Executive Overview: Are STRs allowed in Dorris, CA?

• Status of STRs (traditional short‑term rentals, e.g., Airbnb/VRBO):
  • The City of Dorris does not appear to have adopted a dedicated short‑term rental (STR) ordinance. Where no specific prohibition or licensing regime exists, STRs are presumed permitted when conducted within otherwise compliant residential zoning. Typical STR operations on single‑family or multifamily dwellings (30‑day minimum stays) are commonly treated as residential uses provided all other codes are met. You should confirm with the City that a Conditional Use Permit (CUP) is not required and that no post‑adoption STR restrictions have been enacted since January 2024.
• Status of ADUs/JADUs:
  • Dorris’ new zoning ordinance expressly prohibits using Accessory Dwelling Units (ADUs) and Junior ADUs (JADUs) as short‑term rentals (30 days or fewer). ADUs/JADUs may be rented for 30 days or more and otherwise operate as independent dwelling units.
• Compliance baseline:
  • State law mandates that ADUs/JADUs be allowed by‑right across residential zones with objective standards. The City explicitly prohibits STR use of ADUs/JADUs. For all other residential uses, STRs are permitted absent a local prohibition, CUP requirement, or special overlay.

Important investor implication: For a Dorris STR strategy, invest in “primary” dwellings (e.g., single‑family or multifamily units) within permitted residential zones; do not rely on ADUs/JADUs for short‑term rentals.

Market Entry: How to Start an STR Business in Dorris

1. Confirm zoning and use permissions:

   • Verify the property’s zoning allows single‑family or multifamily residential use as principally permitted. Seek written confirmation from the City that STR operation does not require a CUP. Early engagement is recommended to avoid discretionary uncertainty.

2. Avoid ADU/JADU STR:

   • Do not list ADUs/JADUs as STRs (rental under 30 days). Long‑term renting (30+ days) of ADUs/JADUs is allowed if zoning, building, and owner‑occupancy (JADU) conditions are met.

3. Building and life safety:

   • Confirm occupancy limits per the California Building Code (CBC). Typical STRs operate under the same CBC occupancy requirements as long‑term rentals. Install required smoke/CO detectors, ensure egress and fire safety, and verify parking per zoning.

4. Utility services and capacity:

   • The City operates its own water/wastewater system and has improved capacity (sewer headroom ≈227 units; recent water system upgrades). Ensure adequate service for the intended STR occupancy.

5. Tax and registration:

   • Register for California transient occupancy tax (TOT) with the California Department of Tax and Fee Administration (CDTFA) if renting fewer than 30 days to transient guests. If renting 30+ days, TOT generally does not apply, but you are still subject to state income tax and federal reporting.

6. Operational planning:

   • Establish house rules and guest screening consistent with CBC occupancy, parking standards (zoning), and any posted notices (e.g., quiet hours if required locally). Create cleaning/maintenance SOPs and business insurance suitable for STR operations.

7. Monitoring and compliance:

   • Stay apprised of municipal code updates (the City adopted updates in 2022 and was pursuing full compliance by December 2023). If/when the City adopts a formal STR ordinance (licensing, caps, postings), bring the property into full compliance.

Required Documents, Permits, Licenses, and Guidelines

1. Zoning confirmation:

   • Use a zoning confirmation memo or zoning clearance from the City to verify that single‑family/multifamily residential is a principally permitted use and that STRs do not trigger a CUP. Request any conditional use criteria for STRs in your target zone.

2. Building permits/standards:

   • Confirm that interior/exterior modifications meet CBC requirements. If creating ADUs/JADUs, use the City’s ministerial ADU/JADU process; for STRs in primary dwellings, no special permit is typical absent local restrictions.

3. CUP review (if required):

   • If the City concludes STRs require a CUP in your zone, prepare a CUP application with site plan, parking and access details, and evidence that the STR will not be detrimental to health, safety, or neighborhood character. Processing time for CUPs is typically 1–2 months; CEQA review for a CUP can add several months depending on environmental documentation needs.

4. Planning fees (for discretionary actions):

   • CUP (Residential): $1,760
   • Variance: $1,200
   • Tentative Subdivision Map: $4,300 + $10 per lot over 4
   • Zone Change (major): $3,560
   • Building permit fees vary by valuation:
     • Examples:
       • $25,001–$50,000: $391.25 for first $25,000 + $10.10 per additional $1,000
       • $100,001–$500,000: $993.75 for first $100,000 + $5.60 per additional $1,000
       • $500,001–$1,000,000: $3,233.75 for first $500,000 + $4.75 per additional $1,000
       • $1,000,001+: $5,608.75 for first $1,000,000 + $3.15 per additional $1,000
   • Development impact fees: $900 per dwelling unit ($400 water + $500 sewer) (fees subject to change).

5. Utility connections:

   • Coordinate water/sewer service activations and meter installations with City Public Works.

6. State tax registration:

   • Register with the California Department of Tax and Fee Administration (CDTFA) for TOT if renting fewer than 30 days. If renting 30+ days, TOT generally does not apply, but reporting income tax to the Franchise Tax Board (FTB) and IRS remains required.

7. Business license (confirm with City):

   • The provided documents do not show a municipal business license requirement. Confirm with City Hall whether a local business license or registration is required for STR operators.

Zoning and Use Permissions Relevant to STRs

• Allowed housing types by zone (principal permitted residential uses):

  • R‑A: Single‑family, ADUs/JADUs, Residential Care Homes, etc.; density up to 1 unit/acre
  • R‑1: Single‑family; ADUs/JADUs allowed; density up to 7 units/acre
  • R‑2: Single‑family, duplexes/townhomes; ADUs/JADUs allowed; density up to 12 units/acre
  • R‑3: Single‑family, townhomes, triplexes, apartments; ADUs/JADUs allowed; density up to 20 units/acre
  • M‑H: Mobile home park uses (≤4 units) and multifamily; density up to 20 units/acre
  • RPD‑1: Single‑family; density up to 7 units/acre
  • RPD‑2: Single‑family, duplexes; density up to 12 units/acre
  • RPD‑3: Single‑family, duplexes, triplexes, multifamily; density up to 20 units/acre
  • M‑U (Mixed‑Use): Single‑family, multifamily, dormitories, live/work units; density up to 20 units/acre
  • C‑1 and C‑2: Typically commercial; mixed‑use and certain multifamily/residential are conditionally permitted. The document notes potential CUP requirements for residential in commercial zones.

• ADU/JADU STR prohibition:

  • Dorris’ ADU/JADU ordinance prohibits STR use (rentals under 30 days). ADUs/JADUs may be rented for 30+ days; JADUs require owner‑occupancy.

• Parking and setbacks:

  • Residential parking requirements range from 1.25–2.0 spaces per unit depending on unit size, plus guest spaces. Setbacks and lot coverage vary by zone; for example, setbacks are typically 20 ft front, 5–15 ft sides, and 10 ft rear, with lot coverage up to 75% in certain high‑density zones.

• CUP in commercial zones:

  • Residential development in C‑1/C‑2 can require a CUP, CEQA review (often a mitigated negative declaration), and conditions on landscaping, fencing, lighting, and recreational facilities. Processing typically takes four to six months.

• Procedural certainty:

  • For residential zones, R‑1 through R‑3, RPDs, and M‑U are primarily by‑right for housing types listed above. CUP processes apply where indicated (e.g., commercial zones). The City aims to make ADU/JADU approvals ministerial per state law.

State‑Level Regulations Affecting STRs and ADUs

1. ADU/JADU statewide requirements:

   • ADUs and JADUs must be permitted by‑right in zones allowing single‑family/multifamily residential. Jurisdictions may impose objective development standards (e.g., size limits) but may not prohibit ADUs/JADUs where single‑family/multifamily uses are allowed.
   • Localities may not impose impact fees on ADUs/JADUs except as limited by state law.
   • 60‑day review “shock clock” for ADU/JADU approvals under AB 3182.

2. California Bedroom Amendment:

   • STRs (rentals under 30 days) must comply with the 30‑day minimum for JADUs, and ADUs cannot be used as STRs under Dorris’ local ordinance. For non‑ADU/JADU STRs, apply the 30‑day threshold to determine whether a stay is “transient” for tax purposes (TOT applies when fewer than 30 days).

3. Tax rules:

   • Transient Occupancy Tax (TOT) applies to stays fewer than 30 days (register with CDTFA). Long‑term rentals (30+ days) are generally exempt from TOT but remain taxable for income.

4. Reasonable accommodation:

   • Dorris has codified reasonable accommodation procedures (Chapter 18.112). The City Administrator (or designee) reviews requests; decisions consider necessity, undue burden, and fundamental alteration. Appeals are allowed within 30 days.

5. Housing laws not applicable:

   • SB 9 and SB 10: Dorris is outside census‑defined urban areas and lacks qualifying transit, so these state incentives do not apply locally.

Contact Information: Local Authority for STRs and Housing

• City of Dorris (City Hall)
  • Address: 307 S. Court St., Dorris, CA 96023
  • Phone: (530) 397‑3511
  • Email: Not provided in the documents
  • Website: www.dorrisca.us

Typical remit: Building permits, zoning, and land use approvals; public works for water/sewer; city administration for business registrations or confirmations. For state tax registration, contact the California Department of Tax and Fee Administration (CDTFA).

Source References

• City of Dorris 6th Cycle Housing Element, Appendix B – Housing Constraints and Needs (HCD Draft, Jan 2024): www.dorrisca.us/wp-content/uploads/2024/01/Dorris_App-B-Housing-Constraints_1.16.24.pdf

Investor Takeaways

• STRs are likely permissible where residential uses are principally permitted; confirm in writing that a CUP is not required in your chosen zone.
• Do not use ADUs/JADUs for STRs under 30 days—local prohibition applies.
• Plan for building/life safety compliance, parking, and zoning standards; leverage the City’s upgraded water/wastewater capacity.
• Budget for impact fees ($900/unit), building permit fees by valuation, and potential CUP application time if applicable.
• Register for state TOT if you operate true STRs (rental under 30 days); maintain tax and reporting compliance.

This guide reflects the City’s zoning framework and documents available through January 2024. Confirm any updates or new STR licensing requirements with City Hall before acquisition or operation.