Local zoning · Siskiyou County

Siskiyou County — Zoning

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

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Last reviewed: July 6, 2026

Overview

Siskiyou County’s zoning rules for unincorporated areas live in Title 10, Planning and Zoning, of the County Code. The zoning plan establishes named base districts and special “combining” districts, sets dimensional standards (lot size, height, setbacks), and controls which land uses are allowed in each district. The County follows a permissive system: only uses allowed by the code in a given district (or by approved permit) are legal in that district (§ 10-6.201; § 10-6.303, ).

Plain-English rule of thumb: If your proposed use is not listed as allowed (by right or with a permit) in your zone, you cannot do it in unincorporated Siskiyou County (§ 10-6.303, ).

Use this page alongside the County’s broader zoning & planning overview, land use, and development standards pages.

How the zoning system is organized

  • The zoning plan creates districts across the unincorporated territory, limiting building height/bulk and prescribing required open spaces and allowed uses (§ 10-6.201, ).
  • Official zoning is shown on “Sectional District Maps,” kept on file with the Planning Division; these maps are the controlling source for parcel zoning (§ 10-6.205, ).
  • Where a zone boundary is unclear on the map, the Planning Director interprets it using set rules (e.g., street centerlines, map scale) (§ 10-6.302, ).
  • The code allows more than one permitted use on a lot if standards are met; each use must independently meet minimum lot area standards (§ 10-6.304, ).

Base districts in unincorporated Siskiyou County

Siskiyou County names its districts explicitly in § 10-6.202 (Res-1, Res-2, Res-3, Res-4, C-R, C-U, C-C, C-H, M-L, M-M, M-H, R-R, AG-2, AG-1, TPZ, O; plus combining/overlay districts) (§ 10-6.202, ). Dimensional standards for these districts appear in Table 10-6.5501 (§ 10-6.5501, ). Because the ordinance is permissive and classifies uses by industry categories, “typical uses” below should be verified through the use listings or permits for your project (§ 10-6.303, ).

Res-1 — Single-Family Residential

  • Purpose/character: Low-density neighborhoods of detached homes (name indicates intent; confirm use allowances per § 10-6.303, ).
  • Typical permitted uses: Single-family dwellings; accessory residential uses as classified by the code (verify specific use class) (§ 10-6.303, ).
  • Key dimensional standards: Minimum lot size is 7,200 sq ft with public sewer/water; 1 acre if on septic. Max height roughly 30 ft; typical setbacks include a 20 ft front and 5 ft side yard; max lot coverage 40% (Table 10-6.5501, ).
  • Where it applies: As mapped on the County’s Sectional District Maps (§ 10-6.205, ).

Res-2 — Limited Multiple Family Residential

  • Purpose/character: Transition areas allowing more than one dwelling per lot, within limits.
  • Typical permitted uses: Residential uses within defined categories; some multi-unit formats may require permits—verify (§ 10-6.303, ).
  • Key dimensional standards: 7,200 sq ft minimum with sewer/water; sewer service is expected (septic “N/A” in table). Height around 35 ft; front 20 ft; side 5 ft; lot coverage about 50% (Table 10-6.5501, ).
  • Where it applies: As mapped (§ 10-6.205, ).

Res-3 — Mixed Multiple Family Residential

  • Purpose/character: Medium-density residential, allowing a mix of dwelling types.
  • Typical permitted uses: As classified multi-family categories; some uses may be conditional (§ 10-6.303, ).
  • Key dimensional standards: 7,200 sq ft minimum with sewer/water; increased site coverage (about 75%). Front setback typically 20 ft; side about 5 ft; height about 40 ft (Table 10-6.5501, ).
  • Where it applies: As mapped (§ 10-6.205, ).

Res-4 — Multiple Family Residential

  • Purpose/character: Higher-density residential districts.
  • Typical permitted uses: Multi-family residential groupings as classified; verify permit path (§ 10-6.303, ).
  • Key dimensional standards: Similar to Res-3 (higher coverage, ~75%; front ~20 ft; side ~5 ft; height ~40 ft). Confirm exact values for your parcel (Table 10-6.5501, ).
  • Where it applies: As mapped (§ 10-6.205, ).

R-R — Rural Residential Agricultural

  • Purpose/character: Large-lot residential with small-scale agricultural activity.
  • Typical permitted uses: One single-family home and compatible rural-residential/ag uses as classified; verify specific use (§ 10-6.303, ).
  • Key dimensional standards: Minimum lot size 7,200 sq ft with sewer/water but 1 acre with septic; max height 35 ft; front setback 20 ft; side 5 ft; rear 20 ft; lot coverage 40% (Table 10-6.5501, ).
  • Where it applies: As mapped (§ 10-6.205, ).

C-R — Rural Neighborhood Commercial

  • Purpose/character: Small-scale commercial serving rural neighborhoods.
  • Typical permitted uses: Retail/services as classified for neighborhood-scale; many uses may be permitted or conditional depending on category (§ 10-6.303, ).
  • Key dimensional standards: Front setback ~20 ft; side/rear may be 0 ft subject to footnotes and adjoining conditions; height up to ~50 ft; lot coverage up to ~75% (Table 10-6.5501, ).
  • Where it applies: As mapped (§ 10-6.205, ).

C-U — Neighborhood Commercial

  • Purpose/character: Community-serving retail/services.
  • Typical permitted uses: Neighborhood commercial classifications (verify by SIC grouping and permits) (§ 10-6.303, ).
  • Key dimensional standards: Similar to C-R (front ~20 ft; side/rear can be 0 ft with conditions; height up to ~50 ft; coverage ~75%) (Table 10-6.5501, ).
  • Where it applies: As mapped.

C-C — Town Center

  • Purpose/character: Central business areas of unincorporated communities.
  • Typical permitted uses: Town center retail, offices, and services as classified (verify by category/permit) (§ 10-6.303, ).
  • Key dimensional standards: Front ~20 ft; side/rear often 0 ft with footnotes; height up to ~50 ft; coverage ~75% (Table 10-6.5501, ).

C-H — Highway Commercial

  • Purpose/character: Auto-oriented services along highways.
  • Typical permitted uses: Highway-serving retail/services as classified (verify) (§ 10-6.303, ).
  • Key dimensional standards: Front ~20 ft; side/rear may be 0 ft with conditions; higher lot coverage (up to ~85%); height up to ~50 ft (Table 10-6.5501, ).

M-L — Limited Industrial

  • Purpose/character: Low-intensity industrial/business park settings.
  • Typical permitted uses: Light manufacturing/warehousing as classified; some uses conditional (§ 10-6.303, ).
  • Key dimensional standards: Front ~20 ft; side ~5 ft; rear ~10 ft; height up to ~50 ft; lot width ~100 ft (Table 10-6.5501, ).

M-M — Light Industrial

  • Purpose/character: Broader range of industrial activity.
  • Typical permitted uses: Light industrial categories per code; verify permit path (§ 10-6.303, ).
  • Key dimensional standards: Similar to M-L with lot width ~100 ft; side ~5 ft; rear ~10 ft; height up to ~50 ft (Table 10-6.5501, ).

M-H — Heavy Industrial

  • Purpose/character: Heavier industrial operations.
  • Typical permitted uses: Industrial/manufacturing categories at the higher-intensity end (permit often required) (§ 10-6.303, ).
  • Key dimensional standards: Larger lot width (~150 ft); height up to ~50 ft; side ~5 ft; rear ~10 ft (Table 10-6.5501, ).

AG-1 — Prime Agricultural

  • Purpose/character: Protect prime farmland for agriculture.
  • Typical permitted uses: Agricultural production and related uses as classified; hemp subject to separate rules (see Hemp districts below) (§ 10-6.303; § 10-16.60, ).
  • Key dimensional standards: Minimum parcel size 40 acres; height ~35 ft (Table 10-6.5501, ).

AG-2 — Non-Prime Agricultural

  • Purpose/character: Agriculture on non-prime soils.
  • Typical permitted uses: Agricultural uses as classified; hemp rules apply (see Hemp) (§ 10-16.60, ).
  • Key dimensional standards: Minimum parcel size 10 acres; height ~35 ft (Table 10-6.5501, ).

TPZ — Timber Land Production

  • Purpose/character: Long-term timber production.
  • Typical permitted uses: Timber management and compatible uses (verify by classification/permit) (§ 10-6.303, ).
  • Key dimensional standards: Minimum parcel size 40 acres; height ~35 ft (Table 10-6.5501, ).

O — Open Space

  • Purpose/character: Open space and conservation lands.
  • Typical permitted uses: Open-space oriented categories (verify); many historic “O” details were repealed and later consolidated—confirm with current code (§ 10-6.202; Not found in retrieved materials for a use list, ).
  • Key dimensional standards: See Table 10-6.5501 for applicable metrics (Table 10-6.5501, ).

Combining and special districts (overlays)

These apply on top of a base district and may add restrictions or permissions.

  • Airport Environs (AE) Combining District: Applies within airport “influence areas” and to tall structures countywide; controls certain uses, tall structure heights, and safety compatibility near public-use airports (§ 10-1.01 through § 10-1.03, ). Use this with the County’s overlay districts page.
  • Floodplain Combining (F): Companion overlay; development must meet the companion district standards and flood damage combining ordinance standards (§ 10-6.5404, ).
  • Hemp Combining District (H): Applies to AG-1/AG-2 parcels ≥40 acres in the Scott Valley Area Plan; further restricts hemp cultivation (80-acre min in H) and controls conflicts. If H conflicts with the base zone, H governs (§ 10-6.6001–10-6.6005; § 10-16.60, ).
  • Mobile Home (M-H) Combining District: When combined with R-R, allows the placement of a second dwelling/mobile home under the M-H provisions; all R-R requirements still apply (§ 10-6.3301–10-6.3302, ).
  • Fault-Rupture (FR) District: Listed in § 10-6.202; standards not located in retrieved materials (Not found in retrieved materials, ).

Dimensional standards at a glance

These are highlights from Table 10-6.5501; verify footnotes and exceptions that may apply to corner lots, accessory structures, or overlays (§ 10-6.5501, ).

District Minimum Lot Size (w/ sewer-water) Minimum Lot Size (septic) Max Height Typical Front/Side/Rear Setbacks Coverage Code Reference
R-R 7,200 sq ft 1 acre 35 ft 20 ft / 5 ft / 20 ft 40% § 10-6.5501
Res-1 7,200 sq ft 1 acre ~30 ft 20 ft / 5 ft / 20 ft 40% § 10-6.5501
Res-2 7,200 sq ft N/A ~35 ft 20 ft / 5 ft / 20 ft 50% § 10-6.5501
Res-3 7,200 sq ft N/A ~40 ft ~20 ft / ~5 ft / ~10 ft 75% § 10-6.5501
C-R 7,200 sq ft 1 acre up to ~50 ft 20 ft / 0 ft / 0 ft (notes apply) 75% § 10-6.5501
C-U 7,200 sq ft 1 acre up to ~50 ft 20 ft / 0 ft / 0 ft (notes apply) 75% § 10-6.5501
C-C 7,200 sq ft 1 acre up to ~50 ft 20 ft / 0 ft / 0 ft (notes apply) 75% § 10-6.5501
M-L 2,000 sq ft 1 acre up to ~50 ft 20 ft / 5 ft / 10 ft 75% § 10-6.5501
AG-1 N/A 40 acres 35 ft see table notes — § 10-6.5501
AG-2 N/A 10 acres 35 ft see table notes — § 10-6.5501
TPZ N/A 40 acres 35 ft see table notes — § 10-6.5501

Notes:

  • Table values include footnotes and exceptions; consult the full table before designing a project (§ 10-6.5501, ).
  • Overlays (e.g., AE, F, H) can supersede base-zone standards where stated (§ 10-1.03; § 10-6.5404; § 10-6.6003, ).

Zoning map, boundaries, and consistency checks

  • The County’s official zoning is established on “Sectional District Maps,” adopted by the Board and on file for inspection; use these to confirm your parcel’s designation (§ 10-6.205, ).
  • Where a map line seems ambiguous, the code provides boundary rules, and the Planning Director can make the call (§ 10-6.302, ).
  • If a zoning rule and the General Plan conflict, the General Plan prevails (§ 10-6.301, ).

Special topic: Vacation rentals (where allowed by zone)

Vacation rentals are regulated by Article 61. They are only allowed in specified districts (Res-1, Res-2, Res-3, Res-4, C-R, C-U, C-C, C-H, R-R, AG-1, AG-2), and in certain mapped subareas (McCloud, Dunsmuir/Mount Shasta, Weed/Lake Shastina) they require at least a 2.5-acre parcel (§ 10-6.6101; § 10-6.6104(A)–(B), ). Use-specific permits and standards apply; see also parking and design review as applicable.

Approvals and permits

  • If your use is not listed as permitted in your district, you may need a Use Permit; applications, approvals, revocations, and appeals are covered in Article 12 (§ 10-6.1201–10-6.1204, ).
  • For flexible, master-planned projects, the P-D Planned Development district offers an alternative path with specific approval criteria (§ 10-6.1181; § 10-6.1189, ).
  • If standards can’t be met, see variances and exceptions. Existing sites that don’t meet today’s rules may be nonconforming; verify status with the County.

Cross-checks with other standards

  • Some districts and uses also trigger overlay compliance (e.g., AE near airports; F in mapped floodplains) (§ 10-1.03; § 10-6.5404, ).
  • Agricultural hemp has both zoning overlay limits and Chapter 16 cultivation standards (§ 10-6.6001–10-6.6005; § 10-16.60, ).
  • Projects must also meet County development standards (e.g., landscaping and screening, signage, parking). Building design and construction are under the California Building Standards Code, separate from zoning.

Checklist

  • Confirm your parcel’s zoning on the County’s Sectional District Map (§ 10-6.205, ).
  • Check for overlays: AE, F, H, M-H, FR, etc. (§ 10-1.03; § 10-6.5404; § 10-6.6001–10-6.6005; § 10-6.3301–3302; § 10-6.202, ).
  • Verify your use is permitted (or conditionally permitted) in the district; remember the code is permissive (§ 10-6.303, ).
  • Apply the correct dimensional standards from Table 10-6.5501 (height, setbacks, lot size, coverage) (§ 10-6.5501, ).
  • Confirm General Plan consistency if your project needs a rezoning or map action (§ 10-6.301, ).
  • If needed, prepare a Use Permit application (Article 12) or a P-D plan (Article 11-D) (§ 10-6.1201–10-6.1204; § 10-6.1181 et seq., ).
  • Check whether design review or other discretionary review applies, and verify parking and site standards.

Risks & Ambiguities

Issue Why it matters What to verify
Permissive code and SIC-based categories If your use category isn’t clearly listed, it may be disallowed or need a Use Permit (§ 10-6.303, ) Ask Planning for a use interpretation; prepare for a Use Permit if borderline (Article 12, )
Map boundary uncertainty A few feet can change the district and allowed uses (§ 10-6.302, ) Have Planning confirm boundary placement using official maps (§ 10-6.205, )
Sewer vs. septic lot-size thresholds Residential minimums jump to 1 acre on septic in several districts (Table 10-6.5501, ) Confirm utility availability early; adjust lot split/build plans accordingly
Overlay conflicts (AE, F, H) Overlays can supersede base-zone allowances (§ 10-1.03; § 10-6.5404; § 10-6.6003, ) Pull all applicable overlay maps and standards before design
Vacation rentals Allowed only in named districts; some areas need 2.5-acre minimum (§ 10-6.6104, ) Confirm zoning and subarea map; secure VR Activity Permit
Fault-Rupture (FR) standards FR is listed as a district, but standards were not found Not found in retrieved materials; verify with the jurisdiction

Information Gaps

  • Full, per-district permitted and conditional use lists/matrices: Not found in retrieved materials (uses are referenced by classification system) (§ 10-6.303, ).
  • Some commercial/industrial minimum site-area figures and footnotes in Table 10-6.5501 were partially truncated in the retrieved table; verify exact numbers with the County’s copy (§ 10-6.5501, ).
  • Detailed standards for the Fault-Rupture (FR) district: Not found in retrieved materials (§ 10-6.202, ).

Plain-English Summary

In unincorporated Siskiyou County, your parcel’s base district (Res-1, R-R, C-U, AG-1, etc.) plus any overlays (AE, F, H, M-H) decide what you can build and do. Check the official map, confirm your use is allowed, and design to the district’s height, setback, and lot-size rules—overlays can add stricter limits. If your use isn’t clearly allowed, plan on a Use Permit and talk to Planning early.

Source References

  • Title 10, Planning & Zoning: Zoning plan, districts, and nature (§ 10-6.201, § 10-6.202)
  • Sectional District Maps and where to verify zoning (§ 10-6.205)
  • Boundary interpretation and permissive ordinance (§ 10-6.302–10-6.304)
  • Dimensional Standards Table (§ 10-6.5501)
  • Floodplain Combining district development standards (§ 10-6.5404)
  • Airport Environs Combining District (AE) (§ 10-1.01–10-1.03)
  • Hemp Combining District (H) (§ 10-6.6001–10-6.6005) and Industrial Hemp cultivation (Chapter 16; § 10-16.60)
  • Mobile Home Combining District (M-H) with R-R (§ 10-6.3301–10-6.3302)
  • Use Permits (Article 12; § 10-6.1201–10-6.1204) and Planned Development (Article 11-D; § 10-6.1181, § 10-6.1189)
  • Vacation Rentals (Article 61; § 10-6.6101, § 10-6.6104)

Sources

Retrieved passages

  • Siskiyou County Zoning Code High relevance
  • CBC § 10 (Section 10-6.1515) High relevance
  • Siskiyou County Zoning Code (chapter classifies) Medium relevance
  • Siskiyou County Zoning Code (chapter is) Medium relevance
  • Siskiyou County Zoning Code (section 81003.) Medium relevance
  • Siskiyou County Zoning Code (§ I) Medium relevance
  • Siskiyou County Zoning Code (Article 4.) Medium relevance
  • Siskiyou County Zoning Code (§ 2.1) Medium relevance

Cited sections

Frequently asked questions

What can I build on a Res-1 lot in Siskiyou County?

Res-1 is the Single-Family Residential district. Single-family homes and accessory residential uses are typical, but because the County uses a permissive, classification-based system, verify the exact use category or whether a Use Permit is required for anything nonstandard (§ 10-6.202; § 10-6.303, ).

What are the basic setback and height standards for Rural Residential (R-R)?

R-R generally requires a 20 ft front setback, 5 ft side yard, and 20 ft rear, with a 35 ft height limit and 40% maximum lot coverage. Lots on septic must be at least 1 acre; with sewer/water, 7,200 sq ft is shown in the table (check footnotes) (Table 10-6.5501, ).

How do I find my zoning in unincorporated Siskiyou County?

Use the official Sectional District Maps on file with the Planning Division. These maps establish the district for each parcel; if a boundary is unclear, the Planning Director can interpret it per § 10-6.302 (§ 10-6.205; § 10-6.302, ).

Are vacation rentals allowed on agricultural parcels?

Yes, but only if your parcel is in one of the districts listed (including R-R, AG-1, AG-2) and you meet Article 61 standards. In certain mapped subareas (McCloud, Dunsmuir/Mount Shasta, Weed/Lake Shastina) a 2.5-acre minimum applies (§ 10-6.6104(A)–(B), ).

Do overlay districts change my base-zone rights?

They can. The Airport Environs (AE) overlay limits uses and heights near airports, the Floodplain (F) overlay adds flood standards, and the Hemp (H) overlay can supersede AG-1/AG-2 allowances in Scott Valley (§ 10-1.03; § 10-6.5404; § 10-6.6003, ).

What if my use isn’t clearly listed in my zone?

Siskiyou County’s ordinance is permissive; unlisted uses are not allowed unless approved. The County uses industry categories to classify uses; borderline cases often require a Planning Director interpretation or a Use Permit (§ 10-6.303; Article 12, ).

Can I place a second dwelling on an R-R lot?

The M-H (Mobile Home) Combining District exists to allow a second dwelling when combined with R-R, with all R-R requirements still applying. Check whether your parcel carries the M-H overlay and confirm any additional conditions (§ 10-6.3301–10-6.3302, ).

Where do I start if I need to rezone or pursue a planned development?

Begin by checking General Plan consistency (the General Plan controls if there’s a conflict). For larger master-planned projects, the P-D district offers a structured approval path with criteria in § 10-6.1181 and § 10-6.1189 (§ 10-6.301; § 10-6.1181, § 10-6.1189, ).

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