Local zoning · Plumas County

Plumas County — Zoning

Zoning under the Plumas County local zoning and planning code, with the controlling citations.

Ask a question free See coverage

Last reviewed: July 6, 2026

Overview

Plumas County’s zoning regulations live in Title 9 (Planning and Zoning), Chapter 2 of the Plumas County Code and apply only in the County’s unincorporated areas. The ordinance sets base zoning districts (residential, commercial, agricultural/forest, industrial, recreation, mining) and a handful of “combining” and special plan overlays that can add or modify requirements. Start with your parcel’s zone and any combining overlays, then check cross‑cutting standards like development standards, parking, signage, and whether design review or other approvals apply.

Key rule of thumb: first confirm the parcel’s base zone and any overlay in unincorporated areas—most use and dimensional questions are answered at the district level, then shaped by countywide standards (yards, parking, signs) and any overlay.

How the ordinance is structured (what to check first)

  • Title 9, Chapter 2 establishes base zones and their uses and dimensional rules; Article 4 supplies general rules (yards, parking, signage, porches/stoops, etc.). For example, the general parking rule cited throughout districts is § 9‑2.414 , and general signage is § 9‑2.416 .
  • Accessory dwelling units are governed in Article 45; Plumas County allows ADUs across zones consistent with State law (e.g., at least one “statewide exemption” ADU up to 800 sq ft, 4‑ft side/rear setbacks) per § 9‑2.4504 and § 9‑2.4506 . See also California ADU law.
  • Special plan and combining overlays (e.g., Airport, Floodplain, Special Plan subtypes) can affect what’s buildable. The ordinance references Special Plan subzones like SP‑Scenic Areas and SP‑Historic that can constrain approvals (§ 9‑2.4108(b)(3)(ii)(ab) ). See Overlay Districts.
  • Telecommunications facilities have countywide siting/design rules layered atop any base zone (§ 9‑2.4108–4109 ).

Selected decision-relevant standards in unincorporated areas

The table below summarizes common lot/height/setback standards for frequently encountered districts. Always verify parcel zoning and any overlay before applying these figures.

Zone (unincorporated) Min Lot Area Max Height Front Setback Side/Rear Setback Coverage/Notes Code Reference
Single‑Family Residential (2‑R) 1/2 acre 35 ft 20 ft 5 ft per story 50% coverage § 9‑2.1303–1305
Single‑Family Residential (3‑R) 1/3 acre 35 ft 20 ft 5 ft per story 50% coverage § 9‑2.1303–1305
Single‑Family Residential (7‑R) 1/7 acre 35 ft 20 ft 5 ft per story 50% coverage § 9‑2.1303–1305
Multiple‑Family Residential (M‑R) 6,000 sq ft 35 ft None 5 ft per story 50% coverage § 9‑2.1403–1405
Suburban (S‑1) 1 acre (net) 35 ft 20 ft 5 ft per story 50% coverage; each dwelling + accessory ≤1 acre § 9‑2.1503–1505
Secondary Suburban (S‑3) 3 acres (gross) 35 ft 20 ft 5 ft per story 50% coverage; each dwelling + accessory ≤1 acre § 9‑2.1603–1605
Rural (R‑10) 10 acres (gross) 35 ft 20 ft 5 ft per story 50% coverage; each dwelling + accessory ≤1 acre § 9‑2.1703–1705
Rural (R‑20) 20 acres (gross) 35 ft 20 ft 5 ft per story Each dwelling + accessory ≤1 acre § 9‑2.1803–1805
Core Commercial (C‑1) 2,000 sq ft (net) 35 ft None None; 10 ft if next to residential — § 9‑2.1903–1905
Periphery Commercial (C‑2) 2,000 sq ft (net) 40 ft (35 ft for dwellings) None; 10 ft if next to residential None; 10 ft if next to residential 70% coverage § 9‑2.2003–2005
Convenience Commercial (C‑3) 8,500 sq ft (net) 40 ft (35 ft for dwellings) Not found in retrieved materials Not found in retrieved materials Not found in retrieved materials § 9‑2.2103–2104
Recreation Commercial (R‑C) 8,500 sq ft (net) 35 ft 20 ft 5 ft; 10 ft if next to residential 70% coverage § 9‑2.2203–2205
General Agriculture (GA) 40 acres (gross) 60 ft (35 ft for dwellings) ≥20 ft ≥5 ft Each dwelling or misc. compatible use ≤1 acre § 9‑2.3103–3105
General Forest (GF) 40 acres (gross) 60 ft (35 ft for dwellings) ≥20 ft ≥5 ft Each permitted structure ≤1 acre § 9‑2.3303–3305
Timberland Production (TPZ) Not found in retrieved materials Not found ≥20 ft ≥5 ft Each structure ≤1 acre § 9‑2.3206.5–3207
Mining (M) 10 acres (gross) 100 ft (35 ft for dwellings) 20 ft 5 ft 70% coverage; each dwelling + accessory ≤1 acre § 9‑2.3403–3405

Notes:

  • Where a district cites “each dwelling unit and accessory buildings shall cover no more than one acre,” that operates as a practical building envelope cap even when overall lot coverage is higher, e.g., S‑1, S‑3, R‑10, R‑20, GF, M (see the specific sections in the table).
  • Yard rules can be modified by the county’s general yard provisions in Article 4 (e.g., wildfire “same practical effect” provisions for small lots) § 9‑2.419 .

Countywide cross‑cutting standards you’ll likely use

  • Parking: Districts defer to the general parking schedule; see § 9‑2.414 and the Parking page .
  • Signs: Most zones defer to § 9‑2.416 and the Signage page; some districts add caps (e.g., business signs in GF ≤32 sq ft; C‑1 capped by 10% of facade or 200 sq ft) § 9‑2.3307; § 9‑2.1907 .
  • Landscaping: Parking lots of 5+ spaces must landscape at least 10% of the lot; see § 9‑2.410 and Landscaping and Screening .
  • ADUs: ADUs are allowed with generous, state‑aligned limits (e.g., at least one 800 sq ft ADU with 4‑ft side/rear setbacks) § 9‑2.4504–4506; see California housing laws and our ADU guidance link above .
  • Telecommunications: Facility design standards (e.g., façade/roof mounting, setbacks proportional to height) apply regardless of base zone (§ 9‑2.4108–4109) .

Zoning districts (unincorporated areas) — purposes, permitted uses, and core rules

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

  • Purpose: Provide for single‑family dwellings with compatible uses (§ 9‑2.1301) .
  • Typical permitted uses: One dwelling, a second detached dwelling on parcels ≥2× the minimum lot area; ADUs; small day care, certain limited care facilities, limited home businesses (§ 9‑2.1302) .
  • Key dimensional standards: 35 ft height (§ 9‑2.1303) ; minimum lot areas of 1/2, 1/3, 1/7 acre for 2‑R/3‑R/7‑R; 60 ft width; 50% coverage (§ 9‑2.1304) ; yards 20 ft front, 5 ft/story sides/rear (§ 9‑2.1305) .
  • Where it applies: Mapped in established neighborhood areas of unincorporated communities. Verify with the jurisdiction (zoning map not in retrieved materials).

Multiple‑Family Residential — M‑R

  • Purpose: Multiple‑family areas with compatible uses (§ 9‑2.1401) .
  • Typical permitted uses: Multifamily dwellings/manufactured homes at up to one per 1/21.8 acre; ADUs; small offices/personal services with size limits; small day care/shelters (§ 9‑2.1402) .
  • Key dimensional standards: 35 ft height; 6,000 sq ft minimum lot; 60 ft width; 50% coverage; front yard none, side/rear 5 ft/story (§ 9‑2.1403–1405) .

Suburban — S‑1

  • Purpose: One to three acres per dwelling with compatible uses (§ 9‑2.1501) .
  • Typical permitted uses: Not found in retrieved materials.
  • Key dimensional standards: 35 ft height (§ 9‑2.1503) ; 1 acre min lot (net), 120 ft width, 50% coverage but per‑dwelling envelope ≤1 acre (§ 9‑2.1504) ; 20 ft front, 5 ft/story side/rear (§ 9‑2.1505) .

Secondary Suburban — S‑3

  • Purpose: Three to ten acres per dwelling with compatible uses (§ 9‑2.1601) .
  • Typical permitted uses: Not found in retrieved materials.
  • Key dimensional standards: 35 ft height; 3 acres min lot (gross); 150 ft width; 50% coverage but per‑dwelling envelope ≤1 acre; 20 ft front, 5 ft/story side/rear (§ 9‑2.1603–1605) .

Rural — R‑10

  • Purpose: Ten to twenty acres per dwelling with compatible uses (§ 9‑2.1701) .
  • Typical permitted uses: One dwelling (+ one more on parcels ≥2× min); ADUs; small day care, limited care, animal husbandry, home businesses; certain civic/recreation uses by special permit (§ 9‑2.1702) .
  • Key dimensional standards: 35 ft height (§ 9‑2.1703) ; 10 acres min lot (gross), 300 ft width, 50% coverage but per‑dwelling envelope ≤1 acre (§ 9‑2.1704) ; 20 ft front, 5 ft/story side/rear (§ 9‑2.1705) .

Rural — R‑20

  • Purpose: Twenty acres per dwelling with compatible uses (§ 9‑2.1801) .
  • Typical permitted uses: Similar to R‑10; one dwelling (+ one more on parcels ≥2× min); ADUs; limited care, animal husbandry; certain civic/recreation uses by special permit (§ 9‑2.1802) .
  • Key dimensional standards: 35 ft height (§ 9‑2.1803) ; 20 acres min lot, 300 ft width; per‑dwelling envelope ≤1 acre (§ 9‑2.1804) ; 20 ft front, 5 ft/story side/rear (§ 9‑2.1805) .

Core Commercial — C‑1

  • Purpose: Pedestrian‑oriented commercial near dense residential (§ 9‑2.1901) .
  • Typical permitted uses: Offices, personal services, retail, restaurants/taverns, small day care, parking lots; limited residential (e.g., upper‑floor or behind commercial) and ADUs; several civic/utility uses by special permit (§ 9‑2.1902) .
  • Key dimensional standards: 35 ft height (§ 9‑2.1903) ; 2,000 sq ft min lot (§ 9‑2.1904) ; yards: none, except 10 ft when adjacent to a residentially zoned parcel (§ 9‑2.1905) . No off‑street parking for commercial uses (§ 9‑2.1906) .

Periphery Commercial — C‑2

  • Purpose: Major commercial near large population centers with good access/parking (§ 9‑2.2001) .
  • Typical permitted uses: From building supply and gas stations to lodging, vehicle sales/services, wholesale; upper‑floor or rear‑parcel residential/ADUs; some manufacturing/processing by special permit (§ 9‑2.2002) .
  • Key dimensional standards: 40 ft height (dwellings 35 ft) (§ 9‑2.2003) ; 2,000 sq ft min lot, 60 ft width, 70% coverage (§ 9‑2.2004) ; yards: none unless next to residential (10 ft) (§ 9‑2.2005) .

Convenience Commercial — C‑3

  • Purpose: Not found in retrieved materials.
  • Typical permitted uses: Neighborhood‑scale commercial including gas/farm supply, restaurants, lodging, personal services, vehicle services, limited recycling; residential behind or over commercial and ADUs; several uses by special permit (§ 9‑2.2102) .
  • Key dimensional standards: 40 ft height (dwellings 35 ft) (§ 9‑2.2103) ; 8,500 sq ft min lot (§ 9‑2.2104(a)) . Other dimensional standards: Not found in retrieved materials.

Recreation Commercial — R‑C

  • Purpose: Not found in retrieved materials.
  • Typical permitted uses: Marinas, resorts, recreation facilities, lodging, retail/food, boat services; residential in rear/upper floors and ADUs; many recreation/utility/civic uses by special permit (§ 9‑2.2202) .
  • Key dimensional standards: 35 ft height (§ 9‑2.2203) ; 8,500 sq ft min lot, 60 ft width, 70% coverage (§ 9‑2.2204) ; yards: 20 ft front; 5 ft sides/rear, or 10 ft if next to residential (§ 9‑2.2205) .

Agricultural Preserve — AP

  • Purpose: Implement Williamson Act preserves (§ 9‑2.3001) .
  • Typical permitted uses: Agriculture/timber, product sales, animal breeding/boarding, employee housing, one dwelling and ADUs; certain recreation and utility uses by permit (§ 9‑2.3002) .
  • Key dimensional standards: Not found in retrieved materials.

General Agriculture — GA

  • Purpose: General agricultural lands.
  • Typical permitted uses: Agriculture and related; one dwelling and ADUs; specified civic/utility/recreation and processing uses by permit (§ 9‑2.3104–3105, uses summarized across GA article) .
  • Key dimensional standards: 60 ft max height (dwellings 35 ft; windmills/silos may exceed); 40 acres min lot; 300 ft width; per‑dwelling and misc. compatible uses each ≤1 acre; yards ≥20/≥5 ft (§ 9‑2.3103–3105) .

General Forest — GF

  • Purpose: Protect important timber resource areas not in TPZ (§ 9‑2.3301) .
  • Typical permitted uses: Timber management, agriculture, wildlife mgmt., animal boarding; one dwelling (+ one more on 80‑acre parcels); ADUs; certain uses by special or planned development permits (§ 9‑2.3302) .
  • Key dimensional standards: 60 ft max height (dwellings 35 ft); 40 acres min lot; 300 ft width; per‑structure envelope ≤1 acre; yards ≥20/≥5 ft (§ 9‑2.3303–3305) .

Timberland Production — TPZ

  • Purpose/uses: Not found in retrieved materials.
  • Key dimensional standards: Per‑structure envelope ≤1 acre (§ 9‑2.3206.5) and yards ≥20/≥5 ft (§ 9‑2.3207) .

Mining — M

  • Purpose: Mineral extraction and support uses.
  • Key dimensional standards: 100 ft max height (dwellings 35 ft); 10 acres min lot; 300 ft width; 70% coverage; 20 ft front, 5 ft side/rear (§ 9‑2.3403–3405) .

Overlays and special plan areas that can change the rules

  • The Code recognizes combining districts and Special Plan overlays (e.g., Airport (AR), Floodplain (FP‑1/FP‑2), Special Plan (SP) including SP‑Scenic Area, SP‑Scenic Roads, SP‑Historical) that can add siting/design constraints. Telecommunications siting expressly references these SP sub‑areas as sensitive (§ 9‑2.4108(b)(3)(ii)(ab))—expect similar sensitivity for other projects. Verify mapped overlay boundaries with the County (map not retrieved) and see Overlay Districts .

Practical notes on uses you’ll ask about

  • Residential in commercial districts: Limited residential is allowed in several commercial zones (e.g., upper‑floor units if the ground floor is fully commercial; rear‑parcel dwellings), and ADUs are expressly allowed in C‑1/C‑2/C‑3/R‑C (§§ 9‑2.1902; 9‑2.2002; 9‑2.2102; 9‑2.2202) .
  • Signs and parking almost always defer to Article 4 general rules, with zone‑specific tweaks where noted (e.g., C‑1 has no off‑street parking for commercial uses) (§ 9‑2.1906; § 9‑2.414; § 9‑2.416) .

Checklist

  • Confirm the parcel is in unincorporated Plumas County and identify the base zone and any overlays. If in doubt, contact the County; the official zoning map was not in the retrieved materials.
  • Read the district’s purpose, permitted uses, and dimensional standards (height, lot area/width, setbacks, coverage) for your base zone (e.g., R‑10, C‑1, GF).
  • Check countywide Development Standards that often override or refine basics (yards § 9‑2.419; porches/stoops; garages; landscaping § 9‑2.410) .
  • Verify parking and signage applicability (most zones reference § 9‑2.414 and § 9‑2.416) .
  • If adding an ADU, apply Article 45 standards (e.g., the 800‑sf/4‑ft exemption) and cross‑check State allowances via our ADU links (§ 9‑2.4504–4506) .
  • If in a sensitive or mapped overlay area (airport, floodplain, scenic/historic), review overlay rules and consider Design Review early (§ 9‑2.4108(b)(3)(ii)(ab)) .
  • If standards cannot be met due to site constraints, explore Variances and Exceptions.

Risks & Ambiguities

Issue Why it matters What to verify
Zoning map availability District and overlay lines control allowed uses and setbacks Official County zoning/overlay map. Not found in retrieved materials. Verify with the jurisdiction.
Lot coverage vs. 1‑acre building envelope Several rural/forest/mining districts cap per‑dwelling coverage to 1 acre even if overall coverage is higher For S‑1/S‑3/R‑10/R‑20/GF/M confirm both coverage and the per‑dwelling envelope (§§ 9‑2.1504; 9‑2.1604; 9‑2.1704; 9‑2.1804; 9‑2.3304; 9‑2.3404)
Commercial–residential adjacency Some commercial yards increase to 10 ft when next to residential zones Check adjacency language in C‑1/C‑2/R‑C yards (§§ 9‑2.1905; 9‑2.2005; 9‑2.2205)
Overlay constraints (SP‑Scenic/ Historic; Airport; Floodplain) Overlays can limit height, materials, or locations Whether parcel carries AR, FP‑1/FP‑2, or SP sub‑designations (§ 9‑2.4108(b)(3)(ii)(ab); overlay list refs)
District‑specific use lists Permitted/special uses vary significantly within similar‑sounding districts Read the district’s uses section (e.g., C‑1 vs C‑2 vs C‑3) before relying on analogies (§§ 9‑2.1902; 9‑2.2002; 9‑2.2102)

Plain-English Summary

In unincorporated Plumas County, zoning answers three things: what you can use land for, how big/tall you can build, and where buildings sit on the lot. Find your base zone (like R‑10, C‑1, or GF), apply its heights/lot sizes/setbacks, then layer on countywide rules for parking, signs, and development standards. Many rural/forest zones also cap the building envelope to about one acre per dwelling. ADUs are broadly allowed with State‑aligned minimums (§ 9‑2.4504–4506) .

Source References

  • Title 9, Chapter 2: Article 13 Single‑Family (2‑R/3‑R/7‑R) — purpose, uses, height, lot standards, yards (§§ 9‑2.1301–1307)
  • Article 14 M‑R — purpose, uses, height, lot standards, yards (§§ 9‑2.1401–1407)
  • Article 15 S‑1 — purpose, height, lot standards, yards (§§ 9‑2.1501; 9‑2.1503–1505)
  • Article 16 S‑3 — purpose, height, lot standards, yards (§§ 9‑2.1601; 9‑2.1603–1605)
  • Article 17 R‑10 — purpose, uses, height, lot standards, yards (§§ 9‑2.1701–1707)
  • Article 18 R‑20 — purpose, uses, height, lot standards, yards (§§ 9‑2.1801–1807)
  • Article 19 C‑1 — purpose, uses, height, lot standards, yards, parking (§§ 9‑2.1901–1907)
  • Article 20 C‑2 — purpose, uses, height, lot standards, yards (§§ 9‑2.2001–2008)
  • Article 21 C‑3 — uses, height, lot standards (§§ 9‑2.2102–2104)
  • Article 22 R‑C — uses, height, lot standards, yards (§§ 9‑2.2202–2205)
  • Article 30 AP — purpose, uses (§§ 9‑2.3001–3002)
  • Article 31 GA — height, lot standards, yards (§§ 9‑2.3103–3105)
  • Article 33 GF — purpose, uses, height, lot standards, yards (§§ 9‑2.3301–3307)
  • Article 34 M — height, lot standards, yards (§§ 9‑2.3403–3406)
  • Article 41 Telecommunications — general requirements and facility design (§§ 9‑2.4108–4109)
  • Article 4 General Requirements — landscaping, parking, signage, yards (§§ 9‑2.410; 9‑2.414; 9‑2.416; 9‑2.419)
  • Article 45 ADUs — allowances and standards (§§ 9‑2.4504–4508)

Information Gaps

  • Official zoning and overlay maps for unincorporated areas: Not found in retrieved materials. Verify with the jurisdiction.
  • Full dimensional standards for some districts (e.g., all C‑3 yard/width/coverage; AP dimensional standards): Not found in retrieved materials.

Sources

Retrieved passages

  • Plumas County Zoning Code (§ 3) High relevance
  • Plumas County Zoning Code (§ 3) High relevance
  • Plumas County Zoning Code (§ 3) High relevance
  • Plumas County Zoning Code High relevance
  • Plumas County Zoning Code (§ 3) High relevance
  • Plumas County Zoning Code (Section 65850.6) High relevance
  • Plumas County Zoning Code (Article 30) High relevance
  • CBC § 66314 (§ 66314) Medium relevance
  • Plumas County Zoning Code (§ 3) High relevance
  • Plumas County Zoning Code (§ 3) High relevance
  • Plumas County Zoning Code (§ 3) High relevance
  • Plumas County Zoning Code (§ 3) High relevance
  • Plumas County Zoning Code (§ 3) High relevance
  • Plumas County Zoning Code (§ 3) High relevance
  • Plumas County Zoning Code (§ 3) High relevance
  • Plumas County Zoning Code (Section 9-2.4105) High relevance
  • Plumas County Zoning Code (§ 3) High relevance
  • Plumas County Zoning Code (§ 3) High relevance
  • Plumas County Zoning Code (§ 3) High relevance
  • Plumas County Zoning Code (§ 3) Medium relevance
  • Plumas County Zoning Code (Section 9-) Medium relevance

Cited sections

Frequently asked questions

What can I build on an R‑10 lot in Plumas County?

In unincorporated areas, R‑10 typically allows one dwelling unit (plus one more on parcels at least twice the minimum area), ADUs, small day care, limited care, and animal husbandry by right; several civic/recreation/utility uses need a special use permit (§ 9‑2.1702) . Dimensional basics include a 10‑acre minimum lot, 35‑ft height limit, 20‑ft front yard and 5‑ft side/rear per story (§§ 9‑2.1703–1705) .

What are the basic setbacks in Plumas County residential zones?

For standard single‑family zones (2‑R/3‑R/7‑R) the front setback is 20 ft and side/rear are 5 ft per story (§ 9‑2.1305) . Multifamily (M‑R) has no front setback but keeps 5 ft per story at sides/rear (§ 9‑2.1405) .

Are ADUs allowed on rural or commercial parcels?

Yes. ADUs are allowed broadly, including in rural and commercial zones, with county standards aligned to State law. At least one 800‑sq‑ft ADU with 4‑ft side/rear setbacks is allowed; additional size/height rules apply (§ 9‑2.4504–4506) . Always check base‑zone yards and any overlay constraints.

Do I need off‑street parking in the C‑1 Core Commercial zone?

For commercial uses in C‑1, the County does not require off‑street parking (§ 9‑2.1906(a)) . Residential/lodging in C‑1 must meet the general parking standards in § 9‑2.414 .

How tall can buildings be in the General Forest (GF) zone?

In GF, most structures can reach 60 ft, but dwellings are capped at 35 ft. Yard minimums are 20 ft front and 5 ft side/rear (§§ 9‑2.3303–3305) . A one‑acre envelope cap applies to each dwelling/structure (§ 9‑2.3304(d)) .

What happens to setbacks for commercial parcels next to residential lots?

In C‑1 and C‑2, yards are generally “none,” but if the lot abuts a residentially zoned parcel, a 10‑ft yard applies on the abutting side(s) (§§ 9‑2.1905; 9‑2.2005) . R‑C also increases side/rear to 10 ft when next to residential (§ 9‑2.2205) .

Do Special Plan overlays affect zoning approvals?

Yes. Projects in Special Plan areas like Scenic Areas or Historic Areas may face added constraints. The Code flags these SP sub‑zones as sensitive for facilities like telecom; similar caution can apply to buildings and signs (§ 9‑2.4108(b)(3)(ii)(ab)) . Verify overlays on the official map.

Where do I find countywide rules like landscaping or sign size?

Article 4 contains general requirements used across zones: landscaping § 9‑2.410, parking § 9‑2.414, signage § 9‑2.416, and yards § 9‑2.419 . See our Development Standards page for a plain‑English guide.

More in Plumas County code

Ask about any Plumas County property

Get a cited, plain-English answer on Plumas County zoning, setbacks, FAR, ADUs and permits — for any address.

Start Free Trial

More Plumas County zoning topics

Plumas County Land Use

Plumas County Development Standards

Plumas County Parking

Plumas County Design Review

Plumas County Overlay Districts

Plumas County Historic Preservation

Plumas County Signage

Plumas County Nonconforming Uses

Plumas County Variances and Exceptions

Plumas County Landscaping and Screening

Plumas County overview