Chico — Zoning

Last reviewed: July 1, 2026

Overview

This page explains what the City of Chico Zoning Regulations (Title 19 of the Municipal Code, often called the "zoning code") require about zoning districts, the adopted Zoning Map, and how district‑specific standards control allowable uses, setbacks, heights, density and overlays. The City adopts the Zoning Map by reference and implements district rules through the tables and chapters that follow. See the adopted development standards and parking rules when applying these rules on a parcel. Verify with the jurisdiction for parcel‑specific interpretations. (See § 19.01.040 and § 19.01.050.)

How the code is organized (quick)

• The Zoning Map is adopted by reference and shows the boundaries of the zoning districts established in Division IV; amendments follow the map amendment process. § 19.01.040.
• Allowed uses and permit types are in the Division IV use tables (e.g., § 19.42.020 for residential uses) and the tables include permit keys (P = permitted, UP = use permit, TU = temporary).

R3 (Medium‑High Density Residential)

Purpose: Multi‑family neighborhoods at higher densities. § 19.42.020 (D).
Permitted densities: 14.1 to 22 du/ac; with an affordable housing incentive, projects may go to 30 du/ac where 15% of units are deed‑restricted to ≤80% AMI (density bonus described in the code). Setbacks: typical front 10 ft for main buildings, 20 ft for garages; height up to 45 ft (varies by subarea). See § 19.42.030 and Table 4‑3B.

R4 (High Density Residential)

Purpose: High density housing locations. § 19.42.020 (E).
Permitted densities: 20–70 du/ac; density bonuses similar to R3 for affordable units. Height allowances may reach 85 ft in some Downtown/Opportunity overlays; otherwise 45 ft is common. Setbacks and coverage in Table 4‑3. § 19.42.030.

RMU (Residential Mixed Use)

Purpose: Medium‑to‑high density residential with allowance for commercial/office, vertical or horizontal mix. § 19.42.020 (F).
Standards: Density 10–20 du/ac (possibly up to 30 du/ac with affordable units), height often 45 ft (up to 65 ft in Corridor/Downtown Opportunity overlays). Uses and permit requirements in the RMU use table. § 19.42.020 and § 19.42.030.

CN (Neighborhood Commercial) and CC (Community Commercial)

Purpose: Local retail and community commercial corridors. § 19.44.010 et seq. and commercial tables.
Typical uses: Retail, small service businesses, limited residential (subject to density rules). Setbacks: often none required except where abutting an R district; where abutting R districts require 10–20 ft side/rear buffers. Site coverage may be high (up to 90–95% depending on subzone). See Table 4‑7 and § 19.44.030.

OR (Office Residential) and OC (Office Commercial)

Purpose: Office, medical, professional uses; OR allows mixed small‑scale residential. § 19.44.010.
Standards: Minimum lot sizes vary (e.g., OR 6,000 sf), front setbacks in OR 15 ft, OC often none required except adjacent to R zones. See Table 4‑7 and § 19.44.030.

DN / DS / CS / CR (Downtown/Specific commercial districts)

Purpose: Downtown and higher‑intensity urban commercial and mixed uses; DN/DS core areas have different coverage and height allowances (some allow up to 85 ft in core). See Table 4‑7 and related downtown provisions. § 19.44.030.

ML / MG / IOMU (Light & General Manufacturing; Industrial/Mixed Use)

Purpose: Industrial, manufacturing, and higher‑intensity employment uses. § 19.46.030–040 set land‑use and performance standards.
Key performance standards: control glare, vibration, air emissions, noise; landscaping minimums (IOMU requires ≥15% landscaping), setbacks where abutting R zones (20 ft), height up to 57 ft with design review limitations adjacent to R. § 19.46.040.

SPA / PQ / OS1 / OS2 (Specific plan, public/quasi‑public, open space)

Purpose & rules: SPA requires an adopted specific plan before vacant land development; PQ and OS districts have large minimum sites (often 1 acre) and tailored setbacks/coverage. See § 19.50.040 and Table 4‑13.

TND (Traditional Neighborhood Development)

Purpose: Form‑based TND districts use regulating plans and frontage types rather than conventional setbacks. Maximum building heights, frontage types and allowed frontages are set in Chapter 19.84 and Table 6‑2/6‑3 (e.g., CORE up to 65 ft in height where allowed). § 19.84.020–040.

Airport related / AE / AO overlays

Purpose: Protect airports and implement airport land‑use compatibility. Multiple AO overlay zones regulate height, uses, and require avigation easements and notice of overflight. See § 19.48.010 and § 19.52.030 for -AE and -AO overlay rules. Requirements include noise mitigation, recorded overflight notices, and avigation easements before certain permits.

Overlay zones and -PD Planned Development

Overlay approach: The code supports overlay suffixes (for example, -PD for planned development, -SD for special districts), and overlays can modify permit requirements, standards and add conditions. Rezones to add overlays follow Chapter 19.06 and planned development rules in Chapter 19.28. Planned developments may deviate from standard setbacks, heights and parking consistent with project approval; many overlays impose their own development standards (e.g., SD‑1, SD‑2). See § 19.28.020–040 and Chapter 19.52.

Quick reference table — common decision standards (selected)

Practical guidance / interpretation tips

• Always start by confirming the parcel zoning and overlay suffix on the City Zoning Map (the Map is adopted by reference). § 19.01.040.
• Use the Division IV use tables (e.g., § 19.42.020 for residential) to check whether your proposed use is P, UP, TU or not allowed — the key to permit symbols is in the code.
• If your lot sits within or next to a different district or an overlay, check the side/rear setback rules that apply where a parcel abuts an R district (many zones require 20 ft buffer where abutting R zones). See the commercial and industrial tables and § 19.44.030 / § 19.46.030–040.
• If you propose deviations (reduced setbacks, increased height), evaluate Planned Development (-PD) or a Use Permit; PDs may change standards subject to Chapter 19.28. § 19.28.020–040.
• Design Review and historic preservation processes commonly apply in higher‑sensitivity districts — consult the city’s Chico Design Review and Chico Historic Preservation pages and the code references in project review sections.

Checklist

• Confirm parcel zoning and overlay(s) on the City Zoning Map and note any suffixes (Zoning Map is adopted: § 19.01.040).
• Verify proposed use in the Division IV use table for the district (e.g., residential uses § 19.42.020).
• Confirm required permits (P, UP, TU) per the code key (§ 19.16.070 for zoning clearance is referenced in the key).
• Apply district development standards (setbacks, height, lot size, density, coverage) from the relevant tables (e.g., § 19.42.030 for residential).
• Check overlay requirements (Airport, AE/AO, -PD, -SD) and recordation requirements (easements/overflight notices where required). § 19.52.030 / § 19.28.020.
• Confirm parking and loading standards and mitigate through design or use permits as necessary (see Chico Parking).
• If in a downtown or TND area, consult Chapter 19.84 for frontage and building form rules.

Risks & Ambiguities

Plain-English Summary

Chico’s zoning code assigns every parcel to a named district (R1, R2, R3, R4, RMU, CN, CC, OR, OC, ML, etc.) and enforces the uses, setbacks, heights, densities and coverage shown in that district’s tables; the Zoning Map is official and overlays (like airport zones or -PD) add additional constraints or alternative procedures. Start with the map, then check the Division IV use tables and the district development standards before planning or submitting a permit. § 19.01.040; § 19.42.020; § 19.42.030.

Source References

• Zoning Map adopted and interpretation: § 19.01.040.
• General applicability and new land uses: § 19.01.050.
• Residential district purposes and use table reference: § 19.42.020 (R1, R2, R3, R4, RMU descriptions).
• Residential development standards and Tables (Table 4‑3A/B/C): § 19.42.030.
• Minimum lot area and suffix table (Table 4‑4): § 19.42.040.
• Commercial/office district purpose and standards (Table 4‑7): § 19.44.010 / § 19.44.030.
• Manufacturing/industrial standards and performance requirements: § 19.46.030–040.
• Planned development (-PD) and SD special district rules: Chapter 19.28 (19.28.020–040).
• Overlay zones and airport overlays (-AE / -AO): Chapter 19.52 / § 19.52.030 and § 19.48.010.
• TND (form‑based) rules and heights (Table 6‑2): Chapter 19.84.
• Key to permit requirement symbols and zoning clearance reference (P/UP/TU): Key to Permit Requirements and § 19.16.070 cited in the key.

Information Gaps

• The retrieved materials reference Design Review (Chapter 19.18) and specific accessory unit (ADU) procedures (e.g., Section 19.76.130) but the full text and procedural detail of those chapters/sections were not included in the retrieved snippets. Verify the operative criteria and submittal checklists with the Community Development Department or by reading the full code online. Not found in retrieved materials for full chapter texts.
• Official parcel‑level map interpretations, precise map graphics, and any recent map amendments must be confirmed with the City’s current Zoning Map on file; the code adopts the map by reference but the map itself (graphics) is not included in the retrieved text. § 19.01.040.

Retrieved passages

• Chico Zoning Code (Section 19.76.020) High relevance show source text
• Chico Zoning Code (Section 19.76.020) High relevance show source text
• Chico Zoning Code (Section 19.76.020) High relevance show source text
• Chico Zoning Code (Section 19.76.020) High relevance show source text
• Chico Zoning Code (Section 19.60.060) High relevance show source text
• Chico Zoning Code (Chapter 19.06) High relevance show source text
• Chico Zoning Code (§23) High relevance show source text
• Chico Zoning Code (Section 19.02.020-E) High relevance show source text

Cited sections

• Zoning Map adopted and interpretation: **§ 19.01.040**. (§ 19.01.040)
• General applicability and new land uses: **§ 19.01.050**. (§ 19.01.050)
• Residential district purposes and use table reference: **§ 19.42.020** (R1, R2, R3, R4, RMU descriptions). (§ 19.42.020)
• Residential development standards and Tables (Table 4‑3A/B/C): **§ 19.42.030**. (§ 19.42.030)
• Minimum lot area and suffix table (Table 4‑4): **§ 19.42.040**. (§ 19.42.040)
• Commercial/office district purpose and standards (Table 4‑7): **§ 19.44.010 / § 19.44.030**. (§ 19.44.010)
• Manufacturing/industrial standards and performance requirements: **§ 19.46.030–040**. fileciteturn0file9turn0file4 (§ 19.46.030)
• Planned development (-PD) and SD special district rules: **Chapter 19.28 (19.28.020–040)**. fileciteturn0file5turn0file10 (Chapter 19.28)
• Overlay zones and airport overlays (-AE / -AO): **Chapter 19.52 / § 19.52.030** and **§ 19.48.010**. fileciteturn0file8turn0file13turn0file4 (Chapter 19.52)
• TND (form‑based) rules and heights (Table 6‑2): **Chapter 19.84**. (Chapter 19.84)
• Key to permit requirement symbols and zoning clearance reference (P/UP/TU): **Key to Permit Requirements** and **§ 19.16.070** cited in the key. (§ 19.16.070)
• Chico_ZoningCode.md

• Official Chico code library