Local zoning · Red Bluff

Red Bluff — Overlay Districts

Q: Can I keep animals on a lot in an AG combining district?

Yes, if the parcel is in AG and at least 1 acre , the ordinance allows animal husbandry with limits (generally one large animal per acre) and up to 50 poultry/rabbits as stated; accessory buildings have specific setbacks. See § 25.108

Q: Can I subdivide a parcel that has an NFS overlay?

No — NFS stands for No Further Subdivision; once applied, no additional parcels may be created after the overlay is in place. Check whether NFS is recorded and whether it affects prior entitlements. § 25.113

Q: What must I do if my lot lies inside AZ (airport approach zone) and I want to build?

Before the city will issue a development permit in AZ , you must grant an aviation easement to the airport operator preserving overflight, noise, emissions rights, and right of entry to remove obstructions; additionally, uses must follow the airport land use plan guidelines. § 25.109

Q: Are there standard dimensional rules in MHCA (mobile home combining district)?

Yes — MHCA specifies minimum lot area 3,600 sq ft , minimum lot dimensions 40 × 90 ft , front/side/rear yards 5 ft (20 ft from public street right‑of‑way), height limit 25 ft , and parking per Article XXIII. § 25.112

Overlay Districts under the Red Bluff local zoning and planning code, with the controlling citations.

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Last reviewed: July 2, 2026

Overview

Overlay (combining) districts in the City of Red Bluff are special “layers” added to base zoning that impose additional rules or permissions where unique environmental, safety, or site conditions require them. The overlay (combining) districts are listed under Article XI of the zoning ordinance and are applied as suffixes to the base zone symbol on the city zoning map; each overlay’s purpose and additional requirements are described in its own §. See the zoning map and the ordinance for parcel‑specific application. § 25.106

Note: this page stays strictly to what the Red Bluff zoning ordinance (Title as codified in the uploaded file) says about combining/overlay districts. For development standards such as setbacks and lot coverage see the city’s Red Bluff Development Standards. For questions about on‑site vehicle requirements see parking. For procedural matters such as design approval, see design review. For ADU policy references see ADUs. For state building requirements, see the California Building Standards Code.

How Red Bluff frames “overlay” districts (combining districts)

The combining districts are called “combining districts” in the ordinance and are established in Article XI; they are applied as suffixes and shown on the zoning map. § 25.106
The ordinance lists the combining districts as AA, AG, AZ, FP, FW, MHCA, NFS, NR, OSZ, and RPZ. § 25.11 / § 25.106

Below is a district‑by‑district breakdown (purpose, typical permitted uses, key dimensional or procedural rules, and where it applies). I synthesize the ordinance; I do not reproduce long verbatim code.

AA — Airport Access Combining District

Purpose: Apply to privately‑owned properties adjacent to the municipal airport where the city may allow “through‑the‑fence” access for aviation uses. § 25.107
Typical permitted uses: In addition to the base district’s uses, aircraft storage, aircraft fueling, hangars, maintenance, construction, repair, painting, and flight operations scheduling are explicitly allowed when combined with AA. § 25.107(G)
Key procedural/dimensional rules: Parcels seeking through‑the‑fence access must execute an access agreement with the city (which defines permitted uses, security, operations) and pay an airport maintenance fee set by City Council resolution; failure to comply can cancel access. Existing through‑the‑fence easements as of the ordinance date are exempt from the access agreement requirement but voluntary participation is encouraged. § 25.107(B)–(F)
Where it applies: Parcels adjacent to the municipal airport shown on the zoning map as having the AA suffix. § 25.107

AG — Agricultural Combining District

Purpose: Applied to parcels one (1) acre or larger deemed appropriate for low‑intensity agriculture; the AG combining district is not to be combined with or adjacent to certain higher‑density residential/historic zones (R‑3, R‑4, H‑C, H‑R). § 25.108(A)
Typical permitted uses: animal husbandry (with per‑acre limits), crop/tree farming, viticulture, raising poultry or rabbits up to 50 animals, on‑site sales of produce (temporary stand only), and small commercial kennels (limit 10 dogs without a use permit). § 25.108(B)–(C)
Key dimensional/locational standards: Accessory buildings like barns/stables/chicken houses/kennels must be set back at least 50 ft from any front or street‑side property line, 10 ft from side property lines, and 40 ft from any dwelling. § 25.108(D)
Where it applies: Parcels ≥ 1 acre identified by the Planning Commission and shown with the AG suffix. § 25.108

AZ — Airport Approach Zone Safety Area Combining District

Purpose: Applied to parcels in the airport approach zone safety area; intended to protect the approach path and aviation safety. § 25.109(A)
Typical permitted uses: Uses must follow the airport land use plan guidelines; the ordinance adds procedural requirements before development permits. § 25.109(B)
Key procedural rules: Before any development permit for a parcel in AZ, an aviation easement (preserving overflight, noise, emissions, and right of entry to remove obstructions) must be granted to the airport operator. § 25.109(B)
Where it applies: Parcels inside the approach zone shown on the zoning map with AZ suffix. § 25.109

FP — Floodplain Combining District

Purpose: Applied to parcels in the 100‑year floodplain (special flood hazard areas) but outside the floodway; implements the General Plan floodplain overlay recommendations. § 25.110(A)
Typical permitted uses: Subject to the floodplain rules in Chapter 26 of the municipal code; the ordinance defers to Chapter 26 for specific permitted/prohibited uses and elevation/mitigation rules. § 25.110(B)
Key requirement: All uses and development in FP must comply with Chapter 26 (the city’s flood regulations). Verify base flood elevation, required building elevations, and permit processes with Chapter 26 for parcel‑specific constraints. § 25.110(B)
Where it applies: Parcels mapped as 100‑year floodplain on FEMA maps and shown as FP on the zoning map. § 25.110

FW — Floodway Combining District

Purpose: Applied to parcels mapped in the FEMA floodway; implements the General Plan safety element recommendations. § 25.111(A)
Typical permitted uses: Uses and development are controlled by Chapter 26; generally more restrictive than FP because work in the floodway usually requires avoidance or special permits. § 25.111(B)
Where it applies: Parcels shown in the FEMA floodway and mapped with the FW suffix. § 25.111

MHCA — Mobile Home Subdivision Common Area Combining District

Purpose: Applies where mobile home subdivisions include common area parcels; MHCA may be combined only with R‑4, C‑2, or C‑3 zones. § 25.112(A)
Typical permitted uses: One mobile home per lot, community centers, accessory buildings incidental to the mobile home occupancy; conventional (stick‑built) dwellings are prohibited. § 25.112(B)–(C)
Key dimensional/standards (decision‑relevant): minimum lot area 3,600 sq ft, minimum dimensions 40 ft × 90 ft, minimum cul‑de‑sac frontage 20 ft; front/side/rear yards 5 ft minimum, if lot borders a public street then 20 ft setback from public right‑of‑way, height limit 25 ft, parking per Article XXIII, private street standards (24 ft width), and owner’s association requirements for common areas. § 25.112(D)–(F)
Where it applies: Parcels designated MHCA and combined with the allowed base zones. § 25.112

NFS — No Further Subdivision Combining District

Purpose: Applied to parcels that are not to be further subdivided (due to physical, environmental, statutory limits or as notice to buyers). § 25.113(A)
Typical effect: Uses allowed are those of the base district, but no additional parcels may be created after NFS is applied. § 25.113(B)
Where it applies: Parcels mapped with the NFS suffix. § 25.113

NR — Natural Resource Lands Combining District

Purpose: Applied to environmentally sensitive lands (greenways, riparian habitat, wetlands, slopes > 20%, fillslopes, or lands intended to be open space/buffers). Implements General Plan greenway/fillslope overlay recommendations. § 25.114(A)
Typical effect: While normal base‑district uses remain conceptually allowed, all uses normally permitted in the underlying district require a use permit when the NR combining district is applied (more discretionary review). § 25.114(B)
Where it applies: Parcels identified on the zoning map with the NR suffix and/or as environmentally sensitive in the General Plan. § 25.114

OSZ — Airport Overflight Safety Zone Combining District

Purpose: Applied to properties in the airport’s overflight safety zone; implements the airport land use plan’s safety guidance. § 25.115(A)
Typical effect: Uses and development within OSZ must comply with land‑use guidelines specified in the airport land use plan (i.e., special limitations for sound, hazards, and compatible uses). § 25.115(B)
Where it applies: Parcels in the overflight safety zone shown with OSZ. § 25.115

RPZ — Runway Protection Zone (Runway Protection / Clear Zone) Combining District

Purpose: Applied to parcels in clear zone/runway protection areas defined in the municipal airport land use plan. § 25.116(A)
Typical effect: Uses must comply with airport land use plan safety guidelines for clear/runway protection zones (restrictions on people, structures, and certain activities). § 25.116(B)
Where it applies: Parcels in the runway protection zone shown with RPZ. § 25.116

Quick comparison table — chief decision‑relevant rules / permitted uses

Combining district	What matters most to a developer / homeowner	Code reference
AA	Through‑the‑fence access requires an access agreement, security/operational conditions, and airport maintenance fee; aircraft fueling/storage explicitly allowed in AA	§ 25.107
AG	Parcel must be ≥ 1 acre; animal limits (1 large animal/acre), poultry limit (≤50); accessory barns 50 ft front/street, 10 ft side, 40 ft from dwellings	§ 25.108
AZ	Development requires grant of aviation easement (overflight, noise, emissions, right to remove obstructions) and must follow airport plan guidelines	§ 25.109
FP	Development must comply with the city’s flood rules in Chapter 26 (e.g., elev., floodproofing, permits)	§ 25.110
FW	Even more restrictive—floodway rules apply; refer to Chapter 26 before any work	§ 25.111
MHCA	Mobile home lot min 3,600 sq ft, setbacks 5 ft (20 ft from public ROW), height 25 ft, private street and owner association requirements	§ 25.112
NFS	No additional subdivision allowed after NFS applied; base uses continue	§ 25.113
NR	Environmentally sensitive — all normally permitted uses require a use permit (discretionary)	§ 25.114
OSZ / RPZ	Airport safety overlays — uses must comply with airport land use plan guidelines (noise, safety, overflight)	§ 25.115–25.116

Checklist

An applicant proposing development on a parcel with a combining district should, at minimum:

Confirm the parcel’s combining district suffix on the official zoning map and verify boundaries with Community Development. § 25.13–25.14
Determine whether the combining district makes the proposal subject to a use permit (e.g., NR) or other discretionary review. § 25.114; § 25.118
For flood overlays (FP/FW), obtain flood hazard information, follow Chapter 26 permitting, and include required flood mitigation/elevation in plans. § 25.110–25.111
For airport overlays (AA/AZ/OSZ/RPZ), secure access agreements or aviation easements and comply with airport land use plan conditions. § 25.107; § 25.109; § 25.115–25.116
Confirm required parking counts and design with Article XXIII and the city’s parking standards. parking § 25.112(E)(4)
When dimension/lot standards are invoked (e.g., MHCA), incorporate those minimum setbacks / lot area numbers into the site plan and cross‑check with development standards. § 25.112(D–E)
If the project triggers architectural review or specific guidelines, follow the city’s design review process and any historic overlay guidance. Verify with the jurisdiction. § 25.91 (design review tie‑ins referenced in industrial district rules)

Risks & Ambiguities

Issue	Why it matters	What to verify
Zoning map boundary precision	Combining districts are shown as suffixes; parcel boundaries can be ambiguous at property corners	Verify the official, most recent zoning map with Community Development and ask for an interpretive map stamp if needed. § 25.13–25.14
Which uses become discretionary under an overlay	Some overlays (NR) convert normally permitted uses into discretionary uses	Confirm whether your proposed use requires a use permit (Planning Commission or Director) under the overlay. § 25.114; § 25.118
Flood‑related technical triggers	FP vs FW impose Chapter 26 requirements that affect building elevation, fill, and mitigation	Obtain FEMA map designation and review Chapter 26 requirements early—mitigation may block development. § 25.110–25.111
Airport easement/access timing	Aviation easement or access agreement is required before permits in AZ/AA; delays or additional conditions are common	Confirm the form and timing of the easement/access agreement and any fees with the airport operator and Community Development. § 25.107; § 25.109
Parcel‑specific subdivision limits (NFS)	NFS prevents future lot splits even if the base zone allows them	Check deed restrictions and recorded map notes; verify whether NFS was recorded as a covenant or is only a zoning notation. § 25.113
Conflicting ordinances or private restrictions	Overlay district rules may interact with covenants, other chapters (e.g., Chapter 26), or state law	The ordinance states the more restrictive provision prevails; verify any private HOA/CC&R restrictions and required state entitlements. § 25.7 Not found in retrieved materials; confirm with jurisdiction.

Plain‑English Summary

Red Bluff’s overlays (called combining districts in the code) add site‑specific rules on top of the base zone — for example, flood areas (FP/FW) defer to Chapter 26 flood rules, airport overlays require easements or access agreements for aviation uses, and environmentally sensitive parcels (NR) make even ordinary uses discretionary by requiring a use permit. Check the parcel’s zoning map suffix and the cited sections below before you design or apply. § 25.106; § 25.110; § 25.114; § 25.107

Source References

Red Bluff Municipal Zoning Ordinance, Article XI: Combining Districts; § 25.106 (general authority and combining district list).
§ 25.107 AA — Airport Access Combining District (access agreements, fees, permitted aircraft uses).
§ 25.108 AG — Agricultural Combining District (parcel minimums, animal and structure setbacks).
§ 25.109 AZ — Airport Approach Zone (aviation easement requirement).
§ 25.110 FP — Floodplain Combining District (requires compliance with Chapter 26).
§ 25.111 FW — Floodway Combining District (Chapter 26 applies).
§ 25.112 MHCA — Mobile Home Common Area (lot sizes, setbacks, parking and owner’s association rules).
§ 25.113 NFS — No Further Subdivision (prevents additional parcel creation).
§ 25.114 NR — Natural Resource Lands (environmentally sensitive lands; use permits required).
§ 25.115 OSZ and § 25.116 RPZ — Airport safety overlays (overflight / runway protection guidelines).
Zoning map and district boundary rules: § 25.13–25.14 (zoning map adoption and boundary rules).

Sources

Retrieved passages

Red Bluff Zoning Code (§ 25.11.19) Medium relevance
Red Bluff Zoning Code (Chapter 26) Medium relevance
Red Bluff Zoning Code (§ 25.01.2) Medium relevance
Red Bluff Zoning Code (chapter is) Medium relevance
Red Bluff Zoning Code (§ 25.14) Medium relevance
Red Bluff Zoning Code (§ 25.92) Medium relevance
Red Bluff Zoning Code (§ 25.15.3) Medium relevance
Red Bluff Zoning Code (Article XXIII.) High relevance
Red Bluff Zoning Code (§ 25.106) High relevance
Red Bluff Zoning Code (Article XXIII.) High relevance
Red Bluff Zoning Code (§ 25.10.40) High relevance
Red Bluff Zoning Code (§ 25.02.1) Medium relevance

Cited sections

Official Red Bluff code library

Frequently asked questions

What does an AA overlay mean for my lot next to Red Bluff Municipal Airport?

An AA overlay means the city may permit “through‑the‑fence” aviation access, but you must enter an access agreement that spells out allowed activities (hangar, FBO, fueling, maintenance), security/operations, and pay an airport maintenance fee; noncompliance can revoke access rights. See § 25.107

Can I keep animals on a lot in an AG combining district?

Yes, if the parcel is in AG and at least 1 acre, the ordinance allows animal husbandry with limits (generally one large animal per acre) and up to 50 poultry/rabbits as stated; accessory buildings have specific setbacks. See § 25.108

If my property is mapped FP (floodplain), can I build?

You can only build in FP by meeting the city’s flood regulations in Chapter 26 — the FP overlay directs you to Chapter 26 for required elevations, floodproofing, and permits, so check flood elevations and Chapter 26 requirements before design. § 25.110

Does NR (Natural Resource) mean I cannot develop my property?

Not necessarily, but NR makes development discretionary: all uses normally permitted in the base zone require a use permit when NR is applied, so you should plan for discretionary review and potential mitigation. § 25.114

Can I subdivide a parcel that has an NFS overlay?

No — NFS stands for No Further Subdivision; once applied, no additional parcels may be created after the overlay is in place. Check whether NFS is recorded and whether it affects prior entitlements. § 25.113

What must I do if my lot lies inside AZ (airport approach zone) and I want to build?

Before the city will issue a development permit in AZ, you must grant an aviation easement to the airport operator preserving overflight, noise, emissions rights, and right of entry to remove obstructions; additionally, uses must follow the airport land use plan guidelines. § 25.109

Are there standard dimensional rules in MHCA (mobile home combining district)?

Yes — MHCA specifies minimum lot area 3,600 sq ft, minimum lot dimensions 40 × 90 ft, front/side/rear yards 5 ft (20 ft from public street right‑of‑way), height limit 25 ft, and parking per Article XXIII. § 25.112

Who decides whether a use in a combining district needs a use permit?

The ordinance makes the Planning Commission or the Community Development Director responsible for issuing discretionary permits per Article XII; some overlays (for example NR) explicitly convert permitted uses to conditional/discretionary uses requiring Planning Commission action. § 25.118; § 25.114

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