Local zoning · Dorris

Dorris — Parking

Q: Can I build fewer spaces by arguing shared use or staggered peaks?

Yes — the code allows shared‑parking reductions under § 18.68.060 , but reductions require a use permit and findings (and are capped based on total facility size). Provide a peak‑demand analysis and be prepared to justify the reduction.

Q: What dimensions are required for standard and accessible stalls?

Minimum stall dimensions are in § 18.68.090 : standard 19×9 ft , compact 16×8 ft , accessible 19×12 ft (with specified access‑aisle widths and vertical clearances). § 18.68.090 .

Q: Are there special rules for ADUs and parking requirements?

Yes. ADU parking is governed by Chapter 18.104 and the ADU rules in Title 18: local standards cannot exceed state ADU parking limits; the code limits ADU parking to a maximum of 1 space per unit or per bedroom, whichever is less , and lists multiple exemptions (e.g., within 0.5 mile of transit). See Chapter 18.104 and § 18.68.130 for ADU/exception language.

Parking under the Dorris local zoning and planning code, with the controlling citations.

Ask a question free See coverage

Last reviewed: July 3, 2026

Overview

This page summarizes what the City of Dorris zoning code requires about parking, off‑street loading, accessible spaces, landscaping and design of parking areas, and how parking interacts with district rules and setbacks. The controlling requirements live in Chapter 18.68 — Off‑Street Parking (minimums, design, exceptions) and are applied across the zoning chapters (e.g., R-1, M-U, C-2, P-D). For context about how parking fits into broader rules consult the Dorris zoning & planning overview and district rules.

Note: this page stays strictly within the zoning/planning (Title 18) rules — building code (Title 24) and permitting procedures are separate (see California Building Standards Code).

How to read citations on this page

When I state a requirement I cite the controlling code section (for example § 18.68.140) and a file citation to the retrieved ordinance text. Always verify parcel‑specific issues with the city.

Key citywide rules (what the code actually requires)

The city’s off‑street parking chapter is CHAPTER 18.68. Its stated purpose: provide functional, safe, and attractive off‑street parking and loading and to reduce curb congestion; the chapter sets general rules, design standards, loading requirements, and a comprehensive minimum parking table. § 18.68.010 – § 18.68.140.
Minimum spaces for each land use are set in § 18.68.140 (the minimum off‑street parking requirements table). The table is the starting point for calculating required spaces. Fractional totals ≥ 0.5 round up. § 18.68.030, § 18.68.140.
Design, dimension, landscaping, storm drainage, paving, lighting, and maintenance standards are in § 18.68.090; minimum dimensions for standard, compact, accessible, and loading stalls are given there. § 18.68.090.
Accessible (disabled) parking follows Title 24 (California Building Standards Code) standards and may be allowed in setback areas under reasonable accommodations rules. § 18.68.070.
Off‑site parking, shared parking, and reductions are possible but require discretionary authorization (use permit or administrative permit) and findings; shared‑parking reductions are capped depending on total facility size. § 18.68.050, § 18.68.060, § 18.68.130.
Off‑street loading: one loading berth is required for buildings ≥ 15,000 sq ft, plus one additional berth per additional 30,000 sq ft; buildings under 15,000 sq ft are not required to provide a loading space. § 18.68.080.
The city allows payment of an in‑lieu parking fee for commercial/industrial/mixed‑use projects in place of providing required spaces subject to city approval and a council‑adopted fee schedule. § 18.68.100.
Conversions of residential garages: conversion to other residential uses (including ADUs) triggers replacement parking requirements or specific exemptions; rules are in § 18.68.120 and the ADU chapter. § 18.68.120, Chapter 18.104.

Because this is a zoning (Title 18) summary, accessible‑space technical details are cross‑referenced to the California Building Standards Code (Title 24) where the zoning chapter defers. § 18.68.070.

District‑by‑district breakdown (how parking rules are applied in the code)

Below I list the major Dorris zoning districts and how parking requirements interact with each. For each district I cite the district chapter for purpose/standards and point to the off‑street parking chapter for required spaces and design controls.

All districts: minimum parking quantities themselves are set by § 18.68.140; design and dimensions are in § 18.68.090; exceptions, shared/off‑site rules, in‑lieu fees, loading, accessible parking, and garage/ADU conversions are in the other sections of Chapter 18.68.

R-1 (Low Density Residential) — § 18.20

Purpose / typical uses: low‑density single‑family and related housing (farmworker housing, residential care homes, ADUs). § 18.20.010–.030.
Dimensional standards (example): minimum parcel 6,000 sq ft, front setback 20 ft, side interior 5 ft, lot coverage and heights specified in § 18.20.060. Parking minimums: residential minimums come from § 18.68.140 (single‑family = two (2) spaces per dwelling unit; one must be covered). § 18.20.050–.060; § 18.68.140.
Where it applies: neighborhoods zoned Low Density Residential. Verify block‑level context for garage conversion rules. § 18.20; § 18.68.120.

R-2 (Medium Density Residential) — § 18.24

Purpose / typical uses: duplexes, small multifamily forms; ADUs allowed. § 18.24.010–.030.
Dimensional standards: setbacks and lot sizes are listed in § 18.24.050–.060; minimum parking is applied from § 18.68.140 (e.g., multifamily parking rates vary by unit size). § 18.24.050–.060; § 18.68.140.

R-3 (High Density Residential) — § 18.28

Purpose / typical uses: higher density multifamily; parking still anchored to § 18.68.140 (multifamily rates per unit size plus required guest spaces). § 18.28.060; § 18.68.140.

M-U (Mixed Use) — § 18.32

Purpose / typical uses: centrally located mixed residential/commercial; broad list of commercial and residential uses (grocery, clinics, retail, live/work). § 18.32.010–.020.
Dimensional standards: front setbacks for nonresidential/vertical mixed use may be none; parking location and design must conform to Chapter 18.68 and objective design standards (see § 18.120 for multifamily parking rules near transit; also note Government Code‑driven ADU exemptions). § 18.32.060; § 18.68.

C-1 (Community Commercial) — § 18.36 and C-2 (General Commercial) — § 18.40

Purpose / typical uses: retail, service, restaurants, commercial uses adjacent to residential areas. Parking for commercial uses is set directly in § 18.68.140 (retail: 1 per 250 sq ft; grocery/supermarket: 1 per 250 sq ft; restaurants: variable by seating). § 18.36.010, § 18.40.060; § 18.68.140.

M (Manufacturing / Industrial) — § 18.44

Purpose / typical uses: heavier commercial and manufacturing uses where loading and maneuvering are material considerations. Off‑street loading rules in § 18.68.080 are frequently decisive for industrial projects; parking rates for many industrial/warehouse uses are in § 18.68.140 by square footage and employees. § 18.44.010; § 18.68.080; § 18.68.140.

P-D (Planned Development) — § 18.56 and RPD (Residential Planned Development) — § 18.60

Purpose / typical uses: flexible site planning; the P‑D and RPD chapters require a development plan to show off‑street parking and loading, and allow alternatives to standard district rules if the plan demonstrates equivalent or better results. Off‑street parking must be at least equivalent to what is required elsewhere unless the council makes findings. § 18.56.050; § 18.60.030–.070; § 18.68.

Most decision‑relevant numeric standards (quick reference table)

Topic / Use	Key rule	Code Reference
Single‑family dwelling	2 spaces per unit; at least 1 covered (garage/carport)	§ 18.68.140
Duplex / townhouses	1.5 spaces per unit + 1 guest per 3 units	§ 18.68.140
Multifamily (<700 / 700–1,200 / >1,200 sq ft)	1.25 / 1.5 / 1.75 spaces per unit + guest spaces	§ 18.68.140
Retail / general sales	1 per 250 sq ft	§ 18.68.140
Grocery / supermarket	1 per 250 sq ft	§ 18.68.140
Hotel / motel	1 per guest room + 1 per 2 employees (shift)	§ 18.68.140
Restaurants (fixed seating)	1 per 3 persons seating capacity + staff spaces	§ 18.68.140
Loading berth (commercial)	1 berth for ≥ 15,000 sq ft; +1 per additional 30,000 sq ft	§ 18.68.080
Stall dimensions (standard / compact / accessible)	19×9 ft / 16×8 ft / 19×12 ft (vertical clearances also listed)	§ 18.68.090

(For the full, exhaustive list use § 18.68.140 and check design specs in § 18.68.090.)

Checklist (what an applicant must show / provide to meet zoning parking rules)

Show required number of off‑street spaces calculated from § 18.68.140 (round fractions ≥ 0.5 up). § 18.68.030, § 18.68.140.
Site plan showing dimensions/layout meeting § 18.68.090 (stall dimensions, aisle widths, accessible spaces, curbs, painting, striping, drainage). § 18.68.090.
Accessible parking details per § 18.68.070 and Title 24 (provide accessible stall count and location). § 18.68.070.
Landscaping plan for parking lots ≥ 12 spaces (perimeter 5 ft strip, interior landscaping schedule in § 18.68.090.C). § 18.68.090.C.
If requesting off‑site or shared parking, submit a use permit or administrative permit with a scaled plan and justification (see § 18.68.050 – § 18.68.060). § 18.68.050–.060.
If proposing in‑lieu payment instead of spaces, provide council‑authorized in‑lieu payment prior to permits (per § 18.68.100). § 18.68.100.
If converting a garage (to other residential use or ADU), submit required administrative use permit or follow ADU exceptions in Chapter 18.104; demonstrate replacement parking or applicability of the exemptions. § 18.68.120; Chapter 18.104.

Verify with the city any design adjustments the city engineer may authorize under § 18.68.090.A.

Risks & Ambiguities

Issue	Why it matters	What to verify
Bicycle parking requirements	The zoning chapters and CH. 18.68 contain no explicit bicycle parking minima in the retrieved materials.	Not found in retrieved materials — verify with planning staff or design standards (city may have a separate bike parking policy).
Shared‑parking reductions	Reductions require use permit and specific findings; misuse can lead to inadequate capacity during peak periods.	Confirm required findings and whether proposed peak‑use analyses satisfy § 18.68.060(F).
ADU and garage conversion parking	ADU parking is limited by state rules and local ADU chapter; exemptions apply within 0.5 mile of transit and in historic districts. Misreading these can cause over‑or under‑provision.	Check Chapter 18.104 and the exceptions in § 18.68.130; verify transit proximity.
Off‑site parking reliability	Off‑site parking relies on legal guarantees; if agreements lapse, the primary use could be noncompliant.	If using § 18.68.050 off‑site parking, request copies of guarantees and the city’s acceptance conditions.
EV charging / replacement parking	The code waives replacement parking for spaces modified for EV chargers, which may affect counts if not tracked.	Confirm how change in use/modification is documented under § 18.68.130.D.
Variations authorized by city engineer	§ 18.68.090.A allows minor adjustments — but applicant should not assume automatic relief for conflicts with other code sections.	Confirm the scope of "minor variations" with engineering staff; get written confirmation.

Plain‑English summary

Dorris requires off‑street parking and loading to be provided according to the City’s Chapter 18.68 tables and design standards: count parking from § 18.68.140, build it to the dimensions and landscaping rules in § 18.68.090, and follow accessible‑parking law in § 18.68.070. Shared, off‑site, or in‑lieu approaches are allowed but require city authorization and findings; ADU and certain transit‑proximate projects have narrow exemptions. Always confirm site‑specific interpretations with the city planner/engineer.

Source References

City of Dorris Zoning Code, Title 18 — CHAPTER 18.68 Off‑Street Parking (Purpose, General Rules, Amount, Design, Loading, Exceptions, Minimum Table). § 18.68.010 – § 18.68.140.
CHAPTER 18.68.090 (Design, construction, maintenance standards — stall dimensions, landscaping, paving, drainage). § 18.68.090.
CHAPTER 18.20 Low Density Residential (R‑1) — development standards and reference to minimum parking. § 18.20.010 – .060.
CHAPTER 18.24 Medium Density Residential (R‑2). § 18.24.010 – .060.
CHAPTER 18.28 High Density Residential (R‑3). § 18.28.050 – .060.
CHAPTER 18.32 Mixed Use (M‑U). § 18.32.010 – .060.
CHAPTER 18.36 / 18.40 Community Commercial (C‑1) and General Commercial (C‑2). § 18.36 / § 18.40.
CHAPTER 18.44 Manufacturing (M) — industrial uses, loading considerations. § 18.44.
CHAPTER 18.56 / 18.60 Planned Development and Residential Planned Development (P‑D, RPD) — development plan expectations including off‑street parking. § 18.56 / § 18.60.
Chapter 18.104 Accessory Dwelling Units (ADU) — ADU parking rules and exemptions. Chapter 18.104.

Sources

Retrieved passages

CBC § 18.68.060 (Section 18.68.060) High relevance
Dorris Zoning Code (CHAPTER 18.68) High relevance
Dorris Zoning Code (Chapter 18.80) High relevance
Dorris Zoning Code (Section 1129) High relevance
Dorris Zoning Code (section are) High relevance
Dorris Zoning Code (chapter to) High relevance
Dorris Zoning Code (Chapter 18.104) High relevance
Dorris Zoning Code (Section 18.68.140) Medium relevance
CBC § 18.84.100 (Chapter 18.68) Medium relevance
Dorris Zoning Code Medium relevance
Dorris Zoning Code (Chapter 18.68) Medium relevance
CBC § 18.84.190 (Chapter 18.68) Medium relevance
Dorris Zoning Code (Chapter 18.68) Medium relevance
CBC § 18.84.170 (Chapter 18.68) Medium relevance
Dorris Zoning Code (Chapter 18.104) Medium relevance

Cited sections

City of Dorris Zoning Code, Title 18 — CHAPTER **18.68** Off‑Street Parking (Purpose, General Rules, Amount, Design, Loading, Exceptions, Minimum Table). **§ 18.68.010 – § 18.68.140**. (Title 18)
CHAPTER **18.68.090** (Design, construction, maintenance standards — stall dimensions, landscaping, paving, drainage). **§ 18.68.090**. (§ 18.68.090)
CHAPTER **18.20** Low Density Residential (R‑1) — development standards and reference to minimum parking. **§ 18.20.010 – .060**. (§ 18.20.010)
CHAPTER **18.24** Medium Density Residential (R‑2). **§ 18.24.010 – .060**. (§ 18.24.010)
CHAPTER **18.28** High Density Residential (R‑3). **§ 18.28.050 – .060**. (§ 18.28.050)
CHAPTER **18.32** Mixed Use (M‑U). **§ 18.32.010 – .060**. (§ 18.32.010)
CHAPTER **18.36 / 18.40** Community Commercial (C‑1) and General Commercial (C‑2). **§ 18.36 / § 18.40**. (§ 18.36)
CHAPTER **18.44** Manufacturing (M) — industrial uses, loading considerations. **§ 18.44**. (§ 18.44)
CHAPTER **18.56 / 18.60** Planned Development and Residential Planned Development (P‑D, RPD) — development plan expectations including off‑street parking. **§ 18.56 / § 18.60**. (§ 18.56)
Chapter **18.104** Accessory Dwelling Units (ADU) — ADU parking rules and exemptions. **Chapter 18.104**. (Chapter 18.104)
Dorris_ZoningCode.md

Frequently asked questions

What parking table controls the number of spaces I must provide in Dorris?

The parking counts come from the City’s off‑street parking table in § 18.68.140; use those rates and round fractions ≥ 0.5 up. See § 18.68.030 for application rules.

Can I build fewer spaces by arguing shared use or staggered peaks?

Yes — the code allows shared‑parking reductions under § 18.68.060, but reductions require a use permit and findings (and are capped based on total facility size). Provide a peak‑demand analysis and be prepared to justify the reduction.

Do I need to provide loading spaces for a 12,000 sq ft commercial building in Dorris?

No — the code requires off‑street loading only for buildings 15,000 sq ft or greater; under 15,000 sq ft no loading berth is required. § 18.68.080.

What dimensions are required for standard and accessible stalls?

Minimum stall dimensions are in § 18.68.090: standard 19×9 ft, compact 16×8 ft, accessible 19×12 ft (with specified access‑aisle widths and vertical clearances). § 18.68.090.

Does Dorris require bicycle parking?

Not found in the retrieved Title 18 material — CHAPTER 18.68 and the district chapters do not specify bike‑parking minima in the materials provided. Verify with planning staff; bicycle parking may be tracked in a separate policy or design standard.

Are there special rules for ADUs and parking requirements?

Yes. ADU parking is governed by Chapter 18.104 and the ADU rules in Title 18: local standards cannot exceed state ADU parking limits; the code limits ADU parking to a maximum of 1 space per unit or per bedroom, whichever is less, and lists multiple exemptions (e.g., within 0.5 mile of transit). See Chapter 18.104 and § 18.68.130 for ADU/exception language.

Can required parking be located off‑site or in a separate parcel?

Off‑site parking is allowed only with city authorization (use permit), and the city will consider proximity, pedestrian safety, hours of operation, and convenience; the city may require guarantees to secure continued availability. § 18.68.050.

If I convert a residential garage to living space, what happens to required parking?

Converting a garage usually triggers replacement parking obligations: one off‑street space per converted garage space unless the property otherwise meets parking requirements or the conversion qualifies under ADU exemptions. See § 18.68.120 and Chapter 18.104.

Can I pay a fee instead of building required commercial parking?

Yes — for new or expanded commercial/industrial/mixed‑use projects the city may accept an in‑lieu payment in place of providing on‑site spaces; the fee amount is set by council resolution and payment is required before permits are issued. § 18.68.100.

Does Dorris let the city engineer relax design dimensions?

The city engineer may authorize minor variations to the design standards in § 18.68.090.A, but the discretion is limited and site‑specific; get written confirmation for any requested variation.

Ask about any Dorris property

Get a cited, plain-English answer on Dorris zoning, setbacks, FAR, ADUs and permits — for any address.

Start Free Trial