Local zoning · Inyo County

Inyo County — Zoning

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

Quick answer

In unincorporated Inyo County, the official Zoning Map controls your district, and general residential heights are capped at 35 ft (R districts) (§ 18.30.080). The OS zone requires 40‑acre minimum parcels with 50‑ft yards (§ 18.12.050). In C‑1, height is 40 ft, but just 20 ft within 50 ft of an R district (§ 18.45.070). SB 9 can reduce setbacks to 4–5 ft and requires 1 parking space per unit for urban lot splits (§ 16.25.040).

Last reviewed: July 25, 2026 · AI-generated analysis · General information, not legal advice · details

Compiled from Inyo County's adopted code with AI research tools and grounded in the sources cited below. Verify with Inyo County planning staff before relying on it.

Overview

Title 18 of the Inyo County Code (the zoning ordinance) governs land use and development standards in the county’s unincorporated areas. Zoning districts and their boundaries are established by the official “Zoning Map of the County of Inyo,” which is part of the ordinance and controls how property may be used (§ 18.03.050; § 18.03.070; § 18.81.390). Districts set allowed uses and measurable standards (like height and yards), and some countywide rules apply across all districts (§ 18.78.010).

The official Zoning Map is legally part of the ordinance and is the starting point for any project in unincorporated areas—confirm your district (and any overlays) before you design (§ 18.03.070; § 18.81.390).

Use this page with the countywide Inyo County zoning & planning overview, and cross-check related topics like Land Use, Development Standards, Parking, Design Review, Overlay Districts, California ADU law, and Variances and Exceptions.

Zoning Map and District System (Unincorporated Areas)

The zoning ordinance divides unincorporated Inyo County into named districts; each district regulates uses and development metrics (§ 18.03.050; § 18.03.060).
The “Zoning Map of the County of Inyo” is adopted by the Board of Supervisors and on file with the County Clerk or Planning Department; it is incorporated into Title 18 by reference (§ 18.03.070; § 18.81.390). The map may be divided into parts for amendment/official reference (§ 18.03.080).
Always verify a parcel’s zoning district and any overlays on the official map before applying local standards (Verify with the jurisdiction).

Countywide Rules You’ll See Again and Again

Some measurable standards recur across districts:

Topic	Countywide rule (unincorporated areas)	Code Reference
Zoning map governs	Official “Zoning Map of the County of Inyo” is part of Title 18; check the on-file map for boundaries	§ 18.03.070; § 18.81.390
General regs apply	All zoning is also subject to general regulations and exceptions in Chapter 18.78	§ 18.78.010
R district height	Dwellings in any R district: max two-and-one-half stories and 35 ft; accessory buildings: 20 ft	§ 18.30.080
R-2 height	Max three stories and 40 ft	§ 18.33.060
C-1 height near R	C‑1 max 40 ft/3 stories; but only 20 ft within 50 ft of any R district	§ 18.45.070
M-1 height	Within 500 ft of an R or C boundary: max 35 ft/2.5 stories; otherwise >40 ft needs Planning Commission approval	§ 18.57.100
ADUs allowed	ADUs are allowed in all residential and mixed-use zones; if local rules conflict with state ADU law, state law prevails	§ 18.78.340

SB 9 in Unincorporated Inyo County: Two-Unit Developments and Urban Lot Splits

In single‑family residential zoning districts, state SB 9 pathways are implemented in Title 18 and Title 16.

Definitions and eligibility context:
- “Single-family residential zoning district” means R‑1, RR, and OS zones where only single-family residences are allowed and located in the Bishop urbanized area (excludes the City of Bishop and Bishop Paiute Reservation) (§ 18.84.020; § 16.25.020). Verify eligibility on a parcel-by-parcel basis (Verify with the jurisdiction).
- “Two‑unit development” and “urban lot split” are defined and administered ministerially if objective criteria are met (§ 18.84.020; § 18.84.040; § 16.25.020).
Two‑unit development:
- Must be on a parcel in a single‑family residential zoning district and satisfy state siting limits (e.g., not in wetlands, very high fire hazard zones, certain floodways, habitat or historic areas) (§ 18.84.040.B).
- Protected housing cannot be removed/altered; recent tenant occupancy triggers disqualification; demolition of >25% exterior structural walls is limited (§ 18.84.040.C).
- Each SB 9 primary unit may also have one ADU or JADU (§ 18.84.020).
Urban lot split (Title 16, administered with zoning standards):
- No prior SB 9 split by the owner or on adjacent parcels; owner-occupancy affidavit for 3 years required (§ 16.25.040.F, J).
- Objective standards of the zoning district apply but may be minimally waived if needed to allow two 800 sq ft units per parcel (§ 16.25.040.G.1).
- Setbacks may be reduced: side/rear to 5 ft (or 4 ft if necessary to fit two 800 sq ft units); front may be reduced to 10 ft (§ 16.25.040.G.2–3).
- Each resulting parcel must adjoin or have access to a public right‑of‑way; no offsite dedications/improvements required, though easements may be (§ 16.25.040.G.4–5).
- One off‑street parking space per unit is required unless near qualifying transit or car‑share (§ 16.25.040.I).
- Deed restrictions include residential‑only use, no rentals <30 days, and no more than two units of any kind per lot (§ 16.25.040.K).

SB 9 Quick Rules (objective items)

Item	Standard	Code Reference
Where allowed	Parcels in single‑family residential zoning districts (see definitions)	§ 18.84.020; § 18.84.040.B.1
Sensitive site exclusions	Fire, floodway, wetlands, hazardous waste, habitat, conservation, historic resources (with limited exceptions)	§ 18.84.040.B.2
Parking	1 off‑street space per unit; transit/car‑share exemptions	§ 16.25.040.I
Setbacks (SB 9)	Side/rear ≥5 ft (may be 4 ft if needed); front may be 10 ft	§ 16.25.040.G.2–3
Minimum unit size accommodation	Objective standards may be waived minimally to allow two units of ≥800 sq ft each	§ 16.25.040.G.1
Owner occupancy (lot splits)	3‑year owner‑occupancy affidavit required (exceptions for specified nonprofits)	§ 16.25.040.J
Short‑term rentals	Rentals must be >30 days; residential use only	§ 16.25.040.G.8; § 16.25.040.K.2–3

For ADUs/JADUs in SB 9 projects, state ADU rules still govern if they conflict with local standards (§ 18.78.340). For state-level ADU allowances, see California ADU law.

District-by-District Guide (Unincorporated Areas)

Below are the districts enumerated by the ordinance. Where standards are not provided in the source materials below, they are noted as “Not found in source materials.” Always confirm additional dimensional standards, uses, and overlays on the official map and with staff (§ 18.03.060; Verify with the jurisdiction).

OS — Open Space

Purpose/typical uses: Not found in source materials.
Key dimensional standards:
- Max height: principal buildings 30 ft/2.5 stories; accessory 25 ft/2 stories; farm/ranch accessory up to 60 ft (§ 18.12.050.A).
- Minimum parcel size: 40 acres (may be larger per § 18.78.055) (§ 18.12.050.B).
- Parcel width: 500 ft (§ 18.12.050.C).
- Yards: front 50 ft, rear 50 ft, side 50 ft (§ 18.12.050.D–F).
- Building separation: 10 ft (§ 18.12.050.G).
- Parking: 2 off‑street spaces per dwelling (§ 18.12.050.H).
Where it applies: As designated on the official zoning map (§ 18.03.070; § 18.81.390).

R-1 — One Family Residential

Purpose/typical uses: Not found in source materials.
Key dimensional standards:
- Max dwelling height: 35 ft/2.5 stories; accessory: 20 ft (§ 18.30.080).
- Other R‑1 metrics (lot area, yards, coverage, etc.): Not found in source materials.
SB 9/ADUs: Eligible district for SB 9 subject to single‑family area definition; ADUs allowed (§ 18.84.020; § 18.78.340).
Where it applies: As mapped (§ 18.03.070; § 18.81.390).

RR — Rural Residential

Purpose/typical uses: Not found in source materials.
Key dimensional standards:
- Max dwelling height: 35 ft/2.5 stories; accessory: 20 ft (§ 18.30.080).
- Other RR metrics: Not found in source materials.
SB 9/ADUs: Eligible district for SB 9 subject to single‑family area definition; ADUs allowed (§ 18.84.020; § 18.78.340).
Where it applies: As mapped (§ 18.03.070; § 18.81.390).

RR-0.5 — Starlite Zone

Purpose/typical uses/standards: Not found in source materials.
Where it applies: As mapped (§ 18.03.060; § 18.03.070; § 18.81.390).

R-2 — Multifamily Residential

Purpose/typical uses: Not found in source materials.
Key dimensional standards:
- Max height: 3 stories/40 ft (§ 18.33.060).
- Other R‑2 metrics: Not found in source materials.
ADUs: Allowed in residential zones (§ 18.78.340).
Where it applies: As mapped (§ 18.03.070; § 18.81.390).

R-3 — Multiple Residential

Purpose/typical uses/standards: Not found in source materials.
ADUs: Allowed in residential zones (§ 18.78.340).
Where it applies: As mapped (§ 18.03.070; § 18.81.390).

CB — Central Business

Purpose/typical uses/standards: Not found in source materials.
Where it applies: As mapped (§ 18.03.070; § 18.81.390).

C-1 — General Commercial–Retail

Purpose: Part of the commercial district system established for shopping, service, and business facilities (§ 18.42.010).
Key dimensional standards:
- Max height: 40 ft/3 stories; reduced to 20 ft when within 50 ft of an R district (§ 18.45.070).
- Other C‑1 metrics/use lists: Not found in source materials.
Where it applies: As mapped (§ 18.03.070; § 18.81.390).

C-2 — Highway Services and Tourist Commercial

Purpose/typical uses/standards: Not found in source materials.
Where it applies: As mapped (§ 18.03.070; § 18.81.390).

C-3 — Administrative–Professional Offices

Purpose/typical uses/standards: Not found in source materials.
Where it applies: As mapped (§ 18.03.070; § 18.81.390).

C-4 — Heavy Commercial

Purpose/typical uses/standards: Not found in source materials.
Where it applies: As mapped (§ 18.03.070; § 18.81.390).

C-5 — Commercial Recreation

Purpose/typical uses/standards: Not found in source materials.
Where it applies: As mapped (§ 18.03.070; § 18.81.390).

M-1 — General Industrial and Extractive

Purpose: Provides space for manufacturing, warehousing, processing, mining, ore reduction, and mineral development, provided no pollution of human or natural resources results (§ 18.57.020).
Key dimensional standards:
- Height near R/C: within 500 ft of an R or C boundary, max 35 ft/2.5 stories; elsewhere, structures >40 ft require Planning Commission approval (§ 18.57.100).
- Accessory buildings: allowed when customarily incidental and on the same lot (§ 18.57.050).
- Other M‑1 metrics and use lists: Not found in source materials.
Where it applies: As mapped (§ 18.03.070; § 18.81.390).

M-2 — Light Industrial

Purpose/typical uses/standards: Not found in source materials.
Where it applies: As mapped (§ 18.03.070; § 18.81.390).

PP — Precise Plan

Purpose/standards: Not found in source materials.
Where it applies: As mapped (§ 18.03.070; § 18.81.390).

PUD — Planned Unit Development

Purpose/mechanism: Allows adoption, by ordinance, of tailored regulations for a designated PUD area that supersede otherwise differing base‑district rules; administered under §§ 18.66.010–18.66.110 (§ 18.66.010).
Where it applies: Where the Board of Supervisors adopts a PUD ordinance (§ 18.66.010).

D — Architectural Design Review Board (District)

Purpose/standards: Not found in source materials (district is listed in § 18.03.060). See Design Review.
Where it applies: As mapped (§ 18.03.070; § 18.81.390).

P — Public

Purpose/typical uses/standards: Not found in source materials.
Where it applies: As mapped (§ 18.03.070; § 18.81.390).

SAHO — Snow Avalanche Hazard Overlay

Purpose/standards: Not found in source materials (overlay listed in § 18.03.060). See Overlay Districts.
Where it applies: As mapped (§ 18.03.070; § 18.81.390).

Special Contexts That Can Affect Zoning Outcomes

Commercial districts as a system: Commercial regulations for the C‑series of districts are established in Chapters 18.45 through 18.54 and are also subject to general regulations in Chapter 18.78 (§ 18.42.010). Detailed use lists and many metrics are not included in the source materials here.
Renewable energy facilities: For renewable energy development agreements or permits, Title 18 standards may be replaced or supplemented with project‑specific standards imposed by the Board of Supervisors or Planning Commission, respectively; otherwise Title 18 applies to the extent allowed by law (§ 21.20.020). Verify with the jurisdiction.
Definitions: Title 18 contains comprehensive definitions supporting zoning administration (§ 18.06.010; ch. 18.06).

Checklist

Confirm your parcel is in the unincorporated area (not an incorporated city).
Look up your base zoning district and any overlays on the official Zoning Map (§ 18.03.070; § 18.81.390).
Identify applicable general regulations/exceptions in Chapter 18.78 (§ 18.78.010).
Pull measurable standards for your district (height, yards, parcel size). For OS, see § 18.12.050; for R districts, see § 18.30.080; for R‑2, see § 18.33.060; for C‑1, see § 18.45.070; for M‑1, see § 18.57.100.
If proposing ADUs/JADUs, confirm allowance in your residential/mixed‑use zone (§ 18.78.340) and state‑law interplay.
If pursuing SB 9, confirm “single‑family residential zoning district” status and SB 9 siting limits (§ 18.84.020; § 18.84.040.B–C).
For an urban lot split, apply objective standards and SB 9 setbacks/parking; prepare owner‑occupancy affidavit and deed restrictions (§ 16.25.040.F, G, I, J, K).
Check whether a PUD, design review, or an overlay like SAHO applies to your site (§ 18.03.060).
If standards seem to preclude a reasonable project, discuss relief pathways (e.g., PUD adoption; Variances and Exceptions). Verify with the jurisdiction.

Risks & Ambiguities

Issue	Why it matters	What to verify
Missing use lists for many districts	Permitted/conditional uses define whether a project is even allowed	Not found in source materials; confirm with Planning which uses are permitted/conditional in your mapped district
SB 9 eligibility boundaries	SB 9 is limited to “single‑family residential zoning districts” within the Bishop urbanized area	Verify parcel’s inclusion/exclusion per § 18.84.020 definitions and the latest U.S. Census urbanized area boundary
Sensitive SB 9 sites	Fire, flood, habitat, hazardous sites can disqualify a two‑unit project	Screen the parcel against the exclusions in § 18.84.040.B and provide evidence if an exception applies
Height near residential/commercial edges	Transitional height rules can constrain building mass (C‑1, M‑1)	Measure distance to R/C boundaries; apply § 18.45.070 and § 18.57.100 as applicable
Overlay impacts (e.g., SAHO)	Overlays can add safety/design constraints beyond base zoning	Check the map for SAHO or other overlays (§ 18.03.060) and see Overlay Districts
ADU/local standard conflicts	State ADU law prevails over conflicting local rules	Apply § 18.78.340 and consult California ADU law for any conflicts
PUD or renewable energy exceptions	Project‑specific standards can supersede base zoning	For PUDs, see § 18.66.010; for renewable energy facilities, see § 21.20.020; Verify with the jurisdiction

Plain-English Summary

In unincorporated Inyo County, your project’s rules come from the zoning district on the official county Zoning Map. Residential heights are generally capped at 35 ft, with ADUs allowed in all residential and mixed‑use zones. Some districts have specific numbers (e.g., OS needs 40‑acre minimum lots with 50‑ft yards), and commercial/industrial districts add height “step‑down” limits near homes. SB 9 can add a ministerial path for two units or lot splits in defined single‑family zones, with reduced setbacks and specific parking and deed‑restriction rules.

Information Gaps

Permitted and conditional use lists for most districts (R‑1, RR, R‑3, CB, C‑2, C‑3, C‑4, C‑5, M‑2, PP, P, D, SAHO): Not found in source materials.
Setbacks, lot area, lot width, coverage, and other dimensional standards for most residential and commercial districts (outside OS and the listed height controls): Not found in source materials.
Purpose statements and development standards for the RR‑0.5 (Starlite) zone: Not found in source materials.

Source References

Inyo County Code Title 18 (Zoning) and related Titles (accessed via eCode360): https://ecode360.com/IN4943
§ 18.03.050 (Districts—Generally)
§ 18.03.060 (Districts—Enumerated)
§ 18.03.070; § 18.03.080 (Zoning Map; Map—Division)
§ 18.81.390 (Zoning Map of the County—Adopted)
§ 18.06.010 (Definitions generally)
§ 18.12.050 (OS Development standards)
§ 18.30.080 (R district height)
§ 18.33.060 (R‑2 height)
§ 18.42.010 (Commercial districts—Generally)
§ 18.45.070 (C‑1 height limitations)
§ 18.57.010; § 18.57.020; § 18.57.050; § 18.57.100 (Industrial/extractive districts; intent; accessory buildings; height)
§ 18.66.010 (Planned Unit Developments)
§ 18.78.010 (General regulations)
§ 18.78.340 (Accessory dwelling units)
§ 18.84.020; § 18.84.040 (SB 9 definitions; two‑unit development)
Title 16, Subdivisions—§ 16.25.020; § 16.25.040 (Urban lot split definitions and standards)
Title 21—§ 21.20.020 (Renewable energy facility development standards)

Sources

Source passages

Inyo County Zoning Code (§ 16.25.020) High relevance
Inyo County Zoning Code (§ 18.84.020) High relevance
Inyo County Zoning Code (§ 18.03.070) Medium relevance
Inyo County Zoning Code (§ 18.03.050) Medium relevance
Inyo County Zoning Code (§ 18.06.010) Medium relevance
Inyo County Zoning Code (§ 18.30.080) Medium relevance
Inyo County Zoning Code (§ 18.57.010) Medium relevance
Inyo County Zoning Code (§ 18.42.010) Medium relevance
Inyo County Zoning Code (§ 18.66.010) Medium relevance
Inyo County Zoning Code (§ 18.78.340) Medium relevance
Inyo County Zoning Code (§ 16.25.040) Medium relevance
Inyo County Zoning Code (§ 18.81.390) Medium relevance
Inyo County Zoning Code (§ 21.20.020) Medium relevance
Inyo County Zoning Code (§ 18.33.060) Medium relevance
Inyo County Zoning Code (§ 18.84.040) Medium relevance
Inyo County Zoning Code (§ 18.57.020) Medium relevance

Cited sections

Inyo County Code Title 18 (Zoning) and related Titles (accessed via eCode360): (Title 18)
§ 18.03.050 (Districts—Generally) (§ 18.03.050)
§ 18.03.060 (Districts—Enumerated) (§ 18.03.060)
§ 18.03.070; § 18.03.080 (Zoning Map; Map—Division) (§ 18.03.070)
§ 18.81.390 (Zoning Map of the County—Adopted) (§ 18.81.390)
§ 18.06.010 (Definitions generally) (§ 18.06.010)
§ 18.12.050 (OS Development standards) (§ 18.12.050)
§ 18.30.080 (R district height) (§ 18.30.080)
§ 18.33.060 (R‑2 height) (§ 18.33.060)
§ 18.42.010 (Commercial districts—Generally) (§ 18.42.010)
§ 18.45.070 (C‑1 height limitations) (§ 18.45.070)
§ 18.57.010; § 18.57.020; § 18.57.050; § 18.57.100 (Industrial/extractive districts; intent; accessory buildings; height) (§ 18.57.010)
§ 18.66.010 (Planned Unit Developments) (§ 18.66.010)
§ 18.78.010 (General regulations) (§ 18.78.010)
§ 18.78.340 (Accessory dwelling units) (§ 18.78.340)
§ 18.84.020; § 18.84.040 (SB 9 definitions; two‑unit development) (§ 18.84.020)
Title 16, Subdivisions—§ 16.25.020; § 16.25.040 (Urban lot split definitions and standards) (Title 16)
Title 21—§ 21.20.020 (Renewable energy facility development standards) (Title 21)

Official Inyo County code library

Frequently asked questions

What can I build on an R-1 lot in unincorporated Inyo County?

The ordinance provided here does not list permitted/conditional uses for R‑1. Height is capped at 35 ft/2.5 stories for dwellings (20 ft for accessory buildings) (§ 18.30.080), and ADUs are allowed in residential zones (§ 18.78.340). For use permissions (e.g., single‑family, community facilities), Not found in source materials—verify with the jurisdiction.

What are the setback and lot size rules in the OS zone?

In OS, the minimum parcel size is 40 acres and yards are 50 ft front, rear, and sides. Principal buildings may be up to 30 ft/2.5 stories; accessory buildings 25 ft/2 stories (farm/ranch accessory up to 60 ft). Parcel width 500 ft; building separation 10 ft; two off‑street spaces per dwelling are required (§ 18.12.050).

Are ADUs allowed in unincorporated Inyo County residential zones?

Yes. ADUs are permitted in all residential and mixed‑use zones. If any local regulation conflicts with state ADU law, state law prevails (§ 18.78.340). See also state allowances at California ADU law.

How tall can a commercial building be near homes?

In the C‑1 district, the general height limit is 40 ft/3 stories, but when the site is within 50 ft of a residential (R) district, the limit drops to 20 ft (§ 18.45.070). Other commercial districts may have their own standards (Not found in source materials).

What industrial height limits apply next to homes?

In M‑1, anything within 500 ft of an R or C boundary is limited to 35 ft/2.5 stories. Elsewhere in M‑1, heights over 40 ft require Planning Commission approval (§ 18.57.100).

Can I use SB 9 to build two units or split my lot in unincorporated Inyo County?

Possibly—only on parcels in “single‑family residential zoning districts” (defined as R‑1, RR, or OS within the Bishop urbanized area as specified) and if siting exclusions don’t apply (§ 18.84.020; § 18.84.040.B). Urban lot splits carry owner‑occupancy, deed‑restriction, parking, and reduced setback rules (§ 16.25.040.F, G, I, J, K).

What setbacks and parking apply to SB 9 projects?

SB 9 allows side/rear setbacks to 5 ft (or 4 ft if needed to accommodate two 800 sq ft units) and front setbacks to 10 ft. One off‑street parking space per unit is required unless near qualifying transit or car‑share (§ 16.25.040.G–I).

Do I need design review in unincorporated areas?

A “D” (Architectural Design Review Board) district exists in the zoning framework (§ 18.03.060), but specific triggers/criteria are Not found in source materials. Check your map designation and see Design Review; Verify with the jurisdiction.

Where do I find my property’s zoning in unincorporated Inyo County?

Check the official “Zoning Map of the County of Inyo,” which is part of the ordinance and kept on file with the County Clerk or Planning Department (§ 18.03.070; § 18.81.390). Verify any overlays (e.g., SAHO) at the same time.

Can a PUD change the underlying zoning rules?

Yes. When the Board adopts a PUD ordinance, the PUD’s specific regulations govern that area in lieu of otherwise differing base‑district rules (§ 18.66.010). Discuss applicability with Planning; Verify with the jurisdiction.

General information, not legal advice.

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