Local zoning · Susanville

Susanville — Land Use

Land Use 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 what the City of Susanville zoning ordinance allows and requires for land use across the City's zoning districts — who may use land for what, which uses need a use permit or administrative permit, and the most relevant dimensional and site standards. It synthesizes the local code's district purposes, typical permitted uses, and the key development controls you must check on a parcel-by-parcel basis. For related technical topics see parking, development standards, design review, overlay districts, historic preservation, and ADUs (links provided inline below).

How to read this page

  • Bolded terms are the exact district names or controlling numbers from the ordinance (for example R-1, C-1, § 17.12.020).
  • Every requirement or standard below is grounded in the Susanville Municipal Code; the controlling code section is shown with the § glyph and cited to the ordinance excerpt returned by the file search.

District-by-district land‑use breakdown

R-1 — Single‑Family Residential

Purpose and where it applies

  • The R-1 district is intended for fully serviced, urban-sized lots used exclusively for single‑family residences and closely related uses § 17.12.010 .

Typical permitted uses

  • Single‑family residences, manufactured homes on foundations (subject to limits), Accessory dwelling units (ADUs), child day care home (≤14 children), community care facilities, employee housing (≤6 persons), and accessory structures § 17.12.020 .
  • Home occupations and second units are allowed with an administrative permit § 17.12.030 .
  • Certain uses (senior residences, churches, bed & breakfasts, townhouses) require a use permit § 17.12.040 .

Key dimensional/site standards

  • Typical setbacks and heights referenced back to the R‑1 property standards (see § 17.12.060 and related development standards) and two covered parking spaces required for new single‑family construction; refer to the property development and parking sections § 17.12.060 and § 17.100.010 — § 17.100.160 .

Practical guidance

  • If you plan an ADU, check the ADU chapter for development standards but start in R-1 to confirm it's a permitted residential district and whether an administrative permit is needed § 17.12.020 . For parking obligations see the City's parking rules.

(See also: Susanville Development Standards and Susanville ADUs.)

R-2 — Duplex Residential

Purpose

  • R-2 provides for single‑family and duplex development on urban lots; maximum density is 12 dwelling units per acre § 17.16.010 .

Permitted and conditional uses

  • Permits single‑family, manufactured homes, duplexes, ADUs, community care facilities and accessory uses § 17.16.020 .
  • Uses such as townhouses, churches, large day care, bed & breakfast and certain parking lots require a use permit § 17.16.040 .

Key site standards

  • Minimum lot area per unit, maximum lot coverage (40%), and yard standards appear in the district site development section; see § 17.16.060 for details on lot area and yards .

Practical guidance

  • Duplex or infill housing projects should confirm minimum lot sizes and front/side/rear yard averages; some infill exceptions are available through a use permit. Verify parking under the City's parking chapter.

R-3 / R-3(A) — Duplex & Triplex Residential

Purpose

  • The R-3/R-3A district allows duplexes and triplexes, providing flexibility in site design; max density generally 12 units/acre § 17.20.010 .

Permitted/conditional uses

  • Duplexes and triplexes are permitted by right; structures with more than three units require a use permit § 17.20.010 .

Key site standards

  • Standards for setbacks, lot coverage and parking are given in the R‑3 development section and cross‑refer to multifamily provisions where applicable (see § 17.20.060 and cross references) .

Practical guidance

  • Townhouses and conversions will commonly need a use permit; use permits trigger site plan and architectural review (see the design review process).

R-4 — Multifamily Residential

Purpose

  • The R-4 district is for higher‑density multifamily development (up to 20 dwellings per acre) in areas with appropriate services § 17.24.010 .

Permitted uses

  • Triplexes, fourplexes, multifamily units up to 12 units per structure, transitional/supportive housing, ADUs, low barrier navigation centers, employee housing (<6 persons) and community care facilities are permitted outright § 17.24.020 .
  • Larger multifamily projects, rooming houses, certain institutional uses and townhouses require administrative or use permits § 17.24.030 — § 17.24.040 .

Key site standards

  • Minimum lot area per unit (2,000 sq ft/unit), front/side/rear yards, height limits (main bldg 35 ft; accessory 15 ft) and lot coverage limits are in § 17.24.060 .

Practical guidance

  • Projects near the 20 units/acre cap should verify general plan consistency and expect architectural/site plan review; check the multifamily development standards and design review requirements.

C-1 — Neighborhood Commercial

Purpose

  • C-1 supports limited convenience goods and services for nearby residents; high‑traffic auto‑oriented uses (motels, service stations, fast food) are excluded § 17.32.010 .

Permitted uses

  • Convenience markets, small retail and service uses, small professional offices, community care facilities, ADUs (where residential applies), and accessory uses are permitted within buildings § 17.32.020 .
  • Auto gas sales, day care centers, churches, bed & breakfasts and some residential conversions require a use permit § 17.32.030 .

Key site standards

  • Front yard: 10 ft (exceptions where abutting residential), max structural height usually one story / 20 ft unless otherwise provided; parking and signage cross-referenced § 17.32.020 — § 17.32.030 and § 17.100.010 — § 17.100.160 .

Practical guidance

  • Small retail or service startups should confirm gross floor area limits and whether an administrative permit or use permit is required, and plan for façade/glazing rules in the UBD or C‑2 standards if applicable.

C-2 — General Commercial

Purpose and uses

  • C-2 allows broader commercial activity including larger retail, restaurants (including fast food), motels, car services, and multifamily in mixed‑use settings (with use permits for some forms) § 17.36.020 — § 17.36.030 .

Key site standards and conditional list

  • C-2 includes an extensive list of uses that require a use permit (service stations, auto repairs, fast food drive‑throughs, hotels, large shopping centers, day care centers, supportive housing, etc.) § 17.36.030 .

Practical guidance

  • Many commercial uses require environmental/traffic review and a use permit; parking standards apply and design review is commonly required for facade or redevelopment.

C‑M — Commercial‑Light Industrial

Purpose and uses

  • C‑M is for wholesale, warehousing, selected retail and light manufacturing that are not appropriate in typical retail zones § 17.48.010 .
  • Light manufacturing, wholesale distribution and some repair/service operations are permitted within buildings; outdoor storage and heavy processing are restricted or conditional § 17.48.020 .

Key standards

  • Permitted uses are largely location and facility dependent; screening, buffers and the industrial landscaping buffer rule apply where the zone abuts non‑industrial uses § 17.48.020 and related site sections .

Practical guidance

  • Proposals for processing or recycling facilities should consult Chapter 17.124 (recycling facilities) and expect administrative or conditional permits depending on scale § 17.124.020 .

M‑L and M — Light Industrial and General Industrial

Purpose and uses

  • M‑L and M districts allow industrial, trucking, warehousing, heavy equipment, and related support uses; they include both permitted and conditionally permitted heavier industrial uses § 17.52.020 — § 17.56.020 .

Key dimensional standards

  • Minimum new lot building site 20,000 sq ft, minimum lot widths (interior 65 ft, corner 75 ft), front yard 10 ft, side/rear often none but increased where abutting residential (15 ft) and max structural height 45 ft (reduced near residential) § 17.52.050 and § 17.56.050 .

Practical guidance

  • Industrial projects must provide a 25 ft landscaped buffer where abutting non‑industrial properties and follow parking and lighting rules in § 17.100 and § 17.96 for landscaping/lighting/screening; verify zone walls obligations § 17.52.050 .

UBD — Uptown Business District

Purpose and uses

  • UBD integrates residential, commercial, cultural and recreational uses with an emphasis on pedestrian activity and mixed uses § 17.40.010 .

Permitted uses and standards

  • Wide list of retail, services, cultural uses and residential uses (including ADUs) are permitted; some assembly, hotels, nightclubs, and higher intensity uses need use permits § 17.40.020 — § 17.40.030 .
  • Property development standards cross‑reference R‑1/R‑4/C‑2 standards depending on the use and locate specific glazing and design requirements in § 17.40.050 and the City of Susanville Design Guidelines .

Practical guidance

  • UBD projects commonly require design review and must comply with the City Design Guidelines and façade glazing minimums (40% glazing for ground floor in certain cases) § 17.40.050 .

PF — Public Facilities

Purpose and permitted uses

  • PF is for sites with public facilities and agencies; permitted uses include offices, parks, schools, fire stations, public buildings, recycling facilities, emergency shelters, and similar public uses § 17.60.020 .
  • Certain public facilities (wastewater, hospitals, correctional facilities) require a use permit § 17.60.030 .

Key standards

  • Yard requirements are provided but can vary; building heights generally limited to 35 ft unless otherwise provided § 17.60.040 .

Practical guidance

  • Public uses still must comply with site development standards and may be exempt from local zoning if otherwise specified; confirm with the community development director.

OS — Open Space

Purpose and uses

  • OS supports parks, athletic fields, trails, scenic/historic preservation, and structures necessary for public enjoyment; agricultural uses are also allowed § 17.76.020 .

Conditional uses

  • Golf courses, commercial riding stables, rodeo arenas, campgrounds and related facilities require a use permit § 17.76.030 .

Key standards

  • Yards: front, side, rear 30 ft; height limits: main building 35 ft, accessory one story / 20 ft § 17.76.050 .

Practical guidance

  • Recreation and open space projects should check special yard and buffer rules and consult the City for parcel‑specific mapping.

AE-20 — Exclusive Agricultural (AE‑20)

Purpose and uses

  • AE‑20 is for intensive agricultural uses and support activities; minimum parcel sizes are typically 20 acres except for recorded lots at time of zone application § 17.72.010 — § 17.72.020 .

Permitted uses

  • One single‑family residence per parcel, accessory agricultural structures, crop production, animal raising within specified limits; some intensive/odorous agricultural operations require a use permit § 17.72.020 .

Practical guidance

  • Farming, animal keeping, and agricultural processing must meet the AE‑20 provisions; large agricultural residences or extra dwellings tie into the use permit/employee housing rules (see § 17.112 references in the code).

PD — Planned Development

Purpose and approach

  • PD is a flexible district where the ordinance or approved planned development use permit sets specific permitted uses and development standards; default is the underlying zone if PD conditions are silent § 17.64.040 .

Practical guidance

  • For PD‑zoned parcels, consult the PD ordinance/use permit to know what uses and standards apply — don’t assume standard zone rules unless the PD references them § 17.64.040 .

MHP — Mobile Home Park

Purpose and requirements

  • MHP districts have detailed standards for lot size, street widths, park entrances, open space and compliance with the California Department of Housing and Community Development mobile home park standards Chapter 17.28 (see development plan and park design provisions) .

Practical guidance

  • Mobile home parks must meet both local park design rules and relevant state mobile home park regulations; site plans and recreation/open space calculations are required.

Quick reference table — selected decision‑relevant uses & standards

Topic / District Quick rule or common permitted uses Key numeric standard(s) Code Reference
R-1 permitted residential uses Single‑family, ADUs, child day care home Max density 7 du/acre; front yard examples 20 ft (see R‑1 development) § 17.12.010–§ 17.12.060
R-4 multifamily Triplex, fourplex, multifamily up to 12 units/structure 2,000 sq ft/unit (min); front 15 ft; main bldg height 35 ft § 17.24.020–§ 17.24.060
C-1 neighborhood commercial Convenience market, small retail/services Front yard 10 ft; height 20 ft / 1 story § 17.32.010–§ 17.32.030
C-2 general commercial Restaurants, hotels, auto services (many conditional) Extensive conditional-use list; parking per § 17.100 § 17.36.020–§ 17.36.030
M / M‑L industrial Warehousing, processing, truck terminals Min building site 20,000 sq ft; height 45 ft; 25 ft buffer to non‑industrial § 17.52.050; § 17.56.050
AE‑20 agriculture Farming, one principal residence; accessory farm structures Typical min parcel 20 acres; special setbacks for some uses § 17.72.010–§ 17.72.020
Recycling facilities Permits vary by scale (admin vs conditional) Reverse vending machine ≤50 sq ft; small collection ≤500 sq ft § 17.124.020–§ 17.124.040

Checklist

  • Confirm parcel zoning and any combining or overlay districts (PD, B combining lot size, historic overlays). Verify with the zoned map and PD ordinance. (Verify with the jurisdiction.)
  • Identify whether the proposed use is listed as permitted, administrative permit, or use‑permit in the district (check the district's §: e.g., § 17.12.020 for R‑1) .
  • Check dimensional and site standards for the district (setbacks, height, lot-area, lot coverage) in that district's development standards (§ references in each district chapter) .
  • If special use (e.g., adult entertainment, heavy processing, landfill, recycling facility): check chapters on conditional uses and the specific use chapter (e.g., adult entertainment rules § 17.120.050–§ 17.120.070) .
  • Prepare site plan drawings to satisfy architectural, design review and site plan submittal requirements (Susanville Design Guidelines referenced by multiple districts; see architectural/site plan review cross‑references) .
  • Confirm parking requirements per § 17.100.010 onward and integrate landscaping/screening and lighting requirements (§ 17.96, § 17.100) .
  • For ADUs, consult the ADU chapter and California ADU law if state rules affect local discretion; local code lists ADUs as permitted in multiple residential and mixed zones § 17.12.020; § 17.24.020; § 17.32.020 .

Risks & Ambiguities

Issue Why it matters What to verify
Use classification ambiguity (is my shop "retail" or "wholesale"?) The wrong classification can change permit type (by right vs use permit) and parking/service requirements Read the district use lists and ask the community development director to classify the use; confirm via § 17.32.020, § 17.36.020
Planned Development (PD) specifics PDs override or specify different uses/standards; default district rules may not apply Obtain the PD ordinance or approved development plan; PDs require a use permit and are governed by § 17.64.040
Overlays or combining districts Combining districts (B for lot size) and overlays change lot area or special rules Verify recorded combining district or overlay map and applicable code chapters (e.g., Chapter 17.80)
Recycling / processing scale Small recycling devices may be admin‑permitted whereas heavy processing requires conditional approval Check Chapter 17.124 and the zone‑by‑zone table (§ 17.124.020)
Parcel‑specific nonconformance Existing buildings or uses may be legal nonconforming and subject to nonconforming use rules Confirm nonconforming status with nonconforming uses chapter and the planning department (Not found in retrieved materials for parcel specifics)
Conflicts with state law (ADUs, housing) State ADU and housing laws limit local denial or conditions Check local ADU chapter and cross‑check with California ADU law (local code references ADUs in multiple districts) § 17.12.020; § 17.24.020

Plain‑English Summary

Susanville's zoning code lists by district what you can do on a property (for example, R‑1 mainly allows single‑family homes; R‑4 allows multifamily up to certain densities; C‑1/C‑2 cover neighborhood and general commercial; M/M‑L cover industrial uses). Each district chapter states permitted uses, uses that need an administrative permit, and uses that need a use permit, plus the yard, height, lot area and parking rules you must meet — check the specific district § (examples: § 17.12.020 for R‑1, § 17.24.020 for R‑4) and confirm parcel specifics with the City.

Source References

  • Susanville Zoning Code excerpts and district chapters: § 17.12.010–§ 17.12.060 (R‑1)
  • Susanville Zoning Code: § 17.16.010–§ 17.16.060 (R‑2)
  • Susanville Zoning Code: § 17.20.010 (R‑3 / R‑3A purpose) and related development standards § 17.20.060
  • Susanville Zoning Code: § 17.24.010–§ 17.24.060 (R‑4/multifamily)
  • Susanville Zoning Code: § 17.32.010–§ 17.32.030 (C‑1)
  • Susanville Zoning Code: § 17.36.020–§ 17.36.040 (C‑2)
  • Susanville Zoning Code: § 17.40.010–§ 17.40.050 (UBD)
  • Susanville Zoning Code: § 17.48.010–§ 17.48.020 (C‑M)
  • Susanville Zoning Code: § 17.52.050 (M‑L site standards) and § 17.56.050 (M site standards)
  • Susanville Zoning Code: § 17.60.020–§ 17.60.040 (PF public facilities)
  • Susanville Zoning Code: § 17.64.040 (PD planned development rules)
  • Susanville Zoning Code: Chapter 17.76 (OS Open Space) § 17.76.020–§ 17.76.050
  • Recycling facilities: § 17.124.020–§ 17.124.040 (permits, size limits)
  • Adult entertainment and conditional use standards: § 17.120.050–§ 17.120.070 (procedures and findings; see Chapter 17.44 cross‑references)

Internal topic pages referenced inline for practical next steps:

Sources

Retrieved passages

  • Susanville Zoning Code (§ 2) High relevance
  • Susanville Zoning Code (§ 15.3) High relevance
  • CFC § 14.2 (§ 14.2) High relevance
  • Susanville Zoning Code (§ 2) High relevance
  • Susanville Zoning Code (Section 17.124.) High relevance
  • Susanville Zoning Code (§ 2) High relevance
  • Susanville Zoning Code (Section 17.124.) High relevance
  • Susanville Zoning Code (§ 2) High relevance
  • Susanville Zoning Code (§ 2) High relevance
  • Susanville Zoning Code (§ 2) High relevance
  • Susanville Zoning Code (§ 17.24.040.) High relevance
  • Susanville Zoning Code (chapter and) High relevance
  • Susanville Zoning Code (§ 2) High relevance

Cited sections

Frequently asked questions

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

You can build a single‑family residence (including certain manufactured homes on foundations), Accessory Dwelling Units (ADUs), accessory structures, a child day care home (≤14 children) and similar low‑impact uses as listed for the R‑1 district; some uses (bed & breakfast, churches, senior residences) require a use permit § 17.12.020–§ 17.12.040 .

What are Susanville's setback requirements for single‑family homes?

Setbacks and yard rules for single‑family homes are in the R‑1 development standards; front, side and rear yard minima and parking requirements are specified in § 17.12.060 and related development provisions — check the exact numbers in that section for the parcel type and verify with the City for site‑specific exceptions § 17.12.060 .

Do I need design review in Susanville?

Many non‑residential projects and most use‑permit projects require architectural/site plan review and may be subject to the City of Susanville Design Guidelines; the ordinance directs design review for project approvals and use permits in several district chapters (see UBD and multifamily review cross‑references) § 17.40.050; § 17.24.060(H) .

Are accessory dwelling units (ADUs) allowed in Susanville?

ADUs are explicitly listed as permitted or allowed (attached/detached/junior) in multiple residential and mixed‑use districts (for example § 17.12.020 for R‑1, § 17.24.020 for R‑4, § 17.32.020 for C‑1). Local ADU standards are in the ADU chapter; state law may also affect allowable approvals — consult the ADU chapter and state ADU law § 17.12.020; § 17.24.020; § 17.32.020 .

Where do I find parking requirements for a proposed commercial use?

Parking requirements are in § 17.100.010 — § 17.100.160 (the parking chapter referenced across district site standards). Check the district's site development sections for cross‑references (e.g., § 17.56.050(G) for M district) .

When is a use permit required?

A use permit is required for the uses explicitly listed under “uses requiring use permit” in each district chapter (examples: many high‑impact C‑2 uses, adult entertainment in specified zones, larger multifamily beyond certain thresholds). See the district's "uses requiring use permit" lists and the conditional use procedure chapters (for example § 17.36.030 for C‑2, § 17.120.060 for adult entertainment) .

How are industrial buffers handled where industry meets housing?

Industrial districts require landscaped buffer zones (typically 25 ft) wherever industrial parcels abut or are across the street from non‑industrial uses; set‑backs and increased side/rear yards apply where zones abut residential districts (see § 17.52.050(C)(5) and § 17.56.050(C)) .

Can a recycling or reverse‑vending installation operate in commercial zones?

Yes — Chapter 17.124 sets a table showing where reverse vending machines, small/large collection and processing facilities are allowed and whether an administrative or conditional permit is required (see § 17.124.020 and the table) .

What if my parcel is in a Planned Development (PD) zone?

A PD zone is governed by its ordinance and approved development plan — the PD ordinance must list permitted uses and standards; when silent, the underlying zone standards apply by default (§ 17.64.040) .

How do I confirm whether a use is "similar in character" (planning director discretion)?

Many district chapters allow the Community Development Director to approve "other uses similar in character" to listed permitted uses; if your use is borderline, request an official interpretation or pre‑application meeting — see each district's "Other permitted uses" clause (e.g., § 17.52.040, § 17.56.040) . ---

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