Understanding the R1-FC-AS Zoning Designation in Alturas

According to the City of Alturas Zoning Ordinance, the designation "R1-FC-AS" identifies a property’s classification by combining a primary zone district with multiple overlay zone districts. This specific notation indicates that the property is situated in a Single Family Residential (R1) zone and is further subject to the regulations of the Flood Control (-FC) and Airport Safety (-AS) overlay zones [Source 1].

Components of the R1-FC-AS Designation

The zoning code uses a specific notation system where the primary zone is listed first, followed by overlay zones preceded by dashes [Source 1].

1. Primary Zone: Single Family Residential (R1)

The "R1" portion of the code represents the Primary Zone District. Primary zones establish the fundamental land use and development standards for a property.

• Purpose: The R1 zone is intended to accommodate low-density residential development, primarily focused on creating large-lot developments with one dwelling unit per lot [Source 2].
• Density: This zone allows for a maximum density of 7.25 dwelling units per net acre [Source 2].
• Permitted Residential Uses:
  • Single-Family Detached Dwellings: Permitted by right [Source 4].
  • Secondary Dwellings and Guest Houses: One of each is permitted where conditions allow [Source 2].
  • Small Transitional Housing: Permitted via Administrative Permit [Source 4].
  • Rooming Houses: Permitted by right if the owner resides on-site and no more than two bedrooms are leased [Source 11].

2. Overlay Zone: Flood Control (-FC)

The "-FC" suffix indicates an overlay zone. Overlay zones are applied as needed to regulate land uses, provide innovative design solutions, and protect the public from hazards [Source 1].

• Purpose: The Flood Control overlay is established to protect public health, safety, and welfare from natural hazards related to flooding [Source 1].
• Status: While the zone is established and available for application, specific supplemental descriptions are currently reserved for future use in the zoning code [Source 5].

3. Overlay Zone: Airport Safety (-AS)

The "-AS" suffix identifies a second overlay zone applicable to the property.

• Purpose: The Airport Safety overlay is intended to protect the public from man-made hazards and typically includes considerations for airport noise contours [Source 1, 6].
• Status: Like the Flood Control overlay, the specific detailed descriptions for the Airport Safety overlay are reserved for future use [Source 6].

Regulatory Relationship

Properties with an "R1-FC-AS" designation must comply with the requirements of all three components. While the R1 zone dictates the basic residential use and density, the overlay zones may impose additional restrictions or requirements to address the specific environmental or safety concerns of the location (flooding and airport proximity) [Source 1].

All overlay zones are considered compatible with the City’s General Plan when used for their intended purposes [Source 1]. Unlike primary zones, which apply to every property in the city, overlay zones are only applied to specific properties through a zone change process when a need is identified [Source 1, 3].