Local zoning · Butte County

Butte County — Zoning

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

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Last reviewed: July 6, 2026

Overview

Butte County regulates land use in its unincorporated areas through Chapter 24 — Zoning of the Butte County Code. This ordinance implements the General Plan, sets base and overlay zones, and adopts an official electronic Zoning Map maintained by Development Services. No land or structure in the unincorporated areas may be used except in compliance with this ordinance. See the Butte County zoning & planning overview for context.

Plain-English keystone: In unincorporated Butte County, your project must match the allowed uses and development standards of your property’s base zone and any overlay zones shown on the official Zoning Map (§ 24-5.A, § 24-11.D).

Use the sections and tables below to identify what your zone allows, then cross-check setbacks, height, floor area ratio (FAR), and any overlays. Related standards commonly interact with Development Standards, Parking, Design Review, Overlay Districts, and Land Use.

How Butte County’s Zoning Is Organized

  • Applicability: The Zoning Ordinance applies to all land, uses, and structures in unincorporated Butte County (§ 24-5.A–B).
  • Zoning Map: Board-adopted, electronic, and updated by Development Services (§ 24-11.D).
  • Base zones: Agriculture, Natural Resource, Residential, Commercial & Mixed Use, Industrial, and Special Purpose (§ 24-11.A–B).
  • Overlay zones: e.g., -RET Retail, -SH Scenic Highway, -BCC Butte Creek Canyon, -AC Airport Compatibility, among others (§ 24-11.C).
  • Permit keys in land use tables: P (Permitted), A (Administrative Permit), M (Minor Use Permit), C (Conditional Use Permit), “—” (not allowed); see § 24-8G.5 notes as referenced in multiple tables.

Decision-Ready At-a-Glance Standards

Below are frequently-checked dimensional limits in unincorporated Butte County. Always confirm your parcel’s precise zone and overlay(s) on the official Zoning Map (§ 24-11.D).

Zone family Typical min. parcel/width Typical density or FAR Typical setbacks/height summary Code Reference
Agriculture — AG-20/40/80/160 20/40/80/160 acres; 65 ft width 1 unit/parcel Front 20 ft; interior side 25 ft or 5% lot width (≥ 5 ft); rear 25 ft; res. height 35 ft § 24-12.A; § 24-14 (Tables 24-14-1, -2)
Agriculture Services — AS 20,000 sq ft; 50 ft width FAR up to 0.8 See same agricultural standards table for setbacks/height § 24-12.B; § 24-14 (Tables 24-14-1, -2)
Residential — FR/FCR/RR/RCR/VLDR/VLDCR/LDR/MDR Varies: 1 acre–40 acres (FR/FCR), 5–10 acres (RR/RCR), 1 acre (VLDR/VLDCR), 13,500 sq ft (LDR), 6,000 sq ft (MDR) Mostly 1 unit/parcel; ADUs permitted in all residential zones Front typically 20 ft (HDR/VHDR: 10 ft front); sides 5–10 ft; see VLDR side/rear table by parcel size § 24-20.B–C (Tables 24-20-1, -2, -3)
Multi-Family — MHDR/HDR/VHDR 3,500 sq ft; 35 ft width ≤14 du/ac (MHDR); 14–20 du/ac (HDR); 20–30 du/ac (VHDR) Front 20 ft (MHDR) / 10 ft (HDR/VHDR); sides 5 ft; height per zone § 24-20.B–C (Tables 24-20-1, -2)
Commercial & Mixed-Use — GC/NC/CC/REC/SE/MU-1/2/3 Generally 10,000 sq ft; 65 ft width FAR: 0.4 (GC/REC/SE), 0.3 (NC/MU-1), 0.2 (CC); MU densities per MU tier (e.g., MU-3: 15–20 du/ac) Setbacks/height per zone table § 24-23.B–C (Table 24-23-1, -2)
Industrial — LI/GI/HI 10,000 sq ft; 65 ft width FAR: 0.4 (LI), 0.5 (GI/HI) Setbacks/height per zone table § 24-25; § 24-27 (Tables 24-27-1, -2)
Special Purpose — PB/AIR/RBP/PD PB: n/a; AIR: 10,000 sq ft / 65 ft; RBP: 1 acre / 100 ft FAR: 0.4 (PB), 0.5 (AIR/RBP); PD per plan PB front “none” unless adjacent to residential; AIR front 50 ft; RBP height 60 ft; PB height “none”; AIR height 35 ft § 24-30.A–B (Tables 24-30-1, -2); § 24-32 (PD)

Note: Separation between structures may reference the California Building Standards Code in some tables.

District-by-District Breakdown (Unincorporated Areas)

Agriculture Zones

  • AG-20

    • Purpose/setting: Long-term agriculture; allows one home plus related agricultural uses (§ 24-12.A).
    • Typical uses: Crop cultivation, animal grazing; more intensive activities (e.g., dairies) need a CUP (§ 24-12.A; § 24-13).
    • Key standards: Min parcel 20 acres; 1 unit/parcel; front 20 ft, interior side 25 ft or 5% width (≥ 5 ft), rear 25 ft; residential height 35 ft (Tables 24-14-1, -2).
    • Where applied: Agricultural areas allowing 20-acre minimums per the Zoning Map (§ 24-11.D).

  • AG-40

    • As AG-20, but min parcel 40 acres; other standards are the same (Tables 24-14-1, -2).

  • AG-80

    • As AG-20, but min parcel 80 acres (Tables 24-14-1, -2).

  • AG-160

    • As AG-20, but min parcel 160 acres (Tables 24-14-1, -2).

  • AS (Agriculture Services)

    • Purpose/setting: Agricultural support uses (e.g., equipment sales, light manufacturing) with higher intensity; residential generally not allowed except caretaker quarters (Admin Permit) (§ 24-12.B).
    • Key standards: Min parcel 20,000 sq ft; FAR up to 0.8; setbacks/height per agriculture standards table (§ 24-14; Tables 24-14-1, -2).

  • Rezoning note: Rezoning from larger to smaller AG sub-zones (e.g., AG-40 → AG-20) must meet additional criteria (ag buffers, stewardship plan, flood/erosion findings, Williamson Act) (§ 24-12, “Rezoning from Larger to Smaller Agriculture Sub-Zones”).

Natural Resource Zones

  • TM (Timber Mountain)

    • Purpose/setting: Forestry/timber lands; resource-based uses. Min parcel 160 acres; 1 unit/parcel (Table 24-17-1).
    • Standards: Setbacks/height per Table 24-17-2 (§ 24-17.B).

  • TPZ (Timber Production Zone)

    • Purpose/setting: Lands devoted to timber production; CUP findings must ensure compatibility with timber operations (note to § 24-17/land use tables).
    • Key standards: Min parcel 160 acres; 1 unit/parcel; setbacks/height per Table 24-17-2 (§ 24-17.A–B).

  • RC (Resource Conservation)

    • Purpose/setting: Resource conservation/open lands. Min parcel 40 acres; 1 unit/parcel (Table 24-17-1).
    • Standards: Setbacks/height per Table 24-17-2 (§ 24-17.B).

Residential Zones (Single-Family Emphasis)

  • FR-1 / FR-2 / FR-5 / FR-10 / FR-20 / FR-40 (Foothill Residential)

    • Purpose/setting: Large-lot homes/small farmsteads in foothills; sensitive siting (§ 24-19.A).
    • Key standards: Min parcels of 1–40 acres by sub-zone; 1 unit/parcel, ADUs permitted; front 20 ft; side 10 ft (Table 24-20-1, -2).

  • FCR-20 (Foothill Country Residential)

    • Similar to FR but more protective of country setting; min 20 acres; 1 unit/parcel, ADU permitted; front 20 ft; side 10 ft (§ 24-19.B; Table 24-20-1, -2).

  • RR-5 / RR-10 (Rural Residential)

    • Purpose/setting: Rural homes/small farmsteads; compatible with agriculture (§ 24-19.C).
    • Key standards: Min 5 or 10 acres; 1 unit/parcel, ADU permitted; front 20 ft; side 10 ft (Table 24-20-1, -2).

  • RCR-10 (Rural Country Residential)

    • Purpose/setting: Quiet country-like areas; min 10 acres; 1 unit/parcel, ADU permitted (§ 24-19.D; Table 24-20-1).

  • VLDR / VLDR-2.5 (Very Low Density Residential)

    • Purpose/setting: Single-family neighborhoods; min 1 acre (or 2.5 acres in VLDR-2.5); 1 unit/parcel, ADU permitted (§ 24-19.E; Table 24-20-1).
    • Setbacks: Front 20 ft; side/rear per Table 24-20-3 by parcel size (§ 24-20.C).

  • VLDCR (Very Low Density Country Residential)

    • Purpose/setting: Large-lot single-family near differing adjacent uses; min 1 acre; 1 unit/parcel, ADU permitted (§ 24-19.F; Table 24-20-1).

  • LDR (Low Density Residential)

    • Purpose/setting: Low-density neighborhoods; min 13,500 sq ft; 1 unit/parcel, ADU permitted (§ 24-19.G; Table 24-20-1).

  • MDR (Medium Density Residential)

    • Purpose/setting: Moderate densities; min 6,000 sq ft; 1 unit/parcel, ADU permitted (§ 24-19.H; Table 24-20-1).

Note on ADUs: ADUs are permitted in all residential zones (see Table 24-20-1 notes), with additional state constraints; see California ADU law. In FR/FCR/RR/RCR/VLDR/VLDCR/LDR/MDR zones, only one primary dwelling plus one ADU is allowed per parcel (Table 24-20-1 notes).

Residential Zones (Multi-Family Emphasis)

  • MHDR (Medium High Density Residential)

    • Allowable density: up to 14 du/ac; typical housing types include single-family, duplex, multi-family; ADUs permitted (§ 24-19.I; Table 24-20-1).

  • HDR (High Density Residential)

    • Allowable density: 14–20 du/ac; broader multi-family mix; ADUs permitted (§ 24-19.J; Table 24-20-1).

  • VHDR (Very High Density Residential)

    • Allowable density: 20–30 du/ac; highest multi-family densities in unincorporated areas; ADUs permitted (§ 24-19.K; Table 24-20-1).

Setbacks across residential districts: Fronts are typically 20 ft (HDR/VHDR: 10 ft), side yards 5–10 ft by zone, with VLDR side/rear varying by parcel size (Tables 24-20-2, -3). Separation between structures can reference the California Building Standards Code (Table 24-20-2 note).

Commercial & Mixed-Use Zones

  • GC (General Commercial)

    • Intensity: FAR up to 0.4; residential up to 14 du/ac per Table 24-23-1; setbacks/height per Table 24-23-2. Uses are listed in the commercial land use tables (§ 24-22; § 24-23.B–C).

  • NC (Neighborhood Commercial)

    • Intensity: FAR up to 0.3; residential up to 6 du/ac (MU-type standards differ); setbacks/height per Table 24-23-2 (§ 24-23.B–C).

  • CC (Community Commercial)

    • Intensity: FAR up to 0.2; residential limited (1 unit/parcel); setbacks/height per Table 24-23-2 (§ 24-23.B–C).

  • REC (Recreation Commercial)

    • Intensity: FAR up to 0.4; minor expansions or replacements may proceed via Administrative or Minor Use Permit under size limits (§ 24-23.B; § 24-23.D).

  • SE (Sports & Entertainment)

    • Intensity: FAR up to 0.4; special operational standards (e.g., traffic/security plans) (§ 24-23.B; § 24-24.E).

  • MU-1 / MU-2 / MU-3 (Mixed Use)

    • Intensity: FAR 0.3–0.5; residential ranges: MU-1 ≤6 du/ac, MU-2: 7–14 du/ac, MU-3: 15–20 du/ac; setbacks/height per Table 24-23-2 (§ 24-23.B–C).

Industrial Zones

  • LI (Light Industrial)

    • Purpose/uses: Light industrial/service commercial; limited customer-serving retail; live/work and caretaker quarters only for residential; FAR 0.4 (§ 24-25.A).
    • Standards: Min parcel 10,000 sq ft; 65 ft width; setbacks/height per Table 24-27-2 (§ 24-27.A–B).

  • GI (General Industrial)

    • Purpose/uses: Broader industrial; may include agricultural/timber processing with CUP; FAR 0.5 (§ 24-25.B).
    • Standards: Same parcel minima; setbacks/height per Table 24-27-2 (§ 24-27).

  • HI (Heavy Industrial)

    • Purpose/uses: Full range industrial; heavy uses may be permitted or CUP; retail/personal service not allowed; FAR 0.5 (§ 24-25.C).
    • Standards: Same parcel minima; setbacks/height per Table 24-27-2 (§ 24-27).

Special Purpose Zones

  • PB (Public)

    • Intensity: FAR 0.4 (Table 24-30-1). Setbacks: no front/side/street side/rear unless abutting residential, then 15/5/10/10 ft minimums; height “none” (Table 24-30-2).

  • AIR (Airport)

    • Intensity: FAR 0.5 (Table 24-30-1). Setbacks: front 50 ft, street side 50 ft, interior side 25 ft, rear 25 ft; height 35 ft (Table 24-30-2).

  • RBP (Research & Business Park)

    • Intensity: Min site 1 acre/100 ft width; FAR 0.5; residential up to 1 du/ac (Table 24-30-1). Height 60 ft; other setbacks per Table 24-30-2 (§ 24-30.A–B).

  • PD (Planned Development)

    • Standards set by an approved Development Plan and applicable General Plan designation (§ 24-30.A.2; § 24-32). PD rezones require pre-application conference and a Development Plan reviewed by the Planning Commission (§ 24-32).

Overlay Districts That Commonly Affect Projects

  • Catalog: -RET Retail, -SH Scenic Highway, -BCC Butte Creek Canyon, -AC Airport Compatibility, -WP Watershed Protection, and others (§ 24-11.C). Always confirm overlays on the Zoning Map (§ 24-11.D). See Overlay Districts.
  • -RET (Retail) overlay: Permits small-format retail/personal services by right (≤ 1,500/1,000 sq ft), larger with a Minor Use Permit; development standards mirror the NC zone (§ 24-41.D).
  • -SH (Scenic Highway) overlay: Minor Use Permit generally required for development requiring a building permit, with exceptions for single-family homes and their accessory structures (§ 24-42.C).
  • -BCC (Butte Creek Canyon) overlay: Adds hillside slope limits, vegetation protections, and ridgeline setback controls; clustered development prohibited (code section number: Not found in retrieved materials; -BCC content retrieved). Verify on the Zoning Map and with staff.

Practical Notes

Checklist

  • Confirm your base zone and any overlays on the official Zoning Map (§ 24-11.D).
  • Identify whether the proposed use is P, A, M, or C in the applicable land use table (see § 24-8G.5 reference in table notes).
  • Verify parcel minimums, FAR, and residential density caps for your zone (e.g., Tables 24-14-1, 24-20-1, 24-23-1, 24-27-1, 24-30-1).
  • Check setbacks and height in the correct standards table for your zone (e.g., Tables 24-20-2, 24-23-2, 24-27-2, 24-30-2).
  • If in a special overlay (e.g., -SH, -RET, -BCC), apply those extra rules and permit triggers (§ 24-41; § 24-42; -BCC details retrieved).
  • Confirm Parking, Landscaping and Screening, and Signage standards that apply.
  • If your project doesn’t strictly meet standards, evaluate Variances and Exceptions.
  • For PD or RBP concepts, confirm Master/Development Plan requirements (§ 24-30; § 24-32).
  • If an existing use/structure is nonconforming, see Nonconforming Uses.

Risks & Ambiguities

Issue Why it matters What to verify
Overlay stacking (e.g., -RET plus -SH) Overlays can change allowed uses and add permit triggers Confirm all overlays on the Zoning Map and read their sections (§ 24-11.C–D; § 24-41; § 24-42).
VLDR side/rear setbacks VLDR has parcel-size-based side/rear setbacks Use Table 24-20-3 before siting structures (§ 24-20.C).
Agricultural buffers near orchards/vineyards Extra setbacks can apply in residential areas adjacent to agriculture See Table 24-20-2 note and Agricultural Buffers reference (§ 24-20.C).
REC zone expansions “Small” expansions may use Admin/MUP paths with size caps Check § 24-23.D thresholds and apply all development standards.
PD flexibility vs. standards PD standards are set by plan; not the base tables Confirm PD Development Plan controls and General Plan consistency (§ 24-30.A.2; § 24-32).
AG downzoning (e.g., AG-40→AG-20) Extra findings required to preserve viable agriculture Confirm criteria and agricultural stewardship plan (§ 24-12, Rezoning from Larger to Smaller AG Sub-Zones).
Airport zone specifics Larger setbacks/height controls protect airspace Apply AIR standards: 50-ft front/35-ft height (Table 24-30-2).
-BCC ridgeline/slope controls Visual and environmental standards can limit building areas Code section number Not found in retrieved materials; confirm with staff and Zoning Map (-BCC text retrieved).

Plain-English Summary

If your property is in unincorporated Butte County, start by finding your base zone and any overlay zones on the County’s Zoning Map. Then match your proposed use to the land use table (P/A/M/C) and design your project to meet that zone’s setbacks, height, FAR, and density — and don’t forget any overlay rules like the Scenic Highway or Retail overlays. If you’re in a Planned Development or Research & Business Park, a master/development plan will set the key standards.

Source References

  • § 24-1 to § 24-5 (Title, Purpose, Applicability, Administration).
  • § 24-10 to § 24-11 (Zones and Zoning Map; overlays list).
  • § 24-12 to § 24-14 (Agriculture zones; permitted uses and development standards; AG rezoning criteria).
  • § 24-17 (Natural Resource zones; parcel and setback/height standards).
  • § 24-19 to § 24-20 (Residential zones; permitted uses; density and setbacks).
  • § 24-22 to § 24-24 (Commercial & Mixed Use zones; REC/SE additional standards).
  • § 24-25 to § 24-27 (Industrial zones; uses and development standards).
  • § 24-30 to § 24-32 (Special Purpose zones development standards; PD requirements).
  • § 24-41 to § 24-42 (Retail overlay; Scenic Highway overlay).
  • -BCC overlay content (Butte Creek Canyon Overlay; section number not found; verify with County).

Sources

Retrieved passages

  • Butte County Zoning Code (Section 24-32) High relevance
  • Butte County Zoning Code (Section 24-30) High relevance
  • Butte County Zoning Code (§ 1) High relevance
  • CBC § 4290 (Article III) High relevance
  • Butte County Zoning Code (Chapter 24) High relevance
  • CBC § 1995 High relevance
  • Butte County Zoning Code (chapter and) High relevance
  • Butte County Zoning Code High relevance
  • Butte County Zoning Code (§ 1) High relevance
  • Butte County Zoning Code (Article VI) High relevance
  • Butte County Zoning Code (Article VII) High relevance
  • Butte County Zoning Code (§ 1) High relevance
  • Butte County Zoning Code (Section 24-8G.5) High relevance
  • Butte County Zoning Code (§ 1) High relevance

Cited sections

Frequently asked questions

What can I build on an AG-20 lot in unincorporated Butte County?

Typically one single-family home per legal parcel is allowed, along with agricultural uses like crop cultivation and grazing. ADUs are allowed by the residential standards cross-referenced in the code. Standard ag setbacks are front 20 ft, interior side 25 ft or 5% of lot width (min 5 ft), and rear 25 ft; residential structures are capped at 35 ft (§ 24-12.A; Tables 24-14-1, -2; Table 24-20-1 note).

What are typical residential setbacks in Butte County?

In most low-density residential zones the front setback is 20 ft, with side yards of 5–10 ft depending on zone. High-density zones often use a 10-ft front setback. VLDR side/rear setbacks vary by parcel size; consult Table 24-20-3 (§ 24-20.C).

Are ADUs allowed in the LDR or MDR zones?

Yes. The ordinance allows ADUs in all residential zones. In FR, FCR, RR, RCR, VLDR, VLDCR, LDR, and MDR, one primary dwelling plus one ADU per parcel is allowed (Table 24-20-1 notes). State rules also apply; see our ADU page (§ 24-20.B note).

What FAR and density apply in commercial and mixed-use zones?

FARs are 0.4 in GC/REC/SE, 0.3 in NC and MU-1, and 0.2 in CC. Mixed-use densities scale by MU tier: MU-1 ≤6 du/ac; MU-2: 7–14 du/ac; MU-3: 15–20 du/ac. See Table 24-23-1 (§ 24-23.B).

How do overlays affect permits?

The -RET overlay allows small-format retail/personal services by right (≤1,500/1,000 sq ft) and larger with a Minor Use Permit; development standards mirror NC (§ 24-41). The -SH overlay often requires a Minor Use Permit for development needing a building permit, with single-family exceptions (§ 24-42.C). Always confirm overlays on the Zoning Map (§ 24-11.D).

What are AIR (Airport) zone setbacks and height?

AIR requires a front setback of 50 ft, street side 50 ft, interior side 25 ft, and rear 25 ft. The maximum structure height is 35 ft (Table 24-30-2).

Where can I find my property’s zoning?

Butte County maintains an electronic Zoning Map with base and overlay zones. It is the official map of record and is updated by Development Services (§ 24-11.D).

Can I rezone from AG-40 to AG-20?

Possibly, but the County requires specific findings (agricultural buffers, stewardship plan, flood/erosion considerations, and consistency with Williamson Act contracts). These are in the AG rezoning criteria (§ 24-12, Rezoning from Larger to Smaller AG Sub-Zones).

Do I need design review in unincorporated Butte County?

Some overlays and zones impose additional review. For example, the -SH overlay often requires a Minor Use Permit, and PD/RBP projects are controlled through approved development/master plans (§ 24-42.C; § 24-30.A.2; § 24-32). See Butte County Design Review.

How many homes can MHDR/HDR/VHDR allow?

MHDR allows up to 14 du/ac; HDR allows 14–20 du/ac; VHDR allows 20–30 du/ac, subject to development standards and any overlays (Table 24-20-1).

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