Modoc County — Landscaping and Screening

Last reviewed: July 6, 2026

Overview

In unincorporated Modoc County, landscaping and screening rules live within the County’s zoning ordinance — Modoc County Code Title 18 (Zoning) — rather than in a stand‑alone “landscape” chapter. Key triggers appear in multi‑family design standards, “conservation of values” provisions that require opaque fences around stored materials, and zone‑specific rules for industrial outdoor storage and certain utilities. All standards summarized here apply only in unincorporated areas and should be read alongside your site’s base zone and any overlay districts applied on the County zoning map (§ 18.02.030–.040).

Most projects don’t need a formal “landscape plan” by default, but whenever you propose multi‑family housing or outdoor storage, you will need landscaping and/or opaque screening fences to meet Title 18 requirements.

Countywide landscape/screening triggers you should know

• Multi‑family housing projects must provide a minimum ten percent improved landscaped site coverage, and the irrigation/landscaping must comply with the California Water Conservation Landscape Act; parking should be screened from view of the public street (§ 18.110.080.A.3.a, d).
• “Conservation of values” rules require stored merchandise, materials, dismantled vehicles or salvage to be enclosed by a sight‑obscuring fence at least six feet high; similar language appears in several zones, including the RL and/or residential chapters (§ 18.32.070.B), RH (§ 18.36.080.B), and C (§ 18.44.070.B).
• In the IL zone (Industrial‑Light), any outdoor storage must be completely enclosed by a solid wall or screening fence at least six feet high; if the storage area abuts residential or rural town zones, the fence must be eight feet high (§ 18.50.030.M).
• Emergency shelters/low‑barrier navigation centers must include a gated and fenced outdoor area (§ 18.110.090.A.4).
• Wireless communications facilities may be required to maintain a minimum six‑foot screening fence, replant disturbed areas with native vegetation, and protect on‑site screening trees; ongoing maintenance is required (§ 18.166.060; design standards within Ch. 18.166).

Quick‑reference standards

Zone‑by‑Zone notes for unincorporated Modoc County

The base zone controls the context for landscaping/screening. Below are the principal zones established in § 18.02.030, with how landscaping/screening shows up in practice.

RR — Rural Residential

• Purpose: Rural home sites with reduced impacts (§ 18.30.010).
• Typical uses: One single‑family dwelling and accessory uses (§ 18.30.030.A).
• Key dimensions: Min lot size 1–15 acres; yards 20 ft front/side‑street, 30 ft side/rear (§ 18.30.060).
• Landscaping/screening: Stored materials/junk vehicles must be screened behind a sight‑obscuring fence (see “conservation of values” in residential chapters; specific RR subsection not found in retrieved materials). Not found in retrieved materials.

RL — Residential Low Density

• Purpose/uses: Low‑density residential (chapter header not in retrieved snippet).
• Key dimensions: Snippet shows front/side‑street 20 ft; side/rear 5 ft, max height 50 ft, max lot coverage 60% (§ 18.32 excerpts).
• Landscaping/screening: “Conservation of values” requires opaque screening for stored materials at least 6 ft high (§ 18.32.070.B).

RH — Residential High Density

• Purpose: Provide space for residential of all densities; protect from hazards and nuisances (§ 18.36.010–.020).
• Typical uses: Single‑family; two‑family where lots qualify (§ 18.36.030.A).
• Key dimensions: Not found in retrieved materials.
• Landscaping/screening: Opaque screening fence for stored materials/salvage; not higher than the fence (§ 18.36.080.B).

RT — Rural Town

• Purpose: Mixed residential/commercial/ag uses in small unincorporated communities (§ 18.40.010).
• Typical uses/dimensions: Not found in retrieved materials.
• Landscaping/screening: No RT‑specific standard found; default “conservation of values” and any project‑type standards (e.g., multi‑family) still apply. Not found in retrieved materials.

C — Commercial

• Purpose/uses: Retail/services; broader list via permitted and use‑permit sections (§ 18.44.050).
• Key dimensions: Min yards typically 5 ft; increase to 10 ft where abutting RH, RL, RR, or RT with an approved dwelling (§ 18.44.060.B).
• Landscaping/screening: “Conservation of values” requires a sight‑obscuring fence min 6 ft for storage/junk; materials not stacked above fence (§ 18.44.070.B).

IL — Industrial‑Light

• Purpose/uses: Light industrial, R&D, warehousing, contractor yards (§ 18.50.020–.030).
• Key dimensions: Min yards 10 ft front; side/rear 5 ft; greater separation, height and yard increases when abutting residential or RT (§ 18.50.050.B–D).
• Landscaping/screening: Outdoor storage must be fully enclosed by a solid wall or screening fence min 6 ft; increase to 8 ft at residential/RT edges (§ 18.50.030.M).

I — Industrial (General)

• Purpose/uses: Heavier industrial/manufacturing (§ 18.54.040).
• Key dimensions: Development standards exist but were not fully visible (§ 18.54.050). Not found in retrieved materials.
• Landscaping/screening: No I‑specific fence rule retrieved; storage and junkyard uses typically conditioned; default “conservation of values” rules may be applied through conditions. Not found in retrieved materials.

LI — Low Intensity

• Purpose: Transition from conservation/rural resource areas to rural residential (§ 18.28.010–.020).
• Key dimensions: Min parcel size 20 acres; typical yards 20 ft front/side‑street; 10 ft side/rear (§ 18.28.060).
• Landscaping/screening: No LI‑specific landscaping rule retrieved; general “conservation of values” principles still apply. Not found in retrieved materials.

AG — Agricultural General

• Purpose/uses: General agriculture and related activities (§ 18.24.060, general development standards).
• Key dimensions: Front/side‑street 20 ft for dwellings; 10 ft for farm buildings; side/rear 5 ft (with increased setbacks in some adjacency cases); max lot coverage 10% on larger parcels (§ 18.24.060).
• Landscaping/screening: No AG‑specific landscape standard retrieved.

PF — Public Facilities

• Purpose/uses: Public/quasi‑public facilities (§ 18.62.030–.040).
• Key dimensions: Front/side‑street 20 ft; side/rear may be 0 ft unless abutting RH, RL, RR, RT (then 10 ft plus height/yard tradeoffs) (§ 18.62.050).
• Landscaping/screening: No PF‑specific landscaping rule retrieved; project‑type standards (e.g., multi‑family on mixed sites) may still apply.

PD — Planned Development

• Purpose/uses: Customized, master‑planned projects (§ 18.60.020–.060).
• Submittals must show the extent, location, and general arrangement of all open space and landscaping (§ 18.126.040.B.8).

Wireless Communications (Countywide)

• Facilities must protect existing screening trees, revegetate disturbed areas with native species, and may need a minimum 6‑ft screening fence; ongoing maintenance is required (Ch. 18.166; § 18.166.060).

Multi‑Family Housing (Countywide)

• Objective design standards require: at least 10% landscaped coverage, irrigation per the California Water Conservation Landscape Act; and street‑facing parking should be screened (§ 18.110.080.A.3.a, d).
• If your project also includes other elements (signs, lighting), coordinate with signage and any design review procedures that may apply.

Emergency Shelters/Low‑Barrier Navigation Centers (Countywide)

• Must include a gated and fenced outdoor area as a performance standard (§ 18.110.090.A.4).

Relationship to other local requirements

• Setbacks and lot coverage are set in each zone’s development standards. Landscaping can count only where the code allows; driveways and paved parking are not “landscape.”
• Parking location and visibility matter: street‑facing parking in multi‑family is expected to be behind buildings or screened (§ 18.110.080.A.3.a). Coordinate with parking.
• Projects that legalize or modify existing conditions may need to consider nonconforming uses and whether a variance is appropriate where strict compliance is infeasible.

Practical guidance

• Use opaque materials for required screens. Where Title 18 says “sight‑obscuring,” slatted chain‑link is risky; solid wood, CMU, or similar is safer.
• Plan fence height by adjacency. The IL zone’s 6‑ft baseline bumps to 8 ft along residential or rural town edges (§ 18.50.030.M).
• Treat “landscape” as living planting. Paving in front setbacks is limited and does not satisfy the 10% landscape minimum in multi‑family standards; provide irrigation that meets the State landscape law reference in § 18.110.080.
• Wireless sites: protect existing screening trees and replant with native species after construction (Ch. 18.166).

Checklist

• Confirm your base zone on the County map and any overlays (§ 18.02.030–.040).
• If proposing multi‑family, show at least 10% improved landscape area and irrigation per State landscape law; screen parking from street (§ 18.110.080.A.3.a, d).
• If proposing outdoor storage in IL, design a solid wall/screening fence (6 ft min; 8 ft next to RH, RL, RT, RR) and keep materials lower than the fence top (§ 18.50.030.M).
• For commercial/residential properties storing materials/vehicles, enclose with a sight‑obscuring fence at least 6 ft high (§ 18.44.070.B; § 18.36.080.B; § 18.32.070.B).
• For emergency shelters/LBNCs, include a gated and fenced outdoor area (§ 18.110.090.A.4).
• For PDs or larger plans, include the extent/location/arrangement of open space and landscaping in your submittal (§ 18.126.040.B.8).
• If installing screens/fences near signs or in front setbacks, coordinate with signage and development standards.
• Where requirements are unclear, discuss with Planning; if needed, explore variances or confirm nonconforming status.

Risks & Ambiguities

Plain-English Summary

If you’re in unincorporated Modoc County and plan multi‑family housing, budget for at least 10% landscaped area and screen parking from the street. If you’re storing anything outdoors — especially in light industrial areas — plan on a solid, opaque fence (6–8 ft, depending on what’s next door). Commercial and residential properties also need opaque screening for stored materials or junk vehicles. When in doubt, bring a simple plan that shows plant areas, fences/walls, and how you’ll keep storage out of sight.

Source References

• Zoning plan, established zones and maps: § 18.02.030–.040.
• Multi‑family design: landscape minimum and parking screening: § 18.110.080.A.3.a, d.
• Emergency shelter fencing: § 18.110.090.A.4.
• Conservation of values (opaque fence for stored materials): § 18.32.070.B; § 18.36.080.B; § 18.44.070.B.
• IL outdoor storage fence heights: § 18.50.030.M; IL development standards: § 18.50.050.
• PD submittal content (include landscaping): § 18.126.040.B.8.
• Wireless facilities: design/screening and revegetation within Ch. 18.166; maintenance § 18.166.060.

Retrieved passages

• CWUIC § 65850.6 (Title 24) High relevance show source text
• Modoc County Zoning Code (Chapter 18.170) Medium relevance show source text
• Modoc County Zoning Code Medium relevance show source text
• CWUIC § 1.11 (Chapter 1) Medium relevance show source text
• Modoc County Zoning Code Medium relevance show source text
• Modoc County Zoning Code (Chapter 18.132.) Medium relevance show source text
• Modoc County Zoning Code (title within) Medium relevance show source text
• Modoc County Zoning Code Medium relevance show source text
• Modoc County Zoning Code (§ 65595) Medium relevance show source text
• Modoc County Zoning Code (Title 18) Medium relevance show source text
• Modoc County Zoning Code (title which) Medium relevance show source text
• Modoc County Zoning Code (chapter shall) Medium relevance show source text
• Modoc County Zoning Code (Chapter 18.110.) Medium relevance show source text
• Modoc County Zoning Code (Section 18.62.030) Medium relevance show source text
• Modoc County Zoning Code (Chapter 18.110.) Medium relevance show source text
• Modoc County Zoning Code (Section 18.50.030) Medium relevance show source text
• Modoc County Zoning Code (chapter are) Medium relevance show source text
• CWUIC § 1299.02 (Title 14) Medium relevance show source text
• CMC § 1224.19.3.3.2.1 (Title 16_) Medium relevance show source text
• Modoc County Zoning Code (Chapter 18.74) Medium relevance show source text
• CEC § 193 (CHAPTER 35) Medium relevance show source text
• CGBSC § 21155 (Section 21155) Medium relevance show source text
• Modoc County Zoning Code (Chapter 12.04) Medium relevance show source text
• CEC § 1.11 (chapter as) Medium relevance show source text
• Modoc County Zoning Code (Chapter 18.74) Medium relevance show source text

Cited sections

• Zoning plan, established zones and maps: § 18.02.030–.040. (§ 18.02.030)
• Multi‑family design: landscape minimum and parking screening: § 18.110.080.A.3.a, d. (§ 18.110.080.A.3.a)
• Emergency shelter fencing: § 18.110.090.A.4. (§ 18.110.090.A.4.)
• Conservation of values (opaque fence for stored materials): § 18.32.070.B; § 18.36.080.B; § 18.44.070.B. (§ 18.32.070.B)
• IL outdoor storage fence heights: § 18.50.030.M; IL development standards: § 18.50.050. (§ 18.50.030.M)
• PD submittal content (include landscaping): § 18.126.040.B.8. (§ 18.126.040.B.8.)
• Wireless facilities: design/screening and revegetation within Ch. 18.166; maintenance § 18.166.060. (§ 18.166.060.)
• ModocCounty_ZoningCode.md

• Official Modoc County code library