Local zoning · Alpine County

Alpine County — Zoning

Zoning under the Alpine County local zoning and planning code, with the controlling citations.

Last reviewed: July 6, 2026

Overview

This page explains how zoning works in unincorporated areas of Alpine County under the County’s Zoning Ordinance (Title 18). The ordinance applies only to lands outside incorporated cities and towns, and it ties day‑to‑day land use to the County’s General Plan through mapped zoning districts and combining overlays § 18.04.040 ; § 18.04.060 . Official zoning maps identify district boundaries; if a parcel is not shown on a zoning map, it defaults to Agriculture (AG) unless it lies in a federally designated wilderness area, in which case it defaults to Land Preserve (LP) § 18.12.020 .

Plain-English anchor rule: In unincorporated Alpine County, your parcel’s zoning is what the official zoning map says; if it isn’t mapped, it’s treated as AG, or LP if inside a federal wilderness area § 18.12.020 .

The zoning framework establishes primary districts (AG, TP, LP, PD, RE, RN, NC, C, IND, INS) and combining districts (DH, SH, CR) § 18.12.010 . Zoning boundaries, official map lists, and how to resolve uncertain lines are codified and administered by the County § 18.12.030–.040, .060–.080 .

Use this page alongside the Alpine County zoning & planning overview, related Land Use policies, and cross-cutting Development Standards and Parking rules.

What the Alpine County Zoning Ordinance Covers

Applicability to all unincorporated lands, and consistency with the General Plan § 18.04.040, § 18.04.060 .
Zoning districts, combining overlays, zoning maps and how they’re maintained § 18.12.010–.080 .
Countywide height and yard rules that supplement district standards § 18.68.050, § 18.68.140 .
Processes to vary or change zoning: Variances and Exceptions and zone changes/amendments § 18.80.040–.050; § 18.84.010–.060 .
Overlay tools such as Commercial Recreation (—CR) and Scenic Highway (—SH) that add or modify standards § 18.64.020–.050; § 18.68.010 (applicability) .

Quick-View: Primary Districts and Key Standards

District	Purpose / Typical Uses	Selected Dimensional Rules	Code Reference
AG (Agriculture)	Preserve agricultural land; allows agriculture, one single-family dwelling, farm/ranch improvements; home occupations, supportive/transitional housing	Countywide main-building height tied to slope (East/West Slope limits). Yard rules in § 18.68.140 also apply	§ 18.16.010–.020; § 18.68.050; § 18.68.140
AP (Agricultural Preserve)	Implements Williamson Act areas; see chapter standards	Must meet general requirements including height, parking, and scenic corridor where applicable	§ 18.18.070; other AP sections Not found in retrieved materials
LP (Land Preserve)	Conserve open space; allows public/privately preserved open space and agriculture; limited resource-based uses by permit	Dimensional standards follow chapter intent; also subject to countywide height/yard rules	§ 18.20.010–.030; § 18.68.050; § 18.68.140
TP (Timber Preserve)	Timber production lands; certain processing/mining by use permit	One SFD per pre-existing status or per chapter limits; other uses by permit	§ 18.24.030; portions of § 18.24.020 in part
PD (Planned Development)	Master-planned development with clustering; uses per an approved development plan	May deviate from typical standards where overall plan is improved; density ≤ 2.5 du/acre where GP designates PD	§ 18.28.010; § 18.28.040–.050
RE (Residential Estate)	Large-lot residential; suffix number (e.g., RE‑5) sets minimum parcel size in acres	Minimum parcel size via suffix or General Plan; county height/yard rules apply	§ 18.04.070(B)–(C); § 18.68.050; § 18.68.140
RN (Residential Neighborhood)	Neighborhood-scale residential; default density noted in consistency table	Typically four units/acre unless a use permit authorizes more	§ 18.12.050 (consistency table)
NC (Neighborhood Commercial)	Local-serving retail and services	Not found in retrieved materials	§ 18.12.010 (district established)
C (Commercial)	Community/commercial uses; retail, services, office	Height: 3 stories/45 ft; Lot: 5,000 sf; Width: 50 ft; Yards: 6 ft front, none sides/rear unless abutting residential	§ 18.44.050–.070
IND (Industrial)	Industrial, warehousing, manufacturing	Permitted: all C uses plus other industrial; some heavy uses by use permit	§ 18.48.010–.030
INS (Institutional)	Public/Institutional uses	Not found in retrieved materials	§ 18.12.010 (district established)

Zoning Maps and Boundaries

The County publishes official zoning maps by area (e.g., Woodfords, Markleeville Townsite, Kirkwood/Caples Lake, Bear Valley). The list of map sheets is codified § 18.12.040 . Official maps are stored and available for review in the Planning Office and the County Clerk’s Office in Markleeville; copies can be purchased § 18.12.060 .
How to resolve uncertain lines: where zoning lines follow streets, centerlines control; for rivers/ridgelines, use the center/crest; otherwise, lot lines or map scale apply. The Planning Commission can make a written boundary determination if uncertainty remains § 18.12.030 .
Map changes only occur through the amendment/zone change process; the County updates official maps within 30 days of an adopted change § 18.12.080; § 18.84.060 .

Countywide Development Rules That Apply in All Districts

Height: Outside of commercial, industrial, or institutional districts (which have their own limits), main-building height is tied to slope and East/West Slope, ranging roughly from 34–40 ft for main buildings; accessory buildings are limited to 25 ft unless a variance is granted § 18.68.050; see Variances and Exceptions § 18.80.040–.050 .
Yards: Countywide rules govern corner-lot visibility, fence heights in RE/RN, projections (eaves, porches), and accessory buildings in rear yards § 18.68.140 .
Parking: Off-street parking applies across districts; for use-specific ratios and layout standards, see § 18.68.100 and the County’s Parking page § 18.68.100 (listed) .
Legal parcels and density accounting: Special rules allow subtracting dedicated public easements when calculating density; some pre-1983 parcels in open space can contain one SFD; lots of record pre‑1964 are legal building sites, subject to current zoning § 18.68.020(D)–(E) .
Hazardous materials and LPG/heat tanks are regulated through use permits and State Building Code references; coordinate with the County and the California Building Standards Code § 18.68.040 .

Combining and Overlay Districts

CR — Commercial Recreation (—CR): Adds recreation-serving retail and lodging; larger recreational facilities and campgrounds typically require a use permit; height/yard follow the underlying district unless a permit authorizes more § 18.64.020–.050 .
SH — Scenic Highway (—SH) and DH — Design Review/Historic (—DH): Established as combining zones in the ordinance, but detailed standards were not retrieved here. See Overlay Districts, Design Review, and Historic Preservation for implications § 18.12.010 .

District-by-District Details

AG — Agriculture

Purpose: Preserve lands best suited for agriculture and prevent encroachment of incompatible uses § 18.16.010 .
Typical permitted uses: Agriculture; one single-family dwelling; farm/ranch improvements not for human occupancy; one incidental office; home occupations; supportive and transitional housing; customary accessory uses § 18.16.020 .
Key dimensional standards: Countywide slope-based height applies; yard provisions in § 18.68.140 apply; AG-specific setbacks not retrieved § 18.68.050; § 18.68.140 .
Where it applies: Common default zone outside mapped areas; see official maps list and default rule § 18.12.020; § 18.12.040; § 18.12.060 .

AP — Agricultural Preserve

Purpose/uses: Implements Williamson Act policies in designated preserves; detailed permitted/conditional uses not retrieved. General chapter requires compliance with countywide height, parking, and scenic-corridor requirements § 18.18.070 .
ADUs: “Secondary dwelling units” are allowed with a Secondary Dwelling Unit Permit in AP zones, subject to district standards § 18.69.030 (zoning list) .
Key dimensional standards: Not found in retrieved materials.

LP — Land Preserve

Purpose: Keep open space/natural lands in a largely undeveloped state; allow controlled resource-based industries (§ 18.04.070 cross‑reference) § 18.20.010 .
Permitted uses: Public parks and recreation; private undeveloped open space; dedicated private open space; agriculture § 18.20.020 .
Conditional uses: One dwelling per active agricultural/timber/mineral operation or per approved PD, quasi‑public facilities, commercial mining, geothermal/oil/gas, dispersed recreation facilities with capacity limits, utilities/roads § 18.20.030 .
Key dimensional standards: Apply countywide height and yard provisions § 18.68.050; § 18.68.140 .

TP — Timber Preserve

Purpose/uses: Forest and timber production; conditional uses include mills, certain utilities, recreation-related facilities, and one owner-occupied SFD per 160-acre parcel created in TP (or pre-existing SFDs) § 18.24.030; 18.24.020 (excerpt) .
Key dimensional standards: Not found in retrieved materials.
Notes: Some recreation and resource extraction uses need use permits § 18.24.030 .

PD — Planned Development

Purpose: Enable density consistent with the General Plan while clustering development away from sensitive lands and preserving open space via deed restrictions and LP/TP zoning for remainder areas § 18.28.010 .
Permitted uses: Any use(s) approved within a comprehensive development plan § 18.28.040 .
Key dimensional standards: Must meet comparable district standards unless deviations improve the total development; GP-designated PD areas capped at 2.5 dwelling units/households per acre § 18.28.050 .
Process: Requires application with mapping and programmatic detail; conditions may be imposed; environmental review may be required § 18.28.020–.030, .060, .080–.090 .

RE — Residential Estate

Purpose/uses: Large-lot residential; suffix sets minimum parcel size in acres (e.g., RE‑5, RE‑10). If no suffix, the General Plan designation governs minimums until/unless the County requires larger parcels § 18.04.070(B)–(C) .
Key dimensional standards: Countywide height and yard rules apply. Zone‑specific setbacks not retrieved § 18.68.050; § 18.68.140 .
ADUs: Allowed with a Secondary Dwelling Unit Permit § 18.69.030 (zoning list) .

RN — Residential Neighborhood

Purpose/uses: Neighborhood-scale residential; consistency table notes four units/acre unless a use permit authorizes more § 18.12.050 .
Parcel sizing: Suffix can specify minimum parcel size in thousands of square feet (e.g., RN‑30 = 30,000 sf minimum). If no suffix, the General Plan governs § 18.04.070(B)–(C) .
Key dimensional standards: Countywide height/yard apply; RN‑specific setbacks not retrieved § 18.68.050; § 18.68.140 .
ADUs: Allowed with a Secondary Dwelling Unit Permit § 18.69.030 (zoning list) .

NC — Neighborhood Commercial

Purpose/uses: Neighborhood-serving retail/services. Specific permitted/conditional uses and setbacks not retrieved.
Known cross-refs: IND allows all commercial uses permitted in C districts; NC specifics are not in retrieved materials § 18.48.020 (context) .

C — Commercial

Purpose/uses: Commercial and service uses; detailed use list not retrieved.
Key dimensional standards: Height max 3 stories/45 ft; Min lot area 5,000 sf; Min lot width 50 ft; Front yard 6 ft; Side and rear yards none unless abutting residential (then residential standards apply) § 18.44.050–.060 .
Parking: See countywide Parking standards § 18.44.070; § 18.68.100 (listed) .

IND — Industrial

Purpose: Provide and protect areas for industrial development, including uses that may be objectionable in other districts § 18.48.010 .
Permitted uses: Agriculture; all C‑district commercial uses; other commercial/manufacturing/warehousing; except those listed as conditional in § 18.48.030 § 18.48.020–.030 .
Dimensional standards: Not fully retrieved; height/yard sections exist in chapter index § 18.48.040–.050 (not retrieved) .

INS — Institutional

Purpose/uses: Public and institutional uses anticipated; specifics not retrieved. District established § 18.12.010 .

—CR — Commercial Recreation (Combining)

Overlay that can be added to any base district. Permitted: recreation/tourism retail, fuel, gifts, living quarters accessory to primary use; guest cottages; accessory buildings. Larger recreation facilities, campgrounds, and quasi‑public uses typically require use permits. Height/yard follow the base district unless a use permit authorizes otherwise § 18.64.020–.050 .

—SH — Scenic Highway (Combining) and —DH — Design Review/Historic (Combining)

Established overlays; district-specific standards not retrieved. See Overlay Districts and Design Review. Not found in retrieved materials § 18.12.010 .

How Zoning Interacts with General Plan Designations

The ordinance includes a consistency table matching General Plan land use designations with conforming zoning classes (e.g., RR with AG/RE‑5+, RL with AG/RE‑1+, RM with AG/RE‑1/RN) § 18.12.050 . Timing and intensity are managed so actual zoning can require lower densities than the long‑range General Plan until conditions warrant § 18.04.060(A)–(B) .
“Secondary dwelling units” (ADUs) are allowed with a County Secondary Dwelling Unit Permit in AG, AP, TP, RE, RN, and PD where single‑family is allowed, subject to height, setback, and size caps; see Chapter 18.69 and California ADU law § 18.69.010–.030; .040 .

Checklist

Confirm your parcel’s district(s) and any overlays on the official zoning map; if unmapped, apply AG (or LP if in federal wilderness) § 18.12.020; § 18.12.040; § 18.12.060 .
Verify General Plan consistency and, if RE/RN, what the suffix means for minimum parcel size § 18.12.050; § 18.04.070(B)–(C) .
Check countywide height/yard and Parking requirements § 18.68.050; § 18.68.140; § 18.68.100 (listed) .
If proposing a PD, prepare a development plan meeting Chapter 18.28 submittal content § 18.28.020–.030 .
For ADUs (“secondary dwelling units”), confirm eligibility and apply for a Secondary Dwelling Unit Permit § 18.69.020–.030 .
If standards cannot be met, evaluate Variances and Exceptions or a zone change/amendment § 18.80.040–.050; § 18.84.010–.060 .
Determine whether a combining overlay (—CR, —SH, —DH) applies and whether Design Review is required § 18.12.010; § 18.64.020–.050 .

Risks & Ambiguities

Issue	Why it matters	What to verify
Uncertain zoning boundary on the map	Drives what uses/standards apply	Apply the boundary rules; request a Planning Commission boundary determination if needed § 18.12.030
Parcel is not shown on any zoning map	Default district controls development potential	Defaults to AG or LP (if in a federal wilderness area) § 18.12.020
East vs. West Slope for height limits	Determines maximum building height	Confirm slope area classification before designing height § 18.68.050
RN density above 4 du/ac	May require a use permit or different zoning	Check RN default density and permitting path § 18.12.050
Commercial project abutting residential	Triggers side/rear yard setbacks	Apply residential yard standards at commercial-residential interfaces § 18.44.060(D)–(E)
Recreation-oriented projects	May need —CR overlay/use permit	Check —CR permitted vs. conditional uses § 18.64.020–.030
Need to deviate from standards	Variances are discretionary and appealable	Variance findings/appeals timelines apply § 18.80.040–.050

Information Gaps

Detailed permitted/conditional use lists and dimensional standards for NC, INS, and some RE/RN specifics: Not found in retrieved materials.
Full AP and TP permitted use lists and zone-specific setbacks: Not found in retrieved materials.
Overlay standards for —SH and —DH: Not found in retrieved materials.
Verify with the jurisdiction and consult the latest official code and map set.

Plain-English Summary

Zoning in unincorporated Alpine County starts with your zoning map sheet and any overlays. The code lists what you can build in each district, applies countywide height/yard rules, and requires Parking to be addressed. If you need more flexibility, the County uses Planned Development to tailor standards, and variances or zone changes are available case‑by‑case. ADUs are allowed with a County permit in most residential and rural zones.

Source References

Zoning applicability, GP relationship: § 18.04.040; § 18.04.060
Districts, maps, boundaries, and official mapping: § 18.12.010–.080; § 18.12.030–.040; § 18.12.060–.080
Consistency with General Plan designations/densities: § 18.12.050; § 18.04.070(B)–(C)
Countywide development standards: § 18.68.010–.050; § 18.68.100; § 18.68.140
AG district: § 18.16.010–.020
AP district: § 18.18.070
LP district: § 18.20.010–.030
TP district: § 18.24.030 (and 18.24.020 excerpt)
PD district: § 18.28.010–.050; .080–.090
C district standards: § 18.44.050–.070
IND district: § 18.48.010–.030
—CR overlay: § 18.64.020–.050
Variances; Amendments and Zone Changes: § 18.80.040–.050; § 18.84.010–.060

Sources

Retrieved passages

Alpine County Zoning Code (§ 4.00) High relevance
Alpine County Zoning Code (§ 9.06) High relevance
Alpine County Zoning Code (§ 4.03) High relevance
Alpine County Zoning Code (§ 13.05) High relevance
Alpine County Zoning Code (Chapter 18.68) High relevance
CBC § 1 (Section 18.16.020) High relevance
Alpine County Zoning Code (§ 9.03) High relevance
Alpine County Zoning Code (Chapter 18.04) High relevance

Cited sections

Zoning applicability, GP relationship: § 18.04.040; § 18.04.060 (§ 18.04.040)
Districts, maps, boundaries, and official mapping: § 18.12.010–.080; § 18.12.030–.040; § 18.12.060–.080 (§ 18.12.010)
Consistency with General Plan designations/densities: § 18.12.050; § 18.04.070(B)–(C) (§ 18.12.050)
Countywide development standards: § 18.68.010–.050; § 18.68.100; § 18.68.140 (§ 18.68.010)
AG district: § 18.16.010–.020 (§ 18.16.010)
AP district: § 18.18.070 (§ 18.18.070)
LP district: § 18.20.010–.030 (§ 18.20.010)
TP district: § 18.24.030 (and 18.24.020 excerpt) (§ 18.24.030)
PD district: § 18.28.010–.050; .080–.090 (§ 18.28.010)
C district standards: § 18.44.050–.070 (§ 18.44.050)
IND district: § 18.48.010–.030 (§ 18.48.010)
—CR overlay: § 18.64.020–.050 (§ 18.64.020)
Variances; Amendments and Zone Changes: § 18.80.040–.050; § 18.84.010–.060 (§ 18.80.040)
AlpineCounty_ZoningCode.md

Frequently asked questions

What zoning districts does Alpine County use in unincorporated areas?

Alpine County establishes ten primary districts (AG, TP, LP, PD, RE, RN, NC, C, IND, INS) plus combining overlays (—DH, —SH, —CR). These are codified in § 18.12.010 and applied via official zoning maps § 18.12.040–.060 .

Where do I find my parcel’s zoning and what if the map is unclear?

Check the official zoning maps on file with the Planning Office/County Clerk. If a parcel is not shown, it defaults to AG (or LP if within a federal wilderness area). Boundary uncertainties are resolved using map rules and, if needed, a Planning Commission determination § 18.12.020–.040 .

How tall can I build in Alpine County?

Outside C, IND, and INS districts, maximum height depends on slope and East/West Slope classification (roughly 34–40 ft for principal buildings; 25 ft for accessory). Commercial areas have a 45‑ft/3‑story cap unless otherwise specified § 18.68.050; § 18.44.050 .

What can I build in the AG zone?

Agriculture is permitted along with one single‑family home, farm structures not for human occupancy, one incidental office, home occupations, and certain supportive/transitional housing. Apply countywide height/yard rules to your site § 18.16.020; § 18.68.050; § 18.68.140 .

What are the basics of the Residential Estate (RE) and Residential Neighborhood (RN) zones?

RE and RN use suffixes to set minimum parcel sizes (e.g., RE‑5 is 5 acres; RN‑30 is 30,000 sf). RN’s default density is four units/acre unless a use permit allows more. Height and yard rules apply countywide § 18.04.070(B)–(C); § 18.12.050; § 18.68.050; § 18.68.140 .

Are ADUs allowed in Alpine County?

Yes. “Secondary dwelling units” are allowed with a Secondary Dwelling Unit Permit in AG, AP, TP, RE, RN, and PD where single‑family is allowed. They must meet zoning height, setback, and size limits § 18.69.020–.030; .040 .

How are recreational or resort uses handled?

The —CR Commercial Recreation overlay allows recreation-serving retail, guest facilities, and similar uses; larger attractions and campgrounds generally need a use permit. Height and yards track the underlying district unless a permit authorizes more § 18.64.020–.050 .

What if I need flexibility from strict standards?

You may apply for a variance (discretionary, with findings and appeal windows) or a zone change/amendment per Chapter 18.84. PD zoning can also tailor standards within an approved development plan § 18.80.040–.050; § 18.84.010–.060; § 18.28.040–.050 .

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