Local zoning · Butte County

Butte County — Land Use

Land Use under the Butte County local zoning and planning code, with the controlling citations.

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Last reviewed: July 6, 2026

Overview

This page explains how Butte County’s Zoning Ordinance governs what can be built and operated in the county’s unincorporated areas. The ordinance is codified as Chapter 24 “Zoning Ordinance of Butte County, California,” which implements the General Plan by regulating uses, densities, and development intensities through base zones and overlays. Start with the County’s zoning & planning overview, then confirm your parcel’s base zone(s) and any overlays before applying standards below (§ 24-1; § 24-3; § 24-11.D).

Key rule: If a use is not listed in the ordinance, it isn’t allowed—unless the Zoning Administrator determines it is equivalent in intensity and purpose to a listed permitted or conditional use and consistent with the General Plan (§ 24-8.C).

Where the ordinance shows “P/A/M/C” in land use tables:

  • P = permitted with Zoning Clearance
  • A = Administrative Permit
  • M = Minor Use Permit
  • C = Conditional Use Permit These tables appear throughout Part 2 (e.g., residential § 24-19, commercial § 24-22, industrial § 24-26, special purpose § 24-29, agriculture § 24-13, natural resource § 24-16).

Before designing a project, also review County Development Standards for setbacks, height and intensity, Parking, and whether Design Review applies.

Base Zones — District-by-District

Agriculture Zones

AG — Agriculture

  • Purpose: Protect a viable, long-term agricultural sector and minimize land use conflicts. Implements the General Plan “Agriculture” designation (§ 24-12.A).
  • Typical permitted uses: Crop cultivation, animal grazing, stock ponds; one single-family home and one ADU per legal parcel. Intensive operations like dairies, hog farms, animal processing, forestry/logging, mining, and oil/gas typically require a CUP (§ 24-12.A; § 24-13).
  • Key dimensional standards: Minimum parcel size by AG sub-zone (from 20 to 160 acres) (§ 24-12.A; § 24-14.A).
  • Where it applies: Unincorporated agricultural areas mapped AG on the County Zoning Map (§ 24-11.D).

AS — Agriculture Services

  • Purpose: Allow commercial/light industrial uses that directly support agriculture; most AG uses also allowed. Residential generally not allowed, except caretaker quarters (Administrative Permit). Max FAR 0.8. Implements “Agriculture Services” (§ 24-12.B).
  • Typical permitted/conditional uses: Equipment sales/rental, light manufacturing, warehousing/distribution are allowed; more impactful support uses (e.g., vehicle repair, heavier manufacturing) need a CUP (§ 24-12.B; § 24-13).
  • Key dimensional standards: Refer to zone map and use tables; intensity managed largely through FAR and use permitting. Verify parcel area standards with the County. Not found in retrieved materials (for a single consolidated AS table).
  • Where it applies: Agricultural service clusters where mapped AS (§ 24-11.D).

Natural Resource Zones

TM — Timber Mountain

  • Purpose: Timber and resource lands. Implements “Timber Mountain.” See § 24-16 for uses matrix. Not found in retrieved materials (full TM purpose text).
  • Typical permitted uses: Forestry/logging; compatible agriculture and stables; mining and surface mining operations require a CUP (§ 24-16.A, Table 24-16-1).
  • Key dimensional standards: See § 24-16 and applicable development standards referenced therein. Verify with the jurisdiction (not fully retrieved).

TPZ — Timber Production

  • Purpose: Maintain lands for timber harvest; compatible uses that do not detract from timber operations. Extractive uses (mining, oil/gas) are conditionally permitted. Development standards are generally equivalent to TM; implements “Timber Mountain” (§ 24-16, TPZ description).
  • Typical permitted uses: Logging, timber processing, crop cultivation, animal grazing; compatible accessory uses (§ 24-16, Table 24-16-1).
  • Key dimensional standards: Similar to TM; verify parcel minimums with County. Not found in retrieved materials (complete table).

RC — Resource Conservation

  • Purpose: Protect natural, wilderness, and scientific study areas; allow limited recreation compatible with habitat. Min parcel size 40 acres; 1 single-family home per parcel; mining considered with a Mining Permit if end-use improves/does not degrade habitat; implements “Resource Conservation” (§ 24-16.C).
  • Typical permitted uses: Livestock grazing; low-intensity recreation; see table for specifics (§ 24-16.A).

Residential Zones

Note: Accessory dwelling units (ADUs) are allowed in all residential zones; in most single-family zones only one primary dwelling plus one ADU per parcel, regardless of parcel size (§ 24-20.B notes). For state rules, see California ADU law.

Across residential zones, front setbacks are generally 20 ft for FR/FCR, RR/RCR, VLDR, VLDCR, LDR, MDR; and 10 ft for MHDR/HDR/VHDR; most side yards are 5–10 ft depending on zone; max height typically 35 ft (§ 24-20.C, Table 24-20-2).

  • FR — Foothill Residential (sub-zones FR-1/2/5/10/20/40): One unit/parcel; minimum parcel areas range from 1 to 40 acres (§ 24-20.A–B, Table 24-20-1). Implements “Foothill Residential.”
  • FCR — Foothill Country Residential (includes FCR-20 in table): Similar to FR; see Table 24-20-1 for minimums and one unit/parcel.
  • RR — Rural Residential (sub-zones RR-5/10): One unit/parcel; minimum parcel 5 or 10 acres (§ 24-20.B, Table 24-20-1). Implements “Rural Residential.”
  • RCR — Rural Country Residential (RCR-10 shown): Similar to RR; one unit/parcel; minimum 10 acres (§ 24-20.B).
  • VLDR — Very Low Density Residential (incl. VLDR-2.5): One unit/parcel; minimum parcel 1.0–2.5 acres (§ 24-20.B). VLDR has its own side/rear yard matrix (§ 24-20.C, Table 24-20-3).
  • VLDCR — Very Low Density Country Residential: One unit/parcel; minimum parcel 1 acre (§ 24-20.B). Micro wind systems are not permitted in VLDCR (note) (§ 24-19 notes).
  • LDR — Low Density Residential: One unit/parcel; minimum parcel 13,500 sq ft (§ 24-20.B).
  • MDR — Medium Density Residential: One unit/parcel; minimum parcel 6,000 sq ft (§ 24-20.B).
  • MHDR — Medium High Density Residential: Up to 14 du/ac; single-family, duplex, multi-family permitted; some non-residential uses conditionally allowed (§ 24-19.I).
  • HDR — High Density Residential: 14–20 du/ac; similar allowances to MHDR with higher density (§ 24-19.J).
  • VHDR — Very High Density Residential: 20–30 du/ac; highest residential densities in unincorporated areas (§ 24-19.K).

Additional residential standards include animal-keeping limitations (e.g., rooster prohibition on parcels <5 acres; hen quantity limits) (§ 24-158.H).

Commercial and Mixed-Use Zones

Across commercial/mixed-use zones, FAR maximums by zone: GC 0.4, NC 0.3, CC 0.2, REC 0.4, SE 0.4, MU-1 0.3, MU-2 0.4, MU-3 0.5 (§ 24-23.B Table 24-23-1; see also § 24-11.B). Commercial residential density allowances vary by zone; see the table.

  • GC — General Commercial: Retail and service uses serving a broad area; up to 14 du/ac if residential allowed per table context; FAR 0.4 (§ 24-22; § 24-23.B). Implements “Retail.”
  • NC — Neighborhood Commercial: Smaller-scale retail/services; up to 6 du/ac where allowed; FAR 0.3 (§ 24-22; § 24-23.B).
  • CC — Community Commercial: Community-scale retail/services; FAR 0.2 (§ 24-23.B).
  • REC — Recreation Commercial: Seasonal cabins, restaurants, retail, and similar visitor-serving uses; FAR 0.4; special “expansion/replacement” allowances exist for Jonesville seasonal cabins with Administrative or Minor Use Permits (§ 24-22.F; § 24-24.D–E). Implements “Recreation Commercial.”
  • SE — Sports and Entertainment: Sports facilities, theaters, amphitheaters, with related commercial uses; FAR 0.4; unique operational standards (e.g., traffic/security plan) (§ 24-24). Implements “Sports and Entertainment.”
  • MU-1/2/3 — Mixed Use: Allows integrated residential and commercial near one another. Residential density ranges from 6 to 20 du/ac depending on MU subtype, with FAR 0.3–0.5 (§ 24-22.F; § 24-23.B). Implements “Mixed Use.”

Setbacks/height for commercial/mixed-use are set in § 24-23.C (consult Development Standards for building placement).

Industrial Zones

  • LI — Light Industrial: Light industrial/service commercial with limited impacts; caretaker quarters and live/work possible; FAR 0.4 (§ 24-25.A; § 24-27.A). Emergency shelters are permitted in LI (§ 24-26, table). Implements “Industrial.”
  • GI — General Industrial: Broader industrial; heavy manufacturing and timber/ag processing with CUP; FAR 0.5 (§ 24-25.B; § 24-27.A).
  • HI — Heavy Industrial: Full range of industrial; retail/personal service/restaurant uses are not allowed; FAR 0.5 (§ 24-25.C; § 24-27.A).

Minimum industrial parcel size and width are 10,000 sq ft and 65 ft, respectively; see setbacks/height in § 24-27.B. Some energy systems are restricted (e.g., agricultural wind not allowed; see notes) (§ 24-27.A–B).

Special Purpose Zones

  • PB — Public: Civic/institutional uses; FAR 0.4; flexible setbacks with adjacency protections (§ 24-30.A–B).
  • AIR — Airport: Unscheduled/charter aircraft operations, aircraft services; visitor-serving retail/services with CUP; FAR 0.5; typical front/side setbacks 50/25 ft per table (§ 24-29.A; § 24-30.A–B). Implements “Industrial.”
  • RBP — Research & Business Park: Campus-like R&D, corporate HQ, light manufacturing; accessory retail/services; clustered residential allowed with plan; FAR 0.5; requires Planning Commission approval of a Master Development Plan before development (§ 24-29.A; § 24-30.A).
  • PD — Planned Development: High-quality projects that deviate from standard zoning where consistent with the General Plan; uses and standards set in an approved Development Plan (§ 24-29.B; § 24-32).

Overlays that Affect Land Use

Overlays stack on top of base zones and can allow or restrict additional uses. Always check the parcel’s overlay designations on the Zoning Map and read overlay rules in addition to base zone standards. See Overlay Districts (§ 24-11.C; Table 24-11-2).

Examples with explicit land-use rules retrieved:

  • -PH — Public Housing: Permits residential, health, education, religious, recreation facilities by-right up to 35 ft, with higher residential buildings via Minor Use Permit; density up to 6 du/ac; may combine with PB (§ 24-45.-PH).
  • -RET — Retail: Adds small-scale retail/personal services to residential/industrial areas; thresholds: 1,500 sq ft retail and 1,000 sq ft personal services by-right; larger with Minor Use Permit; development standards mirror NC zone (§ 24-41).
  • -REC — Recreation Commercial Overlay: Allows recreational activities/facilities where base zone prohibits; not applicable over AG, AS, TPZ, PB, AIR (§ 24-40).
  • -RW — Neal Road Recycling, Energy & Waste Facility: Prohibits residential/people-occupied uses; allows a suite of utilities, recycling, energy uses with Administrative/Minor Use/Conditional permits; minimum parcel 2.5 acres (§ 24-44.RW).

Other overlays listed include -AC (Airport Compatibility), -BCC (Butte Creek Canyon), -CH (Cohasset), -DH (Deer Herd Migration), -FP (Urban Flood Protection), -MA (Military Airspace), -NCSP (North Chico Specific Plan), -SH (Scenic Highway), -SMSP (Stringtown Mountain Specific Plan), -UA (Unique Agriculture), -WP (Watershed Protection) (§ 24-11.C). Some have unique parcel size or permit triggers (e.g., Deer Herd Migration overlay references a 40-acre winter range subdivision minimum in the glossary); verify overlay-specific requirements with the County (§ 24-11.C; Glossary).

Quick-use Reference Table (selected highlights)

Zone (unincorporated areas) Typical by-right (P) uses Typical conditional (C/M/A) uses Density/FAR/parcel min Code Reference
AG Crop cultivation, grazing; 1 SFD + 1 ADU Intensive animal ops, mining/oil/gas (CUP) Min parcel 20–160 acres § 24-12.A; § 24-13; § 24-14.A
RC Grazing; limited recreation Mining with Mining Permit (CUP) Min parcel 40 acres; 1 SFD/parcel § 24-16.C; § 24-16.A
VLDR/LDR/MDR Single-family homes; ADUs Mobile home parks (CUP), certain non-res uses 1 unit/parcel; parcel mins per table § 24-19; § 24-20.B–C
MHDR/HDR/VHDR Single-family, duplex, multi-family; ADUs Some public/quasi-public (CUP) 14; 14–20; 20–30 du/ac § 24-19.I–K; § 24-20.B
GC/NC/CC Retail/services (per table) Adult businesses, schools, etc. (permit varies) FAR max 0.4/0.3/0.2 § 24-22; § 24-23.B
MU-1/2/3 Mixed res+commercial near each other Drive-throughs (A) etc. 6–20 du/ac; FAR 0.3–0.5 § 24-22.F; § 24-23.B
LI/GI/HI Light to heavy industry; LI allows shelters (P) Heavy manufacturing, timber/ag processing (C) FAR 0.4/0.5/0.5; parcel min 10,000 sq ft § 24-25; § 24-26; § 24-27.A
AIR Airport-related operations (P) Public-serving retail/services (C) FAR 0.5; typical setbacks 50/25 ft § 24-29.A; § 24-30.A–B
RBP R&D, HQ, light mfg (with plan) Accessory retail/services; clustered res FAR 0.5; Master Dev. Plan required § 24-29.A; § 24-30.A
PD As set in Development Plan As set in Development Plan Per General Plan/Plan § 24-29.B; § 24-32

Cross-cutting standards you must check

  • Setbacks, heights, parcel widths, density/FAR live in each zone’s development standards (e.g., residential Table 24-20-2; commercial Table 24-23; industrial Table 24-27; special purpose Table 24-30). See Development Standards (§ 24-20.C; § 24-23.C; § 24-27.B; § 24-30.B).
  • Parking requirements apply to all uses and districts; base ratios and general rules are in Article 4 (e.g., § 24-93–§ 24-94). See Parking.
  • Some specific uses have additional standards (examples: Drive-throughs § 24-160, Utilities § 24-157, Home Occupations § 24-162). Check the “Applicable Regulations” column in the land use tables.
  • Projects may also be subject to Design Review depending on location and type—verify with the County.

Checklist

  • Identify your parcel’s base zone and any overlays on the County Zoning Map (§ 24-11.D).
  • Confirm your proposed use is listed as P/A/M/C in the applicable land use table (e.g., § 24-19 residential; § 24-22 commercial; § 24-26 industrial; § 24-13 agriculture; § 24-16 natural resource; § 24-29 special purpose).
  • Verify parcel area/width, density or FAR, and setbacks/height per the correct development standards table (e.g., § 24-20, § 24-23, § 24-27, § 24-30).
  • Check overlay-specific permissions or prohibitions (e.g., -RET retail allowances; -PH housing/community uses; -RW prohibitions) (§ 24-41; § 24-45.-PH; § 24-44.RW).
  • Review any use-specific standards flagged in the “Applicable Regulations” column (e.g., § 24-157, § 24-160–§ 24-164).
  • Confirm parking ratios and any special parking studies if required (§ 24-93–§ 24-94). See Parking.
  • If existing development is nonconforming or you seek relief from a standard, review Nonconforming Uses and Variances and Exceptions, and Verify with the jurisdiction.

Risks & Ambiguities

Issue Why it matters What to verify
Unlisted uses Not allowed unless deemed “equivalent” by Zoning Administrator (§ 24-8.C) Request a use-equivalency determination early; document intensity and compatibility.
Split-zoned parcels Different parts of a parcel can have different rules (§ 24-8.E) Where the zone line lies and which standards apply to each portion.
Overlay constraints Overlays can add prohibitions or new permissions (e.g., -RET, -RW, -PH) Read overlay section text; some overlays (e.g., -RW) prohibit any people-occupied uses (§ 24-44.RW).
Agricultural adjacency Residential near orchards/vineyards may trigger extra setbacks (§ 24-20.C notes) Whether § 24-56.1 applies to your residential project.
Industrial/residential interface LI allows emergency shelters; HI prohibits retail/services (§ 24-26; § 24-25.C) Neighborhood sensitivities and compatibility; consider Design Review.
Energy facilities on ag land Solar/wind siting has restrictions in ag/natural resource zones (notes in § 24-14; § 24-19; § 24-27) Whether your parcel qualifies for utility-scale solar/wind; consult § 24-157 and zone notes.

Plain-English Summary

In unincorporated Butte County, your base zone (AG, FR, MDR, GC, LI, etc.) determines what you can do on your land and at what size or intensity, and any overlay can further modify those rules. Check the zone’s land use table to see if your use is permitted outright or needs a permit, then confirm parcel size, density/FAR, setbacks, height, parking, and any overlay requirements; if a use isn’t listed, you’ll need an equivalency determination or to change the project.

Source References

  • Zoning Ordinance purpose/title/consistency: § 24-1; § 24-2; § 24-3.
  • Rules of interpretation (unlisted uses, split zoning): § 24-8.C–E.
  • Base and overlay zones, Zoning Map adoption: § 24-11.B–D (Tables 24-11-1/2).
  • Agriculture zones: § 24-12; § 24-13; AG sub-zones/dev. standards § 24-14.
  • Natural resource zones (TM, TPZ, RC): § 24-16, Table 24-16-1 and zone descriptions.
  • Residential land use and development standards: § 24-19; § 24-20 (Tables 24-20-1/2/3).
  • Commercial/mixed-use land use and development standards: § 24-22; § 24-23 (Table 24-23-1).
  • Sports & Entertainment zone: § 24-24.
  • Industrial zones, land use, and development standards: § 24-25; § 24-26 (Table 24-26-1); § 24-27 (Tables 24-27-1/2).
  • Special purpose zones and standards: § 24-29; § 24-30 (Tables 24-30-1/2); PD procedures § 24-32.
  • Overlays: -PH § 24-45; -RET § 24-41; -REC § 24-40; -RW § 24-44; overlay list § 24-11.C.
  • Parking requirements and general provisions: § 24-93; § 24-94.

Sources

Retrieved passages

  • Butte County Zoning Code (§ 1) High relevance
  • Butte County Zoning Code (Article 31) High relevance
  • Butte County Zoning Code (Article 26) High relevance
  • Butte County Zoning Code (Section 24-8G.5) High relevance
  • Butte County Zoning Code (§ 1) High relevance
  • Butte County Zoning Code (§ 1) Medium relevance
  • Butte County Zoning Code (Section 24-32) Medium relevance
  • Butte County Zoning Code (Article 7) Medium relevance
  • Butte County Zoning Code (§ 1) High relevance
  • Butte County Zoning Code High relevance
  • Butte County Zoning Code Medium relevance
  • Butte County Zoning Code (Section 24-27) Medium relevance
  • CBC § 156 (Article III) Medium relevance
  • Butte County Zoning Code (§ 1) Medium relevance
  • Butte County Zoning Code (§ 1) Medium relevance

Cited sections

Frequently asked questions

What can I build on a VLDR or LDR lot in unincorporated Butte County?

Typically one single-family home plus one accessory dwelling unit per legal parcel. VLDR and LDR have minimum parcel sizes of 1 acre (VLDR) and 13,500 sq ft (LDR), with front setbacks around 20 ft and height up to 35 ft; see Tables 24-20-1 and 24-20-2 (§ 24-20.B–C).

Are emergency shelters allowed in industrial zones?

Yes—emergency shelters are permitted in the LI zone per the industrial land use table; check for any development standards that still apply (§ 24-26, Table 24-26-1).

How many homes can I build in MHDR, HDR, or VHDR?

MHDR allows up to 14 du/ac; HDR allows 14–20 du/ac; VHDR allows 20–30 du/ac. Standard heights are generally up to 35 ft unless otherwise noted; confirm parcel and setback standards in § 24-20.B–C and § 24-19.I–K.

Can I add retail in a residential or industrial area?

Potentially, if the parcel has the -RET Retail Overlay. By-right allowances include up to 1,500 sq ft of general retail and 1,000 sq ft of personal services; larger formats need a Minor Use Permit (§ 24-41).

What are the main setbacks for single-family zones?

Front setbacks are typically 20 ft in FR/FCR, RR/RCR, VLDR, VLDCR, LDR, and MDR; MHDR/HDR/VHDR front setbacks are 10 ft. Side and rear setbacks vary by zone (see Tables 24-20-2 and 24-20-3) (§ 24-20.C).

Are solar or wind energy systems allowed on ag or rural land?

Some are, but with limits. For example, certain solar utilities are restricted on high-value ag lands, and wind energy systems have zone-specific permit requirements or prohibitions (see notes in § 24-14; § 24-19; § 24-27; and § 24-157). Verify project type and location.

What uses are allowed in the Airport (AIR) zone?

AIR permits unscheduled air carriers, charter operations, aircraft sales/service/storage, and offices. Visitor-serving retail/services can be allowed with a CUP; FAR 0.5 and front/side setbacks of 50/25 ft apply (§ 24-29.A; § 24-30.A–B).

Do ADUs require a special zone?

No. ADUs are permitted in all residential zones by ordinance, though lot coverage, height, and placement must meet development standards; see Table 24-20-1 notes and state rules under California ADU law (§ 24-20.B notes).

Where do I find parking ratios for my use?

In the zoning ordinance’s parking chapter; the County can also require a parking demand study for unlisted uses. See § 24-93–§ 24-94 and the Parking reference.

What if my proposed use isn’t listed in the table?

It’s not allowed unless the Zoning Administrator finds it equivalent to a listed use and consistent with the General Plan (§ 24-8.C). Ask for an equivalency determination early.

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