural (A1) and General Forest (GF) zones, a minimum of 10 acres shall be required for a caretaker’s residence to be permitted on any single legal parcel; and more than one caretaker’s residence may be constructed and grouped together on the same parcel under the following conditions:

i. One additional caretaker’s residence for each contiguous legal parcel of a minimum of 10 acres that is commonly owned by the same person or company; provided, at the time of the application to build an additional caretaker’s residence, the property owner shall process an application for the merger of the parcel or parcels upon which the caretaker residence is being constructed and the legal parcel or parcels that provide the density or basis for the construction of the additional caretaker’s residence(s). The merger application must be approved and finalized as a condition to the approval of the permit to construct the additional caretaker’s residence(s); or

ii. For legal parcels in the Agricultural (A1) and General Forest (GF) zones that are a minimum of 160 acres in size, one caretaker’s residence shall be allowed for every 40 acres up to a maximum of five caretaker’s residences on a single legal parcel.

The Sierra County Code is current through Ordinance 1146, passed June 2, 2026.

Page 32 of 141

Title 15 Zoning | Sierra County Code

2. A caretaker’s residence shall be located upon a legal parcel in compliance with all of the following:

   • a. In a manner so that the caretaker’s residence is clearly subordinate to the primary residential or primary structure located on the legal parcel.

b. So that no new road encroachments are necessary and any new road construction to the caretaker’s residence is minimized or deemed unnecessary and there is connectivity to existing access serving the property.

• c. Any detached caretaker’s residence is required to be located within a 500-foot radius of the primary residence or main structure located on the legal parcel.

  • d. The county, in approving a caretaker’s residence, shall first find that the caretaker’s residence is necessary and incidental for the management of the land consistent with the permitted or conditionally permitted uses of the underlying zone.

3. The size of the caretaker’s residence shall be clearly smaller and subordinate to the primary residence or main structure located on the same legal parcel.

4. A caretaker’s residence shall not be permitted as a travel trailer, motor home, fifth wheel recreational vehicle, mobile home, camper, tent, yurt or other similar facility. Subsection (B)(4) of this section shall not be construed to restrict the use of manufactured homes.

5. A property owner may apply for a zone variance to exceed the siting of a caretaker’s residence within the 500-foot radius of the primary residential or main structure located on the legal parcel. A zone variance shall only be issued in compliance with Chapter 15.24 SCC and upon proper findings made by the Planning Commission as specified in SCC 15.24.030. (Ord. 1133 § 5, eff. 1/2/25)

A. Purpose. This section provides use and development regulations for emergency shelters, transitional housing, and supportive housing units in compliance with state law.

B. Permitted Uses. Emergency shelters, transitional housing and supportive housing units are considered residential uses and shall be allowed without discretionary review within community areas designated in the Sierra County general plan in any zone allowing residential uses. Transitional housing and supportive housing shall be subject only to those requirements and restrictions that apply to other residential uses of the same type in the same zone. Emergency shelters shall be subject to the standards contained in subsection (C) of this section.

C. Emergency Shelter Standards. In addition to the development standards in the underlying zone, the following standards apply to emergency shelters, where allowed. Each emergency shelter shall comply with all of the

The Sierra County Code is current through Ordinance 1146, passed June 2, 2026.

Page 33 of 141

Title 15 Zoning | Sierra County Code

standards specified in this section. In the event of conflict between these standards and the underlying zone regulations, the provisions of this section shall apply.

1. Standard Compliance. The facility shall comply with all applicable state and local standards and requirements and federal, state, and local licensing requirements for any programs incidental to the emergency shelter.

2. Physical Characteristics.

   • a. The facility shall comply with all applicable state and local uniform housing and building code requirements.

   • b. The facility shall have on-site security during all hours when the shelter is open.

   • c. Facilities shall provide exterior lighting on pedestrian pathways and parking lot areas on the property. Lighting shall be directed downward to reduce reflection onto neighboring properties.

   • d. Facilities shall provide secure areas for personal property.

3. Number of Beds. The maximum number of beds or clients permitted to be served nightly shall not exceed one per 125 square feet of floor area.

4. Limited Terms of Stay. The maximum term of staying at an emergency shelter is 180 days in a consecutive 12-month period. (Ord. 1133 § 6, eff. 1/2/25; Ord. 1070, eff. 5/19/16)

A. Purpose and Intent. The purpose of this section is to provide policies for the use of residential property as a short-term rental, being rented for a period of less than 30 days. This section provides standards for property owner and renter accountability; permit processes; and minimum standards for the use of a private property for short-term rental purposes including standards to protect the health and safety of residents, visitors, and guests as well as the protection of neighborhoods where short-term rentals are permitted and to produce a diversity of housing options. This regulatory framework shall apply to the unincorporated areas of Sierra County.

B. Short-Term Rental Permit Requirement. It is unlawful for any person to advertise, offer, maintain, operate, or use a property as a short-term rental in unincorporated Sierra County without possession of a lawfully issued administrative use permit as specified herein. The requirements for issuance by the county of an administrative use permit for short-term rentals are as follows:

1. Permitted Locations. Short-term rentals are only authorized, subject to issuance by the county of an administrative use permit as defined herein, within the following zones: residential one-family district (R1); commercial residential (CR), community commercial (CC), and neighborhood commercial (CN) districts; agricultural district (A-1); and general forest (GF) district.

The Sierra County Code is current through Ordinance 1146, passed June 2, 2026.

Page 34 of 141

Title 15 Zoning | Sierra County Code

2. Short-term rentals may only be permitted in a legally established residential group R-3 occupancy (per the California Building Standards Code).

3. Short-term rentals may only be permitted on a legally created parcel.

4. A short-term rental as a portion of a residence is permissible but only one rental is allowed per property,

• and the owner or owner’s representative must be present on the property during a partial rental.

5. Multiple short-term rentals within a single residential structure are prohibited.

6. More than one short-term rental upon a legally created parcel is prohibited.

7. Uses and structures prohibited as a short-term rental include: caretaker houses or quarters, guest houses, accessory dwelling units (ADU), junior accessory dwelling units, tiny houses, campsites, travel trailers, campers, motorhomes, fifth wheels, boats, tents, yurts, or like facilities; or any accessory structure, storage shed, barn, studio, utility structure, cargo container, or other like structure or unit.

8. Short-term rentals shall be permitted in the “CR,” “CN,” and “CC” districts only if the short-term rental as proposed is within the existing structure that has a valid and operating commercial use in existence so that residential use does not become the primary use of the property located within the commercial zoning district. Additionally, short-term rental uses may not occupy first-floor space and shall be limited to being permitted in second- or third-floor spaces or for one-story structures in the rear of the structure.

e existing structure that has a valid and operating commercial use in existence so that residential use does not become the primary use of the property located within the commercial zoning district. Additionally, short-term rental uses may not occupy first-floor space and shall be limited to being permitted in second- or third-floor spaces or for one-story structures in the rear of the structure.

9. Properties that qualify to apply for and receive an administrative use permit must be owned by the record owner/applicant as of the effective date of the ordinance codified in this section. The record owner of any property that has changed ownership after the effective date of the ordinance codified in this section shall not be qualified to apply for and receive an administrative use permit for a minimum period of one year following the recording date of transfer of ownership of the property in question.

10. Property owners must be current on all property taxes prior to being issued a short-term rental permit. Short-term rental permits may be suspended or revoked for failure to pay property taxes.

C. Exemptions. Uses that are exempt from a short-term rental administrative use permit and the provisions of this section include the following:

1. Hotel/motels, lodges, resorts, permitted bed and breakfast operations, timeshares, fractional ownership lodging facilities; or boarding or rooming houses of more than 30 days.

2. Mobilehome parks, organized camps, and/or special occupancy parks administered under Cal. Health & Safety Code § 18200 et seq. and corresponding regulations contained in Title 25 of the California Code of Regulations (Mobilehome Parks Act and Special Occupancy Parks Act).

3. Recreational tracts with summer cabins located on National Forest System lands as use of these residences is restricted under an approved special use permit issued by the United States Forest Service.

4. Occupancy of public or permitted private campgrounds.

The Sierra County Code is current through Ordinance 1146, passed June 2, 2026.

Page 35 of 141

Title 15 Zoning | Sierra County Code

5. Occupancy of mining claims in good standing on National Forest System lands provided the residential use of any mining claim is directly associated with the operation and maintenance of the mining claim and such residential use is consistent with an approved plan of operations and/or special use permit issued by the United States Forest Service.

6. Rental of a residential unit for period of at least 30 days within any county zoning district located within this title where residential use is permitted.

D. Administrative Use Permit Required for Short-Term Rental. An administrative use permit is required for the use of property as a short-term rental. An application for an administrative use permit is required to be filed with the County Planning Department and the administrative use permit shall be issued administratively by the Department if the proposed short-term rental conforms to this policy.

Administrative Use Permit Required for Short-Term Rental._ An administrative use permit is required for the use of property as a short-term rental. An application for an administrative use permit is required to be filed with the County Planning Department and the administrative use permit shall be issued administratively by the Department if the proposed short-term rental conforms to this policy.

1. Application. The County Planning Department shall develop application forms, guidance, and information regarding the short-term rental policy and shall collect a reasonable fee, as adopted by the Board of Supervisors, for the recovery of costs associated with application review, permit issuance, and permit monitoring of the short-term rental administrative use permit.

2. Permit Term and Renewal. Short-term rental administrative use permits shall be limited to three-year terms. Property owners may seek a renewal of an administrative use permit for additional terms of three years but shall be required to file a new application and provide an application fee for each renewal. The renewed administrative use permit may include new or amended conditions of approval.

3. Permit Processing and Appeal. Applications for the administrative use permit shall be issued administratively “over the counter” by the County Planning Department if the application is complete and the request meets all of the land use requirements and standards contained in this policy. Appeal procedures shall be processed according to the appeal policies contained in SCC 20.05.130 unless otherwise specified within this code.

E. Short-Term Rental Permit Application Process. The property owner of record, or an agent of the property owner or management company duly authorized to represent the property owner, may submit an application for an administrative use permit for short-term rental. The application shall contain the following information:

1. Property Owner(s). The property owner’s authorization is required for an agent to file a short-term rental application. Property owner or agent name and contact information, assessor’s parcel number, physical and/ or mailing address, and phone number for the short-term rental will be listed on the application. Evidence shall be provided to confirm that the record owner of the property has owned the property as of the effective date of the ordinance codified in this section for a minimum of one year.

2. Local Contact Person/Management Representative. A local contact person or management company representative, if different from the property owner(s) or agent, shall be required to be designated and identified by the property owner, and shall be accessible at all times, 24 hours per day. The local contact person/management company representative shall be available to respond to phone calls, emails, or be on site of the short-term rental property as is required within 30 minutes to allow timely and sufficient response to maintenance issues, complaints, or enforcement matters issued by the county or to address concerns,

The Sierra County Code is current through Ordinance 1146, passed June 2, 2026.

Page 36 of 141

Title 15 Zoning | Sierra County Code

complaints, or other issues identified by the tenants during the course of occupancy of the short-term rental. The name(s), address, phone numbers, email address, and any other contact information shall be provided with the permit application.

3. Rental Unit Type. If more than one residence is located on the property, the application shall specify the primary residential unit on the property and also designate the residential unit that is subject to the request for an administrative use permit for a short-term rental. Multiple short-term rentals shall be prohibited on any single, legal parcel.

4. Number of Bedrooms/On-Site Wastewater Disposal System. A bedroom is a room that contains a minimum of 70 square feet and that meets all requirements of the California Residential Code per the California Building Code (Title 24), including all life-safety provisions. The on-site wastewater disposal system serving the authorized number of bedrooms within the approved short-term rental on the property may be reviewed by the County Environmental Health Department to verify that the existing on-site wastewater disposal system will be sufficient to handle the number of bedrooms proposed within the short-term rental and potential occupant load accordingly.

5. Maximum Occupancy. The maximum occupancy allowed in any short-term rental as defined herein shall be based on the analysis of the number of the compliant bedrooms within the proposed short-term rental; and in no case shall exceed 10 persons (California Code of Regulations Title 24, Part 2, § 310.4). “Occupancy,” for purposes of determining “maximum occupancy,” is defined as two people per bedroom and occupants shall include any children. Occupancy limits may be increased on a case-by-case basis, at the discretion of the Planning Director, based on findings and conditions outlined in the issued administrative use permit for the short-term rental.

6. Transient Occupancy Tax (TOT) and Business Property Statement. The applicant shall provide a valid transient occupancy tax certificate/letter issued by the County Treasurer-Tax Collector confirming that the short-term rental unit is registered for participation in the transient occupancy tax collection process and has been in good standing. The applicant shall also provide evidence from the County Assessor that any required “business property statement” for the property as may be required by the office of the County Assessor has been timely submitted.

unty Treasurer-Tax Collector confirming that the short-term rental unit is registered for participation in the transient occupancy tax collection process and has been in good standing. The applicant shall also provide evidence from the County Assessor that any required “business property statement” for the property as may be required by the office of the County Assessor has been timely submitted.

7. On-Site Parking. Parking of vehicles and any trailers (boats, snowmobiles, and the like) shall be restricted to off-street locations on the property containing the short-term rental. The number of parking spaces required shall be calculated on the basis of the maximum occupancy on the property containing the shortterm rental. The application for administrative use permit shall contain a parking plan for the property that will contain the short-term rental. The following formula guides the maximum occupancy as it pertains to parking: one parking space for a maximum occupancy of one to four persons; two parking spaces for a maximum occupancy of five to six persons; and three parking spaces for a maximum occupancy of seven to 10 persons. If sufficient on-site parking is not available on the property containing the short-term rental, an alternative parking plan may be prepared and submitted for consideration to the County Planning Department and may be approved by both the County Planning Department and County Transportation Department. In the event off-site parking is proposed, the alternative parking plan shall show sufficient offsite parking at a two-to-one ratio (e.g., if two parking spaces are required based on maximum occupancy, at

The Sierra County Code is current through Ordinance 1146, passed June 2, 2026.

Page 37 of 141

Title 15 Zoning | Sierra County Code

least four off-site parking spaces must be identified). The identified off-site parking spaces must be within a quarter mile of the STR.

8. Application Special Inspection Fees. A special inspection fee as required by the Board of Supervisors, in addition to the regular application fee required by this policy, may be charged for any site inspection necessary to qualify the residence to be used for a short-term rental, if the information supplied as part of the application is not consistent with Sierra County records and/or any of the following situations exist:

• a. A land use violation exists on the property.

b. The residence that is being used as a short-term rental has an open building permit where occupant health and safety could be compromised.

c. An official limitation or restriction exists based on an official letter, notice, or other like document that has been issued by the County Department of Environmental Health, California Regional Water Quality Control Board, or other agency that has jurisdiction, on the design capacity or operable status of the septic system serving the property.

Should any of these issues be identified, no short-term rental administrative use permit shall be issued until any one or all of these issues are resolved to the satisfaction of the county.

9. Site Plan. A site plan of the property drawn to scale shall be submitted as part of the application and contain the following information: property boundaries, generators, propane tanks, driveways, structures on the property, waste receptacles, off-street parking areas, any proposed propane fire devices, garden hoses, any patio areas, decks, or proposed for occupant gatherings, and exterior lights (other than exterior entrance and exit lights on the residence) that may be used (light strings, flashing lights, landscape, and site illumination devices) and any other like facilities.

10. Interior Floor Plans. Interior floor plan of the short-term rental unit showing all accessible spaces such as bedrooms, bathrooms, kitchens, laundry rooms, dining rooms, great rooms or living rooms, lofts, wood burning appliances, entrances and exits, locations of fire extinguishers and smoke/carbon monoxide alarms, telephone, and other interior space uses.

11. Waste/Trash Removal. Method of waste collection and disposal shall be identified on the plans and the location of waste cans shall be conveniently located for occupant use and not located within any front yard area.

12. Fire Extinguishers/Smoke Alarms. On-site fire extinguishers (charged and certified), smoke and carbon monoxide alarms, and exterior hoses are required to be provided during occupancy of a short-term rental. These facilities shall be identified on the site plan and interior floor plan as required herein.

13. On-Site Snow Removal. If the short-term rental is offered for rent between October 1st and May 1st, provisions for snow removal shall be identified. Snow removal shall not conflict with county snow removal operations conducted on public roads.

The Sierra County Code is current through Ordinance 1146, passed June 2, 2026.

Page 38 of 141

Title 15 Zoning | Sierra County Code

F. Term and Scope of Permit. An administrative use permit for the short-term rental issued under this policy shall be valid for a maximum term of three years, and shall expire on December 31st of the third year, unless revoked or otherwise suspended or canceled by the county.

1. Permit Authorization. The administrative use permit authorizes the property owner to conduct only such uses as described in the permit and in accordance with the terms and conditions of the permit and this policy.

2. Amendments. Transfers of property ownership, or local contact person, or other change in the short-term rental shall require notification in writing to the County Planning Department. Any administrative use permit issued under this policy is not transferable and, should a property containing a short-term rental be transferred/sold during the term of an administrative use permit, the permit shall be void upon effective date of transfer of ownership. Consistent with subsection (B)(9) of this section, property that transfers ownership subsequent to the effective date of the ordinance codified in this section shall not qualify for an administrative use permit for one year following the effective date of the property transfer.

during the term of an administrative use permit, the permit shall be void upon effective date of transfer of ownership. Consistent with subsection (B)(9) of this section, property that transfers ownership subsequent to the effective date of the ordinance codified in this section shall not qualify for an administrative use permit for one year following the effective date of the property transfer.

3. Renewal. An administrative use permit for the short-term rental may be renewed for additional terms of three years. The property owner must file a request for renewal on forms provided by the County Planning Department prior to the expiration of the current administrative use permit. The renewal application must contain any updated application information and may be required to include any life-safety or mandatory updates to structures that may be required through updates or changes to state-imposed uniform building codes used by the county.

4. Application Fee. Payment of any permit fee, according to a fee schedule adopted by the Board of Supervisors, is required as part of the administrative use permit application or request for renewal.

G. Property Inspection. Short-term rentals shall be inspected as part of the initial application for the administrative use permit by the County Planning Department to ensure compliance with this section. Follow-up inspections during application for permit renewal may be made at discretion of the Planning Director. Refusal to allow an on-site inspection by the County Planning Department or designated agent shall be deemed an abandonment of the application or grounds for revocation of the administrative use permit issued for the shortterm rental.

H. Standards of Operation. All short-term rentals authorized by an administrative use permit are required to comply with the following standards and shall not generate conditions that disturb or otherwise impact the health and safety and general welfare of the community or the neighborhood area where the short-term rental is located. The standards of operation, including but not limited to the following, shall be the minimum required for any short-term administrative use permit issued by the county, unless otherwise modified by the county:

1. Responsibility of Property Owner. It is the responsibility of the property owner and the management company or local contact person responsible for the short-term rental to be in control of the short-term rental unit; to inspect and visit the property as needed to ensure compliance with this section; and to prevent nuisance behavior and maintain neighborhood peace, welfare, and safety.

2. Local Contact Person. The owner of the property containing the short-term rental shall appoint/hire a local contact person or a property management company that shall be available by telephone or in person on

The Sierra County Code is current through Ordinance 1146, passed June 2, 2026.

Page 39 of 141

Title 15 Zoning | Sierra County Code

a 24-hour basis and who can physically be present at the property within 30 minutes to service a call by the occupants of the short-term rental, to respond to complaints issued by any law enforcement agency or by the County Planning Department. The local contact person, who may be the owner of the property or an independent person, shall have the authority to assume management of the short-term rental in order to respond and remedy any occupant calls or official complaints. The local contact person shall be empowered by the property owner to address physical conditions or circumstances that constitute an immediate threat to public health and safety. The name and all contact information of the local contact person shall be provided to the occupants, clearly posted within the residence, and provided to the County Planning Department and be maintained with current information at all times.

3. Emergency Communications. A working telephone is required to be installed and operational within the short-term rental. Emergency numbers shall be posted in plain view and immediately adjacent to the telephone. The property shall also be listed in the “Everbridge” Emergency Notification System maintained by the County Sheriff Department and County Office of Emergency Services so that any emergency alerts will be able to be received at the short-term rental.

4. Noise/Outdoor Activities. Noise limits and quiet hours are imposed from 10:00 p.m. to 7:00 a.m. daily. During these “quiet hours,” any noise originating from outside locations or from inside the short-term rental unit (music, parties, gatherings, barking dogs, and like places of origin) that can be easily detected from adjoining properties is strictly prohibited during rental periods. These hours and the need to respect “quiet hours” shall be posted inside the short-term rental in a location readily visible to all guests.

5. Pets and/or Animals. Traditional domestic pets (dogs, cats, birds) allowed within any short-term rental by the property owner shall be under control of the owner at all times and are not allowed to run free on the short-term rental property unless the property is adequately fenced or otherwise secured by an enclosure. No agricultural animals and no exotic or wild animals (birds excluded) shall be permitted within short-term rentals.

6. Exterior Lighting. Exterior lighting is required for all entrances and exits located in the short-term rental and all exterior lighting shall meet the general specification to “light the site, not the night.” Light glow and light beams shall be pointed downward from the light fixture toward the ground. Any site lighting, other than light fixtures attached to the short-term rental to illuminate entrances and exits, shall not have glare or illumination directed toward adjacent properties. Any lighting that interrupts or causes a nuisance condition to surrounding properties is prohibited. Tiki torches or like lighting products using open flame are prohibited.

m the light fixture toward the ground. Any site lighting, other than light fixtures attached to the short-term rental to illuminate entrances and exits, shall not have glare or illumination directed toward adjacent properties. Any lighting that interrupts or causes a nuisance condition to surrounding properties is prohibited. Tiki torches or like lighting products using open flame are prohibited.

7. Parking. A parking plan showing all parking locations shall be provided for the property containing the short-term rental and sufficient parking spaces shall be provided for the “maximum occupancy” for the shortterm rental. The following formula guides the maximum occupancy as it pertains to parking: one parking space for a maximum occupancy of one to four persons; two parking spaces for a maximum occupancy of five to six persons; and three parking spaces for a maximum occupancy of seven to 10 persons. Parking spaces shall be off street, clearly delineated, and located on the property containing the short-term rental. If sufficient space for off-street parking is not available for the maximum occupancy calculated for the shortterm rental, the property owner may submit an alternate parking plan for consideration by the county. See subsection (E)(7) of this section.

The Sierra County Code is current through Ordinance 1146, passed June 2, 2026.

Page 40 of 141

Title 15 Zoning | Sierra County Code

8. Snow Removal. It shall be the responsibility of the property owner and/or local contact person to remove snow for guests to maintain off-street parking spaces.

9. Physical Address Posted. The short-term rental shall have posted in a clear and obvious location the physical address of the property and such identification shall comply with street address standards found in SCC 11.40.060. The address identification shall be legible and placed in a position that is visible from the street or fronting road to the property. Whenever the address on the short-term rental is not clearly visible from the street or access road fronting the property, a second sign may be required by the county.

perty and such identification shall comply with street address standards found in SCC 11.40.060. The address identification shall be legible and placed in a position that is visible from the street or fronting road to the property. Whenever the address on the short-term rental is not clearly visible from the street or access road fronting the property, a second sign may be required by the county.

10. Rental Rules/Emergency Contacts/Visitor Information. The short-term rental shall have a binder available to the occupants that is readily accessible and complete with visitor information, maps of the area, emergency contact numbers, name and contact information for the “local contact person” or property manager, listing of available services, contact information to report utility outages or issues, emergency service organizations, law enforcement information, contact information for behavioral health crisis line and like services, and other pertinent information required for the guest(s) renting the home. The binder shall include operator manuals for mechanical appliances related to life and safety (furnace, generator, heat source, air conditioner, and transfer switch), and operating instructions for fire, smoke, and carbon monoxide alarms, location of fire extinguishers, rules regarding prohibitions contained in this section such as prohibitions on tiki torches or outside lighting involving fire and flame, prohibition on wood fire pits, prohibition on barbeques other than propane fueled barbeques, designated quiet times, etc.

11. Fire Extinguishers, Smoke Alarms and Carbon Monoxide Detectors. All short-term rentals shall have a minimum of three five-pound charged fire extinguishers in the interior of the rental. One five-pound fire extinguisher shall be placed next to each outside exit, and not behind an open door; and one five-pound fire extinguisher shall be placed in the kitchen next to the exit. Operating carbon monoxide and smoke detectors in good working order shall be located within any short-term rental as required by the California Building Codes adopted by Sierra County. In accordance with the California Building Code, at least one smoke alarm shall be located in every bedroom and on every level of the short-term rental, including basements, garages, and habitable spaces.

12. Propane/LPG Barbeques and Outdoor Fires. Outdoor fixed or portable fire pits and barbeques fueled by liquid propane gas (LPG or propane) limited to 20-pound fuel tanks or smaller may be used at short-term rentals, or, if hard-plumbed, to the LPG service to the house. Any LPG fire pit shall be restricted to approved locations on the property outlined in an annual inspection by the County Building Department, serving fire district, or authority having jurisdiction. Barbeques and fire pits fueled by charcoal briquettes or wood or any other material other than LPG that creates an open flame are prohibited. Tiki torches or like products are prohibited.

the house. Any LPG fire pit shall be restricted to approved locations on the property outlined in an annual inspection by the County Building Department, serving fire district, or authority having jurisdiction. Barbeques and fire pits fueled by charcoal briquettes or wood or any other material other than LPG that creates an open flame are prohibited. Tiki torches or like products are prohibited.

13. Water Supply. Short-term rentals not served by regulated public or private water systems shall either be subject to posting notice to occupants that the water is not tested, or the water supply shall be tested by the owner and cleared, according to standards of the County Environmental Health Department. For short-term rentals served by regulated water systems, a disclosure including the name of the water system and contact information shall be available. Water systems are required to provide annual “consumer confidence reports”

The Sierra County Code is current through Ordinance 1146, passed June 2, 2026.

Page 41 of 141

Title 15 Zoning | Sierra County Code

to the consumer and this annual report shall be available (shared) with the guests either online or available in the emergency communications/visitor information binder maintained within the short-term rental.

14. Exterior Water Source/Fire Defensible Space. Short-term rentals shall have operable exterior hoses of no less than 100 feet in length connected to at least one exterior hose bib. These hoses shall be equipped with nozzles that are designed for on-off operation. The rental property shall comply with the defensible space and fire protection setbacks and applicable standards of any local ordinance and the regulations enforced by CalFire under Public Resources Code §§ 4290 through 4291 and regulations found in Chapter 8.12 SCC. These standards shall include, but are not limited to, an available water supply, visible exterior posting of the property address, maintaining clearances of vegetation and maintaining defensible space around all structures, property lines, parking areas, and access/driveway locations.

15. Solid Waste Disposal. All solid waste and refuse generated from the rental of the property shall be properly disposed of in compliance with Chapter 8.05 SCC (Solid Waste System Fees and Charges) and trash shall be properly disposed of after each rental is concluded. Refuse containers shall comply with the provisions regarding black bear management and safety per Chapter 8.40 SCC and shall be conveniently located for occupant use. Evidence of compliance with this requirement shall be provided as part of the shortterm rental administrative use permit application. The short-term rental shall be maintained free of any litter and waste shall not be stockpiled at the short-term rental with any and all waste cans required to be emptied at least once per week and at the end of the rental period.

Brush piles, green waste piles, limbs, and other flammables shall not be maintained on the property.

16. Sewage Disposal. The approved and advertised occupancy of a short-term rental shall not exceed the maximum occupant load as required by this section. Guests staying at the short-term rental will be provided guidance information from the owner on how to properly dispose of waste. County Environmental Health Department can assist to provide informational handouts as to what can be flushed in the toilet, ground in the garbage disposal, or poured down the sink, shower, and/or bath. Guests should be made aware that the waste disposal is not connected to a sewer and everything that goes down the drains ends up in the septic system of the short-term rental and overall affects how well the septic system functions.

17. Transient Occupancy Tax (TOT) Registration and Certificate. The short-term rental shall comply with the transient occupancy tax requirements outlined in Chapter 5.20 SCC and an annual certification issued by the County Tax Collector shall be provided to the Planning Department every year as part of the permit or renewal process to ensure that the property complies with these requirements. Failure to provide this certificate or operating in violation of the county TOT program or failure to pay property taxes is cause for suspension of the administrative use permit. If the taxes are not brought current within 90 days of suspension, the STR permit may be revoked by the Planning Department.

18. Business Property Statement. The short-term rental shall comply with the request of the County Assessor regarding the filing of annual “business property statements” and failure to provide evidence of annual compliance with this condition is cause for revocation or suspension of the administrative use permit.

The Sierra County Code is current through Ordinance 1146, passed June 2, 2026.

Page 42 of 141

Title 15 Zoning | Sierra County Code

I. Prohibitions and Restrictions. The following are prohibited uses by guests or occupants of a short-term rental on the property containing a short-term rental:

1. Incidental Camping. No incidental overnight camping shall be permitted on the exterior grounds of a property containing a short-term rental including but not limited to the occupancy of tents, yurts, recreational vehicles, campers, travel trailers, motorhomes, camp trailers, or any like use. An administrative use permit for a short-term rental does not authorize any incidental camping on the property.

2. Special Events. Receptions, weddings, retreats, and/or any other similar events have the potential to create traffic issues, parking issues, noise concerns, impacts to sewage disposal capacities, trash and refuse issues, or like issues in Sierra County neighborhoods and are prohibited on the property containing a shortterm rental.

3. Subletting. Guests and occupants of a short-term rental shall not sublease the occupancy and use of a short-term rental or otherwise bypass the requirement for an administrative use permit.

4. Nonpropane Outdoor Fireplaces and Fire Pits. Campfires, wood-burning open pits, open bonfires, vegetation burn piles, or any other devices creating open flame are prohibited for use by occupants of a short-term rental. The County Building Department, CalFire, or serving fire protection district must approve the type and location of any propane fire pit.

5. Outdoor Grills and Barbeques. Charcoal briquettes, wood, or other like type of barbeques or grills that are not fueled by LPG are prohibited. A specific area shall be designated for the location of any LPG barbeque in the short-term rental information binder with a notation that the barbeque is restricted to the approved specific location.

   6. Fireworks and Firearms. Fireworks and discharge of any firearms are strictly prohibited. Firearms include pellet guns, BB guns, bows, and like equipment.

   7. Accessory Dwelling Units (ADU) as a Short-Term Rental. No ADU, guesthouse, or caretaker unit shall be advertised, maintained, operated, nor put to use as a short-term rental. If the building was permitted as an ADU, it shall not be used as short-term rental.

   8. Vehicle Maintenance and Repair. No vehicle or equipment maintenance or repair shall occur by any occupant of an approved short-term rental.

• J. Violations.

1. Any person who violates the provisions of this section may be deemed guilty of a misdemeanor punishable by a fine as follows: first violation is $1,500, second violation is $3,000, and all subsequent violations are $5,000, imprisonment for a term not to exceed six months, or both. Alternatively, the District Attorney may prosecute or authorize or direct the prosecution of this section as an infraction as provided in Chapter 1.16 SCC.

2. Correction of any noted violation of this policy or abatement of any noted Sierra County Code violation affecting the short-term rental shall be corrected within a reasonable time as specified by the Sierra County

The Sierra County Code is current through Ordinance 1146, passed June 2, 2026.

Page 43 of 141

Title 15 Zoning | Sierra County Code

Planning Department. In the case of any violation of this policy, code violation, or finding of nuisance that is considered a matter of life safety for any occupant of the short-term rental or which is necessary to be corrected for public health and safety once served on the property owner by the Sierra County Planning Department shall be corrected before any further occupancy is authorized of the short-term rental unit.

3. In addition to any other remedy for a violation of this section, the Planning Director or his/her designee may suspend or revoke a short-term rental administrative use permit. Failure of the property owner to timely correct any noted deficiencies or noted violations shall be a basis for suspension or revocation of any issued short-term rental administrative use permit.

K. No Property Rights Conferred. Short-term rental permits do not provide a vested interest or entitlement in the continued operation of a short-term rental upon a change of property ownership. Short-term rental permits are revocable permits and shall not run with the land. Property owners must notify the County Planning Department and County Treasurer-Tax Collector upon change of ownership. Continued operation of a short-term rental upon change of ownership will result in a violation of this policy.

L. Severability. The provisions of this section are declared to be separate and severable. The invalidity of any clause, phrase, sentence, paragraph, subdivision, section, or portion of this section, or the invalidity of the application thereof to any person or circumstance, shall not affect the validity of the remainder of this section, or the validity of its application to other persons or circumstances. (Ord. 1131 § 1, eff. 12/5/24)

A. Purpose. The purpose of this chapter is to provide minimum design and development standards for multi-unit dwellings, where allowed in this title. All multi-unit dwellings shall comply with these standards to receive ministerial approval. Projects that meet all the following standards are not subject to discretionary review.

B. Discretionary Review. Multi-unit dwelling projects that propose alternative development and design standards other than those specified in subsection (A) (Purpose) of this section shall require discretionary approval.

• C. Site Planning and Design.

1. Natural Features. Existing natural features such as designated scenic vistas, rivers, streams, and ponds shall be incorporated into the overall site design, to the extent feasible. Twenty-five percent of all trees located on a development site shall be preserved.

2. Structure Orientation and Location. Structure orientation and location standards for multi-unit dwellings are as follows:

   • a. Structures at the street shall have a front entry oriented to the street.

   • b. Primary entrances of street-facing structures shall include a functional porch or stoop with a minimum size of 32 square feet. Porches and stoops shall be covered.

The Sierra County Code is current through Ordinance 1146, passed June 2, 2026.

Page 44 of 141

Title 15 Zoning | Sierra County Code

3. Alternative Energy Applications. All new structures shall be designed to allow for the installation of alternative energy technologies including but not limited to active solar, wind, or other emerging technologies, and shall comply with the following standards:

   • a. Installation of solar technology on structures such as rooftop photovoltaic cell arrays shall be installed in accordance with the State Fire Marshal safety regulations and guidelines.

   • b. Roof-mounted equipment shall be located in such a manner so as to not preclude the installation of solar panels.

4. Fences and Walls. The following materials are prohibited as any fence or screen material:

   • a. Electrified;

   • b. Barb wire/razor wire; and

   • c. Sharp objects such as spires and glass.

5. Setbacks. Multi-unit dwellings shall adhere to the setback standards for the zone in which the project is located.

6. Structure Height. Structure height shall comply with the base zone maximum allowable height.

7. Color Palettes.

a. All structures shall incorporate a maximum of four colors, excluding a primary accent color and roof color.

• b. Each structure elevation for projects with two or more stories shall include two colors in the selected color palette.

• c. Projects that include more than 20 dwelling units shall include at least two-color palettes, where no single-color palette shall be used on more than 50 percent of the multi-unit dwelling units.

8. Structure Identification. Structure identification numbers shall be placed along pedestrian pathways and roads and shall be readable from a minimum distance of 60 feet (see Figure 15-1).

Figure 15-1 – Structure Identification

The Sierra County Code is current through Ordinance 1146, passed June 2, 2026.

Page 45 of 141

Title 15 Zoning | Sierra County Code

==> picture [271 x 147] intentionally omitted <==

• D. Architectural Design.

  1. Exterior Lighting.

     • a. Area lighting shall be shielded downward to reduce light pollution in adjacent properties.

     • b. Lighting features in parking, storage, and recreational areas shall not exceed 15 feet.

  2. Parking.

     • a. A minimum of one off-street parking space is required per unit.

     • b. Off street parking shall be located so that garage doors, carports, and open parking spaces are not visible from the street fronting the parcel.

  3. Massing. Structures that have a length longer than 60 feet shall include facades with varying modulation with a minimum depth of one foot at intervals of no more than 40 feet (see Figure 15-2).

Figure 15-2 – Structure Massing

==> picture [347 x 197] intentionally omitted <==

The Sierra County Code is current through Ordinance 1146, passed June 2, 2026.

Page 46 of 141

Title 15 Zoning | Sierra County Code

4. Solid Waste and Recycling Enclosures. Exposed cinder block walls, stucco finishes, and metal doors shall be painted in accordance with the approved color palette for the overall project.

5. Required Amenities.

   • a. Open Space.

     • i. Private Open Space. Each multi-unit dwelling unit shall have outdoor space designed for the exclusive use of that dwelling unit in accordance with the following standards (See Figure 15-3):

(A) Ground Floor Units. Each ground floor multi-unit dwelling unit shall include a minimum of 40 square feet of private open space in the form of a covered or uncovered patio to allow for light, air, and privacy. If ground floor private open space is fenced, the fencing shall:

• 1 Be at minimum 36 inches tall; and

• 2 Use solid materials to allow for privacy.

(B) Above Ground Floor Units. Each above ground floor multi-unit dwelling unit shall include a minimum of 40 square feet of private open space in the form of a terrace, balcony, or rooftop patio to allow for light, air, and privacy.

Figure 15-3 – Private Open Space

==> picture [242 x 230] intentionally omitted <==

b. Laundry Facilities. Each multi-unit dwelling shall be provided a plumbed individual laundry area within the unit or its garage, of a size large enough to accommodate a clothes washer and dryer, except that a multi-unit project of five or more units may be designed to provide common laundry facilities as determined by the project applicant.

The Sierra County Code is current through Ordinance 1146, passed June 2, 2026.

Page 47 of 141

Title 15 Zoning | Sierra County Code

c. Community Mailboxes. For complexes comprising 10 units or more, common mailboxes shall be shaded by a permanent structure or overhang no larger than 100 square feet (see Figure 15-4). The permanent structure or overhang shall use the approved color palette for the overall project and include exterior lighting for nighttime safety.

Figure 15-4 – Community Mailboxes

==> picture [316 x 200] intentionally omitted <==

(Ord. 1133 § 7, eff. 1/2/25)