Local zoning · Susanville

Susanville — Development Standards

Development Standards under the Susanville local zoning and planning code, with the controlling citations.

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Last reviewed: July 2, 2026

Overview

This page summarizes the Susanville Municipal Code provisions that set development standards (setbacks, heights, lot coverage, minimum lot sizes, and related rules) for each zoning district. It pulls the controlling code paragraphs and explains what numbers matter to decisions, what the city enforces administratively, and where discretionary review (design/plan review or use permits) can alter standards. For the citywide framing see the Susanville Zoning overview.

NOTE: This page covers only local zoning development standards. For construction requirements consult the California Building Standards Code. (/us/california/building-codes)

District-by-district breakdown (purpose, typical uses, core numeric standards, where it applies)

All district citations below are to Susanville Municipal Code sections cited with the controlling § and the file excerpt used to prepare this page.

  • When I quote a numeric standard I show the controlling code paragraph (for examples: § 17.12.060) and the file citation (e.g., ).

R-1 — Single-Family Residential (site development standards)

Purpose & typical uses: R-1 is the single-family residential district. Typical allowed uses are single-family dwellings and customary accessory structures (see the R-1 chapters for full use lists). See the city’s main Zoning page for context.

Key dimensional standards (governing text: § 17.12.060):

  • Minimum building site: interior lot 6,000 sq ft, corner lot 7,000 sq ft; lot width interior 60 ft / corner 70 ft. (§ 17.12.060)
  • Maximum lot coverage: 40% for all structures. (§ 17.12.060)
  • Yards / setbacks: Front 20 ft (with 15 ft exception when garage/drive configuration qualifies); Side 5 ft (interior) / 10 ft (corner side); Rear 15 ft. (§ 17.12.060)
  • Height: Main building 35 ft; accessory buildings one story / not to exceed 15 ft. (§ 17.12.060)
  • Parking: New single-family dwellings require two covered parking spaces sized 10 ft x 20 ft each; see city parking rules. (§ 17.12.060; parking rules § 17.100.010–.160)

Design review and site plan: projects requiring a use permit or that exceed thresholds must submit elevations and site plans for architectural and site plan review; Susanville Design Review rules and the City of Susanville Design Guidelines apply. (§ 17.12.060)

R-2 — Lower-density multi / two-family residential

Purpose & typical uses: R-2 allows duplex/two-family and other limited residential types; uses are listed in the R-2 chapters.

Key dimensional standards (governing text: § 17.16.060):

  • Minimum building site / density: at least 3,500 sq ft per dwelling unit; special rules for lots under 7,000 sq ft and for duplexes. (§ 17.16.060)
  • Maximum lot coverage: 40%. (§ 17.16.060)
  • Yards: Front 20 ft (garage exception to 15 ft); Side 5 ft / 10 ft; Rear 10 ft plus 1,000 sq ft of uncovered space on rear one-third of lot. (§ 17.16.060)
  • Height: 35 ft main; accessory 1 story / 15 ft max. (§ 17.16.060)
  • Parking: Two covered spaces per new single-family or duplex unit; see Susanville Parking. (§ 17.16.060 & §§ 17.100.010–.160)

R-3 — Medium-density residential (townhouses, small multifamily)

Purpose & typical uses: R-3 is applied where medium-density attached residential or small multifamily is intended; R-3 zoning is applied only in areas predominately single-family. See the R-3 chapter for use lists.

Key dimensional standards (governing text: § 17.20.060):

  • Front 15 ft (with garage exceptions), Side 5 ft / 10 ft, Rear 15 ft. (§ 17.20.060)
  • Maximum lot coverage: 40% for many configurations; townhouse standards may vary by use permit. (§ 17.20.060)
  • Height: 35 ft (with potential adjustments by use permit). (§ 17.20.060)

R-4 — Multifamily residential (apartment-scale)

Purpose & typical uses: R-4 covers higher-density multifamily development (triplex, fourplex, 5+ units) and mixed use where allowed. The chapter defines unit densities and special multifamily standards.

Key dimensional standards (governing text: § 17.24.060):

  • Minimum lot area per dwelling unit: 2,000 sq ft/unit (subject to minimum lot sizes: interior 6,000 sq ft, corner 7,000 sq ft). (§ 17.24.060)
  • Maximum lot coverage: Triplex 40%; Fourplex 50%; Five+ units 60%. (§ 17.24.060)
  • Yards: Front 15 ft, Side 5 ft / 10 ft, Rear 15 ft. (§ 17.24.060)
  • Height: 35 ft standard; additional height may be allowed with a use permit. (§ 17.24.060)

AR-1 — Agricultural-Residential (large-lot rural within city)

Purpose & typical uses: AR-1 is for low-density agricultural/residential with farm outbuildings, limited barns, and large-lot development.

Key dimensional standards (governing text: § 17.71.060):

  • Minimum parcel size: ½ acre (subject to combining “B” lot size district). (§ 17.71.060)
  • Height: 35 ft. (§ 17.71.060)
  • Lot coverage: 40%. (§ 17.71.060)
  • Yards: Front 30 ft, Side 30 ft, Rear 30 ft. (§ 17.71.060)
  • Special setbacks: 550 ft building setback required from the Susanville Consolidated Sanitary District (SCSD) sewage treatment facility. (§ 17.71.060)

C-2 — General Commercial

Purpose & typical uses: C-2 accommodates general commercial services, retail and many mixed commercial uses. See Chapter 17.36 for full allowed-use lists.

Key dimensional standards (governing text: § 17.36.050):

  • Minimum building site: 10,000 sq ft (unless otherwise provided). (§ 17.36.050)
  • Lot width: interior 65 ft, corner 75 ft. (§ 17.36.050)
  • Yards: Front 10 ft (but if abutting residential within 25 ft the residential front yard applies); Interior side none (15 ft where abutting residential); Rear none (15 ft where abutting residential). (§ 17.36.050)
  • Height: maximum 40 ft (see § 17.96.030 for exceptions). (§ 17.36.050)
  • Landscaping, lighting, parking, trash enclosure, signs: see specific subsections and the city’s landscaping and parking rules. (§ 17.36.050; §§ 17.96.040; 17.100.010–.160)

M‑L — Light Industrial

Purpose & typical uses: M-L permits light industrial and service uses with buffering where industrial abuts non-industrial uses.

Key dimensional standards (governing text: § 17.52.050):

  • Minimum building site: 20,000 sq ft for new lots. (§ 17.52.050)
  • Lot width: interior 65 ft, corner 75 ft. (§ 17.52.050)
  • Yards: Front 10 ft (closer to residential follow residential standards), interior side none (15 ft where abutting residential), rear none (15 ft where abutting residential). (§ 17.52.050)
  • Height: maximum 45 ft; but within 40 ft of a residential district the height is one story / not to exceed 20 ft. (§ 17.52.050)

PF — Public Facilities

Purpose & typical uses: PF covers publicly owned and operated facilities; standards vary by facility but the district has base yard and height rules.

Key dimensional standards (governing text: § 17.60.040):

  • Minimum lot size: none; Yards: front 20 ft, street side 10 ft, interior side none (10 ft where abutting residential), rear none (10 ft abutting residential); Height 35 ft (exceptions apply). (§ 17.60.040)

OS — Open Space / Parks

Purpose & typical uses: OS protects parks, passive recreation areas and scenic/open space.

Key dimensional standards (governing text: § 17.76.050):

  • Yards: front/side/rear 30 ft; Height main 35 ft, accessory one story / 20 ft. (§ 17.76.050)

PD — Planned Development (overlay / combining)

Purpose & typical uses: PD provides flexible standards where a comprehensive plan allows mixes of uses or lot-size variations. The PD ordinance for a parcel sets exact permitted uses, density and site development standards; the PD cannot increase underlying density but can tailer standards. (See PD application and site development standards.) (§ 17.64.010–.050)

Quick reference table — most decision-relevant numeric standards

District Front setback Side / corner side Rear setback Max lot coverage Max height Min lot / density Code Reference
R-1 20 ft (15 ft garage exception) 5 ft / 10 ft 15 ft 40% 35 ft (main) Interior 6,000 sq ft / corner 7,000 sq ft § 17.12.060
R-2 20 ft (15 ft garage exception) 5 ft / 10 ft 10 ft + 1,000 sq ft rear open 40% 35 ft 3,500 sq ft per unit § 17.16.060
R-3 15 ft 5 ft / 10 ft 15 ft 40% 35 ft See § 17.20.060 § 17.20.060
R-4 15 ft 5 ft / 10 ft 15 ft Triplex 40%; Fourplex 50%; 5+ 60% 35 ft 2,000 sq ft per unit; min lot 6,000/7,000 § 17.24.060
C-2 10 ft (residential adjacency exception) Interior none (15 ft abutting res) Rear none (15 ft abutting res) Varies by type 40 ft 10,000 sq ft § 17.36.050
M-L 10 ft Interior none (15 ft abutting res) Rear none (15 ft abutting res) — 45 ft (20 ft within 40 ft of res) 20,000 sq ft § 17.52.050

Key cross-cutting rules and administrative controls

  • Substandard lots: A legally created lot smaller than the district minimum may still be treated as a building site if it meets all other district standards or if a variance is granted. (§ 17.96.010)
  • Yard measurement and street plan lines: Yards are generally measured from property lines or road right-of-way lines; where an arterial or collector ultimate right-of-way is mapped measurement rules in § 17.96.020 apply. (§ 17.96.020)
  • Accessory buildings: Detached accessory structures must generally be behind the front line of the main building, at least 6 ft from the main building (exceptions allowed by director); specific accessory rules are in the general standards. (§ 17.96.020 & related)
  • Fence & lot-line features: Front-yard fences/walls/screens have special height limits (e.g., max 3 ft in required front yard depending on location). (§ 17.96.030)
  • Design review & site plan requirements: Many districts require submission of elevations, site plans and compliance with the City of Susanville Design Guidelines for use permits or new construction; the planning commission or director performs review. (District subsections and § 17.64.020–.040 for PD; also repeated in district sections.)
  • Parking: The municipal parking chapter governs parking counts, dimensions and special conversion rules; parking requirements are invoked across districts (see the city’s parking rules). See Susanville Parking and code §§ 17.100.010–.160.

(in text links: the first time I mention parking above I linked to the Susanville Parking page. Design review, PD/overlay and ADUs are linked where discussed.)

Checklist — what an applicant must show to meet development standards

  • Confirm the property’s zoning district and any combining or overlay districts (e.g., PD, "B" lot-size) — verify with zoning map. (§ 17.64.040)
  • Demonstrate minimum lot area and lot width required for the district (or show eligibility under § 17.96.010 for substandard lots). (§ 17.12.060; § 17.96.010)
  • Show all proposed building footprints meet front/side/rear setbacks for the district (apply residential adjacency rules for commercial/industrial zones). (See e.g., § 17.12.060, § 17.36.050)
  • Confirm proposed building heights comply with district limits (including the 40-ft / 35-ft / 45-ft rules and the “within 40 ft of residential” limitations). (§ 17.52.050; § 17.36.050)
  • Calculate lot coverage and demonstrate compliance with the district percentage (R-1/R-2 40%, R-4 varies by unit count). (§ 17.12.060; § 17.24.060)
  • Provide required parking layout and dimensions per city parking rules. (§§ 17.100.010–.160, cross-referenced in district sections)
  • Submit landscaping, lighting and trash enclosure plans where required (see §§ 17.96.040–.050 and district references). (§ 17.36.050; § 17.96.040)
  • Provide architectural elevations and site plan for projects requiring design review or a use permit (see district-level “Architectural and Site Plan Review” language and Susanville Design Review). (See § 17.12.060 and related)

Risks & Ambiguities

Issue Why it matters What to verify
State ADU rules vs local setbacks/coverage State ADU law limits what local rules can require for ADUs (minimum 4-ft side/rear setbacks and other constraints). Local ADU practice may differ from older local code language. Confirm applicability of state ADU provisions to the parcel and whether the city has adopted ADU procedures that modify local rules. See Susanville ADUs and state ADU guidance. If uncertain, Verify with the jurisdiction.
Parcel-specific lot size (B combining district) The “B” combining district or recorded parcel map can change required minimum lot sizes. Check the parcel’s zoning designation (e.g., R-1-B-7,000) on the zoning map and recorded map; Verify with the jurisdiction. (§ 17.80.010–.020)
Setback averaging / pre-existing block conditions The code allows front-yard averaging where four or more lots in a block were improved before the ordinance’s adoption. This can change required front setback. Confirm whether the “four or more lots” condition applies to your block and whether the average reduces or increases your front setback. (§ 17.12.060.B.2)
Height exceptions and proximity rules Industrial/commercial height allowances reduce to one story near residential (e.g., within 40 ft). Mis-reading these buffers can lead to a noncompliant design. Verify exact distances to residential zones, and confirm whether measurement is property line to property line; check for any site-specific exceptions. (§ 17.52.050; § 17.96.030)
Planned Development (PD) parcel-specific standards A PD ordinance or use permit may replace underlying district standards; not every PD uses the same standards. Review the recorded PD ordinance or approved PD use permit for the parcel; Verify with the jurisdiction. (§ 17.64.040)

Plain-English summary

If you own or are developing property in Susanville, the municipal zoning code sets clear numeric rules by zone for front/side/rear setbacks, maximum heights, lot coverage limits and minimum lot sizes — for example, most single‑family lots in R-1 must meet 20‑ft front setbacks, 5‑ft side setbacks, 15‑ft rear setbacks, a 40% lot coverage cap and 35‑ft building heights; many of these limits are in § 17.12.060. Always check the parcel’s exact zone (and any PD or “B” lot‑size combining district) and confirm whether design review or a use permit will change the numbers.

Source References

  • Susanville Municipal Code — § 17.12.060 (R-1 site development standards).
  • Susanville Municipal Code — § 17.16.060 (R-2 site development standards).
  • Susanville Municipal Code — § 17.20.060 (R-3 site development standards).
  • Susanville Municipal Code — § 17.24.060 (R-4 multifamily site development standards).
  • Susanville Municipal Code — § 17.36.050 (C-2 site development standards).
  • Susanville Municipal Code — § 17.52.050 (M-L site development standards).
  • Susanville Municipal Code — § 17.60.040 (PF site development standards).
  • Susanville Municipal Code — § 17.71.060 (AR-1 site development standards).
  • Susanville Municipal Code — § 17.76.050 (OS site development standards).
  • Susanville Municipal Code — Chapter 17.64 (Planned Development — PD district rules) and § 17.64.040 (PD site development standards).
  • Susanville Municipal Code — Chapter 17.96 (General Development Standards: lot size, yards, height exceptions — § 17.96.010, § 17.96.020, § 17.96.030).
  • City design standards referenced by district (City of Susanville Design Guidelines, referenced in district site development § text).
  • State ADU guidance and summary (uploaded reference used to identify ADU preemption issues listed in Risks): 2025 California ADU handbook.

Inline internal links used in this page (first mention of each topic):

  • Susanville Zoning overview: /us/california/susanville
  • Parking: /us/california/susanville/parking
  • Design review: /us/california/susanville/design-review
  • Overlay / PD districts: /us/california/susanville/overlay-districts
  • ADUs: /us/california/susanville/adu
  • California Building Standards Code: /us/california/building-codes
  • Landscaping and screening: /us/california/susanville/landscaping-and-screening

Sources

Retrieved passages

  • Susanville Zoning Code (§ 17.12.060.) High relevance
  • Susanville Zoning Code (§ 2) High relevance
  • Susanville Zoning Code (§ 2) High relevance
  • Susanville Zoning Code (§ 14.4) High relevance
  • CBC § 66314 (§ 66314) High relevance
  • Susanville Zoning Code (§ 17.36.050.) High relevance
  • Susanville Zoning Code (§ 2) High relevance
  • Susanville Zoning Code (Section 17.124.) High relevance

Cited sections

Frequently asked questions

What can I build on an R-1 lot in Susanville?

You may build uses allowed in the R-1 district (primarily single-family dwellings and customary accessory buildings) provided the project meets R-1 development standards: minimum lot area (interior 6,000 sq ft / corner 7,000 sq ft), front 20 ft (15 ft garage exception), side 5 ft / 10 ft corner, rear 15 ft, 40% lot coverage and 35 ft max height. See § 17.12.060.

What are Susanville setback requirements for single‑family homes?

For R-1 single-family the base setbacks are front 20 ft (with a 15 ft exception for certain garage layouts), side 5 ft (interior) / 10 ft (corner side), and rear 15 ft. These numbers are in § 17.12.060; R-2/R-3/R-4 have slightly different rear or front rules, so check the parcel’s zone.

Do I need design review in Susanville?

If your project requires a use permit or falls into categories called out in district sections, you must submit architectural elevations and a site plan for architectural and site plan review under the city’s design guidelines. Many districts explicitly require this as part of the use-permit or building-permit process (see district “Architectural and Site Plan Review” language, e.g., § 17.12.060 and PD rules § 17.64.020).

How much of my lot can be covered by structures in Susanville?

Most residential districts set maximum lot coverage at 40% (R-1, R-2). R-4 varies by unit count (triplex 40%, fourplex 50%, five+ 60%). See the district sections (e.g., § 17.12.060; § 17.24.060) for the exact percentages.

Are there height limits near residential zones?

Yes. Industrial and some commercial districts reduce allowed height when development is within 40 ft of a residential district — e.g., M-L permits 45 ft normally but limits to one story / 20 ft within 40 ft of residential. Check the applicable district’s height rules and § 17.96.030 for general height exceptions.

What if my lot is smaller than the district minimum?

A legally created substandard lot may still be developed if it meets all other district development standards (except lot size) or a variance is approved. See § 17.96.010 for the city’s substandard-lot rule. Verify with the community development director for parcel-specific interpretation.

Does Susanville limit ADU setbacks or sizes beyond state law?

Local rules may state setbacks/coverage, but state ADU law preempts many local rules (minimums such as 4‑ft side/rear setbacks and limits to what local agencies can impose). See the local code and the state ADU guidance — if local code conflicts with state ADU provisions, state law may control. See the city’s ADU page and the state ADU summary used here.

Where do I check whether a Planned Development changes the standards for a parcel?

A PD will include the ordinance or approved use permit that establishes the parcel‑specific standards; if the parcel is in a PD, the PD ordinance supersedes or modifies the underlying district standards. Review the PD ordinance / approved plans and consult § 17.64.040.

If my commercial site borders residential property, whose setbacks apply?

Where a commercial or industrial district abuts residential zoning the code requires you to follow the residential district’s yard requirements within defined distances (many districts specify that yards abutting residential must match the residential district within 25 ft or 25 ft of the residential district). See § 17.36.050 and related district language.

How are front yards measured on lots along planned arterials / collectors?

Yards are measured from property lines or the road right-of-way; where an ultimate right-of-way/plan line exists for an arterial/collector, the required yard is measured from that plan line or computed as one-half the ultimate right-of-way plus the district yard (see § 17.96.020).

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