Alturas — Variances and Exceptions

Last reviewed: July 3, 2026

Overview

This reference explains how Variance and Exception requests are handled under the City of Alturas Zoning Ordinance (Chapter 28). It summarizes who decides, the legal findings required, how Variances interact with setbacks, heights, site plan waivers and other permits, and what the ordinance requires applicants to submit. For statutory text and the lists of zone uses/dimensions the ordinance points to specific tables and articles cited below; where numeric standards are not reproduced in the retrieved materials this page notes that explicitly and tells you where to verify. Always confirm parcel‑specific numbers with the City.

What the Alturas code calls a Variance / Exception

• The code treats a Variance as a discretionary permit to modify development standards (setbacks, height, lot coverage, etc.) while explicitly prohibiting a Variance that would allow a use not otherwise permitted in the zone; the Variance procedural and findings language is in § 28.52.050.
• Minor deviations that are ministerial (no hearing) happen through other tools (for example, an Administrative Permit per § 28.52.010) or the Director’s discretion (e.g., a site plan waiver where approval of the Variance "would not substantially change the character or use of the property") under § 28.42.020.D.

Note: Variances are discretionary and subject to CEQA as noted in § 28.52.050.D.

(First appearances of related local topics are linked inline: parking, Development Standards, design review, overlays, ADUs, the state building code, nonconforming uses.)

• The code expects Variance proposals to show how the request will interact with on‑site parking requirements. parking Alturas Parking
• Variances modify numerical items listed in the city's Development Standards matrix; see § 28.41.020. Alturas Development Standards
• Where exterior changes trigger discretionary review, design review or Site Plan Review may be used together with the Variance. Alturas Design Review
• Overlays (for example the Downtown Historic Overlay) can add rules or exemptions that affect Variances. Alturas Overlay Districts
• ADU rules are in a separate Article and the code cross‑references those limits (e.g., Table 28.38.040 for ADU maximum sizes); Variances cannot be used to authorize uses expressly forbidden by ADU/state law. Alturas ADUs
• All building work authorized by a Variance must still comply with the California Building Standards Code (Title 24). California Building Standards Code

How Alturas defines the districts (district-by-district)

The Zoning Ordinance establishes the Primary Zone Districts in § 28.12.010; the ordinance describes the intent/uses in Article II and supplies numeric standards in the General Development Standards matrix (Table 28.41.020) and the Land Use Matrix (Table 28.22.020). The code organizes district descriptions and permitted uses in Article II; numeric development standards are in Article IV, Division 2 (Table 28.41.020). Where the retrieved materials do not include the numeric entries of Table 28.41.020 or the full text of Article II, this subsection points you to the controlling citations and flags missing numbers as "Not found in retrieved materials."

AG (Agriculture)

• Purpose: Preserve agricultural uses and low‑intensity rural activity within and adjacent to the City. § 28.12.010.A.1 describes the district list and intent.
• Typical permitted uses: farming, accessory agricultural structures, barns; some animal uses are treated in Article III (Animal Raising and Keeping).
• Key dimensional standards: Refer to Table 28.41.020 for minimum lot size, setbacks, height and lot coverage. Specific numeric values for AG are Not found in retrieved materials — verify with the City via the table.
• Where it applies: City zone maps defined in § 28.12.030 (zone maps).

RR (Rural Residential)

• Purpose: Very low density residential, transition between agriculture and denser neighborhoods. § 28.12.010.A.2.
• Typical permitted uses: single‑family dwellings, accessory agricultural uses, limited animal keeping (Article III).
• Key dimensional standards: See Table 28.41.020. Numeric values for RR are Not found in retrieved materials — verify with the City.
• Where it applies: see Zoning Map.

R1 (Low Density Residential)

• Purpose: Typical single‑family neighborhoods. § 28.12.010.A.2.
• Typical permitted uses: single family, accessory structures, secondary dwelling units (ADUs) subject to § 28.38.040 and Table 28.38.040.
• Key dimensional standards: See Table 28.41.020 for setbacks/height/coverage; accessory standards for garages/structures are in § 28.38.050 (e.g., one garage up to 750 sq ft or 25 ft height without an Administrative Permit) and ADU maximums in Table 28.38.040.
• Where it applies: city residential neighborhoods.

R2 (Medium Density Residential)

• Purpose: Multi‑family and denser residential uses. § 28.12.010.A.2.
• Typical permitted uses: multi‑family dwellings, accessory uses, ADUs consistent with § 28.38.040.
• Key dimensional standards: See Table 28.41.020. Numeric values Not found in retrieved materials — verify with the City.

R3 (High Density Residential)

• Purpose: Higher density multi‑family development. § 28.12.010.A.2.
• Typical permitted uses: multi‑family, supportive uses allowed by the Land Use Matrix.
• Key dimensional standards: See Table 28.41.020 — numeric values Not found in retrieved materials.

C1 (Retail / Office Commercial)

• Purpose: Downtown, pedestrian‑oriented retail and offices. § 28.12.010.A.3.
• Typical permitted uses: retail, office, ground‑floor commercial; residential uses restricted (residential prohibited on first floor per notes to Table 28.41.020).
• Key dimensional standards: See Table 28.41.020; first‑floor residential prohibition is noted in the table notes. Numeric values Not found in retrieved materials.

C2 (General Commercial)

• Purpose: Auto‑oriented and larger commercial uses. § 28.12.010.A.3.
• Typical permitted uses: general retail, services, limited light industrial in some cases per Land Use Matrix.
• Key dimensional standards: See Table 28.41.020 — numeric values Not found in retrieved materials.

M1 (Light Industrial / Manufacturing) and M2 (Heavy Industrial)

• Purpose: Industrial uses with appropriate buffers and site standards. § 28.12.010.A.4.
• Typical permitted uses: manufacturing, warehousing, distribution; heavier uses in M2.
• Key dimensional standards: See Table 28.41.020 — numeric values Not found in retrieved materials.

OS (Open Space) and RC (Recreation)

• Purpose: Protect open space, recreation lands and public uses. § 28.12.010.A.5.
• Typical permitted uses: parks, trails, passive recreation, limited compatible uses by Administrative Permit. Animal and equestrian uses have special rules (Article III).
• Key dimensional standards: See Table 28.41.020 — numeric values Not found in retrieved materials.

Important: the detailed list of permitted uses per zone is the Land Use Matrix (Table 28.22.020) in Article II — consult that table for whether a specific use is allowed by right, by Administrative Permit, or by Use Permit. § 28.20.050 explains Administrative vs Use Permit triggers.

Quick reference table — decision‑relevant items (examples)

Checklist — what an applicant must include for a Variance (per the code)

• Completed application and applicable fee per Article V filing rules.
• A Variance Request narrative describing the specific ordinance provision at issue, the property’s exceptional circumstances, and the exact relief sought (e.g., reduce side setback from X ft to Y ft). § 28.52.050.C.1.
• Scaled site plan showing property lines, existing/proposed structures, easements, parking, drainage, and relationship to adjacent properties. § 28.52.050.C.2 and § 28.42.030.
• Elevations and materials (when visual impacts are relevant) per § 28.42.030.B.
• CEQA documentation or determination (responsibility of applicant/staff). § 28.52.050.D.
• Notification plan for required public notice (public hearing notices per Table 28.50.020 and § 28.51.030). § 28.52.050.E.
• If the request affects ADU or other state‑regulated items, demonstrate consistency with state law (see ADU rules and Title 24).

Risks & Ambiguities

Plain‑English summary

In Alturas a Variance is a public‑hearing permit that lets you ask to bend numeric rules (setbacks, height, coverage) when unique property features make the strict rules unfair — but you cannot use a Variance to allow a new use that the zone does not allow. The Planning Commission/City Council must make the four findings in § 28.52.050; applications need a clear hardship narrative and scaled plans; exact setback/height numbers come from Table 28.41.020 so verify those values with the City before drafting final plans.

Source References

• City of Alturas Zoning Ordinance (Chapter 28) — Variance permit rules: § 28.52.050.
• General Development Standards and the table that lists setbacks/height/lot size: § 28.41.020 (Table 28.41.020). Not all numeric entries were reproduced in retrieved materials.
• Setbacks exceptions and measurement rules: § 28.41.040 and related site standards § 28.41.050.
• Site Plan rules and Director site plan waiver (when a Variance doesn't change character): § 28.42.010 and § 28.42.020.D.
• Administrative permits (ministerial exceptions) and how they differ from Variances: § 28.52.010.
• Permits run with the land / recording: § 28.54.030 and conditions/surety § 28.54.050.
• Zone district list and where to find permitted uses: § 28.12.010 and Table 28.22.020 (Land Use Matrix).
• ADU sizing and related local ADU table: § 28.38.040 and Table 28.38.040.

If you need the exact numeric entries from Table 28.41.020 or the full Land Use Matrix (Table 28.22.020) for a given parcel, request the city's ordinance export or the specific table and/or the parcel’s zoning map — those numbers were not included in the retrieved excerpts here. Not found in retrieved materials.

Retrieved passages

• Alturas Zoning Code (Article III) High relevance show source text
• Alturas Zoning Code (Section 65906) High relevance show source text
• Alturas Zoning Code (Article IV) High relevance show source text
• Alturas Zoning Code (Section 28.51.030D) High relevance show source text
• Alturas Zoning Code (§ 66332) Medium relevance show source text
• CBC § 28.52.010 (Section may) Medium relevance show source text
• CBC § 66321 (§ 66321) Medium relevance show source text
• Alturas Zoning Code (section is) Medium relevance show source text
• Alturas Zoning Code (Section 28.31.015) Medium relevance show source text
• Alturas Zoning Code (Article V) Medium relevance show source text
• Alturas Zoning Code (Chapter 28) Medium relevance show source text
• Alturas Zoning Code (Section 28.11.010) Medium relevance show source text
• Alturas Zoning Code (Section 66412) Medium relevance show source text
• Alturas Zoning Code (Article VIII) Medium relevance show source text
• Alturas Zoning Code (Section 28.52.090) Medium relevance show source text
• Alturas Zoning Code (Section 28.38.100.) Medium relevance show source text
• Alturas Zoning Code (Section 28.23.040) Medium relevance show source text

Cited sections

• City of Alturas Zoning Ordinance (Chapter 28) — Variance permit rules: **§ 28.52.050**. (Chapter 28)
• General Development Standards and the table that lists setbacks/height/lot size: **§ 28.41.020** (Table 28.41.020). Not all numeric entries were reproduced in retrieved materials. (§ 28.41.020)
• Setbacks exceptions and measurement rules: **§ 28.41.040** and related site standards **§ 28.41.050**. (§ 28.41.040)
• Site Plan rules and Director site plan waiver (when a Variance doesn't change character): **§ 28.42.010** and **§ 28.42.020.D**. (§ 28.42.010)
• Administrative permits (ministerial exceptions) and how they differ from Variances: **§ 28.52.010**. (§ 28.52.010)
• Permits run with the land / recording: **§ 28.54.030** and conditions/surety **§ 28.54.050**. (§ 28.54.030)
• Zone district list and where to find permitted uses: **§ 28.12.010** and Table 28.22.020 (Land Use Matrix). (§ 28.12.010)
• ADU sizing and related local ADU table: **§ 28.38.040** and Table 28.38.040. (§ 28.38.040)
• Alturas_ZoningCode.md

• Official Alturas code library