Butte County — Overlay Districts

Last reviewed: July 6, 2026

Overview

Butte County’s overlay zones are add-on zoning layers that apply additional, site-specific rules on top of a parcel’s base zoning in the unincorporated areas. Overlays can change what uses are allowed, add development standards, or trigger extra review steps. If an overlay requirement conflicts with the base zone, the overlay controls; if two overlays conflict, the Zoning Administrator decides which applies, case by case per § 24-33 . Start with your base zone under Butte County Zoning, then check the overlay list on the zoning map and the sections below.

If a parcel in the unincorporated areas has both a base zone and one or more overlays, follow the overlay rules first; the Zoning Administrator resolves any conflict between overlays (§ 24-33) .

How to read and use overlays

• Overlays “combine” with base zones and often keep base permissions unless the overlay adds or limits something specific (§ 24-33) .
• The County lists its overlays and symbols (e.g., -AC, -SH) in Table 24-11-2; you’ll see these suffixes on the Zoning Map (§ 24-11.C–D) .
• Several overlays implement adopted plans (specific plans/neighborhood plans). In those areas, the plan’s standards control if they conflict with the Zoning Ordinance (§ 24-33) .

Overlay-by-Overlay Districts

Airport Compatibility (-AC)

• Purpose and where it applies: Ensures land use compatibility around airports; applies inside Airport Influence Areas designated by the Butte County Airport Land Use Compatibility Plan (§ 24-34.A–B) .
• Uses: Projects must meet ALUCP compatibility criteria unless overruled by the Board per state law (§ 24-34.C) .
• Key process: The County must send certain actions (General Plan, specific plan, or zoning/building code amendments) to the ALUC for review before final action (§ 24-34.D) .
• Tip: Coordinate early if you’re near an airfield; findings and ALUC timing can affect schedules.

Butte Creek Canyon (-BCC)

• Purpose and where it applies: Preserves scenic, historic, and ecological qualities of Butte Creek Canyon; see -BCC overlay map (§ 24-34.1.A, C.1) .
• Applicability limits: May combine with most base zones but not AG-160, TM, TP, or Industrial (though it may be reapplied if those zones are later rezoned) (§ 24-34.1.C.2) .
• Uses: Existing legal uses/structures remain; expansions/modifications must follow overlay and Butte County Nonconforming Uses rules (§ 24-34.1.C.3) .
• Key standards:
  • Extra public notice by email list when a hearing is required (§ 24-34.1.D.1) .
  • Hillside limits start at >15% slopes; vegetation removal is tightly restricted with enumerated exceptions (§ 24-34.1.D.2) .
  • Clustered development is prohibited (§ 24-34.1.D.3) .
  • Ridgeline development requires site-specific setback analysis; locations on the map are approximate (§ 24-34.1.D.4) .

Chapman Mulberry (-CM)

• Purpose and where it applies: Implements the Chapman Mulberry Neighborhood Plan within its mapped area (§ 24-35.A–B) .
• Uses/standards: Development must comply with the adopted neighborhood plan; if that plan conflicts with the Zoning Ordinance, the plan controls (§ 24-35.C) .

Cohasset (-CH)

• Purpose and where it applies: Applies to the Cohasset Planning Area to protect foothill character and address natural hazards (§ 24-36.A–B) .
• Uses: Same as base zone (§ 24-36.D) .
• Key standards:
  • Hillside development thresholds at >30% slopes (only if no feasible alternative and all other standards met) (§ 24-36.E) .
  • Min. setbacks: 30 ft from all property lines; min. 60 ft separation between structures (§ 24-36.F–G) .
  • Private driveway widths increase when ≥200 ft long (§ 24-36.H) .

Deer Herd Migration (-DH)

• Purpose and where it applies: Protects migratory deer habitat; can combine with any base zone; implements General Plan winter/critical winter overlays (§ 24-37.A–B) .
• Land division: Min. parcel sizes—20 acres (winter range) and 40 acres (critical winter) (§ 24-37.D) .
• Site design: Clustering allowed; fencing must be deer-passable (≥16 in bottom gap; max 48 in height; smooth or similar materials), with exemptions for home sites, livestock corrals, and certain kennels (§ 24-37.E–F) .

North Chico Specific Plan (-NCSP)

• Purpose and where it applies: Applies within the North Chico Specific Plan area; the plan’s provisions control over zoning where they conflict (§ 24-38.A–C) .

Public Housing (-PH)

• Purpose and where it applies: Supports publicly controlled sites for housing and related community services; may be combined with the Public base zone (§ 24-39.A–B) .
• Uses: As-of-right residential up to 35 ft in height plus clinics, education, religious, admin/support uses, utilities, transit amenities; minor and conditional use permits allow taller multifamily and small-scale supportive commercial/personal services consistent with the site’s public housing purpose (§ 24-39.C) .
• Key standards: Density up to 6 units/acre; min. parcel size 5 acres; other standards per base zone (§ 24-39.D) .

Recreation Commercial (-REC)

• Purpose and where it applies: Enables recreation-serving uses where base zones would prohibit them; may combine with any base zone except AG, AS, TPZ, PB, AIR (§ 24-40.A–B) .
• Uses: Includes permitted uses such as bed and breakfasts; additional allowed/conditioned uses are established in § 24-40.C (Not found in retrieved materials beyond “Bed and Breakfasts.”) .
• Standards: Same as base zone unless otherwise specified (§ 24-40.C) .

Retail (-RET)

• Purpose and where it applies: Allows limited retail and services in residential or industrial areas that need them (§ 24-41.A–B) .
• Uses: As-of-right small-format general retail (≤1,500 sf) and personal services (≤1,000 sf); larger retail/services, offices, restaurants, drive-throughs, lodging, and some auto-related uses require a Minor Use Permit (§ 24-41.C) .
• Standards: Commercial development follows Neighborhood Commercial (NC) standards (§ 24-41.D) and Butte County Development Standards by reference (§ 24-41.D) .

Scenic Highway (-SH)

• Purpose and where it applies: Preserves aesthetics within 350 feet of designated scenic highway rights-of-way (§ 24-42.A–B) .
• Permits: Most building-permit–triggering development also needs a Minor Use Permit; single-family homes, their accessory structures, small parking areas (≤10 spaces), and demolitions are exempt; walls/fences require an Administrative Permit (§ 24-42.C) .
• Key standards: Underground utilities; strict sign limits (no off-site, temporary, or freestanding signs); wall/fence quality and view protection; findings required for design quality and view maintenance (§ 24-42.D–F) . See also Butte County Signage for sign rules countywide.

Stringtown Mountain Specific Plan (-SMSP)

• Purpose and where it applies: Implements the Stringtown Mountain Specific Plan; the plan controls over zoning on conflicts (§ 24-43.A–C) .

Neal Road Recycling, Energy, and Waste Facility (-RW)

• Purpose and where it applies: Buffers and enables compatible, value-added recycling/energy uses near the Neal Road facility; mapped to the facility, adjacent industrial land, and 2,000 ft outward (§ 24-44.A–B) .
• Uses: Prohibits residential and people-occupied uses (e.g., hotels, hospitals). Allows utilities and, with permits, composting, anaerobic digestion, solar/wind, septage receiving, recycling, and broader industrial/service uses; major utilities and industrial processing may need a CUP (§ 24-44.D) .
• Standards: Min. parcel size 2.5 acres; otherwise follow base-zone standards and industrial standards in § 24-27; visual assessments near SR-99 may be required (§ 24-44.E) .

Unique Agriculture (-UA)

• Purpose and where it applies: Supports small-scale, historic, or specialty agriculture with agritourism in AG, RR, and FR zones (§ 24-45.A–B) .
• Uses: By right: one B&B, farm tours, farmstays, and special events; small restaurants/cafes (≤16 seats) by Minor Use Permit (§ 24-45.C) .
• Event caps and operations: Max attendees scale with parcel size (50–350; single events up to 400 by Administrative Permit), with set hours and a 60 dB max at property line (§ 24-45.C.2) .
• Standards: Processing limited to products grown within the -UA; on-site signs allowed by admin permit; minimum on-site parking per § 24-93; retail hours typically 8 a.m.–6 p.m. unless modified (§ 24-45.D) .

Watershed Protection (-WP)

• Purpose and where it applies: Maintains and improves water quality in sensitive watershed areas (Firhaven Creek; Paradise and Magalia Reservoirs) (§ 24-46.A–B) .
• Uses/land divisions: Keep existing parcel sizes; no further division; no rezoning to smaller minimum parcel sizes (§ 24-46.C.1–2) .
• Key standards:
  • Show that cumulative sewage/runoff impacts are not adverse before rezones/discretionary permits (§ 24-46.C.3) .
  • Accessory dwelling units and any new/modified/expanded sewage system require an erosion and sediment control plan (§ 24-46.C.4) . See California ADU law for state ADU rules.
  • Prohibits clustered development (§ 24-46.C.5) and caps impervious surface at 50% (§ 24-46.D) .
  • Vegetative buffers: lakes/reservoirs 200 ft; rivers/streams 100 ft; prohibits structures, grading, pesticides, septic, and paving in buffers; extra septic setbacks apply (§ 24-46.E–F) .
  • Seasonal erosion controls, surfacing for new driveways, and rainy-season restrictions (§ 24-46.G–H) .

Military Airspace (-MA)

• Purpose and where it applies: Protects safety within Military Operations Areas (MOA); mapped floor/ceiling elevations appear on the County’s Military Overlay Zone Map (§ 24-47.A–B) .
• Uses/permits: Any new development that could penetrate the MOA floor needs an Administrative Permit or Minor Use Permit; projects are reviewed for hazards to military operations (e.g., steam/dust/smoke, glare/lights, or physical obstructions) (§ 24-47.C.1) .
• Key standards:
  • “Penetration” includes physical and visual obstructions; wind turbine height measured to blade tip in vertical position (§ 24-47.C.2–3) .
  • For structures above the MOA floor, written military concurrence is normally required; absent timely response, the Zoning Administrator may act; the Board can approve on specific findings (§ 24-47.D.1–3) .

Urban Flood Protection (-FP)

• Purpose and where it applies: Ensures an Urban Level of Flood Protection in mapped two‑hundred‑year floodplains with >3 ft inundation; stricter provisions prevail where base rules differ (§ 24-47.1.A–B) .
• Uses: New structural projects are prohibited unless flood-protection findings are made pursuant to referenced Building Code provisions; new health-care and government facilities are prohibited unless an exception is justified (§ 24-47.1.C) . For state building requirements, see California Building Standards Code.

Key overlay triggers and standards (selected)

Practical notes

• Overlays rarely replace base-zone dimensional rules; most say “same as base,” unless the overlay states otherwise. Always cross-check Butte County Development Standards.
• Aesthetics: The -SH overlay imposes undergrounding and sign limits; coordinate early on architecture and Butte County Design Review expectations even if a separate “design review” step isn’t named (§ 24-42.E–F) .
• Operations: The -UA overlay sets event caps, hours, noise, and parking references; plan circulation, restrooms, and neighbors’ tolerance accordingly (§ 24-45.C–D) .
• Public notices: The -BCC overlay adds an email-notice step to hearings—build it into your timeline (§ 24-34.1.D.1) .

Checklist

• Confirm your parcel’s base zone and overlays on the County Zoning Map and start from Butte County Land Use and Butte County Zoning designations (§ 24-11.D) .
• If in -AC, check ALUCP consistency and whether ALUC review is triggered (§ 24-34.C–D) .
• If in -SH, factor in a Minor Use Permit for building-permit projects and design findings (§ 24-42.C–F) .
• If in -UA, size your events to parcel area, meet hours/noise, and verify parking (§ 24-45.C–D) .
• If in -WP, map vegetative buffers, keep impervious ≤50%, and prepare erosion control; ADUs require an erosion plan (§ 24-46.C–H) .
• If in -DH, confirm min. parcel size for any land division and use wildlife-friendly fences (§ 24-37.D–F) .
• If in -MA, calculate whether structures or emissions “penetrate” the MOA floor; seek military concurrence where needed (§ 24-47.C–D) .
• If in -FP, determine whether flood findings under referenced Building Code provisions are possible (§ 24-47.1.C) . For building standards, see California Building Standards Code.
• If in -RW, confirm residential uses are prohibited and check if your use category needs MUP or CUP (§ 24-44.D) .
• If in -BCC, confirm slope limits, vegetation removal exceptions, and whether ridgeline rules apply (§ 24-34.1.D) .
• If multiple overlays apply, consult Planning; the Zoning Administrator decides which overlay standard governs conflicts (§ 24-33) . Consider Butte County Variances and Exceptions if strict application creates hardship.

Risks & Ambiguities

Plain-English Summary

In the unincorporated areas, Butte County overlays sit on top of base zoning to add targeted rules—like extra review by the Airport Land Use Commission near airports, deer‑friendly fencing in migration areas, scenic‑corridor design limits, agritourism event caps, watershed buffers, military airspace height controls, or flood restrictions. Check the zoning map for overlay codes, then tailor your design, uses, and permits to those overlay requirements first, before you rely on base-zone allowances.

Source References

• § 24-11.C–D (overlay list; Zoning Map)
• § 24-33 (purpose and conflict resolution for overlays)
• § 24-34 (-AC Airport Compatibility; ALUC review)
• § 24-34.1 (-BCC Butte Creek Canyon; slope/vegetation/ridgeline; notice)
• § 24-35 (-CM Chapman Mulberry)
• § 24-36 (-CH Cohasset)
• § 24-37 (-DH Deer Herd Migration)
• § 24-38 (-NCSP North Chico Specific Plan)
• § 24-39 (-PH Public Housing)
• § 24-40 (-REC Recreation Commercial)
• § 24-41 (-RET Retail)
• § 24-42 (-SH Scenic Highway)
• § 24-43 (-SMSP Stringtown Mountain)
• § 24-44 (-RW Neal Road Recycling/Energy/Waste Facility)
• § 24-45 (-UA Unique Agriculture)
• § 24-46 (-WP Watershed Protection)
• § 24-47 (-MA Military Airspace)
• § 24-47.1 (-FP Urban Flood Protection)
• Chapter 24 – Zoning (general applicability; title)

Retrieved passages

• Butte County Zoning Code (Article 7) High relevance show source text
• CBC § 1 (§ 1) High relevance show source text
• Butte County Zoning Code (Section 2493) High relevance show source text
• CBC § 1 (Section 24-246) High relevance show source text
• Butte County Zoning Code (Section 24-27) High relevance show source text
• Butte County Zoning Code (Article VII) Medium relevance show source text
• Butte County Zoning Code (§ 1) Medium relevance show source text
• Butte County Zoning Code (§ 1) Medium relevance show source text
• Butte County Zoning Code (§ 1) Medium relevance show source text
• CBC § 1 (Section 21676.) Medium relevance show source text
• CBC § 24 (Article III) Medium relevance show source text
• Butte County Zoning Code (Section 24-156.) Medium relevance show source text
• Butte County Zoning Code Medium relevance show source text
• CBC § 3 (§ 3) High relevance show source text
• CBC § 1 (§ 1) Medium relevance show source text
• Butte County Zoning Code (chapter and) Medium relevance show source text
• Butte County Zoning Code (Section 4290.) Medium relevance show source text

Cited sections

• § 24-11.C–D (overlay list; Zoning Map) (§ 24-11.C)
• § 24-33 (purpose and conflict resolution for overlays) (§ 24-33)
• § 24-34 (-AC Airport Compatibility; ALUC review) (§ 24-34)
• § 24-34.1 (-BCC Butte Creek Canyon; slope/vegetation/ridgeline; notice) (§ 24-34.1)
• § 24-35 (-CM Chapman Mulberry) (§ 24-35)
• § 24-36 (-CH Cohasset) (§ 24-36)
• § 24-37 (-DH Deer Herd Migration) (§ 24-37)
• § 24-38 (-NCSP North Chico Specific Plan) (§ 24-38)
• § 24-39 (-PH Public Housing) (§ 24-39)
• § 24-40 (-REC Recreation Commercial) (§ 24-40)
• § 24-41 (-RET Retail) (§ 24-41)
• § 24-42 (-SH Scenic Highway) (§ 24-42)
• § 24-43 (-SMSP Stringtown Mountain) (§ 24-43)
• § 24-44 (-RW Neal Road Recycling/Energy/Waste Facility) (§ 24-44)
• § 24-45 (-UA Unique Agriculture) (§ 24-45)
• § 24-46 (-WP Watershed Protection) (§ 24-46)
• § 24-47 (-MA Military Airspace) (§ 24-47)
• § 24-47.1 (-FP Urban Flood Protection) (§ 24-47.1)
• Chapter 24 – Zoning (general applicability; title) (Chapter 24)
• ButteCounty_ZoningCode.md

• Official Butte County code library