Plumas County — Land Use

Last reviewed: July 6, 2026

Overview

This page explains how land use is regulated in the unincorporated areas of Plumas County under Title 9 – Planning and Zoning. The ordinance precisely lists what can be done on land, by zoning district, and ties each district to dimensional rules such as lot area, height, and yards. Always start with your base zone and then check any combining/overlay zones and the county’s general requirements before planning a project. § 9-2.101 clarifies that the zoning chapter is adopted to delineate permitted land uses and establish development standards .

Most projects in unincorporated areas are controlled first by the base zone’s permitted/conditional uses and dimensional standards, and then by any combining/overlay zones and general requirements that add or modify rules.

Use the cross-references on this page when you need to dig into related topics like zoning, development standards (setbacks, height, lot size), parking, design review, overlay districts, signage, the California Building Standards Code, and California ADU law.

How the ordinance is structured (what to check first)

• Confirm your parcel is in the unincorporated area. Then identify its base district on the County zoning map (e.g., residential, commercial, agriculture/forest, industrial). The zoning chapter specifies uses and standards by district (§ 9-2.101) .
• Review “General Requirements” that many districts reference for yards (§ 9-2.419), parking (§ 9-2.414), signs (§ 9-2.416), landscaping (§ 9-2.410 for C-2; Water Efficient Landscaping Article 42 at § 9-2.4202) .
• Check any combining/overlay zones on the parcel (floodplain FP, Special Plan SP, Business Exclusion BX, Farm Animal F, Limited/Ltd) that can limit or add procedures to otherwise-permitted uses (§§ 9-2.3902, 9-2.3701–3703, 9-2.2701–2702; floodplain rules at § 9-2.350x/now FP in Article 35) .
• If you are adding or colocating telecom, the county’s dedicated telecom article applies countywide (Article 41, e.g., §§ 9-2.4108–4109) in addition to your base zone .
• ADUs are permitted in any zone where a dwelling is permitted, subject to Article 45 (§ 9-2.4502) .

Residential districts (unincorporated areas)

2-R, 3-R, 7-R — Single-Family Residential

• Purpose: Single-family neighborhoods with compatible uses (§ 9-2.1301) .
• Typical permitted uses: One dwelling, with one additional detached dwelling on parcels ≥2× the minimum lot area; ADUs per Article 45; limited home business; small care facilities; limited recovery facilities; bed and breakfast, and backyard chickens (§ 9-2.1302) .
• Key standards: Height max 35 ft (§ 9-2.1303); lot area min 2-R: ½ ac, 3-R: ⅓ ac, 7-R: 1/7 ac; width 60 ft; coverage ≤50% (§ 9-2.1304); front yard 20 ft; side/rear 5 ft per story (§ 9-2.1305) .

M-R — Multiple-Family Residential

• Purpose: Multi-family areas with compatible uses (§ 9-2.1401) .
• Typical permitted uses: Multi-family dwellings and manufactured homes to a density “up to one per 1/21.8 ac” (applies as stated); ADUs; certain small offices/personal services; emergency shelter; limited care and home business (§ 9-2.1402) .
• Key standards: Height 35 ft (§ 9-2.1403); lot area 6,000 sf; width 60 ft; coverage ≤50% (§ 9-2.1404); front yard none; side/rear 5 ft per story (§ 9-2.1405) .

S-1 — Suburban

• Purpose: 1–3 acres per dwelling with compatible uses (§ 9-2.1501) .
• Permitted: One dwelling and, on parcels ≥2× minimum, one additional detached dwelling; ADUs; small care; limited recovery; home business; small animal husbandry; horticulture (§ 9-2.1502) .
• Standards: Height 35 ft (§ 9-2.1503); lot area 1 ac; width 120 ft; coverage ≤50% (§ 9-2.1504); front 20 ft; side/rear 5 ft per story (§ 9-2.1505) .

S-3 — Secondary Suburban

• Purpose: 3–10 acres per dwelling with compatible uses (§ 9-2.1601) .
• Permitted: One dwelling (plus second on parcels ≥2× minimum); ADUs; small/large animal husbandry; horticulture; home business; veterinary; limited residential care/recovery (§ 9-2.1602) .
• Standards: Height 35 ft; lot area 3 ac; width 150 ft; coverage ≤50% (each dwelling/accessory ≤1 ac on parcels ≥3 ac); front 20 ft; side/rear 5 ft per story (§§ 9-2.1603–1605) .

R-10 — Rural (10–20 ac/unit)

• Purpose: Very low-density rural living (10–20 acres per unit) (§ 9-2.1701) .
• Permitted: One dwelling (plus one on parcels ≥2× min area); ADUs; small/large animal husbandry; horticulture; limited care/recovery; kennels; veterinary; home business (§ 9-2.1702) .
• Standards: Height 35 ft; lot area 10 ac; width 300 ft; coverage ≤50% (each dwelling/accessory ≤1 ac on parcels ≥10 ac); front 20 ft; side/rear 5 ft per story (§§ 9-2.1703–1705) .

R-20 — Rural (20 ac/unit)

• Purpose: 20 acres per dwelling unit (§ 9-2.1801) .
• Permitted/conditional uses mirror R-10 with rural intensities (§ 9-2.1802) .
• Standards: Height 35 ft (wind turbines may exceed with SUP/Board approval); lot area 20 ac; width 300 ft; coverage dwelling/accessory ≤1 ac (on parcels ≥20 ac); front 20 ft; side/rear 5 ft per story (§§ 9-2.1803–1805) .

Commercial districts (unincorporated areas)

C-1 — Core Commercial

• Purpose: Pedestrian-oriented commercial near dense housing (§ 9-2.1901) .
• Permitted: Business offices, retail, personal services, restaurants, taverns, parking lots; second-floor lodging and certain mixed residential if ground floor is fully commercial; ADUs (§ 9-2.1902) .
• Parking/Signs: Commercial uses have no off-street parking requirement here (§ 9-2.1906); signs per general standards (§ 9-2.1907) .

C-2 — Periphery Commercial

• Purpose: Major commercial near large population centers with access/parking (§ 9-2.2001) .
• Permitted: Broad retail/services, gas stations, lodging, vehicle sales/services; second-floor and rear-half residential allowed under rules; ADUs (§ 9-2.2002) .
• Standards: Height 40 ft (dwellings 35 ft); lot area 2,000 sf; width 60 ft; coverage ≤70%; front/side/rear none, except 10 ft adjacent to residential (§§ 9-2.2003–2005) .

C-3 — Convenience Commercial

• Purpose: Neighborhood-serving commercial (article heading) with specific use list.
• Permitted: Building supply, offices, gas stations, farm supply, lodging, personal services, restaurants/retail/taverns, parking, vehicle services; limited mixed residential; ADUs (§ 9-2.2102) .
• Standards: Height 40 ft (dwellings 35 ft); lot area 8,500 sf; signs and parking per general rules (§§ 9-2.2103–2107) .

R-C — Recreation Commercial

• Purpose: Commerce supporting prime recreation sites (§ 9-2.2201) .
• Permitted: Marinas, resorts, lodging, retail/services, restaurants; limited mixed residential (second floor or rear 50%); ADUs (§ 9-2.2202) .
• Standards: Height 35 ft; lot area 8,500 sf; width 60 ft; coverage ≤70%; front 20 ft; side/rear 5 ft (10 ft when adjacent to residential) (§§ 9-2.2203–2205) .

Recreation and open space districts

Rec-P, Rec-1, Rec-3, Rec-10, Rec-20 — Recreation Zones

• Purpose: Multiple uses of prime recreation sites with densities tied to opportunity areas (§ 9-2.2301) .
• Permitted: Campgrounds, resorts, marinas/lodging; subordinate retail/services; one dwelling or limited recovery facility; ADUs (§ 9-2.2302) .
• PD density caps: Rec-P up to 7 DU/ac; Rec-1: 1–3 ac/DU; Rec-3: 3–10 ac/DU; Rec-10: 10–20 ac/DU; Rec-20: 20 ac/DU (§ 9-2.2302(c)) .
• Standards: Height 35 ft; minimum lot areas from 8,500 sf (Rec-P) to 20 ac (Rec-20); widths 60–300 ft; coverage ≤70%; front 20 ft; side/rear per general yards (§§ 9-2.2303–2305) .

Rec-OS — Recreation–Open Space

• Purpose: Open space, open space recreation, and cemeteries (§ 9-2.2401) .
• Uses: Golf, parks, grazing, horticulture, timber management, boat ramps; certain utility/service uses with a special use permit (§ 9-2.2402) .

OS — Open Space

• Purpose: Maintain the natural environment (§ 9-2.2801) .
• Uses: Wildlife management; telecom as allowed by Article 41 (§ 9-2.2802) .

L — Lake Zone

• Purpose: Utilization/management of water resources (§ 9-2.2901) .
• Uses: Water impoundment, hydroelectric, grazing, timber management, wildlife management, docks; with SUP: boat ramps, marinas, recreation (§ 9-2.2902) .
• Standards: Height max “one story”; lot area 5 ac; width 250 ft; front/side/rear: none (§§ 9-2.2903–2905) .

Agriculture, forest, timber, and mining districts

AP — Agricultural Preserve (Williamson Act)

• Purpose: Implement County Williamson Act agricultural preserves (§ 9-2.3001) .
• Uses: Agriculture, timber mgmt, ag product sales, animal breeding/boarding, employee housing; one dwelling; ADUs; listed recreation and event uses by permit (§ 9-2.3002) .
• Parking/signs: Per general rules (§§ 9-2.3006–3007) .

GA — General Agriculture

• Purpose: Protect important agricultural production areas (§ 9-2.3101) .
• Uses: Agriculture and related; one dwelling (plus one on parcels ≥80 ac); ADUs; child day care/home business; broader ag/utility/processing by SUP or PD (§ 9-2.3102) .
• Standards: Front 20 ft; side/rear 5 ft (§ 9-2.3105). Each dwelling/accessory typically ≤1 ac coverage (§ 9-2.3104(d)) .

GF — General Forest

• Purpose: Protect commercially viable timber areas outside TPZ (§ 9-2.3301) .
• Uses: Timber mgmt, agriculture, wildlife mgmt, animal boarding; dwellings (plus a second on ≥80 ac); ADUs; certain uses by SUP or PD (§ 9-2.3302) .
• Standards: Height 60 ft (dwellings 35 ft, turbines by SUP/Board); lot area 40 ac; width 300 ft; coverage per-dwelling ≤1 ac; front 20 ft; side/rear 5 ft (§§ 9-2.3303–3305) .

TPZ — Timberland Production Zone

• Purpose: Conform to the State timber tax act; timber production and compatible uses (§ 9-2.3201–3202) .
• Qualifications and area: Typically ≥40 ac; further criteria and limited divisibility explained (§§ 9-2.3203–3204) .
• Standards: Coverage per dwelling/structure ≤1 ac (§ 9-2.3206.5); front 20 ft; side/rear 5 ft (§ 9-2.3207) .

M — Mining

• Purpose: Preserve prime mining resources and avoid precluding extraction (§ 9-2.3401) .
• Uses: Mining, agriculture, timber mgmt, hydroelectric, water impoundment, utilities, limited electric generation; one dwelling; ADUs; certain recreation/utility uses by permit (§ 9-2.3402) .
• Standards: Height 100 ft (dwellings 35 ft, wind turbines by SUP/Board); lot area 10 ac; width 300 ft; coverage ≤70% (each dwelling/accessory ≤1 ac) (§§ 9-2.3403–3404) .

Industrial districts

I-1 — Heavy Industrial

• Uses: Assembly, manufacturing, processing, electric generation, salvage/junk yards, heavy equipment sales/services, storage/transport; one dwelling with industrial use; ADUs; mining and public service by SUP (§ 9-2.2502) .
• Standards: Height up to 125 ft for timber product manufacturing; otherwise 75 ft (dwellings 35 ft) (§ 9-2.2503); lot area 10,000 sf; width 60 ft; coverage ≤70% (§ 9-2.2504); front 20 ft; side/rear none (but 10 ft when adjacent to residential) (§ 9-2.2505) .

I-2 — Light Industrial

• Uses: Light assembly/manufacturing/processing (materials already processed), building supply, warehousing/wholesale, vehicle sales/services, public utilities; on-site retail appurtenant to industrial; one dwelling with industrial use; ADUs; with SUP: junk/salvage, heavy equipment services, public service, places of assembly (§ 9-2.2602) .
• Standards: Height timber product mfg 125 ft; others 75 ft (dwellings 35 ft) (§ 9-2.2603); lot area 10,000 sf; width 60 ft; coverage ≤70%; front/side/rear none, except 10 ft yards adjacent to residential (§§ 9-2.2604–2605) .

Combining/overlay districts that change land use outcomes

• FP — Flood Plain Combining Zone: In mapped flood areas, uses may be limited to those of the base zone and must meet flood provisions (§ 9-2.370s note; FP excerpt confirms base-zone uses permitted in certain flood areas) .
• SP — Special Plan Combining (DRA, ScA, ScR, HA, HB): Adds special plan/design review; no physical alteration without SP review; requirements adopted in the General Plan (§§ 9-2.3701–3703) .
• BX — Business Exclusion Combining: Limits parcels to dwelling/dwelling-appurtenant uses (with small exceptions) even if the base zone would allow business (§ 9-2.3902) .
• F — Farm Animal Combining: Explicitly allows small and large animal husbandry where applied (§§ 9-2.4001–4002) .
• Ltd — Limited Combining: Requires site development review for uses in the applied zone; used to mitigate potential effects in “Limited Industrial” areas (§§ 9-2.2701–2702) .

Cross-cutting land-use rules you’ll run into

• Parking: Most zones defer to general parking standards (§ 9-2.414). Notable exception: C-1 has no off-street parking requirement for commercial uses (§ 9-2.1906) — still verify with parking .
• Signs: District sign allowances reference general sign rules (§ 9-2.416), with district-specific caps (e.g., R-C 10% of building front or 200 sf; AP/GA ≤32 sf business signs) — see signage .
• Setbacks/Yards: Most yard rules point to general yards (§ 9-2.419). Some special wildfire/“same practical effect” adjustments appear in the general rules; confirm applicability for small parcels (reference notes under general requirements) .
• Landscaping: Some zones (e.g., C-2) cross-reference general landscaping (§ 9-2.410). The County’s Water Efficient Landscape standards apply to new landscapes ≥500 sf or rehabs ≥2,500 sf in unincorporated areas (§ 9-2.4202) — see development standards .
• Telecommunications: Article 41 adds facility siting/design and setbacks on top of your base zone (e.g., general setback = 1 ft per foot of height + 25 ft; special co-location allowances) (§§ 9-2.4108–4109) .
• ADUs: Allowed in any zone that allows a dwelling, following Article 45 (§ 9-2.4502). Coordinate local ADU standards with state ADU law and Title 24 building code submittals via the California Building Standards Code .

Fast-reference: selected land-use permissions and dimensional keys

Checklist

• Confirm your parcel is in an unincorporated area and identify the base zone on the County map; read the district’s “Uses” and “Standards” sections (§ for your district).
• Check combining/overlay zones on the parcel (FP, SP, BX, F, Ltd) that may limit or add reviews (§§ 9-2.2701–2702; 9-2.3701–3703; 9-2.3902) — see overlay districts .
• Verify dimensional compliance: minimum lot area/width, height, coverage, and required yards — see development standards. Many districts defer to general yards (§ 9-2.419) and signs (§ 9-2.416).
• Determine if your use is permitted by right or requires a special use permit or planned development permit (check the district’s “Uses” subsection).
• If including residential: confirm ADU eligibility under Article 45 and coordinate with California ADU law (§ 9-2.4502) .
• Provide required parking and follow signage rules (district sections typically point to §§ 9-2.414, 9-2.416).
• If in a recreation or agricultural district, check any special activity/event or recreation facility provisions (e.g., AP/GA commercial social events; Rec zones) (§§ 9-2.3002; 9-2.4404–4408; 9-2.2302) .
• Coordinate with the California Building Standards Code for construction submittals once land use compliance is clear.

Risks & Ambiguities

Plain-English Summary

In unincorporated Plumas County, the use of your land is set by the zoning district printed on the map. That district’s use table tells you what’s allowed and what needs a permit, while its standards specify minimum lot size, height limits, and setbacks. Then, overlay zones (like Special Plan or Flood Plain) and countywide rules (parking, signs, landscaping, telecom, ADUs) layer on top.

Source References

• Title 9 – Planning and Zoning purpose/application: § 9-2.101–102
• Single-Family (2-R/3-R/7-R) uses/standards: §§ 9-2.1302–1307
• Multiple-Family (M-R) uses/standards: §§ 9-2.1402–1407
• Suburban (S-1/S-3) uses/standards: §§ 9-2.1502–1507; 9-2.1602–1607
• Rural (R-10/R-20) uses/standards: §§ 9-2.1702–1707; 9-2.1802–1807
• Commercial (C-1/C-2/C-3/R-C) uses/standards: §§ 9-2.1902, 1906–1907; 9-2.2002–2008; 9-2.2102–2107; 9-2.2202–2207
• Recreation zones (Rec-P/1/3/10/20; Rec-OS): §§ 9-2.2301–2307; 9-2.2401–2402
• Open Space and Lake (OS/L): §§ 9-2.2801–2802; 9-2.2901–2906
• Agriculture/Forest/Timber (AP/GA/GF/TPZ): §§ 9-2.3001–3007; 9-2.3101–3107; 9-2.3301–3307; 9-2.3201–3207
• Mining (M): §§ 9-2.3401–3404
• Industrial (I-1/I-2): §§ 9-2.2502–2507; 9-2.2602–2607
• Combining/Overlays (Ltd, SP, BX, F; FP excerpt): §§ 9-2.2701–2702; 9-2.3701–3703; 9-2.3902; 9-2.4001–4002; FP note/excerpt
• Telecom facilities (countywide): Article 41, including §§ 9-2.4108–4109
• Water Efficient Landscaping (Article 42): § 9-2.4202
• Lot line adjustments; resource zone area minimums note: § 9-2.1281–1283 (note (e))

Retrieved passages

• Plumas County Zoning Code (§ 3) High relevance show source text
• Plumas County Zoning Code (Article 11.3) High relevance show source text
• Plumas County Zoning Code (§ 3) High relevance show source text
• Plumas County Zoning Code (Article 25.) Medium relevance show source text
• Plumas County Zoning Code (§ 3) Medium relevance show source text
• Plumas County Zoning Code (§ 3) Medium relevance show source text
• Plumas County Zoning Code (Section 9-2.414) Medium relevance show source text
• Plumas County Zoning Code (§ 3) Medium relevance show source text
• Plumas County Zoning Code (Section 9-2.414) Medium relevance show source text
• Plumas County Zoning Code (§ 3) Medium relevance show source text
• Plumas County Zoning Code (§ 3) Medium relevance show source text
• Plumas County Zoning Code (§ 3) Medium relevance show source text
• Plumas County Zoning Code (Article 34.) Medium relevance show source text
• Plumas County Zoning Code (Section 9-2.414) Medium relevance show source text
• Plumas County Zoning Code (§ 1) Medium relevance show source text
• Plumas County Zoning Code (§ 3) High relevance show source text
• Plumas County Zoning Code (Article 45) High relevance show source text
• Plumas County Zoning Code (§ 3) High relevance show source text
• Plumas County Zoning Code (Section 9-2.4105) High relevance show source text
• Plumas County Zoning Code (§ 3) Medium relevance show source text
• Plumas County Zoning Code (Section 9-2.414) Medium relevance show source text
• Plumas County Zoning Code (§ 3) Medium relevance show source text
• CBC § 3 (Section 9-2.4105) Medium relevance show source text
• Plumas County Zoning Code (Article 45) High relevance show source text
• Plumas County Zoning Code (Article 45) Medium relevance show source text
• Plumas County Zoning Code (§ 3) Medium relevance show source text
• Plumas County Zoning Code (§ 3) Medium relevance show source text
• Plumas County Zoning Code (Section 9-) Medium relevance show source text
• Plumas County Zoning Code (§ 3) Medium relevance show source text
• Plumas County Zoning Code (§ 3) Medium relevance show source text
• Plumas County Zoning Code (§ 3) High relevance show source text
• Plumas County Zoning Code (§ 3) Medium relevance show source text
• Plumas County Zoning Code (§ 3) Medium relevance show source text
• Plumas County Zoning Code (§ 3) Medium relevance show source text

Cited sections

• Title 9 – Planning and Zoning purpose/application: § 9-2.101–102 (Title 9)
• Single-Family (2-R/3-R/7-R) uses/standards: §§ 9-2.1302–1307 (§ 9-2.1302)
• Multiple-Family (M-R) uses/standards: §§ 9-2.1402–1407 (§ 9-2.1402)
• Suburban (S-1/S-3) uses/standards: §§ 9-2.1502–1507; 9-2.1602–1607 (§ 9-2.1502)
• Rural (R-10/R-20) uses/standards: §§ 9-2.1702–1707; 9-2.1802–1807 (§ 9-2.1702)
• Commercial (C-1/C-2/C-3/R-C) uses/standards: §§ 9-2.1902, 1906–1907; 9-2.2002–2008; 9-2.2102–2107; 9-2.2202–2207 (§ 9-2.1902)
• Recreation zones (Rec-P/1/3/10/20; Rec-OS): §§ 9-2.2301–2307; 9-2.2401–2402 (§ 9-2.2301)
• Open Space and Lake (OS/L): §§ 9-2.2801–2802; 9-2.2901–2906 (§ 9-2.2801)
• Agriculture/Forest/Timber (AP/GA/GF/TPZ): §§ 9-2.3001–3007; 9-2.3101–3107; 9-2.3301–3307; 9-2.3201–3207 (§ 9-2.3001)
• Mining (M): §§ 9-2.3401–3404 (§ 9-2.3401)
• Industrial (I-1/I-2): §§ 9-2.2502–2507; 9-2.2602–2607 (§ 9-2.2502)
• Combining/Overlays (Ltd, SP, BX, F; FP excerpt): §§ 9-2.2701–2702; 9-2.3701–3703; 9-2.3902; 9-2.4001–4002; FP note/excerpt (§ 9-2.2701)
• Telecom facilities (countywide): Article 41, including §§ 9-2.4108–4109 (Article 41)
• Water Efficient Landscaping (Article 42): § 9-2.4202 (Article 42)
• Lot line adjustments; resource zone area minimums note: § 9-2.1281–1283 (note (e)) (§ 9-2.1281)
• PlumasCounty_ZoningCode.md

• Official Plumas County code library