The provisions of this title shall be subject to the general regulations, special requirements and exceptions contained in Sections 18.78.020 through 18.78.320.

Nothing in this title shall establish rules and regulations where in conflict with state or federal law.

Nothing in this title shall limit or interfere with the temporary use of any property as a public voting place.

The height limitations of this title shall not apply to such features as chimneys, church spires or flag poles.

A use lawfully established in conformance to the conditions of a use permit issued prior to May 20, 1970, may be continued in conformance to said conditions, subject to any applicable provisions of this title.

Notwithstanding any other provision of this title, any zoning classification of this title may be coupled with a minimum lot size limitation figure which is then an inherent part of that zoning classification. Each of the zoning classifications in this title contains a minimum lot size. That designated minimum size shall control over the provisions of this section, except that a larger minimum size may be substituted.

Minimum lot size provisions contained in this title shall not be construed to prohibit rezoning of existing lots which would be of substandard size under the proposed classification where the planning commission and the board of supervisors find the rezoning to be in the public interest.

In order to secure minimum basic provision for light, air, privacy and safety from fire hazards, every building hereafter constructed shall be upon a lot which provides for the yards specified for the district in which it is located; and Sections 18.78.070 through 18.78.110 shall control.

Every required rear yard shall extend across the full width of the lot adjacent to the rear lot line. Every required side yard shall extend along the side lot line from the front yard or, if there is no front yard, shall extend from the front lot line to the rear lot line. The depth of the required rear yard and the width of the required side yard shall be measured inward from and at right angles to the lot line.

Every required front yard shall extend across the full width of the lot adjacent to the front lot line. The depth of the required front yard shall be measured inward from and at right angles to the front lot line.

Wherever a future width line established in accordance with the general plan of the county to indicate the proposed opening or widening of any thoroughfare traverses any property, the required depth of a front yard or of an exterior side yard shall be measured inward from such established future street line. Where a street or portion thereof has been established but not dedicated, and the street is generally held open for public use, even though not shown upon the general plan, the planning commission shall establish the street lot lines, based on the existing use of such street, and the required yards shall be measured inward therefrom.

The depth of front yard may be reduced as specified in this section; provided, that the exceptions shall not be construed to permit any building to extend over an established future street line or an established front lot line:

The following features of a building may project into a required yard to the extent specified:

An accessory use is permitted in any district, subject to the limitations set forth in this title, when located on the same lot as a lawfully existing principal use to which it is incidental and subordinate. No use shall be deemed to be an accessory use which increases the number of dwelling units on any lot beyond that permitted in the district.

No home occupation shall be deemed to be or be permitted as an accessory use in the residential (R), rural residential (RR) or open spaces (OS) districts, which involves or requires any of the following:

A swimming pool is a permitted accessory use in any district; provided, however, that no swimming pool shall be located in a required front yard, or be nearer than three feet to any fence or building wall.

Accessory buildings, including, but not limited to, sheds, barns, detached garages, shipping containers, metal freight boxes, and greenhouses shall comply with the requirements set forth below.

Fences, walls and hedges as regulated in this chapter may occupy any yard area. Except as otherwise provided, no fence, wall or hedge shall have a height in excess of six feet. No fence, wall or hedge in a required front yard, in the required street side yard of a corner lot, or in that part of the rear yard of a corner lot which abuts the required front yard of a key lot, shall have a height in excess of three and one-half feet. The term "wall" as used in this section shall not be deemed to apply to the wall of a building or to the supporting portion of a retaining wall.

The limitations of this chapter shall not apply where a greater height is required by any other ordinance, or is allowed by a variance or specified in connection with the authorization of a conditional use. A protective fence enclosing any public property or an open area for games or a swimming pool shall not be subject to said limitations, if constructed of wire or steel mesh capable of transmitting at least ninety percent light.

The height of a fence, wall or hedge shall be measured from the finished level of the ground beneath it on the premises required to provide it. Where the fence or hedge rises directly above a retaining wall along a lot line, or above, parallel with and within four feet of such a wall, the permitted height of a fence not required by this title shall be reduced by one-half the height of the supporting portion of the retaining wall, but in no case to less than three feet.

This title shall not be construed to prohibit the following temporary uses in any district:

The following temporary uses are conditional uses in the specified districts, and shall be permitted only if approved by the planning commission:

Any use lawfully occupying a building or land, at the time of adoption of the ordinance codified in this title or of any subsequent amendment thereto, which does not conform to the regulations of the district in which it is located is a nonconforming use, and may continue except as otherwise provided herein. Any building lawfully existing, at the time of adoption of the ordinance codified in this title or of any subsequent amendment thereto, which is wholly or partially used for or designed for use contrary to the regulations of the district in which it is located, or which is by reason of its height or bulk, or with respect to the yards or parking spaces about it or in any other manner deficient with respect to such regulations, is a nonconforming building, and may continue except as otherwise provided herein.

No nonconforming use shall be enlarged or extended so as to occupy a greater area of land or of a building than that occupied at the time it became a nonconforming use.

A nonconforming building shall not be enlarged, extended or structurally altered without submission of, and approval by, the planning commission of a conditional use permit application. No nonconforming use of a building shall be changed to a different nonconforming use, except upon application to and approval by the planning commission as provided for a conditional use.

A dwelling in any R district which is nonconforming only with respect to a deficiency in yard dimensions or in parking spaces may be structurally altered or enlarged; provided, that any addition or enlargement shall itself be fully conforming, and that the number of dwelling units in the structure shall not be increased.

Ordinary maintenance and minor repair of a nonconforming building is permitted; provided, that the aggregate cost of the work done in any period of twelve months on minor alterations or replacement of interior walls, fixtures or plumbing shall not exceed twenty-five percent of the assessed value of the building for the first year in which the work was done.

The restoration of a nonconforming building that is damaged or partially destroyed by fire, explosion, act of God, or of the public enemy to the extent of fifty percent or less shall be permitted; provided, that such restoration is permitted by the building code of the county and is started within one year and diligently prosecuted to completion. Except as specified in Section 18.78.285, a nonconforming building that is completely destroyed, or partially destroyed to a greater extent than above specified, shall not be restored except in full conformity with all the regulations of this title. The proportion of damage or partial destruction shall be based upon the ratio of the estimated cost of duplicating the entire structure as it existed prior thereto.

Notwithstanding Section 18.78.280, the restoration of a nonconforming one-family or multiple dwelling that is damaged or destroyed by fire, explosion, act of God, or of the public enemy shall be permitted regardless of the extent of destruction, provided that such restoration or reconstruction has equal to or less floor area and a similar building footprint and height as the destroyed nonconforming one-family or multiple dwelling, that such restoration is permitted by the building code of the county, and is started within one year and diligently prosecuted to completion.

Whenever a nonconforming use of a building in any district is changed to a conforming use, or is abandoned, such use shall not thereafter be re-established. Where no enclosed building is involved, a nonconforming use shall not be re-established after discontinuance thereof for a period of six months. If the nonconforming use is an advertising sign, it shall be terminated within three years after the date at which it became nonconforming. If the nonconforming use constitutes pollution causing a threat to the health, welfare and aesthetics of the land and people of Inyo County, thereby constituting a nuisance, it shall be terminated within ninety days.

The substitution of a nonconforming mobilehome structure for another such structure will be permitted if such substitution is made within six months of the removal of the nonconforming structure, and if the substitute structure utilizes the same site and utility facilities.

Any use which pollutes any human or natural resource is prohibited in all zoning designations.

The construction and operation of hydroelectric facilities shall be a conditional use in all zones. Hydroelectric facilities shall include but not be limited to diversion structures, penstocks, generating facilities and electrical distribution lines. Hydroelectric facilities located on federal lands or on privately owned lands which generate electricity which is utilized solely on that property for domestic purposes shall be exempted from this provision.

Accessory dwelling units ("ADUs") are permitted in all residential and mixed use zones. Regulations found in this title regarding principally permitted dwelling units in the residential and mixed use zones apply to ADUs; provided, however, that if such regulations conflict with state law regarding ADUs, state law shall prevail.

Conditional use permits are required in all instances of land use involving hemp activities. Issuance of any conditional use permit for hemp activities shall be contingent upon the hemp activity being conducted in compliance with all applicable state and local laws, including, but not limited to, regular testing of the hemp to determine compliance with potency levels at the reasonable discretion of the county commercial cannabis permitting office (C3PO). Hemp activities are prohibited in any Inyo County cannabis business license zones where commercial cannabis activities are prohibited.