Local zoning · Susanville

Susanville — Historic Preservation

Historic Preservation under the Susanville local zoning and planning code, with the controlling citations.

Last reviewed: July 2, 2026

Overview

Susanville regulates historic preservation through a dedicated historic preservation combining district, the H overlay, and related design-review rules that operate together with principal zone districts (for example UBD, C-2, R-1). The code requires architectural/design review and a demolition-permit step for resources inside the historic areas, and directs the city to consult the Lassen County historical society and the local historic building review committee when determining applicability. See the historic-preservation rules at § 17.88.010–§ 17.88.030 and associated design/UBD standards in § 17.40.050 .

Note: this page stays strictly within Susanville zoning/planning ordinance material. For state building-code technical requirements see the California Building Standards Code (Title 24); for housing/ADU law see the local ADU references below and the uploaded ADU handbook.

How Susanville’s rules fit together (short synthesis)

The historic preservation combining (H) district places preservation-focused standards on properties in the Uptown and Railroad Depot neighborhoods and on individually noteworthy structures; it supplements the underlying primary zone and can, when appropriate, supersede primary-zone rules § 17.88.010–020 .
The design review (DR) combining district is explicitly for protecting areas with unique environmental, physical, historical or scenic features and its standards prevail over conflicting principal-district rules § 17.84.010–030 . See Susanville’s design-review process for procedure and authority at the planning commission. Link: Susanville Design Review.
Uptown-specific architectural theme and detailed design requirements are adopted as the City of Susanville Design Guidelines and enforced via the UBD standards and the architectural-review committee § 17.40.050 . The UBD lists typical permitted uses and property standards in § 17.40.010–050 .

Across the city, standard controls such as parking, setbacks, and site development standards remain relevant and are enforced together with the H/DR rules—consult Susanville Parking and Susanville Development Standards for the related code chapters referenced below.

District-by-district breakdown (purpose, typical uses, key dimensional standards, where applied)

Historic Preservation Combining (H)

Purpose: Preserve and promote restoration/rehab of historically significant structures, neighborhoods, sites and artifacts; prevent premature loss or destruction § 17.88.010 .
Where it applies: The Uptown area and the Railroad Depot neighborhood shown on the city general plan/zoning map; the planning commission can also apply H standards to any structure/site after findings § 17.88.020(A)–(C) .
Typical regulatory effects:
- Requires architectural design review for any exterior-altering work on buildings/sites subject to H § 17.88.030(C) .
- Demolition or dismantling requires a demolition permit from the planning commission and the building official; emergency demolition is allowed where the building official determines an immediate threat to public safety § 17.88.030(D)–(E) .
- The H overlay “supplements” underlying district standards and may supersede them when the planning commission finds it necessary § 17.88.020(D)–(E) .
Key compliance items: maintenance obligations for owners/occupants (keep exterior/interior portions in good repair) § 17.88.030(A–B) .

Design Review Combining (DR)

Purpose: Protect areas with unique environmental, physical, historical or scenic features; ensure compatibility and public safety § 17.84.010 .
Typical uses: DR is not a use list itself—rather, it is combined with principal districts so the permitted uses remain those of the underlying zone; when a use permit is required the planning commission must additionally find compatibility with DR purposes § 17.84.020, § 17.84.040 .
Standards: Site development in DR must meet or exceed the standards of the principal district § 17.84.030 . In practice DR triggers architectural/site plan review and application of the City of Susanville Design Guidelines Design Review link.

Uptown Business District (UBD)

Purpose: Mixed-use center integrating residential, commercial, cultural and recreational uses; encourages pedestrian activity and a historic/“Uptown” architectural theme § 17.40.010 .
Typical permitted uses: wide retail/service mix including antique stores, restaurants, offices, health services and accessory dwelling units § 17.40.020; UBD expressly allows pedestrian-oriented features such as sidewalk cafes § 17.40.020 .
Dimensional & design standards: Single-family uses follow R-1 standards; commercial uses generally follow C-2 standards unless modified by a use permit; special design rules for exterior work costing $15,000+ and UBD “historic theme” elements (e.g., full façades, screening of roof equipment, 40% first-story glazing when there is no front setback) § 17.40.040–050 .
Where it applies: The map-based UBD zones shown in the zoning maps; UBD is one of the city’s principal commercial districts § 17.04.060 .

C-2 General / Shopping Center (C-2)

Purpose/Uses: Commercial center uses including retail, services, restaurants, some residential above stores; full list in the C-2 permitted-uses sections § 17.36.020 and related subsections (uses include multifamily in mixed-use, SRO, clinics, parking structures, etc.) § 17.36.020–040 .
Dimensional standards: Minimum lot size 10,000 sq ft; front yard 10 ft (with adjacency rules); max height 40 ft (subject to residential adjacency limits) — see § 17.36.050 for full site development standards § 17.36.050 .
Interaction with H: If a C-2 property is inside the H overlay, the H requirements (design review, demolition review, maintenance) apply in addition to or in lieu of some C-2 rules per planning-commission action § 17.88.020(D–E) .

R-1 Single-Family (R-1)

Purpose/Uses: Single-family residential lots and related accessory uses § 17.12.010; typical development standards (minimum building site, front/side/rear setbacks, max height, lot coverage 40%) are in § 17.12.060 .
Interaction with H/UBD: R-1 rules apply where single-family is underlying; if H overlay is adopted over R-1 lots in the Uptown area, exterior changes will trigger architectural review and must comply with the H standards plus the R-1 site rules unless the planning commission finds H should supersede specific R-1 standards § 17.88.020(D–E) .

Decision‑relevant standards & permitted-use quick table

Topic	Code requirement (plain-English)	Code Reference
Applicability of H overlay	H applies to the Uptown area and Railroad Depot neighborhood; planning commission can apply H to any structure/site with findings — no alterations while determination pending	§ 17.88.020
Required review for exterior work	Any exterior alteration to a structure within H requires an architectural design-review application to the planning commission	§ 17.88.030(C)
Demolition controls	Demolition of structures subject to H requires a demolition permit from the planning commission and the building official; emergency exceptions for imminent-safety threats	§ 17.88.030(D–E)
UBD facade & glazing rule	New commercial buildings with no front yard setback must provide at least 40% first-story glazing on linear frontage (exceptions via design review)	§ 17.40.050(A)(4)
Maintenance duty	Owners/lessees must keep exterior/interior portions in good repair to prevent deterioration	§ 17.88.030(A–B)
Nonconforming historic structures	Repairs/alterations necessary for preservation of an officially designated historic structure may be allowed by the community development director and building official when designated by city/state/federal action	§ 17.108.030(G)

Practical guidance / interpretation (plain-English, for applicants)

If your property is in the Uptown or Railroad Depot area or is formally listed/eligible for listing, expect mandatory architectural design review. Prepare elevations and materials samples and plan on review by the planning commission; the city will solicit input from the Lassen County historical society and the Lassen County/city historic building review committee during determinations § 17.88.020(C) .
Don’t assume underlying zone rules disappear: the H overlay “supplements” them and only the planning commission can decide to supersede specific primary-district standards where necessary § 17.88.020(D–E) .
For UBD projects (typical downtown historic projects), follow the City of Susanville Design Guidelines and the UBD special design elements for façades, glazing, lighting and landscaping; exterior work costing $15,000+ triggers these special requirements § 17.40.050 .
If you plan to demolish a building or replace a garage (for example, to build an ADU), expect a demolition permit review in addition to any building permits; emergency demolition can proceed only when the building official finds immediate public-safety risk § 17.88.030(D–E) . See also state ADU guidance in the uploaded ADU handbook about demolition and ADUs in historic districts (state rules may add procedural constraints) .

Inline links to related local pages: see Susanville Development Standards, Susanville Parking, Susanville Overlay Districts, and Susanville ADUs for connected (but separate) ordinance topics. Also consult Susanville Design Review on process.

Checklist — what an applicant must satisfy (practical)

Confirm whether property lies within the H overlay (Uptown or Railroad Depot) or is the subject of an H determination; if unsure, verify with Community Development (zoning map) § 17.88.020(A–C) .
Prepare architectural/site plans and elevations; include materials, colors, and evidence showing compatibility with historic character and City Design Guidelines § 17.88.030(C) and § 17.40.050 .
If demolition is proposed, prepare a demolition permit application for planning commission + building official review; include structural-safety evidence if claiming immediate hazard § 17.88.030(D–E) .
For projects > $15,000 in exterior work in UBD areas, show compliance with UBD design rules and Design Guidelines § 17.40.050 .
Provide landscaping/lighting/parking plans as required by the underlying district standards and city chapters on parking/landscaping § 17.40.050(B–C) and underlying district refs § 17.36.050 / § 17.12.060 .
Anticipate referral/comments from Lassen County historical society and Lassen County/city historic building review committee during H determinations § 17.88.020(C) .
If the project proposes an ADU on a historic property, confirm objective standards and any preservation-related review requirements; state ADU rules also apply (see uploaded ADU handbook) § 17.88.020(D–E) .

Risks & Ambiguities

Issue	Why it matters	What to verify
Boundary/Applicability of H to a specific parcel	H only applies where mapped or where planning commission adopts findings; starting work while applicability is pending is prohibited — legal risk of stop-work	Verify the zoning/H overlay on the city zoning map and ask the planning department if a pending H determination exists § 17.88.020(A–C)
Whether underlying-zone standards will be superseded	H “may” supersede primary-district standards only by planning-commission finding — affects setbacks, lot coverage, etc.	Confirm in writing with staff whether the planning commission intends to retain or supersede specific primary standards for your parcel § 17.88.020(D–E)
Demolition timing and emergency exceptions	Demolition requires planning-commission + building-official action; but building official can authorize emergency demolition for safety — coordination needed to avoid delays	For at-risk or deteriorated buildings, obtain an early structural assessment and coordinate building-official inspection § 17.88.030(D–E)
Scope of “exterior appearance” review	H triggers design review for “any alterations…which affects the exterior appearance” — how minor changes are treated can be ambiguous	Ask the community development director whether your change requires a full planning-commission architectural review or an administrative review § 17.88.030(C)
Interaction with state ADU and building-code rules	State ADU law and Title 24 impose separate (and sometimes preemptive) requirements; local historic standards must be consistent with state law	Verify which design standards the city will apply to ADUs on historic properties and consult the ADU handbook and Title 24 as needed ; see California Building Standards Code.
Nonconforming historic structure repairs	The code allows preservation repairs for officially-designated historic structures by director/building official, but requires designation	Confirm that your structure has a formal historic designation and obtain written authorization for nonconforming repairs § 17.108.030(G)

Plain-English summary

If your building is in Uptown or the Railroad Depot neighborhood or otherwise listed/eligible as historic, expect mandatory architectural design review and a planning-commission demolition check; the H overlay’s preservation rules work with (and can override) normal zone rules to protect historic character — prepare full exterior plans and consult early with Community Development and the Lassen County historical society § 17.88.010–030 .

Source References

Historic Preservation Combining (H) District — purpose, applicability, standards: § 17.88.010, § 17.88.020, § 17.88.030
Design Review (DR) District — purpose and precedence: § 17.84.010–§ 17.84.040
Uptown Business District (UBD) — purpose, permitted uses, special design requirements and the City Design Guidelines (historic theme, 40% glazing rule, $15,000 threshold): § 17.40.010, § 17.40.020, § 17.40.050
C-2 general commercial district site standards (lot size, yards, height): § 17.36.050
R-1 single-family district development standards (setbacks, coverage, height): § 17.12.060
Nonconforming historic-structure rules: § 17.108.030(G)
Planned development (PD) procedures and link to architectural review: § 17.64.030–060
City Design Guidelines requirement and architectural-review committee: § 17.40.050
State ADU guidance (uploaded handbook) — ADUs and historic resources (for cross-reference): uploaded ADU handbook (2025)

Sources

Retrieved passages

Susanville Zoning Code (§ 2) High relevance
Susanville Zoning Code (§ 17.84.040.) High relevance
Susanville Zoning Code (section shall) High relevance
Susanville Zoning Code (§ 17.40.050.) High relevance
Susanville Zoning Code (§ 2) Medium relevance
Susanville Zoning Code (chapter shall) Medium relevance
Susanville Zoning Code (§ 2) Medium relevance
Susanville Zoning Code (§ 17.64.020.) Medium relevance
Susanville Zoning Code (§ 65915) Medium relevance
Susanville Zoning Code (title apply) Medium relevance

Cited sections

Official Susanville code library

Frequently asked questions

What triggers historic-preservation review in Susanville?

Any structure, neighborhood or site in the Uptown or Railroad Depot areas that is listed, eligible for listing, or otherwise determined by the planning commission to be noteworthy will be subject to the historic-preservation standards; no exterior alterations are allowed while that determination is pending § 17.88.020 .

Do I need design review before changing the exterior of a historic building in Susanville?

Yes — the H overlay requires an architectural design-review application to the planning commission for any alteration affecting the exterior appearance of a structure subject to H § 17.88.030(C) .

Can the city stop me from demolishing a building that’s in the Uptown historic area?

Demolition of buildings subject to the H standards requires a demolition permit from the planning commission and the building official; emergency demolition is allowed only when the building official determines an immediate threat to public safety § 17.88.030(D–E) .

If my lot is in the UBD, what special historic-related design standards apply?

UBD requires compliance with City of Susanville Design Guidelines for exterior rehabilitation or new construction costing $15,000 or more, includes a historic theme for façades, screening of roof equipment, and a 40% first-story glazing rule where there is no front setback § 17.40.050(A)(1–4) .

Are ADUs allowed on historic properties in Susanville and what review applies?

ADUs are permitted in district types that allow them (e.g., UBD and R-4 list ADUs in their use tables), but ADUs on properties subject to the H overlay remain subject to H design-review requirements; state ADU law also applies — verify objective standards with the city § 17.88.020(D–E) .

What happens if my building is designated historic but doesn’t meet current zoning standards?

The code allows repairs, alterations and additions necessary for the preservation/restoration of an officially designated historic structure to be authorized by the community development director and building official under certain conditions § 17.108.030(G) .

Who reviews H-district determinations in Susanville?

The planning commission is the decision-making body for applying the H standards and must receive consultation input from the Lassen County historical society and the Lassen County/city historic building review committee as part of the determination process § 17.88.020(C) .

If my parcel is not inside Uptown, can the H overlay still be applied?

Yes — the planning commission can apply H standards to any structure, neighborhood or site regardless of physical location after making appropriate findings consistent with the purposes of the H district § 17.88.020(C)(3) .

Are there any exemptions for emergency repairs to historic buildings?

Buildings posing an immediate threat to public health and safety may be demolished or altered without planning-commission review when the building official so determines; otherwise the demolition permit and design-review process applies § 17.88.030(D–E) .

What standards govern landscaping, lighting and fencing in historic/UBD work?

UBD and H-related projects must meet the landscaping and lighting standards referenced in the zoning code (landscaping § 17.96.040, lighting § 17.96.050) and UBD-specific walls/fences rules; exterior work costing $15,000+ must show compliance with those provisions § 17.40.050(B–C) .

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