Dorris — Zoning

Last reviewed: July 3, 2026

Overview

This page explains what the City of Dorris zoning ordinance (Title 18) actually requires about zoning districts, the zoning map, permitted uses, and the most-used dimensional / siting standards. It synthesizes the ordinance so you can see which district applies, what you may build there, and which rules you must check before you apply. The City’s list of districts and the official map are adopted by the code and kept on file at the city clerk’s office (§ 18.12.010 – § 18.12.020) .

Districts — at-a-glance (what the code establishes)

The code establishes the following zoning districts: R-A, R-1, R-2, R-3, M-U, C-1, C-2, M, O-S, P-A, P-D, and RPD; see § 18.12.010 for the full list and § 18.12.020 for the official map and how to resolve unmapped land .

Below is a district-by-district practical breakdown. For each district I cite the ordinance section that controls that topic — check the specific § if your parcel has special circumstances.

R-A — Residential Agriculture

• Purpose: Intended for low-density residential with limited secondary agriculture consistent with the land use designation (§ 18.16.010) .
• Typical permitted uses: farmworker housing, residential care homes, single‑family homes, small employee housing, supportive/transitional housing (§ 18.16.020) .
• Accessory uses: Accessory dwelling units (ADUs) and junior ADUs (see Chapter 18.104), cottage foods, family childcare, home occupations, second units, short‑term rentals (§ 18.16.030) .
• Key standards (where found): lot and setback rules and development standards are in § 18.16.050–18.16.060; utilities, parking and building height references apply elsewhere in the title (verify parcel‑specifics) .
• Where it applies: areas mapped as Residential Agricultural on the City zoning map (§ 18.12.020) .

R-1 — Low Density Residential

• Purpose: For low density single‑family neighborhoods (§ 18.20.010) .
• Typical permitted uses: single‑family homes, farmworker housing, residential care homes, small employee housing, supportive/transitional housing (§ 18.20.020) .
• Conditional uses: parks, places of worship, schools, public/quasi‑public facilities (§ 18.20.040) .
• Key dimensional standards: minimum parcel size: 6,000 sq ft; dwelling units/acre: 1–7; max height: 35 ft (primary), 20 ft (accessory); front setback: 20 ft; rear: 10 ft (accessory 5 ft); side interior: 5 ft; exterior side: 15 ft (§ 18.20.050–18.20.060) .

R-2 — Medium Density Residential

• Purpose: Areas suitable for low and medium density residential development (§ 18.24.010) .
• Typical permitted uses: duplexes, single‑family, farmworker and employee housing, residential care, supportive/transitional housing (§ 18.24.020) .
• Accessory uses: ADUs/junior ADUs, cottage food, family childcare, home occupations, second units, short‑term rentals (§ 18.24.030) .
• Key standards: see § 18.24.050–18.24.060 for lot requirements and development standards (lot sizes, setbacks, parking referenced to Chapter 18.68) .

R-3 — High Density Residential

• Purpose: For low, medium and high density residential and compatible multi‑unit housing types (§ 18.28.010) .
• Typical permitted uses: multifamily, dwelling groups, dormitories, duplexes, farmworker housing, residential care, single‑family (§ 18.28.020) .
• Accessory uses: ADUs/junior ADUs, cottage food operations, family childcare, second dwelling units, short‑term rentals (§ 18.28.030) .
• Key dimensional standards: min parcel size: 7,000 sq ft; max lot coverage: 75%; max height: 45 ft (primary), 20 ft (accessory); front setback: 20 ft; rear: 10 ft; interior side: 10 ft; exterior side: 15 ft (§ 18.28.050–18.28.060) .

M-U — Mixed Use

• Purpose: Centrally located corridors for a mix of residential and nonresidential uses (§ 18.32.010) .
• Typical permitted uses: broad mix including retail, offices, live/work, small food production, health clinics, multifamily, and other residential types; vertical mixed‑use allowed (§ 18.32.020–18.32.030) .
• Key dimensional standards: dwelling units/acre: 1–20; max coverage: 75%; max height: 45 ft; front setback may be 0 ft for nonresidential/vertical mixed‑use, 10 ft for residential (§ 18.32.050–18.32.060) .
• Note: qualifying residential projects may use the objective design standards and streamlined processing under Chapter 18.120 (§ 18.120.020) — see the city’s objective standards and the process for ministerial approvals . Also check whether your project qualifies for reduced parking per the objective standards and state law (§ 18.120.040) .

C-1 — Community Commercial

• Purpose: Nonresidential uses along collector streets compatible with nearby residences (§ 18.36.010) .
• Typical permitted uses: convenience stores, pharmacies, grocery, garden centers, clinics, offices, artisan studios, live/work, retail food, fitness and more (§ 18.36.020) .
• Accessory uses: ADUs (per 18.104), certified farmers’ markets, mobile food sales (§ 18.36.030) .
• Key standards: development standards are in § 18.36.050–18.36.060 (see setbacks, heights, parking in those sections and Chapter 18.68 for parking) .

C-2 — General Commercial

• Purpose: A specialized commercial zone (primarily along US 97) for larger and more intensive commercial uses (§ 18.40.010) .
• Typical permitted uses: includes automobile service stations, hotels/motels (transient occupancy), off‑sale alcohol, indoor entertainment, retail, emergency shelters (with reference), and many C‑1 uses (§ 18.40.020) .
• Key standards: development standards in § 18.40.050–18.40.060; signage rules often differ for C‑2/M districts (see Chapter 18.72) .

M — Manufacturing

• Purpose: For heavier commercial and manufacturing uses that are not detrimental by odor, noise, etc. (industrial land use) (§ 17.44.010) .
• Typical permitted uses: agricultural processing, artisan and light manufacturing, storage, equipment sales, building material yards, printing, limited retail and public/quasi‑public facilities (§ 17.44.020) .
• Key standards: lot and development standards are set out in Chapter 17.44 (note chapter numbering uses 17.44 in this portion of the code text) — consult § 17.44.050–17.44.070 for setbacks, parking, and height references .

O-S — Open Space

• The index lists O‑S as a district (Chapter 18.48) but specific chapter text for O‑S was Not found in retrieved materials; verify with the city clerk or online code for the exact allowed uses and standards. See § 18.12.010 for district list .

P-A — Public Agency

• Purpose & typical uses: health clinics, hospitals, parks, public/quasi‑public facilities, utilities, public schools, elderly care (§ 18.52.020–18.52.030) .
• Key standards: max height: 70 ft; max lot coverage: 100%; front/rear/side yard rules vary based on adjacent district type (§ 18.52.060) .

P-D — Planned Development

• Purpose: Allows flexibility in site design and mixing uses; requires a development plan and findings by the council (§ 18.56.010) .
• Permits/processing: Planned development permits require a sitewide development plan, findings of general plan consistency, compatibility, utilities/traffic/parking adequacy, and more (§ 18.56.020–18.56.070) .

RPD — Residential Planned Development (site‑specific)

• The RPD district is a floating/planned district that applies to specific APNs described in § 18.60.010; it contains tailored density bands (R‑L, R‑M, R‑H), parcel sizes, coverage, and development standards specific to that development (§ 18.60.010–18.60.060) .

Decision‑relevant table (select standards / permitted uses)

Checklist — what an applicant must satisfy (high‑level)

• Confirm the parcel’s zoning on the City of Dorris Zoning Map (official map on file at city clerk) (§ 18.12.020) .
• Verify whether your proposed use is listed as permitted, accessory, or conditional in the district chapter (e.g., § 18.20.020 for R‑1) .
• Meet district dimensional standards: minimum lot size, setbacks, height, lot coverage, and building separation (see the district’s “Development standards” section — e.g., § 18.20.050–060 for R‑1, § 18.28.060 for R‑3) .
• Prepare a site plan per § 18.84.020 (plot plan, contours, building locations, parking, landscaping). See the site plan checklist in that section .
• Confirm off‑street parking requirement per Chapter 18.68 and whether your project qualifies for reduced parking under the objective design standards (§ 18.120.040) .
• If proposed use is not listed, consider a similar use determination (Chapter 18.64) or a conditional use permit/variance (Chapter 18.80) .
• For planned development (P‑D / RPD) follow the development plan and application requirements in § 18.56.070 and § 18.60.070; meetings with staff are recommended before filing (§ 18.56.070.A, § 18.60.070) .
• Check signage rules (Chapter 18.72) and screening/landscaping rules (Chapter 18.84) as they apply to your district (§ 18.72.060, § 18.84.250) .
• Verify compliance with the California Building Standards Code (Title 24) for building separation/structural requirements and reference to minimum distance between buildings (§ 18.84.190 and district development standards referencing the CBC) — the code ties to building standards for fire/safety and distance between structures (Verify with the jurisdiction) .

Note: The ordinance repeatedly ties technical building separation and structural requirements to the state code; check California Building Standards Code for the construction rules referenced by the zoning standards.

Risks & Ambiguities

Plain‑English Summary

Dorris’s zoning code (Title 18) maps each parcel into a named district (for example R‑1, C‑2, M‑U) and then prescribes what uses are allowed and the key siting rules — setbacks, heights, lot coverage, and parking — in the district chapters. Look up your parcel on the official City zoning map, read the matching chapter (e.g., § 18.20 for R‑1) and the parking (Chapter 18.68) and ADU (Chapter 18.104) rules; if your use isn’t listed, the code gives procedures for similar‑use determinations, conditional use permits, variances, or planned‑development approvals (§ 18.64, 18.80, 18.56) .

Source References

• City of Dorris Zoning Code (Title 18) — official code (compiled) — main index and chapters referenced throughout (e.g., § 18.12.010, § 18.12.020) .
• Chapter 18.16 (Residential Agriculture, R‑A) — § 18.16.010–18.16.060 .
• Chapter 18.20 (Low Density Residential, R‑1) — § 18.20.010–18.20.060 .
• Chapter 18.24 (R‑2 Medium Density) — § 18.24.010–18.24.060 .
• Chapter 18.28 (R‑3 High Density) — § 18.28.010–18.28.060 .
• Chapter 18.32 (M‑U Mixed Use) — § 18.32.010–18.32.060 .
• Chapter 18.36 (C‑1 Community Commercial) — § 18.36.010–18.36.060 .
• Chapter 18.40 (C‑2 General Commercial) — § 18.40.010–18.40.060 .
• Chapter 17.44 (Manufacturing, M) — purpose & permitted uses (§ 17.44.010–17.44.020) — note chapter number in the source text uses 17.44 for manufacturing .
• Chapter 18.52 (Public Agency, P‑A) — § 18.52.020–18.52.060 .
• Chapter 18.56 (Planned Development, P‑D) — permit processing and findings (§ 18.56.010–18.56.070) .
• Chapter 18.60 (Residential Planned Development, RPD) — APNs, densities, and site‑specific standards (§ 18.60.010–18.60.070) .
• Chapter 18.64 (Similar Use Determinations) — § 18.64.010–18.64.050 .
• Chapter 18.68 (Off‑Street Parking) and Chapter 18.72 (Signs) referenced where parking and signage are required by district (see listed district sections and Chapter 18.68/18.72) .
• Chapter 18.84 (Special Provisions including site plan requirements and screening) — § 18.84.020 (site plan) and others referenced above .
• Chapter 18.120 (Objective Design Standards) — applicability and parking exceptions for qualifying residential projects (§ 18.120.020–18.120.040) .

Retrieved passages

• Dorris Zoning Code (CHAPTER 18.12) High relevance show source text
• CBC § 100 (Chapter 18.68) High relevance show source text
• CBC § 18.84.190 (Section 18.84.190) High relevance show source text
• Dorris Zoning Code (CHAPTER 18.04) Medium relevance show source text
• Dorris Zoning Code (CHAPTER 18.60) Medium relevance show source text
• CBC § 18.84.130 (Chapter 18.100) Medium relevance show source text
• Dorris Zoning Code (Chapter 18.68) Medium relevance show source text
• Dorris Zoning Code (Title 16) Medium relevance show source text
• Dorris Zoning Code (CHAPTER 18.60) High relevance show source text
• CBC § 18.84.190 (Section 18.84.190) High relevance show source text
• CBC § 18.84.170 (Chapter 18.68) High relevance show source text
• CBC § 18.84.170 (Chapter 18.68) High relevance show source text
• Dorris Zoning Code (section may) High relevance show source text
• CBC § 18.84.040 (Section 18.84.040) Medium relevance show source text
• Dorris Zoning Code (Chapter 18.56) Medium relevance show source text
• CBC § 18.84.170 (Chapter 18.68) Medium relevance show source text

Cited sections

• City of Dorris Zoning Code (Title 18) — official code (compiled) — main index and chapters referenced throughout (e.g., § **18.12.010**, § **18.12.020**) . (Title 18)
• Chapter **18.16** (Residential Agriculture, R‑A) — § **18.16.010–18.16.060** .
• Chapter **18.20** (Low Density Residential, R‑1) — § **18.20.010–18.20.060** .
• Chapter **18.24** (R‑2 Medium Density) — § **18.24.010–18.24.060** .
• Chapter **18.28** (R‑3 High Density) — § **18.28.010–18.28.060** .
• Chapter **18.32** (M‑U Mixed Use) — § **18.32.010–18.32.060** .
• Chapter **18.36** (C‑1 Community Commercial) — § **18.36.010–18.36.060** .
• Chapter **18.40** (C‑2 General Commercial) — § **18.40.010–18.40.060** .
• Chapter **17.44** (Manufacturing, M) — purpose & permitted uses (§ **17.44.010–17.44.020**) — note chapter number in the source text uses 17.44 for manufacturing . (chapter number)
• Chapter **18.52** (Public Agency, P‑A) — § **18.52.020–18.52.060** .
• Chapter **18.56** (Planned Development, P‑D) — permit processing and findings (§ **18.56.010–18.56.070**) .
• Chapter **18.60** (Residential Planned Development, RPD) — APNs, densities, and site‑specific standards (§ **18.60.010–18.60.070**) .
• Chapter **18.64** (Similar Use Determinations) — § **18.64.010–18.64.050** .
• Chapter **18.68** (Off‑Street Parking) and Chapter **18.72** (Signs) referenced where parking and signage are required by district (see listed district sections and Chapter **18.68/18.72**) .
• Chapter **18.84** (Special Provisions including site plan requirements and screening) — § **18.84.020** (site plan) and others referenced above .
• Chapter **18.120** (Objective Design Standards) — applicability and parking exceptions for qualifying residential projects (§ **18.120.020–18.120.040**) .
• Dorris_ZoningCode.md