Fort Jones — Overlay Districts

Last reviewed: July 2, 2026

Overview

Fort Jones uses a small set of combining (overlay) districts that modify the rules of the underlying zones rather than replacing them. The ordinance identifies the Combining Floodplain I (F-1), Combining Floodplain II (F-2) and Combining Parking (P) districts and explains how they operate with the base zoning map and permit rules. See the town's base zoning list at Fort Jones Zoning to confirm an individual parcel's underlying zone and whether an overlay applies § 18.12.010 .

How to read this page

• This page covers only what the Fort Jones zoning ordinance itself says about overlay/combining districts (no building-code or statewide ADU rules beyond ordinance cross-references).
• Every quoted requirement is grounded to the Fort Jones code and cited with the controlling §.

F-1 — Combining Floodplain I (purpose and effect)

• Purpose: limit and control development where flood hazards exist by restricting uses and adding permit requirements. The F-1 district is expressly identified as a combining (overlay) floodplain district in the town's district list § 18.12.010 and titled Combining floodplain I § 18.16.060 .
• Typical permitted uses: limited, typically non-structural or low-impact uses such as growing and harvesting field crops, grazing, parks, campgrounds, playgrounds, golf courses (exclusive of structures), excavation and removal of rock/sand/gravel, and public utility facilities. Those uses are allowed only as listed in § 18.16.060 .
• Key standards and permit triggers:
  • Use permits are required for the listed F-1 uses where indicated § 18.16.060 .
  • Where the F-1 overlay is combined with another district, the overlay's special rules control if they differ from the base district (the combining district modifies the underlying zone) § 18.16.060 .
• Where it applies: map boundaries are shown on the official Town of Fort Jones zoning map (map on file with the town clerk) § 18.12.020 .

F-2 — Combining Floodplain II (purpose and effect)

• Purpose: apply more stringent floodplain building and elevation controls than F-1 where a higher risk or specific flood elevation has been adopted § 18.12.010 and § 18.16.070 .
• Typical permitted uses: generally the same uses as the base district, but subject to F-2-specific construction and siting requirements; nonconforming dangerous uses can be limited. The F-2 text states that "all uses in the district with which the F-2 district is combined" remain allowed but subject to the F-2 rules § 18.16.070 .
• Key standards:
  • Elevation requirement — the bottom of the structural floor of any building must be above the selected flood profile at an elevation determined by the town engineer (or designee) § 18.16.070 .
  • Foundations — structures must have footings and foundations capable of withstanding rising/flowing water effects § 18.16.070 .
  • Development within areas of special flood hazard also triggers the separate floodplain development-permit procedures in Chapter 18.56 § 18.56.090 .
• Where it applies: see the official zoning map; the overlay is a combining district shown on the map § 18.12.020 .

P — Combining Parking (purpose and effect)

• Purpose: allow the town to require or modify off-street parking rules by combining the P district with other base zones § 18.12.010 and the "P combined parking district" description § 18.16.050 .
• Typical effect: underlying commercial/industrial/residential uses remain allowed, but parking requirements are imposed or adjusted by the P overlay § 18.16.050 .
• Key standards:
  • Example parking ratio shown in the P district tables: 1 parking space per 200 sq. ft. for certain commercial uses when subject to the P district rules (the ordinance tables show parking rates tied to the combining district language) § 18.16.050 .
  • When combined with a zone, the P district's parking requirements control where they differ from the underlying district § 18.16.050 .
• Where it applies: parcels designated on the zoning map as combined with P; check the official map on file § 18.12.020 .

Quick decision table (most-used overlay rules)

Practical guidance & interpretation notes

• Overlays are "combining" districts: they modify the underlying zone’s rules where a conflict exists (the ordinance states that where combining-district regulations differ they control) § 18.16.060 .
• Flood overlays are enforced via the development-permit process in the flood chapter — expect to submit elevation data, certifications and to work with the floodplain administrator (county Dept. of Public Works per the code) § 18.56.090—18.56.110 .
• Parking overlay changes apply to the site-level parking calculation. Confirm whether the P overlay is present on a parcel and then apply the P district ratios rather than default parking ratios in the base zone § 18.16.050 . See the town's parking rules summary at Fort Jones Parking for local application.
• If the ordinance text says "all uses in the district with which [overlay] is combined," it preserves the base uses but adds overlay-specific constraints — e.g., a commercial use can still locate in C-1 combined with F-2 but must meet the F-2 elevation/foundation requirements § 18.16.070 .
• For questions about sensitive cultural resources or older buildings, the code does not show a historic overlay in the combining district list; consult Fort Jones Historic Preservation and verify on the zoning map § 18.12.010 (historic overlay: Not found in retrieved materials) .

(Links used in the guidance: Fort Jones Development Standards, Fort Jones Parking, Fort Jones Design Review, Fort Jones ADUs, California Building Standards Code — see inline references above.)

Checklist — What an applicant must satisfy before building in an overlay area

• Confirm the parcel’s base zone and any combining district on the official zoning map § 18.12.020 .
• If in F-1 or F-2, determine allowed uses and whether a use permit is required § 18.16.060—§ 18.16.070 .
• For F-2 areas, obtain elevation requirements from the town engineer and design foundations to meet flood-resistance standards § 18.16.070 .
• Apply for a development permit for any construction in areas identified as special flood hazard; include elevation certificates and required plans § 18.56.090 .
• If combined with P, calculate parking using the P district requirements (for example 1 space / 200 sq. ft. where specified) § 18.16.050 . See Fort Jones Parking for operational details.
• Where the overlay imposes different standards from the base zone, follow the overlay standard (overlay controls) § 18.16.060 .
• Verify whether a use permit, design review, or other discretionary approvals are required under the applicable chapters § 18.20.010 and applicable district sections .
• For disputes over a zoning boundary, ask the planning commission to establish the correct location per the ordinance § 18.12.030 .

Risks & Ambiguities

Information Gaps (what the ordinance copy did not show)

• Exact parcel-level overlay boundaries and updated map editions — the code references the official zoning map on file § 18.12.020 but the uploaded materials do not include the map itself § 18.12.020 .
• Detailed, user-friendly parking tables tied to every use category (the code shows sample ratios in tables but an itemized, labeled P-district table for each use class is not reproduced in the retrieved snippets) § 18.16.050 .
• Any town-adopted historic or design-overlay district beyond the enumerated combining districts (no historic combining district was found in the retrieved text) § 18.12.010 Not found in retrieved materials .
• Any local administrative forms or submittal checklists for floodplain development permits beyond the general list in § 18.56.090 — for form names/fees contact planning staff § 18.56.090 .

Plain-English Summary

Fort Jones applies three combining overlays in its zoning code: F-1 (restricts uses in flood-prone areas), F-2 (adds mandatory elevation and foundation requirements for buildings in higher-risk flood areas), and P (changes parking rules when applied). Check the official zoning map to see whether your lot is in one of these overlays, then follow the overlay’s special rules (flood permits and elevations for F-2; parking calculations for P) § 18.12.020, § 18.16.060—§ 18.16.070, § 18.16.050 .

Source References

• District list and combining districts (F-1, F-2, P) — § 18.12.010
• Official zoning map reference (map on file) — § 18.12.020
• F-1 combining floodplain district — § 18.16.060
• F-2 combining floodplain district — § 18.16.070
• P combined parking district — § 18.16.050
• Floodplain development permit requirements and floodplain administrator duties — § 18.56.090; § 18.56.100—18.56.110
• General district regulations and building-site rules (yards, site-permit triggers) — § 18.20.010, § 18.20.130—18.20.140
• Amendment procedures (how districts/boundaries can be changed) — § 18.48.010

(For practical next steps, confirm parcel overlays with the official Town of Fort Jones zoning map on file at the town clerk's office § 18.12.020 . For flood-specific submissions consult the development-permit checklist in § 18.56.090 .)

Retrieved passages

• Fort Jones Zoning Code (section 18.56.130) Medium relevance show source text
• Fort Jones Zoning Code (§ 18.440.040) Medium relevance show source text
• Fort Jones Zoning Code (§ 18.20.130) Medium relevance show source text
• Fort Jones Zoning Code (title or) Medium relevance show source text
• Fort Jones Zoning Code (chapter 18.20) Medium relevance show source text
• Fort Jones Zoning Code (chapter shall) Medium relevance show source text
• Fort Jones Zoning Code (§ 18.36.080) Medium relevance show source text
• Fort Jones Zoning Code (Title 17) Medium relevance show source text
• Fort Jones Zoning Code (§ 18.16.090) Medium relevance show source text
• Fort Jones Zoning Code (chapter 18.20) Medium relevance show source text
• Fort Jones Zoning Code (chapter 18.20) Medium relevance show source text
• Fort Jones Zoning Code (§ 18.16.100) Medium relevance show source text
• Fort Jones Zoning Code (§ 18.16.030) Medium relevance show source text
• Fort Jones Zoning Code (chapter 18.20) Medium relevance show source text
• Fort Jones Zoning Code (chapter 18.20) Medium relevance show source text

Cited sections

• District list and combining districts (F-1, F-2, P) — **§ 18.12.010** (§ 18.12.010)
• Official zoning map reference (map on file) — **§ 18.12.020** (§ 18.12.020)
• **F-1 combining floodplain district** — **§ 18.16.060** (§ 18.16.060)
• **F-2 combining floodplain district** — **§ 18.16.070** (§ 18.16.070)
• **P combined parking district** — **§ 18.16.050** (§ 18.16.050)
• Floodplain development permit requirements and floodplain administrator duties — **§ 18.56.090; § 18.56.100—18.56.110** (§ 18.56.090)
• General district regulations and building-site rules (yards, site-permit triggers) — **§ 18.20.010, § 18.20.130—18.20.140** (§ 18.20.010)
• Amendment procedures (how districts/boundaries can be changed) — **§ 18.48.010** (§ 18.48.010)
• FortJones_ZoningCode.md

• Official Fort Jones code library