Alturas — Zoning

Last reviewed: July 3, 2026

Overview

Alturas’ zoning is codified as Chapter 28 — ZONING of the City Code and establishes the city's Primary Zone Districts, Overlay Districts, the City Zone Maps, and the rules that govern permitted uses, permit types, and development standards. The ordinance organizes zones (agricultural, residential, commercial, industrial, special‑purpose) and ties permitted uses to a Land Use Matrix; detailed development standards (setbacks, heights, measurement rules) are collected in Article IV. See the overall zoning authority and intent in § 28.10.010 and § 28.10.020.

The material below synthesizes the Alturas zoning structure and the District‑by‑District picture as shown in the City code (Chapter 28). Where the ordinance references a table or map rather than listing a numeric standard in‑line, the entry points below point you to that controlling section so you can pull the exact numeric standard for a parcel or project. See the Land Use Matrix (§ 28.22.020) for precise permitted/conditional designations.

Note: where the page refers to technical site standards (setbacks, coverage, detailed parking ratios) the ordinance points users to the consolidated development standards tables; consult the City’s Development Standards for numeric values. The ordinance-language and cross‑references used below are taken directly from Chapter 28.

How Chapter 28 organizes zoning (quick pointers)

• Primary Zone Districts are listed in § 28.12.010.
• Overlay Districts are established in § 28.12.020 and described in Article II / Division 4 (e.g., Downtown Historic -DH, Flood Control -FC, Airport Safety -AS, Mobile Home Park -MHP).
• Zone Map adoption and how to amend maps are in § 28.12.030; boundary interpretation rules reference § 28.10.030 C and administrative interpretation procedures are in § 28.11.010.
• The Land Use Matrix showing which uses are permitted, administrative (AD), conditional (UP), or prohibited is in § 28.22.020.
• General development standards (setbacks, heights, measurement rules) appear in Article IV; see Table 28.41.020 and § 28.41.050 for height measurement.

When reading the summaries below, remember that the ordinance often uses cross‑references (e.g., “see Land Use Matrix” or “see Table 28.41.020”) rather than printing every numeric dimension in the zone description. Always cross‑check the Land Use Matrix (§ 28.22.020) and the Development Standards tables.

District-by-district breakdown

Each district entry below gives the ordinance’s stated intent, the typical permitted uses, key policy/density parameters provided in the code text, and where that district is applied according to the ordinance.

Note: for exact numeric setbacks, maximum height, lot coverage, FAR, and parking ratios consult the Development Standards table and the Land Use Matrix; links to highlighted topics below take you to the corresponding GoCodebook pages for quick reference (parking, development standards, overlays, design review, ADUs, building code). The City code itself points to the tables referenced by the sections cited below.

AG — General Agriculture

• Purpose: Intended for grazing, animal raising, horticulture and limited residential development where topography, groundwater/septic capacity or other infrastructure limit denser subdivision. Minimum lot size for residential use: 2 acres. § 28.21.020.A.
• Typical permitted uses: animal raising/keeping by right; agriculturally‑related commercial activities compatible with local infrastructure; single‑family dwellings with one Guest House and one Secondary Dwelling where allowed. § 28.21.020.A.
• Key dimensional/approval notes: Residential minimum lot size shown in § 28.21.020; development standards (setbacks/height/parking) are applied from Article IV (see the Alturas Development Standards page).
• Where applied: Per § 28.12.010, AG is a Primary Zone available inside/around the City; maps show where it applies (Zone Maps adopted under § 28.12.030).

RR — Rural Residential

• Purpose: Lowest density residential zone for areas without full public sewer/water; allows a transitional mix of limited residential and agricultural activities. Intended density: up to 3 dwelling units per net acre. § 28.21.020.B.
• Typical permitted uses: Single‑family dwellings (plus one Guest House and one Secondary Dwelling where conditions allow); broader allowances for animal keeping than denser zones. § 28.21.020.B.
• Key dimensional/approval notes: Uses shown in the Land Use Matrix (§ 28.22.020); specific setbacks/heights per Table 28.41.020.

R1 — Single Family Residential (Low Density)

• Purpose: Intended where public water and sewer are available; accommodates lower‑density detached single‑family housing. The ordinance notes a theoretical upper bound of 7.25 dwelling units per net acre at maximum density but is intended primarily for one dwelling per lot with generous lot sizes. § 28.21.020.C.
• Typical permitted uses: Single family dwellings; one Guest House and one Secondary Dwelling where conditions allow. Use status for other housing types is in the Land Use Matrix § 28.22.020.

R2 — Medium Density Residential

• Purpose: To accommodate both detached and shared‑wall housing (duplex, triplex, fourplex). Density up to 15 dwelling units per net acre. § 28.21.020.D.
• Typical permitted uses: Single‑ and multi‑family (shared‑wall) housing; when developed with a single family dwelling it may also include Guest House and Secondary Dwelling as allowed. § 28.21.020.D.

R3 — High Density Residential

• Purpose: For multifamily housing at higher intensities. Maximum density: up to 29 units per net acre. Allows stacked apartments, condominiums, hotels/motels, and mobile home parks in addition to lower density types. § 28.21.020.E.

C1 — Retail/Office Commercial

• Purpose: Node for pedestrian‑oriented retail and office uses; see Land Use Matrix for permitted retail and office categories. § 28.12.010 and § 28.22.020.

C2 — General Commercial

• Purpose: Broader commercial uses, including heavier retail, services, and businesses that serve a wider market area. Permitted uses are shown in the Land Use Matrix § 28.22.020.

M1 — Light Industrial/Manufacturing

• Purpose: Light industrial, manufacturing and compatible commercial uses; see Land Use Matrix for specific permitted uses and restrictions. § 28.12.010 and § 28.22.020.

M2 — Heavy Industrial/Manufacturing

• Purpose: Heavier industrial activities requiring greater separation from residential/commercial environments; see Land Use Matrix for conditional/permitted uses. § 28.12.010.

OS — Open Space

• Purpose: Protect natural resources, provide passive recreation, and prevent development in sensitive areas. Exact permitted uses and standards are listed in the Land Use Matrix and in the OS district description. § 28.12.010 and § 28.21.020.

RC — Recreation

• Purpose: Parks, active recreation, and public recreational uses. Use permissions and permit requirements are shown in the Land Use Matrix. § 28.12.010 and § 28.22.020.

Overlays and how they work

• Overlay Zones are listed in § 28.12.020; examples include -AS (Airport Safety), -FC (Flood Control), -DH (Downtown Historic District), and -MHP (Mobile Home Park). Overlay notation attaches to a primary zone (for example R1-FC-AS) and overlay rules apply in addition to the primary zone. § 28.12.020.B gives the notation example.
• Overlay purpose and special rules are described in Division 4 (Article II), and an overlay’s requirements are applied alongside primary zone requirements. See the Downtown Historic District description for how overlays can impose design/character standards. § 28.23.050.
• Practical note: overlays can introduce additional permit triggers and more restrictive standards (the ordinance says the more restrictive rule applies). § 28.23.020 and § 28.23.030.

(Links for quick reference: first mention of overlays above links to the Alturas Overlay Districts page.)

Where to find permitted uses, and how permits are applied

• The ordinance places every Primary Zone’s allowed uses in a consolidated Land Use Matrix: § 28.22.020. That Matrix indicates for each use whether it is permitted (P), allowed with an Administrative Permit (AD), or requires a Use Permit (UP).
• Administrative Permits, Use Permits, Variances and the appeal processes are described in Article V and related sections (§ 28.52.010 for Administrative Permits; § 28.63.020 for zone changes).

Development standards and measurement rules (how to read the tables)

• Numeric setbacks, lot coverage, maximum heights, and parking requirements are collected in Article IV development standards (see Table 28.41.020 and § 28.41.050 for height measurement). The ordinance sets measurement rules (e.g., how to measure setbacks from property line/road easement/right‑of‑way) and lists a few structure exceptions (fences, signs, etc.). § 28.41.020, § 28.41.050, § 28.41.060.

(Links for quick reference: first mention of development standards above links to the Alturas Development Standards page; first mention of parking below links to the Alturas Parking page.)

Zone maps, boundary interpretation, and corrections

• The Zone Maps are adopted by City Council and are incorporated into Chapter 28 by reference; the authority and adoption language appear in § 28.12.030. Changes to Zone Maps follow the zone‑change process (Article VI, Division 4). § 28.12.030.
• Where map boundaries are ambiguous, the ordinance directs interpretation rules (e.g., follow lot lines, centerlines of streets, or geographic features) and authorizes Director Determination letters and Planning Commission Determination Letters for corrections or unresolved cases; the code commits to correcting obvious mapping errors promptly. See § 28.12.030 C and the map correction / Director determination rules cited in the ordinance text.

Practical guidance: if your parcel straddles two zones, the ordinance says uses must be consistent with the zone that covers the portion where the use is proposed; if the map appears to be in error the City will attempt a correction (Director or Commission Determination). § 28.12.010 C and map boundary rules referenced in § 28.12.030.

Table — Decision‑relevant quick reference

For exact setback, height, lot coverage and parking numbers used by the City, consult Table 28.41.020 and the Land Use Matrix (§ 28.22.020).

Checklist (what an applicant must satisfy to match zoning)

• Confirm the property’s Primary Zone and any Overlay(s) on the City Zone Map (adopted per § 28.12.030).
• Check the Land Use Matrix (§ 28.22.020) to see whether the proposed use is P, AD, or UP in that zone.
• If the use is AD or UP, prepare required materials per Administrative Permit (§ 28.52.010) or Use Permit procedures (Article V).
• Confirm applicable development standards (setbacks, heights, lot coverage, landscaping, and parking) in Article IV and Table 28.41.020; measure setbacks per the measurement rules in § 28.41.020.
• Identify Overlay Zone requirements (e.g., -DH, -FC) that apply in addition to the Primary Zone and adjust design/conditions accordingly. § 28.12.020 and § 28.23.020.
• If the zoning map appears inconsistent with the General Plan, note that the General Plan governs and the City will treat inconsistency as a mapping error to be corrected. § 28.10.020 C and § 28.12.040.
• For site design steps that involve parking calculations, landscaping, or design review, consult the related guidance: Alturas Parking, Alturas Landscaping and Screening, and Alturas Design Review.
• Verify whether nonconforming‑use rules apply for existing uses or buildings in § 28.62.090.

Risks & Ambiguities

Plain-English Summary

Alturas’ zoning (Chapter 28) establishes named Primary Zones (AG, RR, R1, R2, R3, C1, C2, M1, M2, OS, RC) and several Overlay Zones; the Land Use Matrix shows which uses are allowed in each zone and Article IV/Tables set setbacks, heights and parking. Confirm your parcel on the City Zone Map and then check the Matrix and the development standards before planning a project; ambiguous map boundaries and overlays are handled by Director or Commission determinations. § 28.12.010, § 28.22.020, § 28.12.030, § 28.41.020.

Source References

• Chapter 28 — ZONING, City of Alturas Zoning Ordinance: adoption and overview § 28.10.010, § 28.10.020.
• Primary Zone District list and relationship to the General Plan § 28.12.010 and Overlay list § 28.12.020.
• Zone Maps adoption and boundary interpretation § 28.12.030.
• Zone descriptions and densities (AG, RR, R1, R2, R3) § 28.21.020.
• Land Use Matrix and Article II guidance § 28.22.020, § 28.20.010.
• Overlay descriptions and application § 28.23.020, § 28.23.040, § 28.23.050.
• Development standards, setbacks and height measurement (tables referenced) § 28.41.020, § 28.41.050, § 28.41.060.
• Administrative responsibilities and interpretation authority § 28.10.030, § 28.11.010.
• Administrative Permits and permit processing overview § 28.52.010, permit conditions, appeals and permit implementation sections in Article V.
• Nonconforming uses provisions § 28.62.090.

(For quick reference pages on related topics used in the practical guidance above: Alturas Parking, Alturas Development Standards, Alturas Design Review, Alturas Overlay Districts, Alturas ADUs, California Building Standards Code, Alturas Nonconforming Uses.)

Information Gaps

• The Zone Map graphic (the adopted map showing parcel‑by‑parcel zoning) was not included in the retrieved text; § 28.12.030 incorporates the maps by reference but the map image/data is not in the retrieved materials. Verify with the City.
• Exact numeric values for every zone’s setbacks, lot coverage, FAR and parking ratios are referenced to Table 28.41.020 but the numeric table rows were not fully extracted in the retrieved snippets here. Consult Table 28.41.020 and the Land Use Matrix for parcel‑level numbers.
• Design review triggers and the City’s checklist for design review are not explicit in the returned excerpts. The Downtown Historic overlay references preservation objectives but the full design‑review procedure text was not found in the retrieved material. Verify with the City’s Alturas Design Review page and the Department.

Retrieved passages

• Alturas Zoning Code (Section describes) High relevance show source text
• Alturas Zoning Code (Section pursuant) High relevance show source text
• Alturas Zoning Code (Section 65851) High relevance show source text
• Alturas Zoning Code (Section shall) High relevance show source text
• Alturas Zoning Code (§ 1) Medium relevance show source text
• Alturas Zoning Code (Section 28.52.090.) Medium relevance show source text
• Alturas Zoning Code (Article III) Medium relevance show source text
• Alturas Zoning Code (CHAPTER 28.) Medium relevance show source text

Cited sections

• Chapter 28 — ZONING, City of Alturas Zoning Ordinance: adoption and overview **§ 28.10.010**, **§ 28.10.020**. (Chapter 28)
• Primary Zone District list and relationship to the General Plan **§ 28.12.010** and Overlay list **§ 28.12.020**. (§ 28.12.010)
• Zone Maps adoption and boundary interpretation **§ 28.12.030**. (§ 28.12.030)
• Zone descriptions and densities (AG, RR, R1, R2, R3) **§ 28.21.020**. (§ 28.21.020)
• Land Use Matrix and Article II guidance **§ 28.22.020**, **§ 28.20.010**. (Article II)
• Overlay descriptions and application **§ 28.23.020**, **§ 28.23.040**, **§ 28.23.050**. (§ 28.23.020)
• Development standards, setbacks and height measurement (tables referenced) **§ 28.41.020**, **§ 28.41.050**, **§ 28.41.060**. (§ 28.41.020)
• Administrative responsibilities and interpretation authority **§ 28.10.030**, **§ 28.11.010**. (§ 28.10.030)
• Administrative Permits and permit processing overview **§ 28.52.010**, permit conditions, appeals and permit implementation sections in Article V. (§ 28.52.010)
• Nonconforming uses provisions **§ 28.62.090**. (§ 28.62.090)
• Alturas_ZoningCode.md

• Official Alturas code library