Chapter 15.12 — ZONING DISTRICTS

Sections:

• 15.12.010 Districts established.

• 15.12.020 Land use plan maps.

• 15.12.030 Interpretation of district boundaries.

• 15.12.040 Conformity with regulations.

• 15.12.045 Notes on subdivision maps.

• 15.12.050 Specified uses.

• 15.12.060 Water resource setbacks.

• 15.12.065 Groundwater transport.

• 15.12.070 Buildings under construction.

• 15.12.080 R1 residential one-family district.

• 15.12.090 R2 residential one- and two-family district.

• 15.12.100 R3 residential multiple-family district. 15.12.110 CR commercial residential district.

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

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In order to classify, regulate, restrict and segregate the uses of land, building and structures and to regulate and restrict the height and bulk of buildings and to regulate the area of yards, courts and other open spaces about buildings, the county is divided into the following districts:

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

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

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(Ord. 487, eff. 3/3/77; Ord. 423, eff. 7/7/74; Ord. 409, eff. 7/5/73; Prior code § 86106)

A. There is created in the Planning Director’s office a countywide set of land use plan maps, which shall show the use districts, and specific use districts in which all of the property of Sierra County is classified. Any changes in the classifications shall be made pursuant to the provisions of Cal. Gov’t. Code §§ 65500 and following and 65853. No ordinance adopted for such use districts and specific use districts shall be required to be codified in the Sierra County Code.

B. Land use plan maps are incorporated into this title together with all notations, references and dates and other information thereon, and all subsequent changes and amendments thereto, as if the matters and information were all fully described herein.

C. It is declared that by the adoption of this title and inclusion of the land use plan maps, the Board of Supervisors has given due and careful consideration to the suitability of each district for the regulations applied thereto, the location and extent of each district, and the comprehensive grouping and arrangement of the various uses in accordance with a well-considered plan for the development of the county and the purposes outlined above. (Ord. 409, eff. 7/5/73; Prior code § 86106 B,C,D)

When uncertainty exists as to the boundary of any district as shown on the land use plan maps, the following shall apply:

A. Boundaries are intended to parallel street lines or to follow lot or property lines or geographical features or section lines or subdivisions of sections, as they exist at the time of passage of this title or amendments hereto, unless specifically shown otherwise.

B. The Board of Supervisors, upon written application or upon its own notion, shall determine the boundaries of such districts. (Ord. 409, eff. 7/5/73; Prior code § 86106 E)

No building except as herein provided shall be erected and no existing building shall be moved, altered, added to or enlarged, nor shall any land, or building be used or designed to be used, for any purpose or in any manner, nor shall any yard, or other open space surrounding any building, be encroached upon or reduced, except as permitted by and in conformity with the regulations specified herein for the district in which such building, or yard, or other space is located. No building shall be erected, reconstructed, or structurally altered to exceed the height limits herein designated for the district in which such building is located. No yard or open space provided about

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

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any building for the purpose of complying with provisions of this title shall be considered as providing a yard or open space for any other building or any other lot. (Ord. 409, eff. 7/5/73; Prior code § 86211 A)

Notes that appear on additional information maps which are recorded, pursuant to the provisions of SCC 23.07.070 after January 1, 2007, shall constitute supplemental zoning regulations affecting the property shown on the recorded subdivision map and no use of property shall be made in a manner that conflicts with any note on an additional information map. Any such notes shall, as supplemental zoning regulations, be subject to the administrative processes set forth in this title, including but not limited to the grant of variance or use permit, and may be changed by an amendment to the zoning regulations affecting the property. (Ord. 983, eff. 12/21/06)

The express enumeration in this title of a particular class of building or use in any district shall be determined a prohibition of such building or use in all other districts unless so specified.

A. Uses not specifically included in any land use district and not specifically excluded therefrom by this title may be included in that district, as determined by the Planning Commission, if such uses are similar to and not more obnoxious to the uses specifically included or if such uses are accessory to uses which are specifically included.

B. The Planning Commission may reclassify a use when such reclassification does not violate the intent of this title and provided said Commission publish newspaper notification and hold at least one public hearing thereon. (Ord. 409, eff. 7/5/73; Prior code § 86211 B)

A. Purpose and Intent. This section is intended to identify requirements for development adjacent or proximate to lakes, ponds, reservoirs, streams, wetlands, swales, springs and other surface water features, whether natural or artificial. This section implements the goals and policies of the general plan land use, water resources, plants and wildlife, and visual resources elements by establishing setbacks for the protection of these water resources.

This section is intended to provide Sierra County with the means to:

1. Physically protect and separate lakes, ponds, reservoirs, streams, wetlands and springs from disturbance or destruction.

2. Reduce erosion and sedimentation; protect water quality.

3. Protect wildlife habitat and movement along stream corridors and adjacent to lakes, ponds, wetlands, springs and reservoirs.

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

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4. Protect riparian vegetation, particularly native plant species.

5. Protect recreational uses and opportunities and public access where appropriate.

6. Protect the aesthetic value of these resources.

7. Provide standards to assist the county in its evaluation of reasonable use of property adjacent to or containing lakes, ponds, reservoirs, springs, streams, and/or wetlands.

• B. Applicability.

1. Resources for Which Setback Requirements are Applicable. This section establishes requirements for structural and sewage disposal system setbacks applicable to lakes, reservoirs, ponds, perennial streams, intermittent streams, wetlands, swales, springs, agricultural irrigation conveyance systems, and meadows as defined in Chapter 15.08 SCC.

2. Relationship to Other Regulations and Requirements. Development in proximity to water resources and development of sewage disposal facilities is subject to the requirements and standards of other portions of the Sierra County Code, state and federal law, and other local, state, and federal agencies. Nothing in this section shall alter those requirements, standards, and authorities. These other regulations and requirements include, but are not limited to, the following:

• a. Zoning Regulations. All allowable land uses and required development standards are established by the zone district and any overlay zone district applicable to a property and other zoning regulations as defined in this title.

b. Building and Construction. All building and construction activities are subject to the requirements of Title 12 (Building and Construction) of the Sierra County Code, including Chapter 12.08 SCC, Grading, Erosion and Sediment Control.

c. Floodplains. Development within the 100-year floodplain, as mapped by the Federal Emergency Management Agency (FEMA), is regulated by the floodplain (-FP) overlay district (SCC 15.12.282) and SCC Title 32, Floodplains.

d. Potable, Public and Private Water Systems. Development adjacent to or within areas that contain or support natural springs that are used for potable water supply is subject to the requirements and standards of the California Department of Public Health and Sierra County.

e. Sewage Disposal Facilities. All sewage disposal facilities shall be subject to the requirements and standards of the California Regional Water Quality Control Board and Sierra County.

f. Wetlands and Other Waters of the United States. Development adjacent to or within areas that contain wetlands and other waters of the United States may be regulated by the U.S. Army Corps of Engineers under the authority of the Clean Water Act.

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

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3. Resources for Which Setback Requirements Are Not Applicable. The structural setback requirements established in this section are not applicable to the following water resources (but the inapplicability of this section to these water resources shall not be construed as exemption from requirements for grading permits, other development permits, or other applicable regulations):

   • a. Floodplains. There are no structural setback requirements adjacent to the 100-year floodplain.

   • b. Ephemeral Streams. There are no structural setback requirements adjacent to ephemeral streams.

   • c. Private Water Features. There are no structural setback requirements adjacent to water features that meet all of the following criteria: 1) are privately owned, 2) do not support any public use, 3) do not outflow into a stream, and 4) are not fed by surface or ground water subject to water rights owned by others.

   • d. Enclosed Flumes and Tail Races. There are no structural setback requirements adjacent to fully enclosed flumes and/or tail races.

• C. Structural Setbacks. The following minimum structural setbacks shall apply to all development within the unincorporated areas of Sierra County. Unique structural setback requirements for the communities of Downieville and Sierraville are found in subsection (C)(4) of this section.

1. Lake, Reservoir, and Pond Setback Required. In all unincorporated portions of Sierra County, buildings and structures (other than those exceptions listed in subsection (E)(2) of this section) shall be setback a minimum of 150 feet from the high water line of any lake or pond, or from the design high water elevation of any reservoir.

2. Wetland and Swale Setback Required.

   • a. Outside of Community Areas. In areas of unincorporated Sierra County outside of community areas, buildings and structures shall be setback 50 feet from any wetland or swale.

b. Within Community Areas. In areas of unincorporated Sierra County within community areas, buildings and structures shall be placed outside of any wetland or swale, except on existing legal lots where there is no alternative space available. In such instances, buildings and structures shall be designed and located with consideration of maximum feasible avoidance of wetlands. Best management practices consistent with SCC 12.08.590 shall be implemented to minimize impacts to any wetland or swale.

3. Stream Setback Required.

a. Outside of Community Areas. In areas of unincorporated Sierra County outside of community areas, buildings and structures shall be:

• i. Set back from the high water line of a perennial stream by a minimum of 150 feet.

• ii. Set back from the high water line of an intermittent stream by a minimum of 50 feet.

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

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iii. Set back from the high water line of an agricultural conveyance system by a minimum of 50 feet.

• b. Within Community Areas. In areas of unincorporated Sierra County within a community area, excluding Downieville and Sierraville:

  • i. Buildings and/or structures shall be setback from the high water line of a perennial stream or intermittent stream by a minimum of 50 feet; and

ii. Best management practices to control erosion shall be implemented for any grading, landscaping, storage tanks or structures placed closer than 100 feet from the high water line of a perennial stream. The best management practices used shall be sufficient to achieve compliance with SCC 12.08.590.

4. Structural Setback Criteria for Downieville and Sierraville. Structural setbacks within the community areas of Downieville and Sierraville shall be determined on a case-by-case basis in accordance with the following criteria. Procedural requirements for issuance of development permits are provided in subsection (F) of this section.

a. Structural setbacks shall provide for the maximum feasible avoidance of impacts to intermittent and perennial streams, lakes, ponds, reservoirs, springs, wetlands, swales, riparian areas and meadows in consideration of site-specific conditions while allowing reasonable use of the property. Site-specific conditions that shall be considered may include lot dimensions, existing vegetation, soils, slopes, and location of existing structures or development.

b. Structural setbacks shall be consistent with and reasonably suited to the character of, and existing setbacks within, the immediate neighborhood and adjacent land uses.

c. Structural setbacks need not exceed 50 feet, but best management practices shall be implemented to reduce disturbance and erosion for any structures placed closer than 100 feet from the high water line of perennial streams. Best management practices shall be sufficient to achieve compliance with SCC 12.08.590.

d. Structural setbacks shall minimize the potential for increased erosion due to removal of vegetation and considering soil and slope stability.

D. Sewage Disposal Setbacks. The following minimum sewage disposal facility setbacks shall apply to all development within the unincorporated areas of Sierra County.

1. Outside of Community Areas. In areas of unincorporated Sierra County outside of community areas, sewage disposal facilities shall be set back a minimum of 50 feet from the high water line of intermittent streams, wetlands and swales. Sewage disposal facilities shall be set back a minimum of 150 feet from the high water line of perennial streams, lakes, ponds, and reservoirs, unless a greater set back is required by the County Environmental Health Department or State Regional Water Quality Control Board.

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

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2. Within Community Areas. In areas of unincorporated Sierra County within a community area, sewage disposal facilities shall be set back a minimum of 50 feet from the high water line of intermittent streams, wetlands and swales. Sewage disposal facilities shall be set back a minimum of 100 feet from the high water line of perennial streams, lakes, ponds, reservoirs, and other existing or potential potable water sources unless a lesser set back has been approved by the County Environmental Health Department, the California Department of Public Health, and/or the California Regional Water Quality Control Board, as appropriate.

• E. Permitted Uses within Required Minimum Setback Areas.

  1. Permitted within All Water Resource Setbacks.

     • a. Maintenance and repair of existing structures and facilities, including septic systems, with no further encroachment into the setback area.

     • b. Remodeling without expansion of the existing footprint.

     • c. New roads, bridges, and utility crossings provided they do not involve any physical alteration of a watercourse; or provided appropriate permits are obtained from the county and other authorities having jurisdiction where hydrologic modifications are proposed.

d. Retaining walls and landscape walls less than four feet in height and not located in a FEMA-mapped floodplain.

• e. Wells and pump facilities including a well-house not exceeding 64 square feet in size.

2. Permitted within Lake, Reservoir, or Pond Setbacks. Construction of docks, piers, boat launches, marinas, boathouses, and similar structures and facilities is permitted within any lake, reservoir, or pond setback provided such activities do not involve any physical alteration of a watercourse; or with appropriate permits from other authorities having jurisdiction where hydrologic modifications are proposed. Location and design of these structures shall be controlled by applicable state and local regulations.

3. Permitted within Stream Setbacks. Enclosed conveyance facilities, impoundments, and diversion structures are permitted within stream setback areas provided appropriate permits from other authorities having jurisdiction are obtained to authorize any proposed hydrologic modifications.

F. Procedures for Issuance of Development Permits for Lands Affected by Water Resource Setbacks Established in this Section.

1. Site Plans Required. Prior to the issuance of any grading or building permit or commencement of any grading or construction within a property adjacent or proximate to a water resource regulated by this section, a site plan of the proposed development shall be reviewed and approved by Sierra County. Applications for site plan approval shall be accompanied by such maps, plans, drawings, and sketches as necessary to show:

   • a. The parcel boundaries;

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• b. The proposed site layout including proposed buildings, structures, sewage disposal facilities, grading, paving, drainage facilities, and signs;

• c. Existing buildings, structures, sewage disposal facilities, paving, drainage facilities, and signs on the project site and each adjacent parcel within 100 feet;

d. The high water line of all lakes, ponds, reservoirs, and/or streams and the location of springs within and adjacent to the site;

e. The required setbacks from the high water line of any water resource regulated under this section; or for proposed development within the community areas of Downieville or Sierraville, the proposed setbacks from any water resource regulated under this section;

• f. The extent of natural features within the project site, including topography, and the approximate boundaries of riparian areas, wetlands and swales;

• g. Indication of any applicable overlay zone; and

• h. Best management practices that will be implemented with the project to control erosion and sedimentation.

2. Site Plan Review and Approval by Planning and Building Department.

   • a. The Planning and Building Department shall approve a proposed site plan and issue grading and building permits if all of the following conditions are met:

     • i. The proposed site plan meets the setback requirements established under subsection (C) of this section; and

     • ii. The proposed project is permitted in the base district; and

iii. The proposed development protects all riparian areas within the setback established under subsection (C) of this section to the maximum extent feasible; and

iv. The proposed development includes best management practices sufficient to achieve compliance with SCC 12.08.590; and

• v. The proposed development is consistent with the Sierra County general plan, zoning code, and building code.

b. For development on land that is within an -SZ overlay or OS zoning district, the Planning and Building Department shall approve the proposed site plan and issue grading and building permits if all of the conditions in subsection (F)(2)(a) of this section are met, and all of the conditions in SCC 15.12.284(C)(2)(a) are met for land within the -SZ overlay, and all of the conditions in SCC

15.12.286(C)(2)(a) are met for land within the OS zoning district, and the proposed use is permitted within the zoning district applying to the property.

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

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c. Any determination by the Planning Director approving or rejecting a proposed site plan may be appealed to the Planning Commission in accordance with SCC 20.05.130.

3. Site Plan Review and Approval by Planning Commission.

a. When approval is required by the Planning Commission on appeal of a decision by the Planning Director, the application shall include a site plan review by the Planning Commission. The site plan shall be accompanied by such maps, plans, drawings, and sketches as necessary to show those details defined in subsection (F)(1) of this section.

b. The Planning Commission may grant a variance from the stream setback requirements in accordance with subsection (G) of this section.

G. Variances from Setback Requirements. The Planning Commission may approve variances from the setback requirements established in this section.

1. General Procedures.

a. Information Required. In addition to the information required under SCC 15.24.020, any application for a variance from a setback established in this section shall include a site plan meeting the requirements identified in subsection (F)(1) of this section.

b. The Planning Director shall investigate each application to assure that the proposal is consistent with the intent and purpose of this section, make recommendations to the Planning Commission, and follow the procedures outlined in Chapter 15.24 SCC.

2. Findings. The Planning Commission shall consider the request for a variance from the water resource setbacks provided herein at a public hearing, and may approve the variance only if all of the determinations identified in SCC 15.24.070 as well as all of the following findings can be made:

   • a. General Findings.

i. Approval of the proposed variance is consistent with the Sierra County general plan, zoning code, and building code.

ii. Approval of the proposed variance is consistent with the applicable policies and regulations of the Sierra County grading regulations, Chapter 12.08 SCC.

iii. The proposed variance does not result in any new development located within an adopted regulatory floodway, and does not adversely affect the carrying capacity of areas where base flood elevations have been determined but a floodway has not been designated. This means that the cumulative effects of the proposed development when combined with all other existing and anticipated development will not increase the water surface elevation of the base flood more than one foot at any point.

• iv. The proposed development will be compatible with the proximate land use pattern.

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v. The proposed use will not impair the function and/or viability of water resources, water quality, and wildlife habitat and movement along regulated water resources.

b. Special Findings for Approval of Reduced Setbacks outside of Community Areas. Setbacks may be reduced by as much as 50 percent (but in no case to less than 50 feet) if all of the following findings are made:

i. The narrower setback would not increase potential for erosion due to substantial modifications to existing vegetation cover and soil and slope stability, or the project has incorporated sufficient best management practices to ensure that the narrower setback would not increase potential for erosion.

ii. The narrower setback would not fall within the 100-year floodplain, unless no reasonable alternative exists on the parcel.

iii. The narrower setback would fully protect existing riparian areas at the site, unless no reasonable alternative exists on the parcel.

c. Special Findings for Approval of Reduced Setbacks Inside Community, Excluding Downieville and Sierraville. Setbacks may be reduced by as much as 50 percent (but in no case to less than 25 feet) if all of the following findings are made:

i. The narrower setback avoids impacts to water resources regulated under this section to the maximum extent feasible in consideration of site-specific conditions while allowing reasonable use of the property;

ii. The narrower setback would not increase potential for erosion due to substantial modifications to existing vegetation cover and soil and slope stability, or the project has incorporated sufficient best management practices to ensure that the narrower setback would not increase potential for erosion;

iii. The narrower setback would fully protect existing riparian vegetation at the site, unless no reasonable alternative exists on the parcel; and

iv. The proposed development will be compatible with the proximate land use pattern. (Ord. 1042, eff. 10/17/12; Ord. 423, eff. 7/7/74; Prior code § 86211.1)

A special use permit shall be required in all zoning districts enumerated and identified in this title wherein it is proposed by any person, firm, corporation, partnership, association or other entity that groundwater transport facilities be constructed or that groundwater is proposed to be transported from the overlying parcel of property from which groundwater is withdrawn to any other parcel or parcels of property except for agricultural purposes. This section shall not apply to property within the boundaries of the Sierra Valley Groundwater Basin Act (Statutes

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

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1980, Chapters 449-986) and to individual residential-domestic water service of four or fewer residences. (Ord. 698, eff. 5/28/85)

Any building for which a lawful permit has been issued which is in conflict with this title, or any amendments hereto, and on which substantial work has been performed before the effective date of this title, or any amendments thereto, may be continued and completed in accordance with the plans and specifications upon which basis the permit was issued. (Ord. 409, eff. 7/5/73; Prior code § 86211 C)

A. Purpose and Intent. To stabilize and protect the residential characteristics of the zone and to promote and encourage a suitable environment for family life.

• B. Permitted Uses. One single-family dwelling per lot or parcel.

C. Accessory Uses. Rooming and boarding of not more than two persons. Household pets not to exceed two in number. Private garage, garden houses, workshops and play houses customarily appurtenant to a permitted use subject to special requirements.

D. Conditional Uses. Public and quasi-public uses of a recreational, educational, religious, cultural or public service type, but not including corporation yards, storage or repair yards, warehouses, and similar uses. Communications equipment buildings. All uses subject to the issuance of a use permit.

• E. Height Limitation. Two stories not to exceed 35 feet.

F. Minimum Area, Width and Open Space. Eight thousand square feet when connected to an approved public water system and sewerage system; 10,000 square feet when connected to an approved public water system and individual sewerage disposal system; one acre when an individual private well and an individual sewerage disposal system is used. Lot or parcel width of 60 feet. Sixty percent of lot or parcel shall be open and clear of structures.

• G. Minimum Yards. Front yard, 20 feet; side yard, five feet, 15 feet on street side of corner lot; rear yard, 25 feet.

A. Purpose and Intent. To stabilize and protect the residential characteristics where a compatible mingling of single-family dwellings and two-family dwellings is likely to occur and to promote and encourage a suitable environment for family life.

• B. Permitted Uses. One single-family dwelling or two one-family attached units (duplex) per lot or parcel.

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C. Accessory Uses. Rooming and boarding of not more than two persons. Household pets not to exceed two in number. Private garage, garden houses, workshops and play houses customarily appurtenant to a permitted use subject to special requirements.

D. Conditional Uses. Public and quasi-public uses of a recreational, educational, religious, cultural or public service type, but not including corporation yards, storage or repair yards, warehouses, and similar uses. Communications equipment buildings. All uses subject to the issuance of a use permit.

• E. Height Limitation. Two stories not to exceed 35 feet.

F. Minimum Area, Width and Open Space. Eight thousand square feet when connected to an approved public water system and sewerage system; 10,000 square feet when connected to an approved public water system and individual sewerage disposal system; one acre when an individual private well and an individual sewerage disposal system are used.

• G. Minimum Yards. Front yard, 20 feet; side yard, five feet; 15 feet on street side of corner lot; rear yard, 25 feet.

H. Parking. One off-street parking space for each dwelling or housing unit or guest house and adequate parking facilities for use requiring a use permit under special section. (Ord. 409, eff. 7/5/73; Prior code §§ 86116 – 86124)

A. Purpose and Intent. To provide rental housing to meet the need of renters in various income groups and at various age levels, and to stabilize and protect the residential characteristics of the area.

• B. Permitted Uses. One-family or two-family dwellings, or multiple-family dwellings.

C. Accessory Uses. Rooming and boarding of not more than two persons. Household pets not to exceed two in number. Private garage, garden houses, workshops and play houses customarily appurtenant to a permitted use subject to special requirements.

D. Conditional Uses. A mobilehome used as a single-family dwelling. All uses subject to the issuance of a use permit. Public and quasi-public uses of a recreational, educational, religious, cultural or public service type; but not including corporation yards, storage, or repair yards, warehouses and similar uses. Rooming and boarding houses for any number of guests. Licensed nursing homes. Social halls, lodges, fraternal organizations, and clubs, except those operated for a profit. Mobilehome parks with a maximum density of 10 units per gross acre and subject to other requirements. Day nurseries and foster homes subject to the licensing requirements of the county and the state. Professional offices including offices of accountants, architects, attorneys, chiropodists, dentists, engineers, insurance agents, opticians, optometrists, osteopaths, physicians, real estate brokers. Home occupations, offstreet public parking areas on sites contiguous with nonresidential zones.

E. Height Limitation. No main building shall exceed 40 feet in height, and no accessory building shall exceed 25 feet in height.

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

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F. Minimum Area, Width and Open Space. Eight thousand square feet when connected to an approved public water system and sewerage system; 10,000 square feet when connected to an approved public water system and individual sewerage disposal system; one acre when an individual private well and an individual sewerage disposal system are used. Lot or parcel width of 60 feet. Sixty percent of lot or parcel shall be open and clear of structures.

• G. Minimum Yards. Front yard, 20 feet; side yard, five feet; 15 feet on street side of corner lot; rear yard, 20 feet.

• H. Lot Area per Housing or Dwelling Unit. Two thousand square feet.

I. Distance between Buildings on Same Lot or Parcel. Minimum distance of 20 feet between buildings used for dwelling purposes. Minimum distance of 10 feet between a building used for dwelling purposes and an accessory building. Minimum distance of six feet between accessory buildings.

J. Parking. One off-street parking space for each dwelling or housing unit or guest house and adequate parking facilities for use requiring a use permit under special section. (Ord. 428, eff. 9/19/74; Ord. 409, eff. 7/5/73; Prior code §§ 86125 – 86135)

A. Purpose and Intent. To provide for transient residential and retail commercial and amusement uses which are appropriate to highway location and dependent on highway travel.

B. Permitted Uses. Motels, hotels, lodges, campgrounds, restaurants, refreshment stands, cocktail lounges. Automobile service stations, auto laundries and garages for minor repair only. Commercial recreation facilities such as swimming pools, bowling alleys, skating rinks, dance halls. Retail shops for the sale of souvenirs, curios, and other products primarily to meet the needs of the traveling public. Public or quasi-public uses intended primarily to meet the needs of the traveling public.

• C. Accessory Uses. Accessory uses and buildings customarily appurtenant to a permitted use.

D. Conditional Uses. All uses subject to the issuance of a use permit. Animal hospitals and veterinarians, clinics, drive-in theatres, mobilehome parks with a maximum density of 12 units per gross acre and subject to other requirements to be set forth. Signs appurtenant to any permitted use not to exceed 40 square feet in aggregate area, or one square foot of aggregate area for each two linear feet of frontage, whichever is greater.

E. Height Limitation. No main building shall exceed 40 feet in height, and no accessory building shall exceed 25 feet in height.

F. Minimum Area, Width and Open Space. Twelve thousand square feet when connected to an approved public water system and sewerage system; 24,000 square feet when connected to an approved public water system and individual sewage disposal system; one acre when an individual private well and an individual sewage disposal system are used.

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

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G. Minimum Yards. Front yard, 15 feet; side yards, 15 feet when abutting a residential zone; rear yard, 20 feet when abutting a residential zone.

H. Parking and Loading. In accordance with residential zones, plus any additional as per a schedule to be developed pertinent to other uses. Parking and loading facilities shall not be located in the required front yard area. (Ord. 409, eff. 7/5/73; Prior code §§ 86136 – 86144)

A. Purpose and Intent. To provide a center for convenient shopping and service in a residential area or to serve a large rural or recreation area. Zones shall have a minimum area of two acres, in locations where analysis of residential population, rural population or recreation visitor demand demonstrates that such facilities are required.

B. Permitted Uses. Retail business or service such as grocery, fruit or vegetable stores, bakeries, drug stores, barber and beauty shops, florists, clothes cleaning and laundry pickup stations, laundromats, variety stores and the like. Business, professional and medical offices. Restaurants, cafes and cocktail lounges subject to obtaining a use permit for the sale of liquor, beer or other alcoholic beverages by the glass, or for consumption on the premises. Social halls, lodges, fraternal organizations, and clubs.

C. Accessory Uses. Accessory uses and buildings customarily appurtenant to a permitted use, such as incidental storage facilities. Living quarters when accessory to the principal permitted use.

D. Conditional Uses. Auto service stations, freestanding signs, signs which pertain only to a permitted use on the premises which do not project above the highest point of the roofs, which are integral with the building or attached flat against the buildings or suspend entirely beneath the canopy of the building. The aggregate area of said sign shall not exceed one square foot for each one linear foot of building frontage. Moving signs, flashing or oscillating lights are prohibited. Illumination of signs shall not be permitted when said uses are not open for business.

• E. Height Limitations. No main building shall exceed 40 feet, and no accessory building 15 feet.

F. Minimum Area, Width and Open Space. 12,000 square feet when connected to an approved public water system and sewerage system; 24,000 square feet when connected to an approved public water system and individual sewage disposal system; one acre when an individual private well and an individual sewage disposal system are used.

G. Minimum Yards. Front yard, 10 feet; side yards, none, except when abutting a residential zone, then not less than that required for the abutting residential zone; rear yard, 10 feet, except when abutting a residential zone, then not less than 20 feet.

H. Parking and Loading. In accordance with residential zones, plus any additional as per a schedule to be developed pertinent to other uses. Parking and loading facilities shall not be located in the required front yard area.

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

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I. Other Required Conditions. All uses shall be conducted within a completely enclosed building, except for service stations, off-street parking and loading facilities in any part of a CN zone, directly across the street from any residential zone, no parking or loading facilities shall be located within the required front yard. Goods for sale shall consist primarily of new merchandise and shall be sold at retail on the premises. Not more than three persons shall be engaged in the fabrication, repair, and other processing of goods in any establishment. (Ord. 409, eff. 7/5/73; Prior code §§ 86145 – 86154)

A. Purpose and Intent. To stabilize, improve and protect the community business districts of the county. The CC designation shall only be applied in the general location of such centers either in urban areas or as designated in the general plan.

B. Permitted Uses. Permitted uses are as follows: Stores, shops and offices supplying commodities and performing services, such as department stores, grocery stores, furniture stores, specialty shops, banks and other financial institutions, business offices, personal services, antique shops, artists’ supply stores, restaurants, cocktail lounges, theatres, and similar enterprises; provided, that such enterprises are conducted within a completely enclosed building; business and technical schools, schools and studios for art, music, dance and photography, commercial parking lots, hotels, motels, motor hotels, sales and service of new and used cars, mobilehomes and boats, automobile service stations, public and quasi-public uses appropriate to the community business district, including communications equipment buildings, bowling alleys, billiard parlors, garages for minor repairs, night clubs, dance halls, skating rinks, laundry, cleaning and dyeing establishments.

C. Accessory Uses. Accessory uses and buildings customarily appurtenant to a permitted use, including outdoor music intended for the enjoyment of business patrons only and not extending past 10:00 p.m. or causing a significant nuisance to surrounding properties. Living quarters when accessory to the principal permitted use.

D. Conditional Uses. Cabinet shops, electrical, plumbing, air conditioning, upholstery, printing and publishing shops, mortuaries, wholesale bakeries and creameries. RV parks, tent camping, concerts and special events involving outdoor music after 10:00 p.m. Drive-in food and refreshments stands where the use is not confined to the enclosed area of the building.

• E. Height Limitation. Two stories or 40 feet.

F. Minimum Area, Width and Open Space. Lot or parcel of not less than 5,000 square feet when connected to an approved public water system and sewerage system; 10,000 square feet when connected to an approved public water system and an individual sewerage system; one acre when an individual private well and individual sewage system are used.

G. Minimum Yards. Front yard, none; side yards, none, except when abutting a residential zone, then not less than that required for the abutting residential zone; rear yard, none, except when abutting a residential zone, then not less than 20 feet.

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

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H. Parking and Loading. In accordance with residential zones, plus any additional as per a schedule to be developed pertinent to other uses. Parking and loading facilities shall not be located in the required front yard area.

I. Other Required Conditions. All uses shall be conducted within a completely enclosed building, except for: service stations; off-street parking and loading facilities; tables, chairs and benches; signs, and display of goods for sale that do not obstruct required areas of accessibility; accessory and conditionally permitted music and special events; tent and RV camping, and other recreational uses appropriate to the area. In any part of a CC zone directly across the street from any residential zone, the parking and loading facilities shall be at least 10 feet from said street, and the buildings and structures at least 20 feet from said street. (Ord. 1065, eff. 12/17/15; Ord. 409, eff. 7/ 5/73; Prior code §§ 86155 – 86164)

A. This zoning district is intended to provide a limited range of commercial locations for highway related retail and tourist services within the Verdi Specific Plan area. Standards will require that locations and areas indicated as “Visitor-Stateline Highway Commercial District” on the Verdi Specific Plan shall conform with the provisions of this district.

• B. Permitted Uses. One single-family residence.

C. Conditional Uses. The following uses shall be subject to a special use permit and include restaurants, food and beverage sales, tourist and souvenir retail sales, visitor information centers, tourist specialty shops, parking areas, directional signs, and one caretaker’s residence as an appurtenant and secondary use of property, animal and veterinary clinics, medical offices.

• D. Site Development Standards.

  1. Maximum building height is one story not exceeding 25 feet. Maximum sign height is 15 feet.

  2. Setbacks shall be as follows: Front shall be 25 feet from property line as measured from the frontage access to the retail use; side shall be 15 feet from property line; rear shall be 30 feet from property line; and if public roads exist adjacent to rear or side lines, setbacks for these areas shall be increased by 10 feet from property line.

  3. All sales, displays and storage shall be conducted within an enclosed building.

  4. Building areas or lot coverage shall be limited to 40 percent for lots of 10 acres or less and 20 percent for lots exceeding 10 acres.

  5. Maximum building coverage is 10,000 square feet.

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

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6. Signs are limited to identification of products, sales or service provided on the premises on which the sign is located. Signs shall be limited to a cumulative total of 80 square feet, with the maximum single sign square footage being 32 square feet.

7. Off-street parking, loading, lighting, walls/fences, points of ingress and egress, internal circulation, site landscaping, residential and street screening, architectural design, and other conditions to use and occupancy shall be approved as part of a site plan which is required prior to commencement of any use and prior to issuance of any building permit. This site plan shall be submitted to the Planning Department for review and approval. (Ord. 855, eff. 9/4/97)

A. Purpose. To implement regulations for the use of land and air spaces in airport zones by preventing the creation or establishment of airport hazards and by preventing the destruction and/or impairment of the utility of the airports of the county. This section shall be applied to properties used or planned to be used as airport or related uses and where the imposition of such regulations is necessary to promote the health, safety and general welfare of the users of airports and related uses and the inhabitants of the county and necessary to protect the public investment therein.

• B. Permitted Uses. Include airports, heliports and accessory uses.

• C. Accessory Uses. Include paved runways, taxiways, aprons, and landing strips.

D. Conditional Uses. All uses requiring the issuance of a special permit from the Planning Commission, including, but not limited to, aircraft storage, service, repair and fueling structures; passenger and/or freight loading and unloading structures; airport lighting, aircraft tiedowns; radio, radar and other communication related structures; aircraft or aircraft accessory sales; and residences required for the operation and/or maintenance of the airport.

E. Nonpermitted Uses. Include those uses which occur on land or in airspace, within any airport approach zone, in such a manner as to:

1. Create electrical interference with radio communication between an airport and aircraft in the vicinity;

2. Make it difficult for aircraft pilots to distinguish between airport lighting and any other lighting;

3. Impair pilot and airport visibility in the vicinity of any airport;

4. Otherwise endanger or interfere with the landing, maneuvering or take-off of aircraft.

• F. Height Limitation. The following height limits are established and no structure shall be altered, maintained, or erected in excess of the height limits herein provided:

  1. Horizontal zone: 150 feet.

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

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2. Conical zone: 150 feet at the inner perimeter and increasing in height at a ratio of twenty to one (20:1) glideslope and in no event to exceed 150 feet.

3. Transitional zone: A ratio of seven to one (7:1) commencing at the boundary of the landing area(s) as determined by the Planning Commission.

In addition, residential structures shall be limited to a height of two stories, not exceeding 35 feet. All other structures shall be limited to heights as determined by the Planning Commission in the issuance of a special use permit.

G. Required Conditions. Land use and design criteria including but not limited to minimum acreage, open space, property line setback, parking, loading, access, designation of building sites, signs, and architectural review shall be considered by the Planning Commission and shall appear as conditions to the issuance of any special use permit for any airport related use.

A. Purpose and Intent. The purpose of the industrial (IN) zoning district is to designate areas in the industrial land use district of the general plan that are appropriate for accommodating areas for the production, repairing, distribution and warehousing of goods and equipment that may involve the use or storage of hazardous materials or that may produce visible gases, particulates, steam heat, odor, dust or excessive noise. It is the intent of the IN zoning district to accommodate those uses that are found to be inappropriate in other locations based on the incompatibility with surrounding uses and the potential for greater impacts on the environment.

Also, it is appropriate for accommodating a limited group of business, professional, research and technical, light manufacturing, light industrial, and commercial uses whose operations are clean and quiet and provide an innovative, spacious, and creative design, in a planned setting, with extensive landscaping or open space.

• B. Allowable Land Uses and Permit Requirements.

  1. Permitted uses requiring zoning clearance: none

2. Permitted uses requiring an administrative special use permit: manufacturing clothing, furniture and fixtures, commercial bakeries, printing and publishing facilities, sheet metal shops and vehicle freight terminals, caretaker’s quarters.

3. Permitted uses requiring a special use permit: animal sales yards, feed lots, stockyards, auto body and painting shops, auto wrecking yard, biomass fuel production, cement and asphalt batch plants, contractor equipment yards, canneries, bottling plants, dismantling yards/salvage enterprises, electric generating plants and utility distribution centers, utility storage yards, food processing, fertilizer plants, pellet and presto log manufacturing, hazardous waste management facilities, commercial laundries and dry cleaning, liquefied petroleum and pressurized gas products storage and wholesale, lumber yards, manufacturing chemicals, concrete, plaster, paper products, paving materials, plastics and rubbers, stone products, glass products, metal products, motor vehicles, electrical equipment and food products, sawmill and wood processing plants,

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

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secondary milling and processing uses of timber or sawmill products, outdoor assembly, processing, fabricating, treatment, manufacturing, repairing or packaging of goods, recycling facilities, slaughterhouses and rendering plants. Business parks including the following uses: mini storage facilities; indoor recycling collection; research and development; data processing centers; day care centers; fitness centers; emergency services; janitorial and restaurant supplies; veterinarian services; trade schools; printing and publishing facilities; support uses for primary light industrial – offices, services and retail sales associated with marketing products produced on-site not in excess of 10 percent of the gross area; restaurants, day care centers, recreational facilities and services incidental to and directly supportive of the permitted uses, farm, timber, and mining supplies and services; wholesale lumber and hardware; meat cutting and packing (excluding slaughtering); clothing, electrical or electronic equipment, furniture or cabinet shops, wood- or metal-working products; light machine shops, laundries, indoor warehousing, communications facilities, vehicle storage, nursery or garden supply and services, glass or sign shops. Similar and related uses as determined by the Planning Commission.

C. Site Plan Requirements. A site plan shall be submitted for all development proposals with the IN zoning district. The site plan shall include location and identification of all structures, parking lots, loading areas, driveways, pathways and landscaped areas, design features of landscaping, lighting, signing and proposed fencing or screening. The site plan shall include grading requirements for site development preparation and a comprehensive drainage plan identifying collection and discharge systems.

• D. Architecture and Site Planning. Proposed buildings and structures shall be designed in accordance with the following provisions.

  1. Loading bays and doors: Loading bays and roll-up doors shall not be located on any building face adjacent to a street frontage. Such bays and doors may be located on the side of a building away from a street frontage only where proposed on-site screening and fencing will be adequate to minimize the visibility from the view of any street.

  2. Trash enclosures shall be designed to accommodate all trash receptacles needed on site and shall be surrounded with a solid wall six feet in height and be provided with a solid gate at least five feet in height. Trash enclosures shall not be located within a front setback.

  3. Outdoor lighting of the site shall be restricted to directional lighting for security and safety purposes. This includes but is not limited to lighting of doorways, pathways and parking lots.

  4. An architectural and design plan specifying, but not limited to, building materials, design, colors and other features shall be provided for each application for special use permit and shall be approved by the approving authority.

• E. Development Standards.

  1. Minimum lot size: two acres.

  2. Minimum lot width: 200 feet.

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

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3. Maximum building height: 40 feet. Maximum building height may be increased when project features required as environmental health or safety mitigation measures.

4. Maximum lot coverage: No more than 75 percent of the area of the site shall be covered by buildings, structures, or other impervious surfacing or materials. The remainder of the site shall be permanently maintained as naturally vegetated open space, landscaped areas, drainage retention/detention facilities, and/ or wetland or wildlife preserve areas.

5. Floor area ratio: No more than 50 percent of lot area shall be covered by the buildings, structures or facilities.

6. Minimum yards: Minimum yards shall be measured from the affected property line, right-of-way line, easement line or other recognized official boundary or line. Except for fencing for aesthetic or safety purposes, yards must remain open and clear of any structure from the ground level to sky. Minimum yard setbacks shall be 60 feet for all yards.

7. Landscaping: Sites within the IN zone shall be provided with landscaping which shall be permanently maintained. The project application shall include a proposed landscaping plan illustrating a landscaping theme complementary to the surrounding landscape that shall emphasize native plant species. A minimum of 25 percent of the total area of each project site shall be maintained as open space with an approved landscaping plan.

8. Parking and circulation: On-site parking areas, and vehicular and pedestrian circulation systems shall be designed and provided as follows:

   • a. Location of parking areas: No vehicle parking shall be located adjacent to a street frontage unless adequately screened through landscape design to minimize visual impact to passing traffic.

b. Number of parking spaces required: Proposed uses in the IN zone shall be provided the following number of off-street parking spaces; provided, that a proposed use that is not listed in this subsection shall be provided the number of spaces required for the use determined to be most similar:

• i. Industrial uses: one per 1,500 square feet of floor area or improvements

• ii. Business park: one per 400 square feet

9. Caretaker’s quarters for security personnel: Caretaker’s units shall not be used for employee housing, no separate water or sewer connections from the permitted uses are allowed, the size is limited to 1,200 square feet. The residence cannot be the first use or development on property and must be clearly subordinate and incidental to the permitted uses, in a location that does not detract from the permitted uses and may not provide ancillary retail or commercial uses to the development or public.

10. Signs: Signs shall be limited to one detached sign introducing the business not to exceed 40 square feet in size and six feet in size. Any attached sign must be located below the roof structure. No off-site signs are permitted.

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

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Business parks: Signs shall be limited to one detached sign introducing the businesses located within the business park not to exceed 40 square feet in size and six feet in height and one attached sign for each business located within the park not to exceed 20 square feet in size. An attached sign must be located below the roof structure and the location of the individual attached signs must be uniform throughout the development. No off-site signs are permitted.

11. Hazardous waste business plan and fire protection plan: Operations requiring the use or storage of hazardous or dangerous materials shall prepare a hazardous waste business plan as part of the use permit application. The hazardous waste business plan shall include information on the type(s) of materials, transport, storage, and use during operations of all hazardous materials on site involved in the operation of the business and shall be prepared on an annual basis. The fire protection plan must meet PRC 4290 guidelines and local serving fire agency requirements. If there is no local serving agency, the county shall impose requirements for the protection of life and property as deemed appropriate.

• F. Properties within Industrial Zone.

004-190-033-0 006-020-006-0 016-040-072-0 004-190-036-0 016-040-082-0 016-090-038-0 006-020-004-0 016-040-084-0 012-140-038-0 006-020-005-0 016-040-085-0 018-030-018-0

Thirty acres within the NW Corner of 004-190-092;

One acre within 002-140-009-0 located south of 002-140-046-0 adjacent to Goodyears Creek Road;

Four acres within 004-100-035-0 adjacent to Goodyears Creek Road;

016-040-083-0 except the NW portion within the NE 1/2 of section 13;

30 acres within 016-090-037-0 adjacent to Garbage Pit Road;

10 acres within 018-030-026-0 south and adjacent to Deerwater Airport. (Ord. 917, eff. 1/18/00; Ord. 409, eff. 7/5/ 73; Prior code §§ 86165 – 86172)

A. Purpose and Intent. The BP combining district is designated to provide areas in the industrial land use district of the county general plan that are appropriate for accommodating a limited group of business, public, professional, research, light manufacturing, and commercial uses whose operations are clean and quiet, providing an innovative, spacious and creative design within a planned setting, with landscaping. The intent of the district is to provide employment oriented uses with performance standards precluding any uses which include outdoor manufacturing or storage or which create noise, fumes, gases, dust, particulates, heat, glare, or other obnoxious

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

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elements. Standards are to be customized to each individual development with consideration given to requiring minimal wastewater generation, minimal use of hazardous materials, and a minimum of disturbance to the natural setting. It is not the intent of the district to accommodate residential developments, housing of any nature, or single-use developments which can be more appropriately located within other land use or zoning districts.

B. Permitted Uses. The following uses are permitted within the district; those uses where there is no storage or disposal of hazardous materials or the storage and disposal of hazardous materials occurs at an approved off-site facility: professional offices, research and development facilities, warehousing including storage and distribution, small-scale manufacturing and fabrication of wood or metal products, repair services, paper products, car wash, day care center, recreation and fitness centers, recycle stations, food service, laundries, business support services, handcraft industries, glass products, stone or concrete products, clothing services, commercial or retail services primarily for employees of the permitted use including coffee shops, cafeterias, administrative and sales offices, merchandise showrooms, tire shops, sign and electrical component assembly or service, bottling plants, farm or timber supplies, mining supplies, and other uses determined to be similar in character as provided in this chapter.

C. Conditional Uses. The following uses are permitted with the issuance of a special use permit; storage and disposal of hazardous materials on site through an approved treatment method: vehicle storage, card lock fuel stations, printing and publishing, vehicle or transit terminal, mini storage, veterinary services, meat cutting or packing, fruit or vegetable packing and processing, public utility uses, communication towers or facilities, sawmill or similar processing plant, medical labs, dental labs, storage of oil or other petroleum products for commercial purposes, storage of explosives, and other uses determined to be similar in character as provided in this chapter.

l, mini storage, veterinary services, meat cutting or packing, fruit or vegetable packing and processing, public utility uses, communication towers or facilities, sawmill or similar processing plant, medical labs, dental labs, storage of oil or other petroleum products for commercial purposes, storage of explosives, and other uses determined to be similar in character as provided in this chapter.

D. Prohibited Uses. The following uses are prohibited from the district including those uses that use and/or store extremely hazardous materials listed as part of Section 302 of the Emergency Planning and Community Right-toKnow Act: animal raising and keeping, residential or caretaker uses, employee housing, junk yards, outdoor storage, salvage enterprises or auto wrecking yards, uses generating hazardous wastes, tanneries, refining of petroleum products, rendering plants, mobile structures, single purpose developments or solely retail uses that would be more appropriate in other land use or zoning districts and other uses determined to be similar in character as provided in this chapter.

E. Determination of Similar or Equivalent Uses. The Planning Director may identify uses that are similar in character to those uses identified as permitted, conditional, or prohibited if it is found that:

1. The proposed use is consistent with the goals, objectives, and policies of the general plan; and

2. The proposed use will meet the purpose and intent of the BP zoning district; and

3. The proposed use will share characteristics common with those listed in the BP zoning district and will not be of greater intensity, density, or generate more environmental impact than the uses listed within the district as permitted, conditional, or prohibited.

The Planning Director may forward the question about equivalent use directly to the Planning Commission for determination at a public hearing.

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

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F. Business Operation Plan Required. The improvement of property for a new business, a new business within an improved property or an expansion of an existing business as authorized in this chapter shall require the submittal of a business operation plan, which contains sufficient project information including owner and operator of business, description of business, a detailed site plan, hazardous waste business plan, evidence of meeting the Northern Sierra Air Quality Management District’s requirements for business operations and evidence of meeting the regional water quality control board requirements. The business operation plan shall be updated to reflect any change in ownership or operator or operation of the established business.

• G. Parcel Minimum Standards.

  1. Minimum parcel size is one half acre;

  2. Maximum building height allowed is 40 feet;

  3. Lot coverage shall be no more than 60 percent (includes structures, overhangs and canopies, impervious surfaces including but not limited to driveways, decks, walkways);

  4. Minimum building size shall be 1,500 square feet;

5. Minimum parcel width is 60 feet;

   6. Minimum setbacks shall be as follows and shall be measured from the property line and any easement line, whichever is the greatest distance:

      • a. Front yard: 30 feet from property line;

      • b. Side yard: 20 feet from property line;

      • c. Rear yard: 30 feet from property line.

H. Site Development Standards. All uses within the BP zoning district shall conform to the following development standards:

1. All uses (excepting vehicle parking, loading zones, signs, and landscaping) including sales, displays, and storage shall be conducted within an enclosed building.

2. Hours of operation are unrestricted except that uses which generate sound which is audible from off site shall be limited to the hours of 7:00 a.m. to 10:00 p.m. and in all cases, uses and noise generation shall comply with the noise element of the general plan.

3. Off-street parking shall be provided on the basis of three spaces for every two employees and handicap parking shall be provided as required by the Planning Director. Each use that depends upon deliveries shall have a loading space that is off street and that is unobtrusive to surrounding uses. A parking layout shall be submitted as part of the required site plan/business plan for review and approval of the Planning Department.

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

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4. All parking areas and access roads shall be paved. Landscaping shall be established and maintained by the property owner or assigned manager within the front and side yard areas. Landscaping may be live or inert; however, any grading scars or other disturbed areas shall be adequately restored.

5. Site development shall be designed to accommodate truck delivery vehicles, and other like maneuvers of vehicles to avoid the need for backing maneuvers and to prohibit entering any road serving the business park.

6. Loading bays and doors shall not be located on any building face adjacent to any street frontage. Such bays may be located on the side of a building and away from a street frontage only where on-site screening and fencing will be adequate to minimize the visibility from the view of any street.

7. Trash and waste enclosures shall be designed and located to accommodate all trash receptacles needed on site and shall be within a solid enclosure with a solid gate or access point and in no case shall these enclosures be located within any front setback.

8. Lighting shall be directional in nature to provide safe access for employees and visitors and for security and safety. Open, nondirectional site lighting is prohibited.

9. Signs shall be attached to a building and shall not extend above the eave of any building. Signs shall be limited to two signs containing no more than 80 square feet of aggregate area. Lighting of signs shall be directional only. A street location sign may also be erected at the point of entry to the property; provided, that the sign may also not be higher than six feet and shall not exceed eight square feet.

e attached to a building and shall not extend above the eave of any building. Signs shall be limited to two signs containing no more than 80 square feet of aggregate area. Lighting of signs shall be directional only. A street location sign may also be erected at the point of entry to the property; provided, that the sign may also not be higher than six feet and shall not exceed eight square feet.

10. Utility services to any structure shall be provided by underground service except for surface-mounted pedestals, fire hydrants, and street lighting.

11. Stacks, baghouses, and filter systems that are part of environmental mitigation are allowed but must be screened from view from any street.

12. Architectural features are intended to ensure attractive, well-designed structure while recognizing their basic industrial nature. Proper site screening promoted over architectural design themes and all construction shall be subject to an administrative design review and shall include but not be limited to construction materials being new and earth colors; fencing shall be solid and limited to six feet in height; roof-mounted equipment shall be screened by architectural features from the view of abutting streets; A-grade equipment located on the ground and adjacent to a building shall be screened from the view of surrounding properties or street by a fence, solid wall or landscaping. The main elements of the business park site design should include emphasis on main building entry and landscaping; placement of buildings to provide plazas and courtyards; screening of work areas and equipment; prohibition of outdoor storage; convenient access, visitors parking and on-site circulation; service areas located at side or rear of buildings; and easily identifiable site access. Undesirable elements of design include large blank and unarticulated wall surfaces, exposed block walls, false front materials requiring high levels of maintenance, mirror window glazing, and reflective materials. (Ord. 950, eff. 1/2/04)

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

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A. Purpose and Intent. The A1-160 zone is established to protect and preserve land that is most suited to agricultural use and other uses compatible therewith. It is intended that this district be utilized in conjunction with appropriate state and federal legislation to preserve and protect agricultural pursuits from encroachment by industrial, commercial and residential use.

B. Permitted Uses. General farming including all types of crop and tree farming, commercial livestock, animal husbandry, and poultry farms. All animals shall be cared for in a manner that does not create a public health problem, a public nuisance or interfere with the public welfare of surrounding properties. Single-family residences and accessory buildings. Public utility distribution facilities, but not including major transmission facilities.

C. Conditional Uses. A mobilehome used as a single-family dwelling, airports and heliports, animal clinics and livestock hospitals, any type of nonagricultural enterprise, campgrounds, cemeteries, churches, kennels, packing plants for agricultural crops, community centers and grange halls, country clubs, golf courses, educational institutions, farm equipment sales and service, feed lot operations, mining, quarrying, extraction of rock, sand, gravel or similar material for the reclamation thereof, museums, public utility buildings and uses. Upon proper findings by the Planning Commission other uses similar to those enumerated and consistent with the purpose and intent of the open space and conservation element of the general plan and compatible with the A1 zone.

D. Nonpermitted Uses. All uses which are not consistent with the open space and conservation element and purpose and intent of the A1 zone.

• E. Property Development Standards. Lot area 160 acres.

F. Population Density. One residence per 160 acres except where cluster type development providing 160 acres per unit is approved by the Planning Commission.

G. Height Limitation. No building may exceed two stories or 35 feet in height, whichever is less, excepting nondwelling structures.

H. Minimum Yards. Front yard, 60 feet as measured from the centerline of abutting street; side and rear yard, none; all setbacks must meet the county building code. (Ord. 428, eff. 9/19/74; Ord. 409, eff. 7/5/73; Prior code §§ 86173 – 86181)

A. Purpose and Intent. The GF zone is established to promote development in Sierra County which is compatible with and preserves the natural environment and will provide for the long run maintenance of natural resources.

B. Permitted Uses. Growing and harvesting of agricultural and forest products, grazing of livestock, single-family residences and accessory buildings. Public utility distribution facilities but not including major transmission facilities.

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

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C. Conditional Uses. A mobilehome used as a single-family dwelling, public parks and recreation uses, reservoir for water storage, public utility buildings and uses, camping and picnic areas, private country clubs, golf courses, guest ranches, riding stables, mines, quarries, gravel pits, sawmills, summer home tracts, mobilehome parks, travel trailer parks, recreational trailer parks, airports and heliports. Upon proper findings by the Planning Commission other uses similar to those enumerated and consistent with the purpose and intent of the open space and conservation element of the general plan and compatible with the purpose and intent of the GF zone.

D. Property Development Standards. Lot area, 640 acres.

E. Population Density. One residence per 640 acres except where cluster type development has been approved by the Planning Commission.

F. Height Limitation. No building may exceed two stories or 35 feet in height, whichever is less excepting nondwelling structures.

G. Minimum Yards. Front, side and rear yard, 60 feet as measured from the centerline of abutting streets.

H. Lake, Reservoir or Stream Setback. The area within 100 feet of the high water line of any lake, reservoir, river or stream shall be maintained clear of any buildings, structures, or sewerage facilities, except for boat docks and boathouses. (Ord. 428, eff. 9/19/74; Ord. 409, eff. 7/5/73; Prior code §§ 86182 – 86190)

A. Purpose and Intent. The forest recreation district is established to protect, enhance, and provide suitable lowintensity commercial uses in the general forest areas of the county. This district recognizes tourism as a major industry and preservation of our natural forests as a major resource to this industry. This district is intended to encourage attractive development compatible with adjacent land uses.

B. Conditional Uses. All uses subject to the issuance of a use permit and shall include resort hotels, motels, recreational cabins, picnic areas, riding stables, riding and hiking trails, private parks, required single-family dwellings, public parks, public campgrounds, golf courses, restaurants, small stores, gift shops, organizational clubs and lodges, and upon proper findings by the Planning Commission and Board of Supervisors, other uses similar to those enumerated and consistent with the purpose and intent of this section shall be permitted.

• C. Height Limitation. Two-story building, not to exceed 35 feet.

D. Minimum Yards. Front yard, setback of 50 feet from centerline of local street; side yard, setback of 10 feet; rear yard, setback of 20 feet.

E. Parking. One off-street garage, carport, or parking space per dwelling unit. (Ord. 423, eff. 7/7/74; Prior code § 86190.1 – 86190.6)

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

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A. Purpose and Intent. To provide for and encourage low-density intermediate lot sizes for single-family homes in a semi-rural setting in an orderly fashion around existing communities within the county.

B. Permitted Uses. Shall include one-family dwelling, private automobile garage and/or carport, and accessory structures which are customarily appurtenant to the primary use of residential.

• C. Conditional Uses. Shall include one single-family dwelling consistent with the county “second unit ordinance.”

D. Nonpermitted Uses. Shall include all uses which are not consistent with the purpose and intent of the rural residential zoning district, the open space and conservation element of the general plan, and the seismic safety element of the county general plan and the keeping or raising of exotic, poisonous, or endangered species of animals.

E. Property Development Standards. One single-family residence per parcel and minimum parcel size shall be one acre.

• F. Height Limitations. Structures shall not exceed two stories in height and shall not exceed 35 feet.

G. Minimum Yard Areas Required. Minimum yard and setbacks from property lines for all structures shall be: front yard shall be 60 feet as measured from the centerline of any front-abutting road or 35 feet from the front property line, whichever is greatest; side yard shall be 15 feet from property lines; rear yard shall be 30 feet from property lines. Corner lots shall maintain property line setbacks of 30 feet for all property lines.

H. Parking Requirements. Each parcel shall maintain one garage, carport, or off-street automobile parking space per single-family dwelling unit.

I. Household and Nonhousehold Animals. The keeping of household animals (dogs, cats, guinea pigs, hamsters, pot belly pigs, rabbits, birds, fish and similar types of animals) readily classifiable as being customarily incidental and accessory to the permitted residential use shall be permitted without restriction. Any and all structures appurtenant to the keeping of household or nonhousehold animals shall meet yard setback requirements of this zone. The keeping of household and nonhousehold animals shall not include any commercial or retail use associated with the keeping of said animals. The keeping of animals, household or nonhousehold, associated with a school, 4-H Club, Future Farmers of America, or similar organization shall be permitted and shall not be considered a retail or commercial use. (Ord. 843, eff. 10/31/96; Ord. 428, eff. 9/19/74; Ord. 423, eff. 7/7/74; Prior code § 86190.10 – 86190.18)

See Ord. 978 for additional properties included in the RR-1 zoning district.

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

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A. Purpose and Intent. To provide for and encourage low-density intermediate lot sizes for single-family homes in a semi-rural setting in an orderly fashion around existing communities within the county. It is intended that this zone be applicable to those areas zoned CE community expansion districts at or near population centers.

• B. Permitted Uses. Single-family homes, accessory buildings and uses.

• C. Conditional Uses. Schools, public service structures, libraries, temporary real estate offices, cemeteries, golf courses, stables, kennels for raising and/or boarding of animals.

• D. Nonpermitted Uses. All uses which are not consistent with any adopted general or specific plan.

• E. Property Development Standards.

  1. Density: one single-family residence per one and one-half gross acres;

  2. Lot size: one and one-half net acres;

  3. Height: two-story building not exceeding 35 feet;

  4. Yards: front yard, 30 feet; side yard, 15 feet; rear yard, 30 feet; and for corner lots, all setbacks shall be 30 feet. Setbacks shall be measured from property lines.

• F. Parking. Two off-street parking spaces per single-family residence.

• G. Special Requirements. Special requirements shall be as follows:

  1. Any vehicles and/or travel trailers, camp trailers or the like shall be stored within enclosed structures or in the rear yard area.

  2. Any raising and/or boarding of poultry, swine, hoofed animals, domesticated birds or small mammals, or other animals not considered as household pets shall only be allowed upon issuance of a permit issued in accordance with a resolution of the Board of Supervisors. (Ord. 624, eff. 5/18/82)

A. Purpose and Intent. To provide for and encourage low-density intermediate lot sizes for single-family homes in a semi-rural setting in an orderly fashion around existing communities within the county. It is intended that this zone be applicable to those areas zoned CE community expansion districts at or near population centers.

B. Conditional Uses. A mobilehome used as a single-family dwelling. All uses are subject to the issuance of a use permit. Conditional uses include one single-family dwelling and any accessory structures customarily appurtenant to the primary use and subject to special requirements.

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

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C. Nonpermitted Uses. All uses which are not consistent with the purpose and intent of the RR and CE zones, the open space and conservation element, and the seismic safety element.

• D. Property Development Standards. One residence per two acres.

• E. Population Density. One single-family dwelling per two acres except where cluster type development has been approved by the Planning Commission.

• F. Height Limitation. Two-story building not to exceed 35 feet.

• G. Minimum Yards. Front yards, 60 feet as measured from the centerline of any abutting roads; side and rear yards, 30 feet; corner lots, front, side, and rear yards, 60 feet.

• H. Parking. One garage, carport, or off-street parking space per dwelling unit. (Ord. 428, eff. 9/19/74; Ord. 423, eff. 7/7/74; Prior code § 86190.20 – 86190.28)

A. Purpose and Intent. To provide for and encourage low-density intermediate lot sizes for single-family homes in a semi-rural setting in an orderly fashion around existing communities within the county. It is intended that this zone be applicable to those areas zoned CE community expansion districts at or near population centers.

• B. Permitted Uses. Single-family homes, accessory buildings and uses.

C. Conditional Uses. Schools, public service structures, libraries, temporary real estate offices, cemeteries, golf courses, stables, kennels for raising and/or boarding of animals.

• D. Nonpermitted Uses. All uses which are not consistent with any adopted general or specific plan.

• E. Property Development Standards.

  1. Density: one single-family residence per 2.5 gross acres;

  2. Lot size: two and one-half net acres;

  3. Height: two-and-one-half story building not exceeding 35 feet;

  4. Yards: front yard, 30 feet; side yard, 15 feet; rear yard, 30 feet; and for corner lots, all setbacks shall be 30 feet. Setbacks shall be measured from property lines.

• F. Parking. Two off-street parking spaces per single-family residence.

• G. Special Requirements. Special requirements shall be as follows:

  1. Any vehicles and/or travel trailers, camp trailers or the like shall be stored within enclosed structures or in the rear yard area.

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

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2. Any raising and boarding of poultry, swine, hoofed animals, domesticated birds or small animals, or other animals not considered as household pets shall only be allowed upon issuance of a permit issued in accordance with a resolution of the Board of Supervisors. (Ord. 624, eff. 5/18/82)

A. Purpose and Intent. To provide for and encourage low-density intermediate lot sizes for single-family homes in a semi-rural setting in an orderly fashion around existing communities within the county. It is intended that this zone be applicable to those areas zoned CE community expansion districts at or near population centers.

B. Conditional Uses. A mobilehome used as a single-family dwelling. All uses are subject to the issuance of a use permit. Conditional uses include one single-family dwelling and any accessory structures customarily appurtenant to the primary use and subject to special requirements.

• C. Nonpermitted Uses. All uses which are not consistent with the purpose and intent of the RR and CE zones, the open space and conservation element, and the seismic safety element.

• D. Property Development Standards. One residence per four acres.

• E. Population Density. One single-family dwelling per four acres except where cluster type development has been approved by the Planning Commission.

• F. Height Limitation. Two-story building not to exceed 35 feet.

G. Minimum Yards. Front yards, 60 feet as measured from the centerline of any abutting roads; side and rear yards, 30 feet; corner lots, front, side, and rear yards, 60 feet.

• H. Parking. One garage, carport, or off-street parking space per dwelling unit. (Ord. 428, eff. 9/19/74; Ord. 423, eff. 7/7/74; Prior code § 86190.30 – 86190.38)

A. Purpose and Intent. To provide for and encourage low-density intermediate lot sizes for single-family homes in semi-rural setting in an orderly fashion around existing communities within the county. It is intended that this zone be applicable to those areas zoned CE community expansion districts at or near population centers.

B. Conditional Uses. A mobilehome used as a single-family dwelling. All uses are subject to the issuance of a use permit. Conditional uses include one single-family dwelling and any accessory structures customarily appurtenant to the primary use and subject to special requirements.

C. Nonpermitted Uses. All uses which are not consistent with the purpose and intent of the RR and CE zones, the open space and conservation element, and the seismic safety element.

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

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• D. Property Development Standards. One residence per five acres.

• E. Population Density. One single-family dwelling per five acres except where cluster type development has been approved by the Planning Commission.

• F. Height Limitation. Two-story building not to exceed 35 feet.

• G. Minimum Yards. Front yards, 60 feet as measured from the centerline of any abutting roads; side and rear yards, 30 feet; corner lots, front, side, and rear yards, 60 feet.

H. Parking. One garage, carport, or off-street parking space per dwelling unit. (Ord. 428, eff. 9/19/74; Ord. 423, eff. 7/7/74; Prior code § 86190.40 – 86190.48)

See Ordinance 984 for further changes.

A. Purpose and Intent. To provide for and encourage low-density intermediate lot sizes for single-family homes in a semi-rural setting in an orderly fashion around existing communities within the county. It is intended that this zone be applicable to those areas zoned CE community expansion district at or near population centers.

B. Permitted Uses. Single-family homes, accessory buildings and uses, guest houses for noncommercial use, orchards, kennels for boarding and/or raising of household pets.

C. Conditional Uses. Schools, public service structures, libraries, temporary real estate offices, cemeteries, golf courses, stables.

• D. Nonpermitted Uses. All uses which are not consistent with any adopted general or specific plan.

• E. Property Development Standards.

  1. Density: one single-family residence per 10 gross acres;

  2. Lot size: 10 net acres;

  3. Height: two-and-one-half-story building not exceeding 35 feet;

  4. Yards: yard setbacks shall be 60 feet on all sides.

• F. Parking. Two off-street parking spaces per single-family residence.

• G. Special Requirements. Special requirements shall be as follows:

  1. Any vehicles and/or travel trailers, camp trailers or the like shall be stored within enclosed structures or in the rear yard area.

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

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2. Any raising and boarding of poultry, swine, hoofed animals, domesticated birds or small mammals, or other animals not considered as household pets shall only be allowed upon issuance of a permit issued in accordance with a resolution of the Board of Supervisors. (Ord. 624, eff. 5/18/82)

A. Purpose and Intent. To provide for and encourage low-intensity large lot developments for single-family homes in an orderly fashion in the applicable open areas of the county which are particularly suited to such uses. It is intended that this zone be applicable in the A1 agricultural and GF general forest districts within the county. This district recognizes the need to protect and enhance our natural forests and agricultural lands.

B. Conditional Uses. A mobilehome used as a single-family dwelling. All uses are subject to the issuance of a use permit and include one single-family dwelling and accessory structures customarily appurtenant to the primary use and subject to special requirements.

C. Nonpermitted Uses. All uses which are not consistent with the purpose and intent of the OS, A1, and GF districts, open space and conservation element and the seismic safety element.

• D. Property Development Standards. One residence per 20 acres.

• E. Population Density. One single-family residence per 20 acres except where cluster type development has been approved by the Planning Commission.

• F. Height Limitation. Two-story building not to exceed 35 feet.

• G. Minimum Yards. Front yard, 100 feet as measured from the centerline of abutting roads; side and rear yards, 60 feet; corner lots, front, rear and side yards, 100 feet.

H. Parking. One garage, carport, or off-street parking space per dwelling unit. (Ord. 428, eff. 9/19/74; Ord. 423, eff. 7/7/74; Prior code § 86190.50–86190.58)

See Ordinance 984 for further changes.

A. Purpose and Intent. To provide for and encourage low-intensity large lot developments for single-family homes in an orderly fashion in the applicable open areas of the county which are particularly suited to such uses. It is intended that this zone be applicable in the A1 agricultural and GF general forest districts within the county. This district recognizes the need to protect and enhance our natural forests and agricultural lands.

B. Conditional Uses. A mobilehome used as a single-family dwelling. All uses are subject to the issuance of a use permit and include one single-family dwelling and accessory structures customarily appurtenant to the primary use and subject to special requirements.

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

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C. Nonpermitted Uses. All uses which are not consistent with the purpose and intent of the OS, A1 and GF districts, open space and conservation element and the seismic safety element.

• D. Property Development Standards. One residence per 40 acres.

• E. Population Density. One single-family residence per 40 acres except where cluster type development has been approved by the Planning Commission.

• F. Height Limitation. Two-story building not to exceed 35 feet.

• G. Minimum Yards. Front yard, 100 feet as measured from the centerline of abutting roads; side and rear yards, 60 feet; corner lots, front, rear, and side yards, 100 feet.

H. Parking. One garage, carport, or off-street parking space per dwelling unit. (Ord. 428, eff. 9/19/74; Ord. 423, eff. 7/7/74; Prior code § 86190.60 – 86190.68)

A. Purpose and Intent. To provide for and encourage low-intensity large lot developments for single-family homes in an orderly fashion in the applicable open areas of the county which are particularly suited to such uses. It is intended that this zone be applicable in the A1 agricultural and GF general forest districts within the county. This district recognizes the need to protect and enhance our natural forests and agricultural lands.

B. Conditional Uses. A mobilehome used as a single-family dwelling. All uses are subject to the issuance of a use permit and include one single-family dwelling and accessory structures customarily appurtenant to the primary use and subject to special requirements.

C. Nonpermitted Uses. All uses which are not consistent with the purpose and intent of the OS, A1, and GF districts, open space and conservation element and the seismic safety element.

• D. Property Development Standards. One residence per 60 acres.

• E. Population Density. One single-family residence per 60 acres except where cluster type development has been approved by the Planning Commission.

• F. Height Limitation. Two-story building not to exceed 35 feet.

• G. Minimum Yards. Front yard, 100 feet as measured from the centerline of abutting roads; side and rear yards, 60 feet; corner lots, front, rear, and side yards, 100 feet.

• H. Parking. One garage, carport, or off-street parking space per dwelling unit. (Ord. 428, eff. 9/19/74; Ord. 423, eff. 7/7/74; Prior code § 86190.70 – 86190.78)

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

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A. Purpose and Intent. To provide for and encourage low-intensity large lot developments for single-family homes in an orderly fashion in the applicable open areas of the county which are particularly suited to such uses. It is intended that this zone be applicable in the A1 agricultural and GF general forest districts within the county. This district recognizes the need to protect and enhance our natural forests and agricultural lands.

B. Conditional Uses. A mobilehome used as a single-family dwelling. All uses are subject to the issuance of a use permit and include one single-family dwelling and accessory structures customarily appurtenant to the primary use and subject to special requirements.

C. Nonpermitted Uses. All uses which are not consistent with the purpose and intent of the OS, A1 and GF districts, open space and conservation element and the seismic safety element.

• D. Property Development Standards. One residence per 80 acres.

E. Population Density. One single-family residence per 80 acres except where cluster type development has been approved by the Planning Commission.

• F. Height Limitation. Two-story building not to exceed 35 feet.

G. Minimum Yards. Front yard, 100 feet as measured from the centerline of abutting roads; side and rear yards, 60 feet; corner lots, front, side and rear yards, 100 feet.

H. Parking. One garage, carport, or off-street parking space per dwelling unit. (Ord. 428, eff. 9/19/74; Ord. 423, eff. 7/7/74; Prior code § 86190.80 – 86190.88)

A. Purpose and Intent. To provide for and encourage low-intensity large lot developments for single-family homes in an orderly fashion in the applicable open areas of the county which are particularly suited to such uses. It is intended that this zone be applicable in the A1 agricultural and GF general forest districts within the county. This district recognizes the need to protect and enhance our natural forests and agricultural lands.

B. Conditional Uses. A mobilehome used as a single-family dwelling. All uses are subject to the issuance of a use permit and include one single-family dwelling and accessory structures customarily appurtenant to the primary use and subject to special requirements.

C. Nonpermitted Uses. All uses which are not consistent with the purpose and intent of the OS, A1, and G1 districts, open space and conservation element and the seismic safety element.

• D. Property Development Standards. One residence per 160 acres.

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

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E. Population Density. One single-family residence per 160 acres except where cluster type development has been approved by the Planning Commission.

• F. Height Limitation. Two-story building not to exceed 35 feet.

• G. Minimum Yards. Front yard, 100 feet as measured from the centerline of abutting roads; side and rear yards, 60 feet; corner lots, front, side, and rear yards, 100 feet.

• H. Parking. One garage, carport, or off-street parking space per dwelling unit. (Ord. 428, eff. 9/19/74; Ord. 423, eff. 7/7/74; Prior code § 86190.90 – 86190.98)

A. Purpose. To protect the scenic qualities of public highways designated a scenic highway by the state of California and/or the Board of Supervisors. To protect the recreational, social and economic values derived from the protection and enhancement of the scenic qualities of the county for the benefit of residents and visitors. It is intended that this zone be an overlay zone, and that its provisions shall modify and supplement provisions of the basic underlying zone to assure the inclusion of compatible uses and structures and perpetuation of scenic highway corridors. Further, it is intended that if any regulations specified in this zone are more restrictive than the regulations of the zone overlaid, the regulations of the SC or SH zone shall govern.

B. Permitted Uses. Any use permitted in the underlying zone, except off-site signs, subject to the same conditions and restrictions applicable in such underlying zone and to all requirements and regulations of this zone. All uses shall be conducted entirely within enclosed buildings except agriculture, off-street parking and loading, trailer courts and camps, camping and picnicking facilities, outdoor theatres, and similar uses which are of an open land use type.

C. Conditional Uses. Any use permitted in the underlying zone by any type of use permit; provided, that the Planning Commission, or in the event of an appeal, the Board of Supervisors, determines that such use is consistent with the intent and purpose of the SC or SH zone. A directional panel, not to exceed 32 square feet in area, giving motorists directional information to three or more enterprises, and so located that it is not readable by a person of normal visual acuity from the right-of-way of any scenic highway.

D. Signs.

1. For signs pertaining to uses conducted on the same premises the following restrictions shall be applied in addition to all conditions and restrictions contained in the regulations governing the underlying zone. If the restrictions of the underlying zone are greater they shall apply.

2. The aggregate area of all signs on each lot or parcel shall not exceed 80 square feet, and no single sign shall exceed 40 square feet.

3. One freestanding sign may be erected on each lot or parcel and not to exceed a height of 25 feet.

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

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4. Signs attached to buildings shall not project more than 16 inches from any wall, nor above the parapet or eaves of the building to which attached. No sign visible from the right-of-way of any scenic highway shall display any flashing or intermittent lights, or be animated or appear to be animated.

5. Signs advertising the sale, lease or rental of the use on the lot or parcel or of the lot or parcel shall not exceed an aggregate area of 20 square feet.

• E. Sign Defined.

1. “Sign” means any metal, wood, paper, cloth, plastic, paint, material, structure or part thereof, device or other thing whatsoever which is located upon, placed, erected, constructed, posted, painted, tacked, nailed, glued, stuck, carved, fastened or affixed to any building or structure, on the outside or inside of a window or on any awning, canopy, marquee or similar appendage, or on the ground or on any tree, wall, bush, rock, post, fence or any other thing whatsoever in such manner as to be visible out-of-doors and which displays or includes any numeral, letter, word, model, banner, emblem, insignia, symbol, device, light, illuminated device, trademark, or other representation used as, or in the nature of, an announcement, advertisement, attention arrester, direction, warning, or designation of any person, firm, group, organization, place, commodity, product, service, business, profession, enterprise, or industry. Sign shall include any portable sign.

2. Sign shall not mean any directional, warning or informational sign required or authorized by law which is erected by federal, state, county or municipal officials; nor any official notices, issued by a court or public body or office and posted in the performance of a public duty; nor danger signs, railroad crossing signs and signs of public service companies indicating danger and aids to service or safety; nor house number, no trespassing, no parking and similar warning signs.

3. The term off-site sign shall mean any sign as herein defined that does not refer to a use or uses conducted on the same premises, except that signs offering premises for sale, lease or rent shall not be considered off-site signs.

F. Grading. No grading, removal or deposit of natural materials for which a grading permit is required shall take place on any lot or parcel in the SC or SH zone except by a grading permit in connection with a building permit issued for construction which conforms to the provisions of this chapter; or by a grading permit not in connection with construction that is issued with the concurrence of the Planning Commission; or if no grading permit is required, by an application to do minor grading which has been approved by the Planning Commission. The following activities are exempt from the requirements of this section:

1. Tilling or preparation of land for agricultural purposes;

2. Minor excavation or placement of natural materials, incidental to the planting of trees, shrubs, and other plant materials, and to the installation of minor structural features not requiring a grading permit such as fences, walls, walkways, patios and similar elements customarily accessory to permitted use, provided such excavation or placement of materials does not alter the general overall topographical configuration of the land.

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

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G. Site Plans Required. Prior to the issuance of any building permit or commencement of any construction of any building or structure, except one- and two-family dwellings and structures appurtenant thereto which meet all requirements of this zone, a site plan of the proposed development shall be reviewed and approved by the Planning Commission. Applications for site plan approval shall be accompanied by such maps, plans, drawings, and sketches as necessary to show:

1. Boundaries and existing topography of the property and adjoining or nearby streets;

2. Location and height of all existing buildings and structures, stands of trees and specimen trees, and the proposed disposition or use thereof;

3. Location, heights, and proposed use of all proposed structures, including walls, fences, and freestanding signs, and location and extent of individual building sites;

4. Location and dimensions of ingress and egress points, interior roads and driveways, parking areas, and pedestrian walkways;

5. Location and proposed treatment of important drainageways;

6. Proposed grading and removal or placement of natural materials, including finished topography of the site;

7. Proposed landscaping plan.

H. Review of Site Plan by Planning Commission. The Planning Commission shall review applications for site plan approval and in carrying out such review, the Commission shall consider, but not be limited to, the following criteria:

1. All elements of the proposed development shall be consistent with the intent and all requirements of the SC or SH zone.

2. Buildings and structures shall be so designed and located on the site as to create a generally attractive appearance and a harmonious relationship with surrounding development and the natural environment.

3. Buildings, structures and plant materials shall be so constructed, installed or planted so as not to unnecessarily obstruct scenic views visible from the scenic highway.

4. Potentially unsightly features shall be located so as to be inconspicuous from the scenic highway or effectively screened from view by planting and/or fences, walls or grading.

5. Insofar as feasible, natural topography, vegetation and scenic features of the site shall be retained and incorporated into the proposed development.

6. Any grading or earth-moving operation in connection with the proposed development shall be planned and executed so as to blend with the existing terrain both on and adjacent to the site, and vegetation cover shall be provided to hide scars on the land resulting from such operations.

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

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7. Upon completion of its review, the Planning Commission shall approve, conditionally approve or disapprove a site plan.

8. No building permit shall be issued, except for a one- and two-family dwelling or structure appurtenant thereto, for the construction of any building or structure in the SC or SH zone except pursuant to a site plan which has been approved by the Planning Commission.

9. The Planning Commission may waive the requirements of this section when it finds that the provisions of this zone have been or will be fulfilled by the conditions of a special use permit or by other means.

10. Upon request of the applicant, modification of an approved site plan may be made by the Planning Commission if it finds that the modification is consistent with the intent and the requirements of the SC or SH zone.

11. Any approval of a site plan shall expire within one year of such approval except where construction and/ or use in reliance on such site plan has commenced prior to its expiration. If construction and/or use in reliance thereupon has not commenced within the one-year period, said period may be extended by the Planning Commission at any time prior to the original expiration date.

I. The following uses shall not be permitted within any scenic corridor or scenic highway zoning district shown on the official county zoning maps: overnight occupancy by any person or persons in any campsite, tent, vehicle, or trailer except within those areas officially designated as federal campgrounds or areas designated by special use permit issued by Sierra County.

Any violation of this chapter is punishable as an infraction pursuant to SCC 1.16.030. (Ord. 572, eff. 2/19/80; Ord. 409, eff. 7/5/73; Prior code §§ 86192 – 86199)

• A. Purpose.

1. Establishment. The -FP overlay zoning district is established in order to combine with and modify the base zoning district for the property. All of the provisions of the base zoning district will continue to apply, except as modified by the provisions of this section. The -FP overlay zoning district shall be applied to any portion of property located in unincorporated Sierra County within the special flood hazard area (100-year floodplain) as mapped by the Federal Emergency Management Agency (FEMA).

2. Purpose and Intent. The -FP overlay zoning district shall be applied to property to implement the goals and policies of the county general plan to assure adequate protection of people and property from flooding and flood-related hazards.

B. Uses Regulated.

1. Permitted Uses. The following uses are allowed in the floodplain overlay district:

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

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• a. Maintenance, remodeling and repair of existing structures and facilities provided there is no expansion of the existing footprint of the applicable structure.

b. Temporary (duration of 12 months or less) and/or nonstructural uses allowed in the base zoning district, and any applicable overlay district, when the activity in question would not have a significant effect on neighboring property in the event of a flood.

• c. Maintenance, repair, or replacement of existing on-site waste disposal systems on an existing parcel. When a replacement is being proposed, such replacement shall meet applicable water resource setbacks.

2. Conditionally Permitted Uses.

a. All uses not otherwise specified herein as permitted or prohibited shall be permitted only upon issuance of a conditional use permit processed in compliance with SCC 20.05.140, subsection (C) of this section; and shall meet all requirements of SCC Title 32, Floodplains.

3. Prohibited Uses.

   • a. Any uses prohibited in the underlying zoning district.

   • b. Construction of new schools, hospitals, or public safety buildings.

• C. Procedures.

1. Site Plans Required. Prior to the issuance of any building permit or commencement of any construction of any building or structure within the -FP overlay zone, a site plan of the proposed development shall be submitted for approval by Sierra County meeting the requirements set forth in SCC 15.12.060(F)(1).

2. Site Plan Review and Approval by Planning and Building Department.

a. For development on land that is within the floodplain overlay zoning district, the Planning and Building Department shall approve the proposed site plan and issue grading and building permits if all of the following conditions are met:

• i. The proposed site plan meets the requirements established under SCC 15.12.060(F)(1); and

• ii. The proposed project is permitted in the base district; and

iii. The proposed project is permitted in any applicable overlay zoning districts including the floodplain overlay district; and

iv. The proposed project is consistent with the Sierra County general plan, zoning code, and building code; and

• v. The proposed project meets the requirements of SCC 15.12.060; and

• vi. The proposed project meets the requirements of SCC Title 32.

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

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b. Any determination by the Planning Director approving or rejecting a proposed site plan required by this section may be appealed to the Planning Commission in accordance with SCC 20.05.130.

3. Site Plan Review and Approval by Planning Commission.

a. When approval is required by the Planning Commission, either for a conditional use permit in an overlay district or on appeal of a decision by the Planning Department, the application shall include a site plan review by the Planning Commission. The site plan shall be accompanied by such maps, plans, drawings, and sketches as necessary to show those details defined in SCC 15.12.060(F)(1).

b. The Planning Commission may approve, conditionally approve, or deny the project application following its review in accordance with the standards set forth in subsection (C)(4) of this section.

4. Findings. In addition to the requirements of this title, the Planning Commission shall not issue a permit for any use or development regulated by this title unless it finds that:

   • a. The proposed development avoids or reduces impacts to the floodplain to the extent feasible.

   • b. The proposed development avoids or reduces impacts to riparian vegetation, riparian habitat, and/ or wetlands to the extent feasible.

   • c. The proposed development or use complies with the requirements of Title 32 (Floodplains).

   • d. The proposed development or use complies with the requirements of this title and the stream overlay zone.

   • e. Approval of the proposed development is consistent with the Sierra County general plan, zoning code, and building code.

   • f. Approval of the proposed development is consistent with the applicable policies and regulations of the Sierra County grading regulations, Chapter 12.08 SCC.

g. The proposed development does not result in any new development located within an adopted regulatory floodway, and does not adversely affect the carrying capacity of areas where base flood elevations have been determined but a floodway has not been designated. This means that the cumulative effects of the proposed development when combined with all other existing and anticipated development will not increase the water surface elevation of the base flood more than one foot at any point.

• h. The proposed development will be compatible with the proximate land use pattern.

i. The proposed use will not impair the function and/or viability of water resources, water quality, and wildlife habitat and movement along regulated water resources. (Ord. 1045, eff. 6/6/13; Ord. 1042, eff. 10/17/12)

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

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Title 15 Zoning | Sierra County Code

• A. Purpose.

1. Establishment. The stream zone -SZ overlay zoning district is established in order to combine with and modify the base zoning district for any property to which this overlay district is applied. All of the provisions of the base zoning district will continue to apply, except as modified by the provisions of this section. The -SZ overlay zoning district shall be applied to any portion mapped in the Sierra County general plan countywide land use maps found on pages 1-35 and 1-36 and all areas located within community core or influence areas on the individual community land use maps and designated as a “stream zone” special treatment area (STA); and shall also include “meadows” as defined in Chapter 15.08 SCC.

2. Purpose and Intent. The -SZ overlay zoning district shall be applied to property to implement the goals and policies of the county general plan to assure adequate protection of riparian resources. These zones are along streams where retention of native vegetation, natural contours, and low erosion and sedimentation rates are desired.

• B. Uses Regulated.

  1. Permitted Uses. The following uses are allowed in the stream zone overlay district:

a. Preservation of natural resources including, but not limited to: preservation of plant and animal life, including habitat for fish and wildlife species; ecologic and other scientific study purposes; rivers, streams, and estuaries; lake shores, banks of rivers and streams, and watershed lands.

• b. Recharge of groundwater basins, marshes, rivers and streams.

c. Low-intensity outdoor recreation, including scenic, historic and cultural areas; low-intensity park and recreation purposes, including access to lake shores, and rivers and streams; and links between major recreation and open-space reservations, including utility easements, banks of rivers and streams, trails, and scenic highway corridors.

d. Management for public health and safety, including, but not limited to, areas which require special management or regulation because of hazardous or special conditions such as earthquake fault zones, unstable soil areas, floodplains, watersheds, areas presenting high fire risks, areas required for the protection of water quality and water reservoirs and areas required for the protection and enhancement of air quality.

e. Dredging under a valid permit issued by the Department of Fish and Game or other state or federal agency having jurisdiction.

• f. Maintenance and repair of existing structures and facilities.

• g. Remodeling without expansion of the existing footprint.

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• h. New septic systems on existing legal lots with approval by the County Environmental Health Department, where there is no suitable alternative area on the same lot.

• i. Private driveways meeting minimum firesafe standards under PRC 4290, footbridges, utility

crossings, and retaining walls not over four feet in height, provided the proposed development does not involve any physical alteration of a watercourse.

• j. Wells and pump facilities including a well-house not exceeding 64 square feet in size.

• k. Grazing.

l. Any nonstructural uses allowed in the base zoning district when it can be conclusively demonstrated that the activity in question would not have a significant effect on the stream overlay zone.

• m. Residences and other structures consistent with the county general plan land use designation.

2. Conditionally Permitted Uses. All uses allowed in the underlying base district not otherwise specified herein as permitted or prohibited shall be permitted only upon issuance of a conditional use permit.

3. Prohibited Uses. The following uses are prohibited:

   • a. Removal of native vegetation except when done in conjunction with a permitted or conditionally permitted use.

b. Installation of new or expansion of existing sewage disposal facilities, except in cases where there is no suitable area on the same lot, and with approval by the County Environmental Health Department.

• c. Industrial uses.

• d. Storage and/or disposal of hazardous materials.

• C. Procedures.

1. Site Plans Required. Prior to the issuance of any building permit or commencement of any construction of any building or structure within the -SZ overlay zone, a site plan of the proposed development shall be submitted for approval by Sierra County meeting the requirements of SCC 15.12.060(F)(1).

2. Site Plan Review and Approval by Planning and Building Department.

a. For development on land that is within the stream zone overlay district, the Planning and Building Department shall approve the proposed site plan and issue grading and building permits if all of the following conditions are met:

• i. The proposed site plan meets the requirements established under SCC 15.12.060(F)(1); and

• ii. The proposed project is permitted in the base district; and

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iii. The proposed project is permitted in any applicable overlay zoning districts, including the stream zone overlay district; and

• iv. The proposed development is consistent with the Sierra County general plan, zoning code, and building code; and

• v. The proposed project meets the requirements of SCC 15.12.060.

b. Any determination by the Planning Director approving or rejecting a proposed site plan may be appealed to the Planning Commission in accordance with SCC 20.05.130.

3. Site Plan Review and Approval by Planning Commission.

a. When approval is required by the Planning Commission, either for a conditional use permit in this district or on appeal of a decision by the Planning Department, the application shall include a site plan review by the Planning Commission. The site plan shall be accompanied by such maps, plans, drawings, and sketches as necessary to show those details defined in SCC 15.12.060(F)(1).

b. The Planning Commission may approve, conditionally approve, or deny the project application following its review in accordance with subsection (C)(4) of this section.

4. Findings. The Planning Commission shall consider the request for a conditional use permit at a public hearing. Upon completion of its review, the Planning Commission shall approve, conditionally approve, or deny the request. The Planning Commission may approve or conditionally approve the request only if all of the following findings are made:

• a. Approval of the proposed development is consistent with the Sierra County general plan, zoning code, and building code.

b. Approval of the proposed development is consistent with the applicable policies and regulations of the Sierra County grading regulations, Chapter 12.08 SCC.

• c. The proposed development will be compatible with the proximate land use pattern.

• d. The proposed use will not impair the function and/or viability of water resources, water quality, and wildlife habitat and movement along regulated water resources.

• e. The proposed development has considered retention of native vegetation and natural contours.

• f. Best management practices (BMPs) to reduce erosion and sedimentation rates are incorporated into the project.

g. The proposed development prevents significant impacts on riparian and aquatic habitat unless the development occurs on existing legal lots where there is no alternative space available.

• h. The proposed development does not occur in a “meadow” as defined in Chapter 15.08 SCC.

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• i. The development satisfies the requirements of SCC 15.12.060. (Ord. 1042, eff. 10/17/12)

• A. Purpose.

1. Establishment. The open space zoning district is established to implement the open space designation of the Sierra County general plan. The OS zoning district shall be applied to any portion of property identified on the countywide land use maps in the Sierra County general plan as open space found on pages 1-35 and 1-36 and also those areas identified as open space within the community core and influence areas on the individual community land use maps and shall also include all areas along streams and rivers which are identified as floodplains outside of community areas.

2. Purpose and Intent. The OS zoning district shall be applied to property to implement the goals and policies of the county general plan to preserve, protect, and provide for the management of sensitive areas and resources which are identified in the Sierra County general plan as having particular value to the county.

• B. Uses Regulated.

  1. Permitted Uses. The following uses are allowed in the open space district:

     • a. Preservation of natural resources including, but not limited to, preservation of plant and animal life, including habitat for fish and wildlife species; ecologic and other scientific study purposes; rivers, streams, and estuaries; lake shores, banks of rivers and streams, and watershed lands.

     • b. Recharge of groundwater basins, marshes, rivers and streams.

c. Low-intensity outdoor recreation, including scenic, historic and cultural areas; low-intensity park and recreation purposes, including access to lake shores, and rivers and streams; and links between major recreation and open-space reservations, including utility easements, banks of rivers and streams, trails, and scenic highway corridors.

d. Management for public health and safety, including, but not limited to, areas which require special management or regulation because of hazardous or special conditions such as earthquake fault zones, unstable soil areas, floodplains, watersheds, areas presenting high fire risks, areas required for the protection of water quality and water reservoirs and areas required for the protection and enhancement of air quality.

e. Dredging under a valid permit issued by the Department of Fish and Game or other state or federal agency having jurisdiction.

• f. Maintenance and repair of existing structures and facilities, including septic systems.

• g. Remodeling without expansion of the existing footprint of the existing structure.

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  - h. New septic systems on existing legal lots with approval by the County Environmental Health Department, where there is no suitable alternative area on the same lot. 

  - i. Retaining walls and landscape walls less than four feet in height. 

  - j. Grazing. 

  - k. Temporary roads, bridges and culvert crossings associated with agricultural and timber operations. 

2. Conditional Uses.

• a. All new structures, including barns, unless the proposed use is prohibited in this district.

  - b. Sand and gravel operations. 
  
  - c. New roads, bridges, and utility crossings. 
  
  - d. Power poles and other utility facilities subject to county jurisdiction. 
  

  3. Prohibited Uses.

     • a. Residences.

     • b. Commercial uses.

     • c. Industrial uses.

     • d. Storage and/or disposal of hazardous materials.

     • e. Signs.

• C. Procedures.

1. Site Plans Required. Prior to the issuance of any building permit or commencement of any construction of any building or structure within the OS zone, a site plan of the proposed development shall be submitted for approval by Sierra County. Applications for site plan approval shall be accompanied by such maps, plans, drawings, and sketches as necessary to show:

• a. The parcel boundaries;

b. The proposed site layout, including proposed buildings and structures, sewage disposal facilities, grading, paving, and drainage facilities;

c. Existing buildings, structures, and sewage disposal facilities on the project site and each adjacent parcel within 100 feet;

• d. The limits of the 100-year floodplain within the site;

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e. The high water line of all lakes, ponds, reservoirs, intermittent streams, and/or perennial streams within and adjacent to the site;

• f. The required setbacks from the high water line as established under SCC 15.12.060(C);

• g. Natural features within the project site, including topography, riparian vegetation and wetlands;

• h. Best management practices that will be implemented with the project to control erosion and sedimentation; and

• i. Any applicable overlay zones.

2. Site Plan Review and Approval by Planning and Building Department.

   • a. For development on land that is within the open space zoning district, the Planning and Building Department shall approve the proposed site plan and issue grading and building permits if all of the following conditions are met:

     • i. The proposed site plan meets the requirements established under subsection (C)(1) of this section; and

ii. The proposed development is consistent with the Sierra County general plan, zoning code, and building code.

b. Any determination by the Planning Director approving or rejecting a proposed site plan may be appealed to the Planning Commission in accordance with SCC 20.05.130.

3. Site Plan Review and Approval by Planning Commission.

a. When approval is required by the Planning Commission, either for a conditional use permit or on appeal of a decision by the Planning Department, the application shall include a site plan review by the Planning Commission. The site plan shall be accompanied by such maps, plans, drawings, and sketches as necessary to show those details defined in subsection (C)(1) of this section.

b. The Planning Commission may approve, conditionally approve, or deny the project application following its review in accordance with subsection (C)(4) of this section.

4. Findings. The Planning Commission shall not issue a permit for any use or development regulated by this title unless it finds that:

a. Approval of the proposed development is consistent with the Sierra County general plan and zoning code.

b. Approval of the proposed development is consistent with the applicable policies and regulations of the Sierra County grading regulations, Chapter 12.08 SCC.

• c. The proposed development will be compatible with the proximate land use pattern.

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• d. The proposed use will not impair the function and/or viability of water resources, water quality, and wildlife habitat and movement along regulated water resources.

• e. The proposed development considers protection of the underlying resource. (Ord. 1042, eff. 10/17/

A. Purpose. This zone classification is intended to be applied on parcels of not less than two acres and which, in the opinion of the Planning Commission, are suitable for the proposed development for which detailed development plans have been submitted and approved.

• B. Procedure.

1. Application for the establishment of a PD zone shall be made by owners of all property to be contained therein, and shall include an application for a zone change and an application for a use permit for all proposed developments within the zone. The use permit application shall be considered concurrently with the zoning request, and must be approved concurrently with establishment of the zone.

   2. When such a zone has been established it shall be designated on the official zone map by the symbol PD and by an identifying serial number immediately following the letters PD. Such identifying serial numbers shall refer to the precise plans for the particular PD zone.

   3. Minor revisions in any such use permit may be approved by the Planning Commission; provided, that changes proposed in PD zone plans which are determined by the Planning Commission to be substantial changes may only be processed as new rezoning applications.

• C. Contents of Application. An application for a PD zone and use permit shall include the following:

  1. Topography of the land and contour intervals as required by the Planning Commission;

  2. Proposed access, traffic and pedestrian ways, easements and lot design;

  3. Areas proposed to be dedicated or reserved for open space, parks, parkways, playgrounds, school sites, quasi-public or public buildings and other such uses;

  4. Areas proposed for commercial uses, off-street parking and loading, multiple and single-family dwellings, and all other uses proposed to be established within the zone;

  5. Proposed locations of buildings on the land, including all dimensions necessary to indicate size of structure, setbacks and yard areas;

  6. Proposed landscaping, fencing and screening;

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7. The Planning Commission may require detailed elevations, construction, improvements, utility and drainage plans, geologic, soil, slope, vegetative cover, water resource and water rights, sewerage analysis, impact analysis, schedule of development and occupation of development, and any other information it deems necessary to adequately consider the proposed development and to insure that environment and ecology of the area is protected.

D. Principal Permitted Uses. Any use or combination of uses which are so arranged and/or designed as to result in an overall development which is found to be in conformity with standards, intent and purposes of the general plan.

E. Height, Area, Lot and Yard Requirements. All uses shall conform to the height, area, lot and yard requirements normally required for such uses except where the total development will be improved by a deviation from these standards. In all cases each structure and use must conform to the precise development plan which is a part of the approved use permit.

F. Other Required Conditions. The proposed planned development shall provide economic design and location of public and private utilities and community facilities and insure adequate standards of design, construction, and planning a safe and efficient system for pedestrian and vehicular traffic. The Planning Commission may apply additional conditions to the granting of the required use permit to insure compliance with the intent and purpose of the general plan and purpose of this zone and this title.

G. Designated Parcels. The following properties are zoned PD or PD-SP. Reference to the “Ordinance #” following the property identification is to the number of the ordinance as adopted by the Board of Supervisors providing for the zoning of the property.

Assessor parcels 013-110-126-0; 013-110-127-0; 013-110-128-0; 013-110-129-0. (Ord. 932, eff. 4/25/02; Ord. 409, eff. 7/5/73; Prior code §§ 86200 – 86206)

A. Definition. The X overlay zoning district is established as a zoning designation that is combined with and modifies the base-zoning district for the property. The X overlay is to be used in combination with a base zoning district and when so used, all of the provisions of the base zoning district will continue to apply, except as modified by the provisions of this section, providing for the X overlay zone.

B. Purpose and Intent. The X overlay zoning district shall be applied to property as necessary to implement the goals and policies of the county general plan to assure that land areas outside the community core and community influence boundaries are protected and maintained for natural resource industry growth and enhancement; for the protection of the county’s rural lifestyle; and to protect environmental quality and mitigate identified environmental impacts resulting from potential land divisions and other forms of development. The X overlay zoning district designation may also be applied to property within community core and community influence areas of the county general plan.

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C. Permitted and Conditional Uses. All uses permitted and all uses which are conditional within the underlying or base zoning district and any development standards applying to the subject property shall remain in effect for property within the X overlay zoning district except as otherwise provided in this section.

• D. Special Conditions. The following special conditions shall apply to all property designated X overlay zoning district:

  1. All property within the X overlay zoning district shall not be further divided.

  2. Any requested rezoning from the X overlay zoning district shall not be approved unless the following findings are made:

     • a. It is in the public interest; and

     • b. It is not inconsistent with the county general plan; and

     • c. It will not result in growth inducement or cumulative impacts; and

     • d. It will not result in discontiguous patterns of community development; and

     • e. It will not conflict with the maintenance, operation or viability of natural resource-based industries including timber, agriculture, mining, and recreation.

  3. The uneconomic character of, or any financial hardship with, the existing parcel which is designated as X overlay zoning district shall not by itself be sufficient reason for a rezoning from the X overlay zoning district. (Ord. 895, eff. 3/2/00)

A. Purpose and Intent. To provide for and encourage development in an orderly fashion around the existing communities. It is intended that this zone be an overlay zone, and that its provisions shall modify and supplement the provision of the basic underlying zone. Further, it is intended that this zone be reevaluated to establish an orderly community development pattern.

B. Uses. All those uses and development standards as described by the underlying zone. The provision of Sierra County Ordinance 401 shall remain in effect for those areas described in section one and shall take precedence over the underlying zone for a period of one year.

• C. Property Development Standards. Lot area, 10 acres. (Ord. 409, eff. 7/5/73; Prior code §§ 86207 – 86210)

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A. Purpose. The purpose for establishing the timberland production zone (TPZ) district is to implement the Forest Taxation Reform Act of 1976 and the California Timberland Productivity Act of 1982 by administering the zone to maintain the optimum amount of the limited supply of timberland to ensure its current and continued availability for the growing and harvesting of timber and compatible uses; to discourage premature or unnecessary conversion of timberland to urban or other uses; to discourage expansion of urban services into timberland; and, to encourage investment in timberlands based upon reasonable expectation of harvest.

B. Definitions. For the purpose of the timberland production zone the following words shall have the respective meaning ascribed to them:

“Act” means the Forest Taxation Reform Act of 1976 and the California Timberland Productivity Act of 1982.

“Anniversary date” means the date on which timberland was initially zoned by the county as a timberland production zone pursuant to Cal. Gov’t. Code §§ 51112 and 51113.

“Board” means the Board of Supervisors.

“Commission” means the Planning Commission.

“Compatible use” is any use which does not significantly detract from the use of the property for, or inhibit, growing and harvesting timber.

“Contiguous” means two or more parcels of land that are adjoining or neighboring or are sufficiently near to each other as determined by the Board to be manageable forest unit.

“Mined lands” means the surface, subsurface and groundwater of an area where surface mining operations will be, are being or have been conducted, including all accessory access roads, land excavations, workings, mining wastes, and areas where structures, facilities and surface mining equipment, machines, tools, or other materials or property are located.

“Nonconforming use” means any use within a timberland production zone which lawfully existed on the effective date of zoning established pursuant to Cal. Gov’t. Code §§ 51112 and 51113 and continuing since that time which is not a compatible use.

“Permitted uses” are the uses which are allowed in the timberland production zone as of right without the necessity for issuance of a special use permit.

“Reclamation” means the process of land treatment that minimizes and mitigates otherwise unavoidable or existing water degradation, air pollution, damage to aquatic or wildlife habitat, flooding, erosion and other adverse effects from surface or underground mining operations, including adverse surface effects incidental to underground mines so that mined lands are reclaimed and restored to a useable condition readily adaptable for alternate land uses and that will constitute no danger to public health or safety. The process may extend to affected lands surrounding mined lands and may require backfilling, grading, resoiling, revegetation, soil compaction, stabilization or other measures.

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“Recreation” means the use of land by the public with or without charge for any of the following: environmental studies or educational uses, walking, hiking, skiing, picnicking, camping, swimming, snowmobiling, horseback riding, pack trains, shooting, boating, fishing, hunting, or other outdoor games or sports.

“Run-of-the-river hydroelectric project” means all facilities appurtenant to its development and operation including generation facilities, power transmission system, access roads, conduits, diversions, penstocks and tail races.

“Surface mining operation” means all or any part of the process involved in the mining of minerals or construction materials on mined lands by removing overburden and mining directly from the mineral deposits, open pit mining of minerals naturally exposed, mined by the auger method, dredging and quarrying, or surface work incidental to an underground mine. In addition, surface mining operations include but are not limited to:

1. In-place distillation restoring or leaching;

2. The production and disposal of mining wastes;

3. Prospecting and exploratory activities;

4. Extractions of natural materials for building constructions and so forth.

“Timber” means trees of any species maintained for eventual harvest for forest products purposes, whether planted, stocked or of natural growth, standing or down, on privately or publicly owned land, including Christmas trees, but excluding nursery stock.

“Timberland” means land privately owned or land acquired for state forest purposes which is devoted to and used for growing and harvesting timber or for growing and harvesting timber and compatible uses and which is capable of growing an average annual volume of wood fiber of at least 15 cubic feet per acre.

“Timberland production zone” or “TPZ” means timberland as defined which has been zoned pursuant to Cal. Gov’t. Code §§ 51112 and 51113 and is devoted to and used for growing and harvesting of timber or for growing and harvesting of timber and compatible uses.

C. Compatible Uses. A compatible use is any use which does not significantly detract from the use of the property for, or inhibit, growing and harvesting of timber, and shall include, but not be limited to, any of the following, unless in a specific instance such a use would be contrary to the preceding definition of compatible use:

1. Management for watershed not involving the construction of facilities;

2. Management for fish and wildlife habitat for hunting and fishing;

3. A use integrally related to the growing, harvesting and processing of forest products including but not limited to roads, log landings, log storage areas, temporary portable wood processing equipment and fuel wood operations;

4. The erection, construction, alteration or maintenance of gas, electric, water, or communication transmission facilities of public agencies;

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5. Grazing;

6. A residence or other structure necessary for the management of land zoned as timberland production.

• D. Permitted Uses. The following shall be permitted uses so long as such use or uses do not significantly detract from the use of the property for or inhibit growing and harvesting timber:

  1. One single-family dwelling necessary for the management of land zoned as timberland production, including an attached or detached garage, on a legally created parcel consisting of a minimum of 80 acres.

  2. Construction and use of nonhabitable structures for storage of equipment necessary for the management of land zoned as timberland production.

  3. Management of land and forests primarily for the commercial production and harvest of forest products, including grazing, beekeeping, horticulture, tree crops, watershed management, fish and wildlife habitat, and any uses directly incidental to and wholly compatible with the primary uses.

4. Management of land and forests in a manner designated to protect them from fire, insects, disease, or other potential or existing catastrophe.

5. Timber removal, including necessary access roads, log landing and storage areas provided such are constructed and maintained in accordance with the forest practice rules adopted by the State Board of Forestry.

6. Hunting, fishing, camping and other similar recreational uses as defined, not requiring any permanent structures.

7. Temporary or mobile living quarters appurtenant to timber management, said uses only occurring during harvest operations.

8. Minor maintenance, reconditioning, minor alterations and emergency activities, including the maintenance of existing vegetation clearances, of electric, water or communication facilities by public agencies under the jurisdiction of the California Public Utilities Commission.

9. Reforestation projects, projects under the auspices of the California Forest Improvement Program (CFIP), or other like local, state, or federal reforestation project or environmental enhancement program.

10. Conservation easements, wildlife preserves, wildlife management areas, and like uses and improvements.

11. Erosion control projects.

12. Equestrian uses including horseback riding, trails, corrals, and temporary boarding not involving permanent structures.

13. Weather, stream, and other hydrological data collection stations.

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14. Excavations or grading for the exclusive purpose of obtaining materials for roadbed construction and maintenance conducted in connection with timber operation or forest management on land owned by the same person or entity, and transported no further than counties bordering or immediately adjacent to Sierra County. Limited to excavation and grading that is conducted adjacent to timber operation or forest management roads and shall not apply to on-site excavation or grading that occurs within 100 feet of a class one watercourse or 75 feet of a class two watercourse, or to excavation for materials that are, or have been, sold for commercial purposes. Permitted only if slope stability and erosion are controlled in accordance with subdivision (f) of California Code of Regulations Title 14, § 3704 and subdivision (d) of California Code of Regulations Title 14, § 3706 and, upon closure of the site, the person closing the site implements, where necessary, revegetation measures and post-closure uses in consultation with the Department of Forestry and Fire Protection. Subject to the issuance of a grading permit.

• E. Conditional Uses. The following uses shall be allowed only after application and issuance of a special use permit:

  1. Erection, construction, relocation of gas, electric, water, geothermal, oil or other transmission facility including communication transmission facilities and minor utility buildings for private utility companies and excluding individual service drops to a parcel.

2. Run-of-the-river hydroelectric projects including all facilities appurtenant to their development and operation including generation facilities, power transmission systems, access roads, conduits, diversions, penstocks and tail races. Special use permits for this category of project shall be valid for a term not to exceed three years, with extensions of up to five year increments, and extensions may only be granted by the Commission after an inspection of the property by county staff has been conducted to evaluate the compliance of the project with project conditions and to assure that the findings required by subsection (G) of this section continued to be made in the affirmative.

3. Heliports and accessory uses not including any structures.

4. Processing plants and packaging plants for forest products, including the necessary buildings and support facilities.

5. Commercial gas, oil, geothermal, wind, solar, water and other well construction and related facilities.

6. Surface mining operations except as provided in subsection (D)(14) of this section, including but not limited to management, development, and use of mineral resources such as sand, gravel, cinders, rock, ore, minerals and steam in limited areas within a timberland production zone when the areas proposed for use are: (1) not productive timberland; (2) deemed to have been used historically as mined lands as defined herein and due to this historical use, and land and/or area proposed for use is not productive timberland; or (3) a finding can be made that reclamation as defined herein shall ultimately enhance, reclaim and develop the property into productive timberland as defined herein. Special use permits for this category of project shall be valid for a term not to exceed three years, with extensions of up to five year increments and extensions may only be granted by the Commission after an inspection of the property by county staff has

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been conducted to evaluate the compliance of the project with project conditions and to assure that the findings required by subsection (G) of this section continue to be made in the affirmative.

7. Organized camps.

8. Fire stations, information centers, ranger stations, forestry conservation camps, environmental education centers, field stations, and trailhead facilities, including trails.

9. Shooting and target ranges and fishing ponds.

10. Campgrounds, equestrian uses, hunting, fishing, or other forms of recreational use involving the construction of primitive/minor improvements to support the seasonal recreation use which are clearly secondary and incidental to the timberland production uses occurring on the property.

11. Cultural events whether public or private.

12. Ponds.

13. Communication towers.

• F. Special Requirements for a Single-Family Residence. The following development standards shall be required for any single-family residence:

  1. Setbacks for any portion of a structure to all property lines shall be 100 feet.

  2. Height limitation for residential and residential accessory structures shall be 35 feet and not exceeding two stories.

  3. Off-street parking shall be provided for a minimum of two vehicles.

  4. The applicant shall provide evidence satisfactory to the Planning Department of legal and physical access to the proposed building site.

5. Accessory structures associated with a single-family dwelling and attached or detached garage shall be allowed only for a generator, well, vehicles, and any required utility storage and/or protection, and a single equipment storage structure or other like structure deemed consistent with this section by the Sierra County Planning Department. The private garage, if detached, shall not be constructed in advance of the single-family dwelling.

e-family dwelling and attached or detached garage shall be allowed only for a generator, well, vehicles, and any required utility storage and/or protection, and a single equipment storage structure or other like structure deemed consistent with this section by the Sierra County Planning Department. The private garage, if detached, shall not be constructed in advance of the single-family dwelling.

6. A certification executed by the California Department of Forestry and Fire Protection shall accompany any application for a single-family residence attesting to the compliance with any requirements in place for fire protection, clearances, water supply, and access.

G. Findings Required. The following findings shall be required to be made by the Planning Director, the Planning Commission, the Board of Supervisors, or other agency in the issuance of any grant, lease, permit, license or other form of entitlement involving a parcel of land in the timberland production zone:

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1. Such issuance or grant of entitlement shall not significantly detract from the use of the property for or inhibit growing and harvesting of timber.

2. Such issuance or grant of entitlement shall not preclude forest management within the timberland production zone.

3. The issuance or grant of entitlement involves an area which is located and designed to minimize interference with timber harvesting operations and which does not render significant amounts of timber or forest products as inaccessible or unharvestable by virtue of physical impediment or increased costs.

4. The issuance of grant of entitlement involves a use of the parcel which has been located and designed to minimize negative impacts to the removal of timber; has been located and uses existing cleared or openspace areas incidental to forest production.

• H. Minimum Parcel Size and Area.

  1. Parcels in the timberland production zone shall have a minimum acreage of 80 acres.

  2. Parcels zoned as timberland production zone may not be subdivided into parcels of less than 640 acres. Any such action to divide or otherwise modify a parcel zoned timberland production zone shall be in strict conformance with the county general plan.

I. Parcel Qualifications. The following standards are required to be met by parcels being considered for inclusion in the timberland production zone. Persons wishing inclusion of their parcels in the timberland production zone shall demonstrate conformance of their parcels with such standards:

1. The land shall be site quality Class III or higher according to the rating classification of the State Board of Forestry.

2. The land shall meet or exceed minimum parcel size specified by this title.

3. The existing uses shall be compatible, permitted, or conditional uses as set forth in this chapter.

4. The parcel shall meet the timber stocking standards as set forth in Cal. Pub. Res. Code § 4561 and the forest practice rules adopted by the State Board of Forestry for the district in which the parcel is located, or the owner must sign an agreement with the Board to meet such stocking standards and forest practice rules by the fifth anniversary of the signing of such agreement. If the parcel, upon the fifth anniversary of the signing of the agreement, has been determined by the Board not to meet the sticking standards in effect on the date that the agreement was signed, the Board shall immediately rezone the parcel and specify a new zone for the parcel, which is in conformance with the county general plan and whose primary uses are other than timberland.

5. A plan for forest management of the parcel shall be prepared or approved as to content by a registered professional forester. Such plan shall provide for the eventual harvest of timberland within a reasonable period of time as determined by the registered professional forester.

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

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6. The owner of the parcel shall accomplish or be in the process of accomplishing any three of the following:

   • a. Conducted commercial harvesting operations on the property.

   • b. Provide legal and physical access to the property so commercial operations can be carried out.

   • c. Located the boundaries of the property.

   • d. Conducted disease or insect control work on the property.

   • e. Performed thinnings, slash disposal, pruning and other appropriate silvicultural work on the property.

   • f. Developed a fire protection system on the property or has a functioning fire protection plan.

   • g. Provided for erosion control on existing roads and skid trails, and has maintained existing roads.

   • h. Planted a significant portion of the unstocked areas of the parcel.

• J. Application, Application Contents and Hearings. Application forms for inclusion in the timberland production zone shall be provided by the County Planning Department and the following information shall be provided:

  1. List of all owners of record interest in the parcel;

  2. Copies of all deeds and leases affecting the parcel considered for inclusion in the timberland production zone;

  3. Map identifying the boundaries of the property showing topography, vegetative types, site classification, timberland areas and nontimberland areas;

  4. Legal description or County Assessor parcel number of the parcel;

  5. A plan for forest management and all information as outlined in subsection (I) of this section;

  6. Any fees required by resolution or ordinance of the Board.

The Planning Department shall process all applications for inclusion of property in the timberland production zone in compliance with Cal. Gov’t. Code § 51113.

• K. Effect of Zoning and Removal from Zone.

1. Parcels included in timberland production zone shall be zoned for an initial term of 10 years. On the first and each subsequent anniversary date of the initial zoning, one year shall be added to the initial term of 10 years, unless a notice of rezoning is provided in conformance of the Act.

   2. Parcels zoned as timberland production zone shall be restricted as to their use of growing and harvesting of timber and compatible uses. This zoning shall give rise to the presumption that timber

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operations may reasonably be expected to and will occur on the parcel(s). If it is determined by the county that such property is not being managed consistent with this title and/or the Act, the county may initiate proceedings to rezone the property out of timberland production zone.

3. Any rezoning of a parcel from timberland production zone to another zoning district shall be in strict conformance with the county general plan and act.

4. The Board or a landowner may petition for a rezone of property in a timberland production zone which shall become effective 10 years from the date of approval as provided in Cal. Gov’t. Code §§ 51120 and 51121

5. The landowner of property within a timberland production zone may petition for an immediate rezoning of the property as provided in Cal. Gov’t. Code § 51130.

6. Pursuant to Cal. Gov’t. Code § 51142, in the case of approval of an immediate rezoning, the landowner may submit a written application, requesting the waiver of tax recoupment fees and explaining the reasons therefor, to the Board as authorized in county resolution 95-120. The Board upon receiving an application may, if it determines that it is in the public interest, waive all or any portion of the fees.

• L. Records. A notice of timberland production zone status, together with all information required by the Act, shall be filed for record with the County Recorder as provided in Cal. Gov’t. Code § 51117 when land is zoned as timberland production or subsequently rezoned from timberland production zone.

M. Designated Parcels. The following County Assessor parcel numbers (APNs), or portions thereof, are zoned as timberland production zone:

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

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

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

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

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and, a 400-foot corridor described as follows:

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Beginning at a point lying on the east line of said Section 22, bearing North 00"17' West, approximately 1886 feet from the southeast corner of said Section 22, said POINT OF BEGINNING being further described as lying on the southerly line of a four hundred foot wide access corridor as described below;

Thence along said southerly line the following courses:

South 74°32'45" West 69.45 feet; North 85°49'33" West 245.04 feet; North 77°23'28" West 244.55 feet; North 89°07'10" West 252.14 feet; South 86°52'29" West 544.51 feet; South 76°37'46" West 220.79 feet; North 81°33'32" West 295.19 feet; South 89°15'05" West 235.21 feet; North 62°12'47" West 256.37 feet; South 69°31'25" West 236.24 feet; South 71°44'43" West 276.56 feet; South 86°33'54" West 243.99 feet; North 86°46'05" West 243.47 feet; North 72°24'59" West 130.15 feet; North 60°11'28" West 114.17 feet; South 51°33'08" West 174.54 feet; South 50°50'54" West 207.63 feet; South 57°23'30" West 253.04 feet; South 73°52'54" West 215.45 feet; South 83°02'10" West 308.64 feet; South 88°27'28" West 130.13 feet; North 52°43'36" West 150.88 feet; North 32°04'30" West 253.31 feet; North 70°12'41" West 609.55 feet; North 49°37'45" West 96.82 feet; North 68°18'02" West 112.56 feet; North 77°40'47" West 84.50 feet; South 56°54'09" West 349.64 feet; South 79°02'59" West 220.20 feet; South 59°49'29" West 581.49 feet; South 72°06'54" West 259.73 feet; South 68°44'10" West 175.86 feet; South 83°37'57" West 280.25 feet; North 74°16'38" West 867.55 feet; North 74°07'19" West 289.54 feet; North 64°41'29" West 221.42 feet; North 81°40'38" West 331.48 feet; North 72°14'43" West 55.17 feet; North 86°36'59" West 160.36 feet; North 75°32'25" West 251.04 feet; North 44°40'42" West 118.86 feet; North 47°10'11" West 133.49 feet; North 66°31'54" West 151.47 feet; North 87°01'57" West 81.73 feet;

South 79°13'07" West 337.38 feet to the west line of said Section 21:

Thence North 01°20'23" East along said west line 409.12 feet to the northerly line of said 400-foot wide access corridor;

Thence along said northerly line in the following courses:

North 79°13'07" East 299.69 feet; South 87°01'57" East 202.29 feet; South 66°31'54" East 292.04 feet; South 47°10'11" East 210.43 feet; South 75°32'25" East 101.84 feet; South 86°36'59" East 172.01 feet; South 72°14'43" East 72.60 feet; South 81°40'38" East 358.21 feet; South 64°41'29" East 248.16 feet; South 74°27'43" East 244.62 feet; North 83°37'57" East 150.55 feet; North 68°44'10" East 135.36 feet; North 72°06'54" East 228.46 feet; North 59°49'29" East 606.17 feet; North 79°02'59" East 209.66 feet; North 56°54'09" East 438.75 feet; South 77°40'47" East 284.71 feet; South 68°18'02" East 211.13 feet; South 66°20'01" East 788.87 feet; South 32°04'30" East 231.93 feet; South 83°02'10" West 204.86 feet; North 73°52'24" East 125.46 feet; North 57°23'30" East 172.24 feet; North 50°50'54" East 187.22 feet; North 51°33'08" East 448.11 feet; South 60°11'28" East 343.04 feet; South 72°24'59" East 36.95 feet; South 86°46'05" East 169.81 feet; North 86°33'54" East 168.67 feet; North 71°44'43" East 216.79 feet; North 69°31'25" East 407.77 feet; South 62°12'47" East 333.85 feet; North 89°12'05" East 165.64 feet; South 81°33'32" East 250.27 feet; North 76°37'46" East 179.60 feet; North 86°52'59" East 394.36 feet; South 89°07'10" East 307.19 feet; South 77°23'28" East 256.14 feet; South 85°49'33" East 146.35 feet;

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North 74°32'45" East 96.01 feet; North 66°00'04" East 13.39 feet to said east line of Section 22; Thence South 00'17" West along said east line, 416.51 feet to said POINT OF BEGINNING.

The basis of bearings for this description is an assumed bearing of North 00'17" West for said east line of section 22, as digitized from the U.S.G.S. quadrangle map of this area.

And, the following portion of APN 018-030-005: The East one-half (E-1/2) of the Northeast one-quarter (NE-1/4) of Section 17, Township 20 North, Range 15 East, Mount Diablo Meridian, containing approximately 80 acres.

And, the following portion of APN 018-030-006: All of Section 16, Township 20 North, Range 15 East, Mount Diablo Meridian, EXCEPTING the following described lands: (1) The Northeast one-quarter (NE-1/4) of the Southwest onequarter (SW-1/4); (2) The North one-half (N-1/2) of the Southeast one-quarter (SE-1/4); and (3) Eighteen (18) acres within the East one-half (E-1/2) of the Northeast one-quarter (NE-1/4) of said Section 16. The lands rezoned to Timber Production Zone (TPZ) within Section 16 contain approximately 482 acres. (Ord. 1144 § 1, eff. 4/16/26; Ord. 1066, eff. 12/17/15; Ord. 1031, eff. 1/20/11; Ord. 1030, eff. 1/20/11; Ord. 981, eff. 10/19/06; Ord. 974, eff. 6/1/06; Ord. 959, eff. 6/30/04; Ord. 933, eff. 6/5/02; Ord. 919, eff. 7/4/01; Ord. 914, eff. 10/19/00; Ord. 874, eff. 12/17/98; Ord. 873, eff. 12/31/99; Ord. 782, eff. 5/1/92; Ord. 640, eff. 12/28/82; Ord. 603, eff. 2/17/81; Ord. 586, eff. 8/19/80; Ord. 522, eff. 2/7/78; Ord. 518, eff. 2/2/78; Ord. 500, eff. 7/7/77; Ord. 488, eff. 3/3/77; Ord. 487, eff. 3/3/77; Prior code § 15.12.310)

A. Purpose. The SP site performance combining district is established to provide specialized consideration of unique or sensitive areas and/or to allow the refinement and tailoring of specific use standards and regulations for property when the county determines that general provisions and regulations do not address all of the issues that may arise affecting the development and use of the property. When added to a base zoning district, the standards established in the SP combining district may require more or less restrictive regulations than those contained elsewhere in this chapter. Except as noted, allowed uses within the base district are also allowed within each applicable combining district subject to approval of the same land use permit and level of review.

B. Establishment of SP Regulations.

1. The SP district shall provide for the use of land and/or structures and establish all other conditions in accordance with the specific ordinance establishing the SP zone district for the affected property or land area. The ordinance shall have the ability to establish the permitted uses of the land; provided, that the land use under the SP district is not less restrictive than the base zoning district. The ordinance may also establish site development standards, public service and utility requirements, and size and height limitations. Establishment of the SP combining district for any property shall be by adoption of a zoning ordinance for property which shows by the inclusion on the zoning district map of the SP designation following the designation of the base zoning district; for example “CC-SP” would reflect the establishment of the community commercial-site performance zoning for property.

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2. Refinements or limitations to uses or standards established by the ordinance enacting the SP district shall be reflected by either stating the more restrictive types of uses(s), site development standards, such as setback, open space restrictions and/or other requirements, etc., as part of the adopting ordinance or, by appending to the ordinance a copy of the specific site development plan, reflecting the applicable refinements or limitations.

3. The SP district shall be designated on the zoning district map following the underlying base zoning district by the symbol “-SP,” and the adopting ordinance number in parentheses. Example: A rezoning from the AG district to include the SP district would be “AG-SP (#99-99).”

4. Notwithstanding any other provision of this chapter, when a SP combining district is applied to property that is within the PD planned development base zoning district, a use permit shall not be required for property zoned PD, as the planned use of the property, and/or special considerations and restrictions for the use of the property may be developed and applied through use of the SP combining district.

anding any other provision of this chapter, when a SP combining district is applied to property that is within the PD planned development base zoning district, a use permit shall not be required for property zoned PD, as the planned use of the property, and/or special considerations and restrictions for the use of the property may be developed and applied through use of the SP combining district.

C. Amendments. The use of any land covered by the ordinance which establishes the SP district shall run with the land until changed or eliminated by the adoption of a new zoning ordinance for said land. Any amendment to the provisions of the ordinance covered by land zoned with the SP district will require a rezoning petition. (Ord. 931, eff. 4/25/02)

A. Purpose. The public services district applies to property used for public and quasi-public community facilities including institutional, public service, and auxiliary uses that are established in response to the civic, cultural, recreational, safety, service and welfare needs of a particular community or of the county. This district is typically applied to property occupied by federal, state and local government uses but may include uses that are operated by nonprofit, public utilities and quasi-public entities. The district implements the county general plan by providing regulations which apply to the use of land for public and community facilities with regard to their location, design, service areas, and range of use so that they will be compatible with adjacent development and uses; will maintain community character; and, will be compatible with and will protect the natural resources and environmental quality of the county.

• B. Permitted Uses. The following uses are permitted:

  1. Public recreational use that is passive in nature, including but not limited to swimming, fishing, boating, hiking, and like uses.

  2. Timber management, grazing, and open spaces. 3. Minor utility uses including telephone, electrical and gas distribution lines and appurtenant facilities not including radio, telephone, and other commercial transmission towers and antennas.

  3. Minor water system facilities including distribution lines, wells, and appurtenant facilities not including storage tanks, filtration and/or treatment facilities.

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

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• C. Conditional Uses. The following uses shall be permitted only upon issuance of a special use permit:

  1. Community recreation facilities including parks, playgrounds, sports facilities, nature centers, fairgrounds, community halls, and recreation centers;

  2. Campgrounds, recreation concessions, marinas;

  3. Cultural and library facilities;

  4. Governmental administrative facilities, government centers and offices;

  5. Cemeteries including columbariums, crematoriums, mausoleums, and mortuaries;

  6. Educational facilities including schools, offices, field stations, research centers, and experimental stations, and related storage;

  7. Essential services including fire and police services, dispatch centers;

  8. Radio, telephone, wireless communication and other commercial communication towers, transmission facilities, and antennas;

  9. Recycling centers and solid waste facilities and related storage;

  10. Wastewater treatment and disposal facilities and related storage;

  11. Water systems facilities including water storage tanks, filtration facilities, treatment facilities;

  12. Temporary public events;

  13. Power transmission facilities, power, and general facilities;

  14. Corporation yards;

  15. Correctional facilities;

  16. Airport, heliport, bus station, parking lot, and other transportation-related facility;

17. Caretaker facilities that are subordinate to the public service use;

18. Site lighting adjacent to any residential zone.

• D. Prohibited Uses. The following uses shall be prohibited:

  1. Billboards, window signs, and commercial advertising;

  2. Manufacturing uses;

  3. Retail uses.

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E. Development Standards. Property within the public service district shall adhere to the following property development standards:

1. Front, side and rear yard setbacks shall be 20 feet from all property lines;

2. Height limitation shall not exceed 35 feet;

3. Minimum parcel frontage shall be 60 feet;

4. Access to any property shall be by public highway, offer of dedication, or grant of right-of-way or easement assuring public access to the property;

5. One sign may be erected with an aggregate area not exceeding 24 square feet and one pedestrianoriented sign may be erected not exceeding 15 square feet per site. Directional signs for off-street parking, loading, or handicap facilities may also be erected so long as not to exceed an aggregate total of 12 square feet. Sign lighting may only be provided as directional in nature and shall not be flashing nor be nondirectional;

6. Off-street parking and loading shall be required in proportion to the need for such facilities and shall be based upon employee numbers and potential user numbers and shall be laid out to protect public safety and to insulate surrounding uses from its impact;

7. Building design, site landscaping and screening, and physical site improvements (buildings, lighting plan, signs, parking) shall be submitted as a site plan to the County Planning Department for review and approval to assure that the property development is consistent with and not detrimental to surrounding uses;

8. Property under this district designation, where the public service use of property is between parties or permit from the underlying landowner who may be a public or local agency, must be under the control of the party proposing the public service use and the lease and/or permit or entitlement from the underlying owner must provide sufficient property control and term that commits the property to public service uses during the term of any special use permit issued hereunder. (Ord. 957, eff. 5/20/04)