Plumas County Zoning, Planning & Building Codes

Last reviewed: July 6, 2026

Overview

This page orients you to how land use, zoning, and development are regulated in Plumas County’s unincorporated areas. The county’s zoning is adopted in its municipal code as Title 9 — Planning and Zoning; the core rules live in Chapter 2 (Zoning), supported by countywide development standards and permitting procedures elsewhere in Title 9. See the countywide Plumas County Zoning “head” page for quick navigation. The outline below summarizes district families, where standards are located, how permits run, and how state housing mandates (especially ADUs) thread through the local code.

In most of unincorporated Plumas County, parcels in the State Responsibility Area must keep a minimum “defensible space” yard: the front setback is at least the district’s standard and in all cases at least 30 ft from the road centerline, and the side and rear setbacks are at least 30 ft unless specific safety findings allow the underlying district setbacks to apply. § 9-2.419

How Plumas County’s code is organized

• Title 9 governs planning, zoning, subdivision and related procedures; Chapter 2 (Zoning) states purposes and applicability, and is the entry point for uses, districts, and general standards. § 9-2.101–9-2.102
• The countywide “general requirements” for development—setbacks/yards, parking, signage, garages/carports, landscaping, lighting, and more—are in Article 4 of Chapter 2 of Title 9. For example: garages and carports (§ 9-2.408), landscaping (§ 9-2.410), lighting (§ 9-2.411), parking and loading (§ 9-2.414), signs (§ 9-2.416), and yards (§ 9-2.419). § 9-2.408; § 9-2.410; § 9-2.411; § 9-2.414; § 9-2.416; § 9-2.419
• Chapter 2 also contains the major discretionary procedures: Special Use Permits (Article 6), Planned Developments (Article 7), Variances (Article 8), Appeals (Article 10), Site Development Review (Article 11.3), and Zoning Clearance Certificates (Article 6.5). § 9-2.601–9-2.602; § 9-2.701–9-2.704; § 9-2.801–9-2.803; § 9-2.1131–9-2.1133; § 9-2.651–9-2.652
• Zoning map administration (zones, boundaries, conformance) is codified in Article 3. § 9-2.301–9-2.304

Zoning district families

Plumas County divides unincorporated land into the following zones; each zone article contains permitted uses plus district-specific standards for height, area/width/coverage, yards, parking, and signs. § 9-2.301 (zones enumerated)

• Residential
  • 2-R / 3-R / 7-R (Single-Family Residential): Minimum lots of 0.5 ac / 0.33 ac / 1/7 ac; 60 ft minimum width; maximum coverage 50%; front yard 20 ft; side/rear 5 ft per story; max height 35 ft. § 9-2.1303–9-2.1305
  • M-R (Multiple-Family): Minimum lot 6,000 sf; width 60 ft; max coverage 50%; front yard none; side/rear 5 ft per story; max height 35 ft. § 9-2.1403–9-2.1405
  • S-1 (Suburban): Minimum lot 1 ac; width 120 ft; max coverage 50%; front 20 ft; side/rear 5 ft per story; max height 35 ft. § 9-2.1503–9-2.1505
  • S-3 (Secondary Suburban): Minimum lot 3 ac; width 150 ft; max coverage 50%; front 20 ft; side/rear 5 ft per story; max height 35 ft. § 9-2.1603–9-2.1606
• Rural/Resource
  • R-10 / R-20 (Rural): Minimum lots 10 ac / 20 ac; front 20 ft; side/rear 5 ft per story; max height 35 ft; coverage limited (e.g., in R‑10 coverage 50%, with each dwelling plus accessory buildings covering no more than 1 ac on ≥10-ac parcels). § 9-2.1703–9-2.1705; § 9-2.1804–9-2.1805
  • GF (General Forest): Minimum lot 40 ac; width 300 ft; front 20 ft; side/rear 5 ft; max height 60 ft overall, 35 ft for dwellings; coverage per unit ≤1 ac. § 9-2.3303–9-2.3306
  • TPZ (Timberland Production): Lot division floor 40 ac (with limited exceptions), front 20 ft; side/rear 5 ft; similar height framework to GF. § 9-2.3203–9-2.3207
  • AP (Agricultural Preserve): Minimum lot 80 ac (special case 10 ac for auction yard); each dwelling or compatible use may cover ≤1 ac; front 20 ft; side/rear 5 ft; dwellings ≤35 ft, other structures may be taller. § 9-2.3003–9-2.3005
  • GA (General Agriculture): Minimum lot 40 ac; width 300 ft; each dwelling and accessory buildings may cover ≤1 ac; front 20 ft; side/rear 5 ft; dwellings ≤35 ft. § 9-2.3103–9-2.3105
• Commercial and Industrial
  • C-1 (Core Commercial): Min lot 2,000 sf; yards none (add 10 ft when abutting residential); height 35 ft; no off-street parking for commercial uses (residential/lodging use the county standard). § 9-2.1903–9-2.1907
  • C-2 (Periphery Commercial): Min lot 2,000 sf; coverage 70%; yards none (add 10 ft next to residential); height 40 ft (dwellings ≤35 ft). § 9-2.2003–9-2.2007
  • R-C (Recreation Commercial): Min lot 8,500 sf; coverage 70%; front 20 ft; side/rear 5 ft (or 10 ft where adjacent to residential); height 35 ft. § 9-2.2203–9-2.2206
  • I-1 (Heavy Industrial) / I-2 (Light Industrial): Min lot 10,000 sf; coverage 70%; yards minimal (add 10 ft adjacent to residential). Height up to 125 ft for certain industrial structures; otherwise 75 ft (I-1) and ≤75 ft (I-2). § 9-2.2503–9-2.2507; § 9-2.2603–9-2.2607
• Recreation, Open Space, and Special
  • Rec‑P / Rec‑1 / Rec‑3 / Rec‑10 / Rec‑20 (Recreation): Minimum lot sizes step from 8,500 sf (Rec‑P) up to 20 ac (Rec‑20); coverage ≤70%; typical yards 20 ft front and 5 ft side/rear (or 10 ft next to residential); height 35 ft. § 9-2.2303–9-2.2306
  • Rec‑OS (Recreation–Open Space), OS (Open Space), L (Lake): Open-space and water-resource management zones; the L zone sets yards none and building one story max, with 5 ac minimum lots. § 9-2.2801–9-2.2802; § 9-2.2903–9-2.2905
  • M (Mining): Minimum lot 10 ac; coverage 70% (with ≤1 ac per dwelling); yards 20 ft front and 5 ft side/rear; height up to 100 ft (dwellings ≤35 ft). § 9-2.3403–9-2.3406
• Combining and special-purpose overlays
  • SP (Special Plan Combining) for Design Review Areas (DRA), Scenic Areas/Roads (ScA/ScR), and Historic Areas/Buildings (HA/HB); FP (Flood Plain Combining); MH (Manufactured Home Combining); BX (Business Exclusion); F (Farm Animal); Ltd (Limited Combining). § 9-2.301; § 9-2.2701–9-2.2702; § 9-2.3701–9-2.3704

Citywide development standards

Use Article 4 of Chapter 2 as your “one-stop” for countywide development rules, summarized below and cross-referenced from most district articles. For deep dives, see Plumas County Development Standards.

• Yards and wildfire defensible space
  • In the State Responsibility Area, the default minimums are: front setback at least the zone’s standard and not less than 30 ft from the roadway centerline; side/rear setbacks 30 ft, unless specific “same practical effect” or other fire-safety conditions are met (then the district setbacks may apply). § 9-2.419(a)–(b)
• Garages, carports, and roof shedding
  • Garages generally must be at least 40 ft from the street centerline or 10 ft from the front lot line, whichever is greater; certain small roads allow carports at 20 ft from centerline; roofs may not shed onto the right-of-way. § 9-2.408(b)–(d)
• Landscaping and lighting
  • Parking lots with 5+ spaces must landscape at least 10% of the lot’s required parking area; lighting must be directed away from adjoining properties. § 9-2.410; § 9-2.411
• Parking and loading
  • Countywide ratios, design, and loading standards live in § 9-2.414 and are invoked by each district. For example, C‑1 imposes no off‑street parking for commercial uses but defers residential/lodging to § 9‑2.414. § 9-2.1906; § 9-2.414
• Signs
  • Countywide rules are in § 9-2.416 and are referenced district-by-district (e.g., C‑1, R‑C); some zones cap sign area by percentage or square footage. § 9-2.1907; § 9-2.2207; § 9-2.416
• Manufactured homes
  • Manufactured homes and commercial coaches are allowed on permanent foundations in all zones, subject to the zone’s standards and technical requirements. § 9-2.412

Specific plans & overlays

• Special Plan Combining Zone (SP) and design review
  • If a parcel lies in an adopted Special Plan Area—Design Review Area (DRA), Scenic Area/Road (ScA/ScR), or Historic Area/Building (HA/HB)—no physical alteration may occur without “special plan review,” typically by a Special Plan Review Committee, against the area’s adopted standards. See Plumas County Design Review. § 9-2.3701–9-2.3704
• Flood hazards
  • In mapped areas of special flood hazard, a development permit will not be granted until all necessary State/Federal permits are secured and the site is shown reasonably safe from flooding. § 9-2 (flood hazard administration)
• Other combining zones
  • The Ltd (Limited Combining) overlay requires site development review for otherwise-permitted uses to address potential adverse effects. See Plumas County Overlay Districts. § 9-2.2701–9-2.2702

Building permits & review

• Zoning clearance certificate (Article 6.5)
  • A zoning clearance certificate verifies conformance with current zoning and any existing approvals and is required prior to certain building permits. § 9-2.651–9-2.652
• Building permits and zoning check
  • The Building Official must confirm zoning compliance before issuing a building permit and coordinate parcel addressing/APN with Planning. § 9-2.1101–9-2.1102
• Site Development Review (Article 11.3)
  • Used where a permitted use may significantly affect the environment; the Planning Director screens, and the Zoning Administrator conducts a public hearing if a site development permit is required. § 9-2.1131–9-2.1133
• Discretionary permits
  • Special use permits cover uses with potential incompatibilities; applications are heard by the Zoning Administrator and may carry conditions (e.g., design, access, parking, signage). § 9-2.601–9-2.602
  • Planned development permits allow master-planned, clustered, or recreation-oriented projects and can authorize modifications or density transfers when justified. § 9-2.701–9-2.702
  • Variances can adjust strict standards where special circumstances deprive property of privileges enjoyed by similar properties, with required findings and public hearing. § 9-2.801–9-2.803
  • Administrative use permits (e.g., limited commercial social events) are approved by the Planning Director without hearing, with posting and appeal procedures. § 9-2.633–9-2.636
• Design and construction codes
  • Projects must also comply with the California Building Standards Code. Many local standards (e.g., wildfire yard clearances, roads) integrate State responsibility-area fire-safety regulations. § 9-2.419; § 9-4.501 (referenced in telecom access)

State housing law in Plumas County

• Accessory Dwelling Units (ADUs and JADUs)
  • Plumas County implements State ADU law via Article 45. ADUs and JADUs are allowed ministerially in any zone that permits a dwelling; on single-family parcels, one attached or conversion ADU, one detached ADU, and one JADU are allowed; on multifamily parcels, at least one or more interior conversions plus up to two detached ADUs are allowed. § 9-2.4501–9-2.4502; § 9-2.4504(a)–(c)
  • A “statewide exemption ADU” up to 800 sf, 16 ft high, with 4 ft side/rear setbacks cannot be prohibited or blocked by lot coverage, FAR, open space, or minimum lot size limits. § 9-2.4504(b)(1)–(2)
  • Local height for other ADUs is capped at 35 ft unless state preemption applies; ADU parking is largely waived in specified cases (e.g., within ½ mile of transit, conversions, co-submittal with a new home). § 9-2.4504(d)(1); § 9-2.4506(a)–(b)
  • For a primer on current state ADU rules and timelines, see California ADU law.
• Other state housing mandates
  • Density bonus and SB 9 (two-unit/urban lot split) provisions were not located in the retrieved local ordinance. Not found in retrieved materials; verify with the jurisdiction. State requirements in California housing laws still apply where statutory eligibility criteria are met.

Source References

• Title 9 — Planning and Zoning; Chapter 2 — Zoning: Purposes and application. § 9-2.101–9-2.102
• Zones enumerated (families and combining districts). § 9-2.301–9-2.304
• General requirements (garages/carports, landscaping, lighting, parking, signs, yards). § 9-2.408; § 9-2.410; § 9-2.411; § 9-2.414; § 9-2.416; § 9-2.419
• Representative district standards (residential/commercial/industrial/rural). § 9-2.1303–9-2.1307; § 9-2.1403–9-2.1407; § 9-2.1903–9-2.1907; § 9-2.2003–9-2.2008; § 9-2.2203–9-2.2207; § 9-2.2503–9-2.2507; § 9-2.2603–9-2.2607; § 9-2.1703–9-2.1707; § 9-2.1804–9-2.1807; § 9-2.3003–9-2.3007; § 9-2.3103–9-2.3107; § 9-2.3206–9-2.3207; § 9-2.3303–9-2.3307; § 9-2.3403–9-2.3406
• Special Plan Combining Zone (design review) and flood hazard administration. § 9-2.3701–9-2.3704; (flood hazard) § 9‑2 (admin excerpts)
• Permitting path: zoning clearance certificates; building permit compliance; site development review; special use permits; planned developments; variances; administrative use permits. § 9-2.651–9-2.652; § 9-2.1101–9-2.1102; § 9-2.1131–9-2.1133; § 9-2.601–9-2.602; § 9-2.701–9-2.704; § 9-2.801–9-2.803; § 9-2.633–9-2.636
• ADUs and JADUs (Article 45). § 9-2.4501–9-2.4506