Local zoning · Del Norte County

Del Norte County — Overlay Districts

Overlay Districts under the Del Norte County local zoning and planning code, with the controlling citations.

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Last reviewed: July 6, 2026

Overview

In unincorporated areas of Del Norte County, “overlay” (also called “combining”) districts layer additional rules on top of a base zone under the County’s inland Zoning Ordinance (Title 20) and its Coastal Zoning Ordinance (Title 21). Overlays can adjust minimum lot sizes and setbacks, cap further land division, enable manufactured housing in conventional zones, or add hazard/scenic/access requirements in the Coastal Zone. They appear on the official zoning maps on file with the Planning Director; always confirm which title applies to your site: Title 20 outside the Coastal Zone, and Title 21 inside it (§ 20.06.50; § 21.06.50).

Key rule: An overlay district does not replace your base zone; it adds standards. Where an overlay and base-zone standard conflict, the more restrictive standard controls (§ 21.06.40).

Use this page with the Del Norte County Zoning, Del Norte County Land Use, and Del Norte County Development Standards pages for complete context, and cross-check parking, design, and sign provisions via Del Norte County Parking, Del Norte County Design Review, and Del Norte County Signage.

Overlay Districts in Unincorporated Del Norte County

B Combining District (Title 20 — § 20.44; Title 21 — § 21.34)

  • Purpose. Adjusts the site’s minimum lot area and yard setbacks as shown on the zoning map legend, without changing base-zone uses (§ 20.44.10–.20; § 21.34.10–.20).
  • Where it applies. Wherever a “B-##” label overlays a parcel on the County map (§ 20.06.50; § 21.06.50).
  • Typical permitted uses. Same as the underlying zone; B does not add uses.
  • Key dimensional standards.
    • The figure after “B” is thousands of square feet for minimum lot area (e.g., B-12 = 12,000 sf) (§ 20.44.20(1); § 21.34.20(1)).
    • Setbacks are those shown in the map legend for the B overlay (§ 20.44.20(2); § 21.34.20(2)).
    • Inland-only floor: Without public water and sewer, B-lots may not be smaller than 12,000 sf (with limited exceptions) (§ 20.44.20(3)).

D Combining District (Title 20 — § 20.45; Title 21 — § 21.36)

  • Purpose. Locks in “no further land division” after a subdivision to facilitate clustering/variable lot sizes without exceeding General Plan density (§ 20.45.10–.30; § 21.36.10–.30).
  • Where it applies.
    • Inland: may be combined with A, PO, RR, or R zones (§ 20.45.20).
    • Coastal: may be combined with A, RR, R, or CT zones (§ 21.36.20).
  • Typical permitted uses. Same as the underlying zone; the D overlay changes how land can be divided, not the use list.
  • Key standards.
    • No further division of D-labeled lots; building site areas must be shown on the final map (§ 20.45.30(3)–(4); § 21.36.30(4)).
    • Coastal-only: in rural areas outside the Urban/Rural Boundary, resulting lot sizes may be no smaller than the “average size of surrounding parcels” and the D-rezone requires Coastal Commission certification before the subdivision map can be approved (§ 21.36.30(2), (5)).

MFH Manufactured Housing Combining District (Title 20 — § 20.37; Title 21 — § 21.40)

  • Purpose. Allows a manufactured home in lieu of a conventional single-family dwelling in select residential zones (§ 20.37.30; § 21.40.30).
  • Where it applies. May overlay RR and R zones (excludes duplex/multifamily zoning); minimum overlay area is five contiguous acres (rural) or one city block (urban) (§ 20.37.20; § 21.40.20).
  • Typical permitted uses. All underlying-zone uses, plus one independent manufactured home per site in lieu of a stick-built SFD (§ 20.37.30; § 21.40.30).
  • Key standards. Permanent foundation, skirting/siding to near grade, and covered entry; setbacks, height, and lot area default to the base zone (§ 20.37.40; § 21.40.40).

FP-1 Flood Zone Area (Title 20 — § 20.38; Title 21 — § 21.37)

  • Purpose. Addresses primary floodways (stream channels and adjacent floodplain needed to carry flood flows) (§ 20.38.10; § 21.37.10).
  • Where it applies. Parcels mapped in “primary flood zone” on County maps (§ 20.06.50; § 21.06.50).
  • Typical permitted uses.
    • Inland: public parks/recreation (seasonal May–Nov), crop farming/grazing, and utility lines (§ 20.38.20).
    • Coastal: all base-zone uses require a use permit, except ag/timber consistent with a harvest plan; floodproofing and minimal obstruction to flow required (§ 21.37.20(1)–(2), (3)–(4)).
  • Key standards. Floodproofing; seasonal RV allowances; structures must resist flotation and minimize obstruction (§ 21.37.20(2)–(4)).

FP-2 Flood Overflow Area (Title 20 — § 20.40; Title 21 — § 21.38)

  • Purpose. Addresses overflow/backwater areas relatively free of current (§ 20.40.10; § 21.38.10).
  • Where it applies. Parcels mapped “FP-2/FP2” on County maps (§ 20.06.50; § 21.06.50).
  • Typical permitted uses.
    • Inland: single-family dwellings and accessory ag/residential structures on agricultural properties if the ground floor is above the mapped flood profile or protected by levees/dikes; public parks and seasonal trailer parks (§ 20.40.20). Uses by use permit include movable single trailers and limited commercial/industrial (§ 20.40.30).
    • Coastal: all base-zone uses require a use permit except ag/timber; new buildings must set the lowest floor above the flood profile or be protected; mobilehomes must meet FEMA anchoring; seasonal RV allowances (§ 21.38.20(1)–(6)).
  • Key standards. Floor-elevation or levee protection; FEMA mobilehome anchoring; seasonal operating windows for RV parks (§ 21.38.20(2)–(6)).

FP-3 Protected Areas Within Flood Zones (Title 20 — § 20.42; Title 21 — § 21.39)

  • Purpose. Flood zones protected by levees/dikes built by public agencies (§ 20.42.10; § 21.39.10).
  • Where it applies. As mapped “FP-3/FP3.”
  • Typical permitted uses. Same as base zone.
  • Key standards.
    • Coastal: No special requirements beyond the base zone (§ 21.39.20).
    • Inland: Special requirements not found in retrieved materials; verify with the jurisdiction. Not found in retrieved materials.

C Coastal Area Combining District (Title 21 — § 21.35)

  • Purpose. Implements the General Plan Coastal Element and Coastal Act for hazard, access, scenic, and special development pattern areas (§ 21.35.10).
  • Where it applies. Only within the California Coastal Zone in unincorporated areas; the map shows a parenthetical subtype: Hazard (H), Access (A), Highly Scenic (V), or Special Development Pattern (S) (§ 21.35.70).
  • Typical permitted uses. Same as base zone, but subject to added coastal requirements (e.g., coastal bluff/tsunami/erosion/slope-failure standards, access conditions, scenic design guidance, and site-specific conditions in S areas) (§ 21.35.30; § 21.35.40; § 21.35.50; § 21.35.60).
  • Key standards.
    • Hazard (H): coastal bluff/tsunami/erosion/slope-failure requirements apply per § 21.35.30 (detail text not retrieved). Not found in retrieved materials.
    • Access (A): public access requirements apply per § 21.35.40 (detail text not retrieved). Not found in retrieved materials.
    • Highly Scenic (V): Architectural Review Committee may be established; guidelines on landform alteration, architecture, and outdoor signs; guidelines must be adopted before permit review (§ 21.35.50). Coordinate with Del Norte County Design Review and Del Norte County Signage.
    • Special Development Pattern (S): parcel-specific conditions listed in § 21.35.60 (e.g., Ocean View Drive, Smith River, Lake Earl, Crescent City Area, Klamath) are applied through coastal development permits (§ 21.35.60).

CBCD Cannabis Business Combining District (Title 20 — § 20.36)

  • Purpose. Allows siting of cannabis retail and manufacturing by overlaying appropriate commercial/manufacturing zones while protecting public health, safety, and welfare (§ 20.36.10).
  • Where it applies. Only in unincorporated areas within the Crescent City Urban Boundary and the Smith River Community Services District Boundary, and only over C-2, C-3, C-4, C‑R, and M zones (§ 20.36.10).
  • Typical permitted uses. There are no new principally permitted uses; cannabis retail and manufacturing require a use permit and must also be consistent with the underlying zone (§ 20.36.20–.30).
  • Key standards. CBCD regulations apply in addition to the base zone; manufacturing is limited to commercial zones where it is already conditionally consistent (§ 20.36.20).

Quick Reference Table — Key Overlay Triggers and Standards

Overlay Where it appears What it changes Typical permit effect Code Reference
B Combining (20/21) Any mapped “B-##” Minimum lot area (B-## in 1,000 sf) and setbacks per map legend Same use list as base zone § 20.44.10–.20; § 21.34.10–.20
D Combining (20) A/PO/RR/R Locks “no further division”; cluster/variable lots allowed if density met Subdivision approvals must show building sites; rezone timing rules § 20.45.10–.30
D Combining (21) A/RR/R/CT (Coastal Zone) Same as above, plus average-lot-size test outside Urban/Rural Boundary Coastal D-rezone must be certified by the Coastal Commission before map approval § 21.36.10–.30
MFH Combining (20/21) RR and R (not duplex/MF) Allows one manufactured home in lieu of SFD; foundation/skirting/entry Same setbacks/height as base; overlay min area 5 acres rural/1 city block urban § 20.37.10–.40; § 21.40.10–.40
FP-1 (20) Primary floodway Limits to parks/ag/utilities; seasonal windows Inland uses by right as listed; planning approval for specified items § 20.38.10–.30
FP1/FP2 (21) Floodway/overflow (Coastal) All uses require a use permit (ag/timber excepted); floodproofing; floor-elevation rules Coastal use permit required; seasonal RV rules; FEMA anchor for MH § 21.37.20; § 21.38.20
FP-2 (20) Overflow/backwater SFD allowed on ag properties if floor above profile or protected; seasonal trailer parks Certain trailers/improvements need a use permit § 20.40.10–.30
FP-3 (21) Protected flood zone No added standards beyond base Base-zone rules govern § 21.39.20
C Coastal (21) Coastal Zone only Adds Hazard (H), Access (A), Scenic (V), or Special (S) conditions May require coastal design review/guidelines and site-specific conditions § 21.35.10, .50, .60, .70
CBCD (20) Unincorporated pockets in Crescent City Urban Boundary and Smith River CSD Adds cannabis use allowances by use permit Use permit for retail/manufacturing; base-zone consistency required § 20.36.10–.30

Notes: Floodplain development also triggers the County’s flood damage prevention program in the Coastal Zone (§ 21.45.40). Coordinate any overlay-driven permits with parking, landscaping/screening, or signage rules as applicable. See Del Norte County Landscaping and Screening and Del Norte County Parking.

Checklist

  • Confirm whether your parcel is in the Coastal Zone (Title 21) or inland (Title 20) via the official zoning maps (§ 20.06.50; § 21.06.50).
  • Identify any overlay labels on your parcel (e.g., B-12, D, FP1/FP2/FP3, MFH, C(H/A/V/S), CBCD).
  • For B overlays, read the map legend to confirm the minimum lot size and setbacks (§ 20.44.20; § 21.34.20).
  • For D overlays, verify clustering/site design meets General Plan density and—if coastal—average-lot-size and Coastal Commission certification rules (§ 20.45.10–.30; § 21.36.30).
  • For FP overlays, confirm required floor elevations/floodproofing, seasonal use windows, and whether a use permit is required (§ 20.38.20; § 20.40.20–.30; § 21.37.20; § 21.38.20).
  • For MFH overlays, confirm foundation/skirting/entry requirements and that your RR/R base zone is eligible (§ 20.37.20–.40; § 21.40.20–.40).
  • For C overlays, determine subtype (H/A/V/S) and any applicable guidelines/conditions (§ 21.35.30–.60; .70). Coordinate with Del Norte County Design Review.
  • For CBCD, verify you are within the specified unincorporated areas and secure a use permit consistent with the base zone (§ 20.36.10–.30).
  • If constraints prevent compliance, consider relief via Del Norte County Variances and Exceptions.

Risks & Ambiguities

Issue Why it matters What to verify
Title 20 vs. Title 21 applicability Overlays differ inside vs. outside the Coastal Zone Confirm which title governs your parcel via official maps (§ 20.06.50; § 21.06.50).
B overlay legend Map legend drives minimum lot area/setbacks Read the specific B figure and legend for your parcel (§ 20.44.20; § 21.34.20).
Coastal D overlay timing Subdivision can’t be approved until Coastal Commission certifies the D-rezone Schedule and conditions for LCP certification (§ 21.36.30(5)).
Flood standards detail FP overlays require elevation/floodproofing and may limit uses or seasons Site-specific base flood elevation and permit triggers (§ 21.37.20; § 21.38.20; § 20.40.20–.30).
Coastal scenic/design expectations Highly scenic areas may invoke committee review/design guidelines Whether guidelines are adopted and applicable to your site (§ 21.35.50).
Cannabis overlay geography CBCD is limited to named unincorporated areas in/near service boundaries Whether parcel lies in the eligible unincorporated area (§ 20.36.10).
LCP amendment thresholds Some overlay changes are “major” LCP amendments Whether your rezone triggers § 21.50B.60 submittal to the Coastal Commission.

Plain-English Summary

If your unincorporated Del Norte County property has an overlay label on the zoning map, you still follow your base zone, but you also take on the overlay’s extra rules. Some overlays simply change lot size and setbacks (B), some lock in “no further division” (D), others add flood-elevation or seasonal-use rules (FP), and in the Coastal Zone a “C” overlay may add hazard, access, scenic, or area-specific conditions. You’ll likely coordinate any overlay with base-zone rules for height, yards, parking, and design through standard review processes.

Information Gaps

  • Inland FP-3 (Title 20 § 20.42) special requirements were not found in retrieved materials. Not found in retrieved materials.
  • The “W Woodlot Combining District” appears in the district list but implementing standards were not found. Not found in retrieved materials.

Source References

Sources

Retrieved passages

  • Del Norte County Zoning Code (§ 6) High relevance
  • Del Norte County Zoning Code (Section 21.52.20) High relevance
  • Del Norte County Zoning Code (section to) High relevance
  • Del Norte County Zoning Code (§ 1) High relevance
  • Del Norte County Zoning Code (section to) Medium relevance
  • Del Norte County Zoning Code (Section 21.50.40) Medium relevance
  • Del Norte County Zoning Code (section of) Medium relevance
  • Del Norte County Zoning Code (title report) Medium relevance
  • Del Norte County Zoning Code (chapter is) High relevance
  • Del Norte County Zoning Code (§ 47) High relevance
  • Del Norte County Zoning Code (chapter apply) High relevance
  • Del Norte County Zoning Code (§ 3) Medium relevance
  • Del Norte County Zoning Code Medium relevance
  • Del Norte County Zoning Code (chapter apply) Medium relevance
  • Del Norte County Zoning Code (§ 1) Medium relevance
  • Del Norte County Zoning Code (Chapter 21.50.) High relevance
  • Del Norte County Zoning Code (chapter apply) Medium relevance
  • Del Norte County Zoning Code (Chapter 21.50.) Medium relevance
  • Del Norte County Zoning Code (Section 21.46.90) Medium relevance

Cited sections

Frequently asked questions

Which overlay districts can apply to parcels inside the Coastal Zone of unincorporated Del Norte County?

Within the Coastal Zone, the County uses the B, C (with H/A/V/S subtypes), D, FP1, FP2, FP3, and MFH combining districts, as listed in § 21.06.10 and implemented in §§ 21.34–21.40. The “C” overlay is mapped with a parenthetical subtype on the zoning map (§ 21.35.70).

What does the D Combining District actually do to a subdivision?

It lets you cluster lots or vary sizes so long as you do not exceed General Plan density and then prohibits any further division of the newly created lots. Inland rules are at § 20.45.10–.30; Coastal rules add average-lot-size and Coastal Commission certification before final map (§ 21.36.30).

How does the B Combining District change my setbacks or lot area?

The “B-##” number on the map is your minimum lot area in thousands of square feet, and the map legend lists the setbacks that apply. The overlay doesn’t change permitted uses. See § 20.44.20 (inland) and § 21.34.20 (coastal).

If my parcel is in FP-1 or FP-2, do I need a use permit to build?

In the Coastal Zone, yes—virtually all uses in FP1/FP2 require a use permit (ag/timber excepted) and must meet floodproofing/elevation standards (§ 21.37.20; § 21.38.20). Inland, FP-1 and FP-2 specify permitted and conditionally permitted uses; FP-2 allows SFDs on agricultural properties if the lowest floor is above the mapped flood profile (§ 20.38.20; § 20.40.20–.30).

Can the MFH overlay let me place a manufactured home on a standard residential lot?

Yes, when the MFH overlay applies to RR or R zones (not duplex/multifamily), it allows one manufactured home instead of a conventional SFD, with foundation/skirting/entry standards. See § 20.37.10–.40 and § 21.40.10–.40.

What is the “C” overlay’s Highly Scenic (V) subtype?

In Highly Scenic areas, the County may establish an Architectural Review Committee and adopt guidelines for landform alteration, architectural design/placement, and outdoor signs, which then guide permit decisions (§ 21.35.50). Coordinate early with planning and Del Norte County Design Review.

Where does the Cannabis Business Combining District apply?

Only over C-2, C-3, C-4, C-R, and M zones in unincorporated areas within the Crescent City Urban Boundary and the Smith River Community Services District Boundary. Cannabis retail/manufacturing require a use permit and must be consistent with the base zone (§ 20.36.10–.30).

If I need to change or remove an overlay in the Coastal Zone, what is the process?

Zoning map changes involving the Coastal overlays (e.g., applying/removing the C or FP1–FP3 combining districts) are typically “major” Local Coastal Program amendments that the Coastal Commission must certify before they take effect (§ 21.50B.60).

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