Local zoning · Modoc County

Modoc County — Parking

Parking under the Modoc County local zoning and planning code, with the controlling citations.

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Last reviewed: July 6, 2026

Overview

In unincorporated Modoc County, off-street parking and loading are governed by Title 18 Zoning, primarily the county’s general development standards for parking in § 18.110.040. These rules apply across zoning districts, with some district-specific tweaks (for example, in light industrial areas abutting residential). If you’re adding floor area, changing use, or establishing a new use, you must meet the current off‑street parking and loading standards under § 18.110.040.

Plain-English anchor: Most projects in unincorporated Modoc County must provide off-street parking and (if goods are handled) loading per § 18.110.040 — counts, dimensions, and layout all need to match the code.

Linking context: If you’re new to county process, start with the Modoc County zoning & planning overview and the summary of Modoc County Development Standards. For broader context on Modoc County Zoning, Land Use, and discretionary Design Review, see those pages.

Core Standards: Off‑Street Parking and Loading (countywide)

  • Applicability and rounding:
    • Parking applies to new buildings/uses and expansions; if an existing legal permitted use changes to another permitted use, the new use must conform, but the required space count “may be reduced by five” spaces under § 18.110.040.A.2. All computed numbers round up to a whole number per § 18.110.040.C.
  • Joint use and off‑site parking:
    • Shared lots are allowed if hours don’t conflict and a recorded agreement is approved; up to 50% of day/night needs can be shared. In the C, IL, I, and PF zones, off‑site parking may be within 500 feet of the use under § 18.110.040.B.
  • Loading:
    • For uses handling goods, provide 1 loading space for the first 10,000 sf plus 1 per additional 35,000 sf per § 18.110.040.D.
  • Parking area design and stall sizes:
    • Access review: drive connections onto county roads require County Road Department review; state highway access requires Caltrans review under § 18.110.040.E.1. Limit encroachments to the public road per § 18.110.040.E.2.
    • Aisle widths: commercial encroachments need 24 ft two‑way or 12 ft one‑way widths per § 18.110.040.E.3.
    • Keep parking/loading out of rights‑of‑way and sight distance areas under § 18.110.040.E.5.
    • Minimum space sizes in unincorporated areas:
      • Standard stall: 9 ft x 18 ft; parallel: 9 ft x 24 ft.
      • Accessible stall (county term: “handicapped”): 12 ft x 18 ft.
      • Loading stall: 12 ft x 22 ft. See § 18.110.040.E.6.
  • Definitions:
    • “Parking space” is an accessible, usable, off‑street space reserved for one automobile; see § 18.06.720. “Tandem parking” is aligned one behind another; defined in § 18.06.725.

Parking Ratios by Use (selected)

  • Dwellings:
    • One bedroom or second unit: 1 space/unit; two or more bedrooms: 2 spaces/unit; special reductions for senior and certain low‑income housing (1 car + 1 bicycle space per unit) under § 18.110.040.C.1.
  • Common nonresidential and community uses:
    • Offices/banks/medical: 1 per 300 sf GFA; retail: 1 per 200 sf GFA; restaurants/bars: 1 per 4 seats; hospitals: 1 per bed; assembly (church, theater): 1 per 4 seats or 1 per 40 sf of seating area, whichever greater; warehouses/manufacturing: 1 per 200 sf GFA plus 1 per 2 employees on largest shift; see § 18.110.040.C.6–19.
    • Hotels/motels/inns: 1 per guest room plus 1 per 2 employees per § 18.110.040.C.2.
    • Schools: K–8: 1 per employee + 10 additional; Grades 9+: 1 per 5 students + 1 per 2 employees per § 18.110.040.C.8.
    • Uses not listed must match similar uses in type and traffic under § 18.110.040.C.20.
  • Emergency shelters/low-barrier navigation centers:
    • 2 spaces per facility (same as residential), plus 1.5 per support-service room under § 18.110.040.C.21; also cross‑referenced in § 18.110.090.

Accessory Dwelling Units (ADUs) — parking carve-outs

  • County ADU provisions require 1 off‑street space per ADU; tandem or setback area may count; no replacement required if a garage/carport is converted to an ADU; multiple state‑law exemptions apply (transit proximity, historic district, etc.). The parking carve‑outs are in the county’s ADU provisions, and § 18.110.040.A.1 cross‑references ADU rules in Chapter 18.100; confirm applicability to your site.

Note: Accessibility, signage, and EV/bicycle infrastructure are governed by state codes, not zoning. See the California Building Standards Code for accessible parking and related requirements. Zoning still controls counts, siting, and size.

District-by-District: How parking applies in unincorporated areas

Modoc County establishes multiple base zones; parking generally defers to the countywide standards in § 18.110.040. Below are district-specific callouts where the ordinance provides parking-related direction.

OFG — Open Space, Forestry and Grazing

  • Purpose/where: Resource/open space lands; may include low-intensity recreation and public utilities.
  • Typical permitted uses: Low-intensity recreation, resource management, certain public utilities.
  • Parking: Governed by § 18.110.040 via the OFG development standards, which send “Access, parking …” to Chapter 18.110.
  • Key dimensional notes: Yard/development standards apply; verify for site planning.

RR — Rural Residential (18.30)

  • Purpose/where: Rural home sites at larger lot sizes.
  • Typical permitted uses: One-family dwellings; specified accessory uses; certain public or quasi‑public uses with approvals.
  • Parking: “Access, parking, height limits, signs, other: as provided in Chapter 18.110,” so use § 18.110.040 for counts and layout.
  • Key dimensional standards: Minimum yards front/side street 20 ft; side/rear 30 ft (affects driveway and stall siting).

RT — Rural Town (18.40)

  • Purpose/where: Small-town mixed residential/commercial fabric.
  • Typical permitted uses: Residential and neighborhood-scale commercial by district rules.
  • Parking: District development standards defer access/parking to county standards (read with § 18.110.040).
  • Special multi-family siting: For multi-family and certain affordable/streamlined housing, parking “should be located behind buildings” or screened from public street per § 18.110.080.A.3.a.

C — Commercial (18.44)

  • Purpose/where: Retail and service nodes.
  • Typical permitted uses: Commercial retail/services; some higher‑intensity uses with a use permit.
  • Parking: “Access, parking … as provided in Chapter 18.110” (use § 18.110.040 for ratios like retail 1/200 sf, office 1/300 sf, etc.).
  • Yard interactions: Yard setbacks can affect how front-yard parking is placed; confirm during site plan.

IL — Industrial-Light (18.50)

  • Purpose/where: Light industrial corridors and parks.
  • Typical permitted uses: Light industry, support services; selected residential (e.g., caretaker) by permit.
  • Parking: As per § 18.110.040. Critically, “yards which abut an RH or RL zone shall not be used for parking” per § 18.50.050.C — design your lot to keep parking out of those abutting buffers.
  • Off‑site option: In IL, off‑site parking may be within 500 ft under § 18.110.040.B.3.

Decision-Points Table (selected standards in unincorporated areas)

Topic Standard Code Reference
Dwelling unit parking 1 space/unit (1-bedroom or second unit); 2 spaces/unit (2+ bedrooms). Senior and certain low-income housing may reduce; see text. § 18.110.040.C.1
Offices (incl. medical), banks 1 per 300 sf GFA § 18.110.040.C.9
Retail, shopping center 1 per 200 sf GFA § 18.110.040.C.15–16
Restaurants/bars 1 per 4 seats; drive‑in: 1/100 sf GFA + 1/2 employees § 18.110.040.C.17
Assembly (church/theater) 1 per 4 seats or 1/40 sf seating area, greater applies § 18.110.040.C.6
Warehouse/manufacturing 1 per 200 sf GFA + 1 per 2 employees; retail component added as applicable § 18.110.040.C.18
Hotels/motels 1 per guest room + 1 per 2 employees § 18.110.040.C.2
Loading 1 space/first 10,000 sf + 1/each add’l 35,000 sf § 18.110.040.D
Stall size (standard/parallel) 9' x 18' (standard); 9' x 24' (parallel) § 18.110.040.E.6.a,c
Accessible stall size 12' x 18' § 18.110.040.E.6.b
Aisle width (commercial approach) 24' two‑way; 12' one‑way § 18.110.040.E.3
Joint/shared parking Allowed with recorded agreement; day/night sharing up to 50% § 18.110.040.B.1–2
Off‑site parking (C, IL, I, PF) Allowed within 500 ft § 18.110.040.B.3
ADU parking 1 space/ADU; tandem/setback allowed; exemptions apply; no replacement upon conversion § 18.110.040.A.1 (cross‑ref Chapter 18.100 ADUs)

Related process notes:

  • Parking must appear on your site plan during Design Review or site plan review where applicable; the submittal must show counts, stalls, yards, and access per § 18.120.030.
  • If you propose shared parking, the county requires a recorded agreement as outlined in § 18.110.040.B.1.

Special Topics

  • Bicycle parking: Not a general countywide requirement found in the zoning standards. The only direct bicycle reference appears as an alternate standard for certain very low/low‑income housing within § 18.110.040.C.1 (1 car and 1 bicycle space per unit). Not found elsewhere in the retrieved materials.
  • Industrial-residential edges: In the IL zone, do not place parking in a yard abutting RL or RH districts per § 18.50.050.C.
  • Emergency shelters: Must meet the specialized parking ratio in § 18.110.040.C.21 and performance standards in § 18.110.090.
  • Inoperable vehicle storage: Several districts restrict long-term outdoor storage of inoperable vehicles unless screened; see “Conservation of values” language in residential/commercial chapters (e.g., §§ 18.32.070, 18.40.070, 18.44.070).

For overlays or special contexts, start with Modoc County Overlay Districts. For situations involving existing legal sites, see Modoc County Nonconforming Uses. Relief mechanisms appear under Modoc County Variances and Exceptions. Screening or buffering of lots and stalls may also be reviewed under Modoc County Landscaping and Screening.

Checklist

  • Confirm your lot is in unincorporated Modoc County and identify the base district and any overlays.
  • Calculate required off‑street parking per § 18.110.040.C for each use space; round up to a whole number.
  • If goods are handled, add loading spaces per § 18.110.040.D.
  • Layout stalls and aisles to meet minimum sizes and encroachment rules in § 18.110.040.E (and keep out of sight triangles/ROW).
  • If using shared or off‑site parking, prepare the required agreements and confirm the 500‑ft limit in C/IL/I/PF.
  • For ADUs, apply the county’s ADU parking exceptions and tandem/setback allowances; verify state‑law exemptions.
  • Prepare a complete site plan showing parking, yards, and access for site plan review/design review, as applicable.
  • Coordinate encroachment/approach review with County Roads or Caltrans if accessing a public road or state highway.

Risks & Ambiguities

Issue Why it matters What to verify
Mixed-use parking splits Different uses have different ratios and peak times Break out each use area; consider shared parking under § 18.110.040.B with a recorded agreement.
Assembly seat counts Assembly uses use seats or floor area; the greater governs Document seat counts or seating-area sf to set the correct requirement in § 18.110.040.C.6.
Senior/low-income housing reductions Reduced ratios and bicycle space allowance are narrow Confirm eligibility for the reductions in § 18.110.040.C.1.
ADU parking State exemptions and local allowances interplay Apply local ADU provisions and cross-ref in § 18.110.040.A.1; confirm exemptions (e.g., transit proximity) in the ADU section.
Industrial edge constraints Parking prohibited in IL yards abutting RL/RH Map abutting districts early; keep stalls out of those yards per § 18.50.050.C.
Access encroachments Driveway approach widths and number of encroachments are limited Coordinate early with County Roads/Caltrans under § 18.110.040.E.1–3.

Plain-English Summary

For projects in unincorporated Modoc County, start by counting the parking your use needs under § 18.110.040 and design the lot with standard 9x18 stalls and compliant drive aisles. Some uses have special counts (e.g., assembly by seats, warehouses by floor area and employees). Shared or off-site parking can work within code limits. ADUs have special parking breaks. If your site is industrial next to residential, keep parking out of abutting yards. When in doubt, verify through site plan/design review and the county’s development standards.

Source References

  • Modoc County Title 18 Zoning — Off‑street parking and loading: § 18.110.040; yards: § 18.110.050; multi-family siting: § 18.110.080; emergency shelter standards: § 18.110.090.
  • Parking ratios (residential and nonresidential), loading, and design parameters: § 18.110.040.C–E.
  • Definitions: § 18.06.720 Parking space; § 18.06.725 Tandem parking.
  • District development standards referencing parking:
    • OFG: development standards send access/parking to Chapter 18.110.
    • RR (18.30): access/parking by Chapter 18.110.
    • RT (18.40): access/parking by county standards; see also multi-family siting guidance.
    • C (18.44): access/parking by Chapter 18.110.
    • IL (18.50): access/parking by Chapter 18.110; no parking in yards abutting RL/RH.
  • Site plan review submittals (show parking and yards): § 18.120.030.
  • ADU parking rules (local ADU section text and cross-references): county ADU provisions; cross-ref § 18.110.040.A.1.
  • Zone list and applicability to unincorporated areas: §§ 18.02.030, 18.02.060.

Sources

Retrieved passages

  • Modoc County Zoning Code (§ 12) High relevance
  • Modoc County Zoning Code (Section 18) Medium relevance
  • Modoc County Zoning Code (section shall) Medium relevance
  • Modoc County Zoning Code (chapter 18.110) Medium relevance
  • Modoc County Zoning Code (title became) Medium relevance
  • Modoc County Zoning Code (title to) Medium relevance
  • Modoc County Zoning Code (Chapter 18.126) Medium relevance
  • Modoc County Zoning Code (§ 65595) Medium relevance
  • Modoc County Zoning Code (title shall) High relevance
  • Modoc County Zoning Code Medium relevance
  • Modoc County Zoning Code (section may) Medium relevance
  • Modoc County Zoning Code (Section 18.50.030) Medium relevance
  • Modoc County Zoning Code (Chapter 18.110) Medium relevance
  • Modoc County Zoning Code (Chapter 18.110.) Medium relevance
  • Modoc County Zoning Code (Title 18) Medium relevance
  • Modoc County Zoning Code (Chapter 18.136) Medium relevance
  • Modoc County Zoning Code (title within) Medium relevance
  • Modoc County Zoning Code (Section 18.100.010) Medium relevance
  • CBC § 11B (Section 11B-502) Medium relevance

Cited sections

Frequently asked questions

How many parking spaces do I need for a single-family home in unincorporated Modoc County?

For a one-bedroom dwelling or a second unit, provide 1 space per unit; for two or more bedrooms, provide 2 spaces per unit. Senior and certain very low/low‑income housing may use reduced ratios noted in § 18.110.040.C.1.

Can I share a parking lot with my neighbor for a mixed-use project?

Yes, shared parking is allowed where principal operating hours don’t conflict and a recorded parking agreement is approved. Up to 50% day/night sharing is permitted under § 18.110.040.B.1–2.

How far away can off-site parking be located?

In the C, IL, I, and PF zones, off-site parking may be located within 500 feet of the use it serves, per § 18.110.040.B.3.

Do I need a loading space for my small warehouse?

Yes, where goods are handled, provide 1 loading space for the first 10,000 sf of GFA plus 1 per additional 35,000 sf per § 18.110.040.D.

What are the minimum stall sizes and aisle widths?

Standard stalls are 9' x 18' (parallel 9' x 24'); accessible stalls are 12' x 18'. Commercial drive approaches must allow 24' for two‑way or 12' for one‑way movements. See § 18.110.040.E.3 and E.6.

Are there Modoc County bicycle parking requirements?

No general bicycle parking standard was found. A bicycle space appears only as an alternative standard in certain very low/low‑income housing in § 18.110.040.C.1.

What are the ADU parking rules?

One off‑street space per ADU is required; tandem and setback areas may count, and no replacement is required if a garage/carport is converted to an ADU. State‑law exemptions (e.g., near transit) apply; see the county ADU provisions cross‑referenced in § 18.110.040.A.1.

In an IL zone next to homes, can I put parking along the shared property line?

No. In the IL zone, yards abutting RL or RH zones cannot be used for parking under § 18.50.050.C.

Do I need to show parking on my site plan?

Yes. Site plan review submissions must show parking, setbacks, heights, yards, and access per § 18.120.030.

Who reviews driveway connections to public roads?

Encroachments onto county roads are reviewed by the County Road Department; those onto state highways require Caltrans review, per § 18.110.040.E.1.

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