Modoc County — Land Use

Last reviewed: July 6, 2026

Overview

Modoc County’s land use rules live in Title 18 Zoning and apply only in the unincorporated areas. The ordinance establishes named zoning districts, what uses are allowed by right or with permits, dimensional rules, and several countywide overlays. If a use is not listed as permitted in a district (or allowed with an administrative or use permit), it is not allowed in that district. See the Modoc County zoning & planning overview and the district list under Modoc County Zoning for context.

The county’s zoning plan controls what you can use land for in unincorporated Modoc County—no land may be used for a purpose unless that use is authorized in the zone for the parcel. See the effect-of-zoning rule in § 18.02.050.

The county organizes land into principal zones (e.g., AE, AG, RR, C, IL, I) and combines them with overlays (e.g., FH Flood Hazard, AH Airport Hazard). The official list of district designations appears in Title 18 – Zoning.

Principal Districts — What’s Allowed and Where It Applies

Below is a district-by-district synthesis focused on permitted and conditional uses and the most decision-critical dimensional standards. Cross-check any proposal against countywide Modoc County Development Standards, Modoc County Parking, and Modoc County Design Review where referenced.

AE — Agricultural Exclusive (Chapter 18.18)

• Purpose and where applied: Protects agriculture on lands identified in the General Plan as Exclusive Agriculture; may apply to high-quality farmland and integral ranch units in unincorporated areas. Goal: keep incompatible uses out while allowing ag-support activities.
• Typical permitted uses: Crop and livestock production; accessory ag structures and storage; on-farm processing/packaging where at least 50% of product is from the same operation; roadside stands; limited energy development; one single-family dwelling on parcels under 75 acres; up to two dwellings on parcels over 75 acres. See § 18.18.030 A–N, L (dwellings).
• Administrative permit uses: Assemblage of people; second dwelling/temporary family care/guest house/farm employee housing on smaller parcels; specified ag-support services subject to 500 ft separation from RH, RL, RR, RT. See § 18.18.040.
• Use permit uses: Auction yard, commercial feedlot, timber/wood processing, certain utilities, commercial energy facilities, sensitive public uses, mining, commercial recreation, waste facilities, and similar uses. See § 18.18.050.
• Key dimensional standards: Front/side-street setbacks for dwellings/nonfarm buildings 20 ft; farm buildings 10 ft; rear/side for dwellings 50 ft; max lot coverage 10% (parcels ≤5 acres are exempt from the 10% cap). See § 18.18.060. Parking, access, signs per Chapter 18.110.
• Minimum lot/parcel size: Complex AE-specific division allowances exist (e.g., one-acre homesite under criteria; five-acre divisions where constraints justify and the M overlay is applied to freeze further splits). See § 18.18.070 excerpts. Verify early with Planning.

AG — Agricultural General (Chapter 18.24)

• Purpose and where applied: General agriculture on smaller or mixed-production sites within unincorporated areas; includes residential allowances keyed to parcel size and ag context. Not a “highest value” farmland zone. Indicators include adjacency criteria to AE.
• Typical permitted uses: Not fully captured in the retrieved text. Portions confirm residential allowances (e.g., on parcels ≥40 acres, farm-related dwellings and farmworker housing near bona fide ag; on parcels <40 acres, single-family dwelling and small residential care allowed). See § 18.24.030 N–O.
• Administrative permit uses: Assemblage of people; if 18.24.030 criteria aren’t met, certain housing types (manufactured homes, accessory units, second dwellings, guest houses, farmworker housing); and ag-support uses (farm equipment sales/repair, farm supply storage, vet/kennel, commercial ag storage, energy exploration) with 500 ft buffer from RH, RL, RR. See § 18.24.040.
• Use permit uses: Range of ag-support industrial/commercial and quasi-public uses including hotels/motels, RV/mobilehome parks, multiple dwellings, bed & breakfast, large care facilities, airports/waste facilities, mining, energy facilities, commercial recreation, convenience stores. See § 18.24.050.
• Key dimensional standards: Minimum lot size generally 3 acres, increased to 15 acres when adjacent to AE lands meeting certain General Plan criteria; front/side-street 20 ft for dwellings/nonfarm, farm buildings 10 ft; rear/side 5 ft, with buffers where AG abuts RH, RL, RR (20 ft for farm buildings) and where AG abuts AE (50 ft for dwellings); max lot coverage 10% (exempts lots under 5 acres). See § 18.24.060.

LIC — Low Intensity Conservation (Chapter 18.20)

• Purpose: Very limited development where environmental constraints exist; compatible with Public Lands/General Agriculture designations.
• Uses: Incorporates many AG uses by reference (18.24.030 A–O) but excludes those listed in § 18.20.050. Full allowed/conditional lists not in retrieved materials. Not found in retrieved materials.

LI — Low Intensity (Chapter 18.28)

• Purpose and where applied: Transitional/ag-resource areas between conservation and rural residential in unincorporated locations.
• Typical permitted uses: Crop cultivation and grazing; continuation of existing agriculture/forestry (no intensity increase); one single-family dwelling; low-intensity recreation (≥40 acres); small utility installations (≤0.5 acre) like wells/lines/switching stations (not substations); private energy; similar uses. See § 18.28.030.
• Administrative permit uses: Assemblage of people; guest house; temporary family care second dwelling; commercial energy exploration. See § 18.28.040.
• Use permit uses: Guest and gathering uses; sensitive public/quasi-public; large care; commercial recreation; energy; mining; ag support services; private airstrip. See § 18.28.050.
• Key dimensional standards: Minimum parcel 20 acres; front/side-street 20 ft for dwellings/nonfarm, farm buildings 10 ft; rear/side 10 ft; other standards via Chapter 18.110. See § 18.28.060.

RR — Rural Residential (Chapter 18.30)

• Purpose and where applied: Rural living while maintaining open/rural character (one to fifteen acres) in unincorporated areas.
• Typical permitted uses: One single-family dwelling and accessory uses; incidental crop/grazing/forest management where compatible; small-scale public/quasi-public serving the immediate area; low-intensity recreation on large parcels; private energy; similar uses. See § 18.30.030.
• Administrative permit uses: Guest house; temporary family care dwelling. See § 18.30.040.
• Use permit uses: Assemblage of people; bed & breakfast; two-family/multifamily in select cases; public/quasi-public not meeting § 18.30.030 criteria; similar uses. See § 18.30.050.
• Key dimensional standards: Minimum lot size labeled RR-1 to RR-15 (one to fifteen acres; default fifteen unless designated otherwise). Minimum lot width: 120 ft (RR-1), 150 ft (others); yards: front/side-street 20 ft, rear/side 30 ft; other standards via Chapter 18.110. See § 18.30.060.

RL — Residential Low Density (Chapter 18.32)

• Purpose and where applied: Lower-density urban/rural-edge residential than RH; used in urban areas and rural residential designations in unincorporated communities.
• Use permit uses: Two-family/multifamily, B&B, mobilehome park, boarding/rooming, RV park, motel/hotel; health/large day care; professional offices/personal services; compatible public/quasi-public. See § 18.32.050.
• Key dimensional standards: If on public water/sewer, minimum lot 10,000 sf (75 ft width); public water only: 15,000 sf (100 ft); no public utilities: 3 acres (150 ft). Yards: front/side-street 20 ft (farm buildings 10 ft), rear/side 5 ft; max height 50 ft; max lot coverage 60%. See § 18.32.060.
• Permitted-by-right list: Not found in retrieved materials.

RH — Residential High Density (Chapter 18.36)

• Use permit uses: Two-family/multifamily; apartments; B&B; mobilehome/RV parks; motels/hotels; professional offices/personal services; health and large day care; and similar uses. See § 18.36.050.
• Key dimensional standards: If on public water/sewer, minimum lot 6,000 sf (50 ft width); public water only: 15,000 sf (100 ft); no public utilities: 3 acres (150 ft). Yards: front/side-street 20 ft (farm buildings 10 ft), rear/side 5 ft; max building height 2 stories/50 ft; max lot coverage 60%. See § 18.36.060.
• Notes: The AR Animal Restrictions overlay applies in RH for keeping animals. See § 18.36.070.

RT — Rural Town (Chapter 18.40)

• Typical permitted content (partial list in retrieved text): Supportive and transitional housing (per Chapter 18.110), manufactured homes, and one accessory unit with a primary dwelling. See § 18.40.050 excerpts; § 18.40.060 for standards.
• Key dimensional standards: If on public water/sewer, minimum lot 6,000 sf (50 ft width); public water only: 15,000 sf (100 ft); no public utilities: 3 acres (150 ft). Yards: front/side-street 20 ft (farm buildings 10 ft). Additional adjacency buffers when next to RH/RL/RR or RT with dwellings. Height: buildings 2 stories/50 ft; lot coverage 60% when any dwelling present. See § 18.40.060.

C — Commercial (Chapter 18.44)

• Purpose: Broad retail/personal service/office mix largely indoors; can support residential/industrial areas when compatible.
• Typical permitted uses: Retail and services in buildings (offices, financial, insurance, real estate, etc.). See § 18.44.030 A(1) start.
• Use permit uses: Bars/lounges; service stations with major repair; amusements (bowling/golf/open-air fairs); outdoor sales/storage; animal shelter/clinic; medical marijuana collectives (where applicable); and similar. See § 18.44.050.
• Key dimensional standards: Minimum lot 6,000 sf (60 ft width), with residential projects subject to RH lot-size rules; yards generally 5 ft, increasing next to RH/RL/RR/RT with dwellings; other standards via Chapter 18.110. See § 18.44.060.

IL — Industrial-Light (Chapter 18.50)

• Uses with a use permit (selected): Support businesses for industrial areas; light manufacturing; animal hospital/kennel; outdoor storage beyond minor amounts; caretaker residence; multifamily/mobilehome/RV park (≤40 persons/acre); truck yards/terminals and heavy equipment wash; light recycling; airports; certain public/quasi-public; utilities/energy exploration. See § 18.50.040.
• Key dimensional standards: Minimum lot 6,000 sf (60 ft width); yards: front/side-street 10 ft; rear/side 5 ft, but 20 ft when abutting RH/RL/RR/RT (with added height stepbacks); height up to 75 ft with adjacency modifiers. See § 18.50.050.
• Performance standards (apply to all IL uses): Controls for odors, vibration, electromagnetic interference, and glare; site plan review required per Chapter 18.120. See §§ 18.50.060–.070.

I — Industrial (Chapter 18.54)

• Purpose: Accommodates most industrial uses; generally excludes offices/community buildings etc. to preserve industrial land.
• Typical permitted uses: Broad manufacturing/assembly; R&D labs/trade schools (non-hazardous); warehousing/distribution/mini-storage; certain public uses like fire/police stations (excluding sensitive/public assembly); utilities; ag processing & storage; bulk fuel storage; vehicle/heavy equipment repair/terminals/rail facilities; recycling (not “heavy” processing); wood products shops; incidental retail; caretaker residence; heliports accessory; energy development; some ag uses continuing existing land use; assemblage of people; similar uses. See § 18.54.030.
• Use permit uses: Waste facilities, airports, junkyards/auto dismantling, and other listed high-impact industrials. See § 18.54.040 and § 18.54.050 context.
• Key dimensional standards: Minimum lot 3 acres (100 ft width), with flexibility for IL-like uses on smaller sites; front/side-street 10 ft; rear/side may be 0 ft unless abutting RH/RL/RR/RT, then 50 ft plus height-related increases; max height 100 ft with adjacency modifiers; other standards via Chapter 18.110. See § 18.54.050.

PD — Planned Development (Chapter 18.60)

• Purpose: Unified, comprehensively planned projects mixing residential, commercial, industrial, common open space, etc. Uses and standards are set in the adopting PD ordinance and the approved plan; general Title 18 provisions still apply unless expressly overridden. See §§ 18.60.010–.040.

U — Unclassified (Chapter 18.66)

• Used sparingly where a principal zone has not yet been applied. Limited administrative-permit uses (e.g., assemblage, guest house, selected AG-related uses by cross-reference), with conditional uses via use permit. Minimum lot 3 acres; typical residential/farm setbacks; lot coverage 10% with small-lot exception. See §§ 18.66.040–.060.

Other Principal Zones Listed in Title 18

• TP Timberland Production (Chapter 18.10): Forestry/timber production; development standard includes minimum holding of 80 acres or quarter-section; rezoning criteria mirror state Timberland Productivity Act. Uses table not fully retrieved. See §§ 18.10.060–.080. Not found in retrieved materials for permitted/conditional uses list.
• OFG Open Space, Forestry and Grazing (Chapter 18.14) and RC Resource Conservation (Chapter 18.16): Chapters identified but detailed permitted/conditional uses not fully retrieved. Not found in retrieved materials.
• PF Public Facilities (Chapter 18.62+): Identified in the district list, but uses/standards not retrieved. Not found in retrieved materials.

Overlays that Affect Land Use

• FH — Flood Hazard: Overlay applied with principal zones to minimize flood risk in FEMA-mapped Special Flood Hazard Areas; governs development in mapped flood zones in unincorporated areas. See § 18.70.010.
• AH — Airport Hazard: Height and use restrictions near airports (e.g., Tulelake Airport) to protect air navigation; limits glare, radio interference, and similar hazards; includes nonconforming provisions. See §§ 18.90.120–.140.
• Other overlays shown in Title 18: EP Environmental Protection, MP Migration Protection, M Minimum Lot Size, AR Animal Restrictions, SP Specific Plan. Specific standards were not retrieved here; see Modoc County Overlay Districts. Not found in retrieved materials for standards.

Selected Countywide Standards That Intersect Land Use

• Parking: Off-street parking ratios (e.g., retail one space per 200 sf; restaurants one per four seats; warehouses one per 200 sf plus staffing) and design rules (stall sizes, access widths, loading) apply to all zones via Chapter 18.110. See the ratio and design excerpts under § 18.110.040 and related.
• Industrial site performance: In IL, uses must meet performance standards (odor, vibration, EMI, glare) and undergo site plan review per Chapter 18.120. See §§ 18.50.060–.070.
• Housing provisions: Density bonus and concessions for qualifying affordable housing follow state law and local processing in Chapter 18.138. See §§ 18.138.050–.070. Also see California housing laws.
• Definitions and nonconforming: Key terms (e.g., motel, nonconforming uses) are in Chapter 18.06; nonconforming treatment also appears in overlays like Airport Hazard. See §§ 18.06.690–.700; § 18.90.130. Also see Modoc County Nonconforming Uses.

For signage, landscaping, discretionary relief, and design review procedures, see: Modoc County Signage, Modoc County Landscaping and Screening, and Modoc County Variances and Exceptions. Building safety sits in the state California Building Standards Code (separate from land use).

Quick-Glance Land Use and Dimensional Rules

Note: All uses remain subject to parking, access, signage, and related standards in Chapter 18.110 and may require site plan/design review where applicable. See Modoc County Parking and Modoc County Design Review.

Checklist

• Confirm your parcel’s zone(s) and any overlays on the county zoning maps; Title 18 applies only in unincorporated areas.
• Identify whether your intended use is listed as permitted, needs an administrative permit, or requires a use permit in your zone. Start with §§ for your zone above.
• Check dimensional standards: minimum lot size/width, yard setbacks, height, and coverage limits in your zone.
• Screen for overlays (e.g., FH, AH) that add restrictions like floodplain rules or airport height/lighting limits.
• Verify parking ratios and loading per Chapter 18.110 (e.g., retail, restaurants, warehouses have different requirements).
• If proposing industrial in IL, prepare performance-standard compliance and site plan materials.
• If proposing affordable housing or mixed-use with residential, evaluate eligibility for density bonus/incentives.
• If a standard cannot be met, discuss relief pathways (e.g., use permits, variances) with Planning; see Modoc County Variances and Exceptions. Verify with the jurisdiction.

Risks & Ambiguities

Plain-English Summary

In unincorporated Modoc County, your allowed land use depends on your zone. Farm zones (AE, AG) emphasize agriculture first, with homes and ag-support uses layered in by parcel size and permit type. Rural/urban residential zones (RR, RL, RH, RT) allow homes and, with permits, some community, lodging, or small office uses. Commercial and industrial zones (C, IL, I) allow retail/services and manufacturing/warehousing, subject to parking, setbacks, and, in light industrial, performance standards. Overlays like FH flood and AH airport can further limit what you can build and how tall.

Source References

• Title 18 Zoning: districts established, maps, and effect of zoning plan — §§ 18.02.010–.050.
• AE — Agricultural Exclusive: §§ 18.18.010–.060; division criteria § 18.18.070.
• AG — Agricultural General: §§ 18.24.030–.060.
• LIC — Low Intensity Conservation: §§ 18.20.010–.030 (uses by reference).
• LI — Low Intensity: §§ 18.28.010–.060.
• RR — Rural Residential: §§ 18.30.010–.060.
• RL — Residential Low Density: §§ 18.32.050–.060.
• RH — Residential High Density: §§ 18.36.050–.070.
• RT — Rural Town: §§ 18.40.050–.060.
• C — Commercial: §§ 18.44.010; 18.44.030; 18.44.050–.060.
• IL — Industrial-Light: §§ 18.50.040–.070.
• I — Industrial: §§ 18.54.010–.050.
• Overlays: FH — § 18.70.010; AH — §§ 18.90.120–.140.
• Parking standards: Chapter 18.110 excerpts (ratios/design).
• Density bonus: §§ 18.138.050–.070.
• Definitions (e.g., motel; nonconforming): §§ 18.06.690–.700.

Retrieved passages

• Modoc County Zoning Code (title of) High relevance show source text
• Modoc County Zoning Code (Chapter 18.54) High relevance show source text
• Modoc County Zoning Code (Section 18.54.040) High relevance show source text
• Modoc County Zoning Code (chapter shall) High relevance show source text
• Modoc County Zoning Code (title became) High relevance show source text
• Modoc County Zoning Code (Section 18.100.020) High relevance show source text
• Modoc County Zoning Code (Section 18) Medium relevance show source text
• CGBSC § A5.103 (SECTION A5.103) Medium relevance show source text
• Modoc County Zoning Code (Section 18.100.030) Medium relevance show source text
• Modoc County Zoning Code (Section 18.100.030) Medium relevance show source text
• Modoc County Zoning Code (chapter shall) Medium relevance show source text
• Modoc County Zoning Code (section 18.100.020) Medium relevance show source text
• Modoc County Zoning Code (Chapter 18.110.) Medium relevance show source text
• Modoc County Zoning Code (Chapter 18.110) Medium relevance show source text
• Modoc County Zoning Code (chapter 18.110) Medium relevance show source text

Cited sections

• Title 18 Zoning: districts established, maps, and effect of zoning plan — §§ 18.02.010–.050. (Title 18)
• AE — Agricultural Exclusive: §§ 18.18.010–.060; division criteria § 18.18.070. (§ 18.18.010)
• AG — Agricultural General: §§ 18.24.030–.060. (§ 18.24.030)
• LIC — Low Intensity Conservation: §§ 18.20.010–.030 (uses by reference). (§ 18.20.010)
• LI — Low Intensity: §§ 18.28.010–.060. (§ 18.28.010)
• RR — Rural Residential: §§ 18.30.010–.060. (§ 18.30.010)
• RL — Residential Low Density: §§ 18.32.050–.060. (§ 18.32.050)
• RH — Residential High Density: §§ 18.36.050–.070. (§ 18.36.050)
• RT — Rural Town: §§ 18.40.050–.060. (§ 18.40.050)
• C — Commercial: §§ 18.44.010; 18.44.030; 18.44.050–.060. (§ 18.44.010)
• IL — Industrial-Light: §§ 18.50.040–.070. (§ 18.50.040)
• I — Industrial: §§ 18.54.010–.050. (§ 18.54.010)
• Overlays: FH — § 18.70.010; AH — §§ 18.90.120–.140. (§ 18.70.010)
• Parking standards: Chapter 18.110 excerpts (ratios/design). (Chapter 18.110)
• Density bonus: §§ 18.138.050–.070. (§ 18.138.050)
• Definitions (e.g., motel; nonconforming): §§ 18.06.690–.700. (§ 18.06.690)
• ModocCounty_ZoningCode.md

• Official Modoc County code library