Local zoning · Glenn County

Glenn County — Design Review

Q: Where do I find the numeric rules (setbacks, heights, lot coverage) that the site plan reviewer will use?

Numeric standards are in each zone chapter: e.g., HVC minimum yards and lot coverage are in § 15.43.080–§ 15.43.100 , CC numeric rules in § 15.40.050–§ 15.40.100 , MP limits in § 15.51.100 , etc. Always pull the chapter for your parcel’s zone.

Design Review under the Glenn County local zoning and planning code, with the controlling citations.

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Last reviewed: July 3, 2026

Overview

In Glenn County’s unincorporated areas, what the code calls site plan review is the primary vehicle for what many jurisdictions call design review: the Director (and sometimes other approving authorities) reviews building siting, materials, landscaping, circulation, signs, lighting and related design matters to ensure conformance with district standards, the General Plan, and county performance standards. The general rules for site plan review live in § 15.13.020–§ 15.13.060 (application, findings, appeals) and district-specific design expectations are embedded in each zone’s Site Plan Review clause (for example § 15.43.110, § 15.40.110, § 15.51.120) . See Glenn County Zoning for the overall code context and the County’s Development Standards for dimensional rules and setbacks. Glenn County Zoning Glenn County Development Standards

Important related topics: plans must show parking, circulation, landscaping, and utilities and will be reviewed against district standards and County performance standards — see Glenn County Parking, Glenn County Landscaping and Screening, and the state construction rules at the California Building Standards Code.

How Glenn County organizes "Design Review" (site plan review)

The county calls the process site plan review and sets the procedural rules and approval findings in § 15.13.020–§ 15.13.060 (Applicability, Application, Findings, Permit Issuance and Appeal) .
The Director is the primary approving authority for site plan review permits and the process is treated as a ministerial review in the county code language and timing (permit becomes effective on issuance unless appealed) — see § 15.13.040 and § 15.13.060 .
District chapters insert a short "Site Plan Review" clause requiring plan submission prior to or concurrent with building permits; those clauses identify which technical standards and performance criteria the Director will check (setbacks, lot coverage, circulation, screening, signs, etc.) — examples include § 15.43.110 ( HVC ), § 15.40.110 ( CC ), § 15.44.090 ( M ), § 15.51.120 ( MP ) and many others .

Below are district-by-district practical breakdowns for the zones where site plan / design review language appears in the retrieved code.

HVC — Highway and Visitor Commercial ( § 15.43.010–§ 15.43.110 )

Purpose: serve traveling public and tourist/recreational development along highways. § 15.43.010 .
Typical permitted uses: restaurants, bus stations, retail oriented to travelers, hotels/motels, RV parks (see § 15.43.020–§ 15.43.030). § 15.43.020 .
Key dimensional/design standards: Maximum lot coverage: 50%, Front yard: 20 ft from lot line (or 45 ft from centerline of roadway, whichever is greater), Rear yard: 20 ft, Side yard: 5 ft, Maximum height: two stories or 30 ft. See § 15.43.080–§ 15.43.100 and the Site Plan Review requirement at § 15.43.110 for required plan submittal items (landscaping, parking, building arrangement, etc.) .
Where it applies: parcels identified in the Glenn County General Plan and zoning map as HVC; all development proposals require site plans prior to or concurrent with building permits per § 15.43.110 .

CC — Community Commercial ( § 15.40.010–§ 15.40.110 )

Purpose: community-serving retail and services. § 15.40.010 .
Typical uses: retail, personal services, food service, offices, health care services (see § 15.40.020). § 15.40.020 .
Key dimensional/design standards: minimum lot sizes vary by water/sewer availability, Maximum lot coverage: 50%, front/side/rear yard rules (front yard often none unless abutting R district), Maximum height: 35 ft for principal structures, Accessory: 20 ft. See § 15.40.050–§ 15.40.100 and Site Plan Review at § 15.40.110 .
Where it applies: parcels zoned CC; any building permit should include the site plan materials listed in § 15.40.110 .

C — Commercial ( § 15.41.010–§ 15.41.090 )

Purpose: broader commercial, may include larger-scale commercial and administrative uses. § 15.41.010 .
Typical uses and limits: see § 15.41.020–§ 15.41.040 (permitted, conditional, administrative uses). § 15.41.020 .
Key dimensional/design standards: minimum lot areas (varies by utilities), front/side/rear yard rules where next to residential, Maximum height: 75 ft (subject to conditions), walls/fences requirements for conditional uses; Site Plan Review required at § 15.41.090 .
Where it applies: parcels zoned C; see Site Plan Review clause for submittal timing and checks .

M — Industrial ( § 15.44.010–§ 15.44.090 )

Purpose: reserve land for industrial uses while protecting adjacent properties from nuisance effects. § 15.44.010 .
Typical uses: manufacturing, fabrication, warehousing (see § 15.44.020). § 15.44.020 .
Key dimensional/design standards: separate minimum yards, maximum height and performance standards; buildings must be designed to present a decorative, architecturally-pleasing façade and materials/colors coordinated across elevations (see performance criteria). Site Plan Review required at § 15.44.090 and additional design/performance rules in Division 4/Part 1 and § 15.51.110 style language (façade, screening, paint) .
Where it applies: parcels zoned M; large or potentially impactful industrial uses will be scrutinized for screening, outdoor storage screening and integration with adjacent areas per the Site Plan Review clause .

MP — Industrial Park ( § 15.51.010–§ 15.51.120 )

Purpose: light industrial/business park style development with landscaping and coordinated buildings. § 15.51.010 .
Typical uses: heavy commercial, light manufacturing, administrative offices (see § 15.51.030). § 15.51.030 .
Key dimensional/design standards: Maximum building height: 20 ft with allowances for additional height tied to setbacks and conditional use permits (§ 15.51.100), required public safety and landscaping features, and specific façade/materials/screening requirements in § 15.51.110 (facades to appear like wood/masonry, coordinated color/materials, screening of roof equipment). Site Plan Review required at § 15.51.120 .
Where it applies: MP-zoned parcels intended for campus-style industrial uses; Site Plan Review enforces the aesthetic/performance standards before building permits are issued .

R‑M — Multiple‑Family Residential ( § 15.38.010–§ 15.38.130 )

Purpose: higher-density residential development. § 15.38 series .
Typical uses: multi-family dwellings; density up to 22 units/acre in some provisions (check local parcel mapping). § 15.38 excerpts .
Key dimensional/design standards: Minimum front yard: 20 ft, Minimum side yard: 5 ft (interior), Maximum lot coverage: 40%, and Site Plan Review required at § 15.38.130 prior to or concurrent with building permit applications .

FS — Farmland Security Zone ( § 15.47.010–§ 15.47.090 )

Purpose: preserves contracted agricultural land and limits non‑agricultural intrusion. § 15.47.010 .
Typical uses: one single-family dwelling per parcel, agricultural uses and accessory farm buildings; limited conditional and administrative uses (see § 15.47.020–§ 15.47.040). § 15.47.020 .
Key dimensional/design standards: Minimum parcel area: generally 72 acres (see subdivisions of AP zones), Minimum front yard: 30 ft, Side/Rear: 25 ft in many cases; Site Plan Review is required at § 15.47.090 for development proposals to verify code conformance prior to building permits .

PDC / PDR / RPM — Planned/Planned Development and Special Zones

Planned districts (such as PDC, PDR) and specialized zones (e.g., RPM Recreation and Planned Motorsport) require plan submittals, general plans of development and usually conditional use approvals prior to ministerial permits; they include pre-application meeting requirements and project-level design controls (see § 15.49.030–§ 15.49.070 for PDC and § 15.52 for RPM) .

Most decision‑relevant standards (at-a-glance)

Topic / Rule	Typical County Standard (what staff will check)	Code Reference
Applicability — when a site plan review is required	Any use/structure/sign that the zoning district says needs site plan review; Director can also require it as a condition of approval	§ 15.13.020
Required plan elements	Traffic & circulation, building arrangement, setbacks, walls/fences, noise control, off‑street parking, grading/drainage, landscaping, lighting, signs, public services/utilities, development/performance standards	§ 15.13 (site plan review list)
Findings to approve	Allowed use, adequate site, adequate public/private services (fire, water, sewage, storm drainage), conformance with County Code & General Plan	§ 15.13.050
Ministerial timing / appeals	Permits effective on issuance unless appealed within 10 calendar days; appeal procedures reference § 15.05.010	§ 15.13.060
Façade / materials / screening expectations	Facades must be decorative/architecturally pleasing; exterior walls designed to look like wood/masonry; roof equipment screened; coordinated colors/materials	§ 15.51.110 (performance standards)
Example district numeric standards	HVC front yard 20 ft (or 45 ft from centerline), lot coverage 50%, height 30 ft; CC max height 35 ft	§ 15.43.090–§ 15.43.100; § 15.40.100

Checklist

Confirm whether the proposed use is explicitly listed as permitted, conditional, or administrative in the property’s zoning chapter (e.g., HVC, CC, M, MP, R‑M, FS) and cite the applicable district code. Verify allowed use in the district chapter. § 15.43–§ 15.51 and others .
Prepare a complete site plan showing traffic/circulation, building footprint and elevations, setbacks, walls/fences, off‑street parking, grading and drainage, landscaping and lighting, signs, utilities, and any mechanical equipment screening; submit with fee. § 15.13.030 and the site plan lists in § 15.13 .
Demonstrate adequate public/private services (fire protection, water, sewage, storm drainage) in the application materials. § 15.13.050 .
Check district numeric standards (setbacks, height, lot coverage) and confirm compliance or plan for a variance/exception if necessary; see the district’s “Minimum Yards”, “Maximum Height”, and “Maximum Lot Coverage” subsections (e.g., § 15.43.080–§ 15.43.100 for HVC) .
Include visual treatments for facades, materials and color palette and roof equipment screening per county performance standards (see § 15.51.110). .
Be prepared for Director-imposed conditions; the Director may approve, condition, or deny (and conditions must be acknowledged in writing). § 15.13.060 .
If you believe site plan review is unnecessary (small interior changes, single‑family primary residence, etc.), include justification; the Director may waive the requirement under the limited circumstances listed in § 15.13.020(2). § 15.13.020(2) .

Risks & Ambiguities

Issue	Why it matters	What to verify
Whether the proposal is subject to site plan review or exempt (e.g., single‑family primary residence)	The Director can waive site plan review in limited cases; assuming exemption can stop your review early or trigger a required resubmittal	Check § 15.13.020(1)–(2) and obtain written Director determination; verify exemption applicability with staff. § 15.13.020
Who makes design decisions (Director vs. Planning Commission / Board)	Most site plan reviews are approved by the Director, but appeals and some conditional uses go to higher bodies — misunderstandings delay projects	Confirm Approving Authority: § 15.13.040 names the Director as Approving Authority; appeals referenced in § 15.13.060 (and appeals procedure § 15.05.010)
Specific architectural standards (e.g., exact permitted materials, color palettes)	County performance language requires coordinated materials and screening but does not list an exhaustive approved materials list — subjective judgments can trigger conditions	Performance expectations are in § 15.51.110 and similar district sections; for parcel‑specific certainty, ask Planning staff for design guidance or examples. § 15.51.110
Conflicts between district numeric standards and design objectives	A design that meets aesthetic expectations may violate a numeric standard (setbacks, height, lot coverage) and will need a variance	Verify dimensional rules in the applicable district chapter (e.g., § 15.43.080–15.43.100, § 15.40.090–15.40.100) and consider a variance/exception route.
Whether a separate "Design Review Board" exists	Some jurisdictions use a board or committee to decide design issues; Glenn County’s code treats review mostly as Director-led site plan review	Not found in retrieved materials — verify with Planning staff whether a separate design review body or historic review (see Glenn County Historic Preservation) applies. Not found in retrieved materials

Plain‑English summary

If you’re building or changing a non‑exempt structure in unincorporated Glenn County, expect to submit a site plan that shows where the building sits, how cars move and park, what landscaping and screening you’ll provide, and how utilities and drainage work; the Director will check these items against the zoning chapter for the parcel (for example HVC, CC, M, MP, R‑M, FS) and county performance standards before a building permit is issued (see § 15.13.020–§ 15.13.060 and the district Site Plan Review clauses) .

Source References

Glenn County zoning: Site Plan Review and procedures — § 15.13.020 – § 15.13.060 .
HVC district (Highway & Visitor Commercial) — § 15.43.010 – § 15.43.110 (site plan review at § 15.43.110) .
CC district (Community Commercial) — § 15.40.010 – § 15.40.110 (site plan review at § 15.40.110) .
C district (Commercial) — § 15.41.010 – § 15.41.090 (site plan review at § 15.41.090) .
M district (Industrial) — § 15.44.010 – § 15.44.090 (site plan review at § 15.44.090) .
MP district (Industrial Park) — § 15.51.010 – § 15.51.120 (design/performance rules § 15.51.110) .
R‑M district (Multiple Family) — § 15.38.010 – § 15.38.130 (site plan review at § 15.38.130) .
FS district (Farmland Security) — § 15.47.010 – § 15.47.090 (site plan review at § 15.47.090) .
For appeals language and permit issuance timing: § 15.13.060 (permit issuance and appeal period) .
Glenn County Zoning & planning overview: Glenn County zoning & planning overview
Related county menu pages used above: Glenn County Zoning, Glenn County Development Standards, Glenn County Parking, Glenn County Landscaping and Screening, Glenn County Historic Preservation, California Building Standards Code, California ADU law.

Information Gaps

A named, separate "Design Review Board" or design commission is not identified in the retrieved materials; Glenn County treats design issues primarily through site plan review and district performance standards. Not found in retrieved materials .
No exhaustive county‑wide materials/finish/color palette or a published design guidelines manual was found in the retrieved excerpts — performance standards are descriptive (façade, screening) but not prescriptive. Not found in retrieved materials .
Specific fee amounts, exact submittal sheet sizes, and detailed application forms are referenced but the numerical fee schedule and application forms were not present in the retrieved text (fees “set by Board of Supervisors”). Verify with Planning staff. Not found in retrieved materials .

Sources

Retrieved passages

Glenn County Zoning Code (§ 2) High relevance
Glenn County Zoning Code (Chapter 15.13.) High relevance
Glenn County Zoning Code (§ 2) High relevance
Glenn County Zoning Code (§ 2) High relevance
Glenn County Zoning Code (§ 2) Medium relevance
Glenn County Zoning Code (§ 2) Medium relevance
Glenn County Zoning Code (§ 2) Medium relevance
Glenn County Zoning Code (§ 2) Medium relevance

Cited sections

Glenn County zoning: Site Plan Review and procedures — **§ 15.13.020 – § 15.13.060** . (§ 15.13.020)
HVC district (Highway & Visitor Commercial) — **§ 15.43.010 – § 15.43.110** (site plan review at **§ 15.43.110**) . (§ 15.43.010)
CC district (Community Commercial) — **§ 15.40.010 – § 15.40.110** (site plan review at **§ 15.40.110**) . (§ 15.40.010)
C district (Commercial) — **§ 15.41.010 – § 15.41.090** (site plan review at **§ 15.41.090**) . (§ 15.41.010)
M district (Industrial) — **§ 15.44.010 – § 15.44.090** (site plan review at **§ 15.44.090**) . (§ 15.44.010)
MP district (Industrial Park) — **§ 15.51.010 – § 15.51.120** (design/performance rules **§ 15.51.110**) . (§ 15.51.010)
R‑M district (Multiple Family) — **§ 15.38.010 – § 15.38.130** (site plan review at **§ 15.38.130**) . (§ 15.38.010)
FS district (Farmland Security) — **§ 15.47.010 – § 15.47.090** (site plan review at **§ 15.47.090**) . (§ 15.47.010)
For appeals language and permit issuance timing: **§ 15.13.060** (permit issuance and appeal period) . (§ 15.13.060)
Glenn County Zoning & planning overview: Glenn County zoning & planning overview
Related county menu pages used above: Glenn County Zoning, Glenn County Development Standards, Glenn County Parking, Glenn County Landscaping and Screening, Glenn County Historic Preservation, California Building Standards Code, California ADU law.
GlennCounty_ZoningCode.md

Frequently asked questions

Do I need design review (site plan review) for a new storefront in unincorporated Glenn County?

Yes — if the storefront is located in a commercial zone that lists Site Plan Review (for example C, CC, HVC), you must submit a site plan showing building arrangement, parking, landscaping, lighting, signs, and services; Site Plan Review clauses such as § 15.40.110 and § 15.43.110 require these submittals and the Director will review them against district standards.

What does the Director check during site plan review?

The Director checks traffic and circulation, building arrangement, setbacks, walls/fences, noise control, off‑street parking, grading/drainage, landscaping, lighting, signs, public utilities and conformance with County performance standards and the General Plan, as enumerated in the site plan review provisions (see § 15.13).

Can I avoid site plan review for a minor exterior change or a single‑family residence?

Possibly — the Director may waive site plan review when the project’s purposes are fulfilled by another permit, or when the work is interior or minor exterior changes, or when the use is a single‑family residence listed as a permitted use; see the waiver list in § 15.13.020(2) and confirm with the Director.

How long until the site plan review decision takes effect and can it be appealed?

A site plan review permit is effective upon issuance unless appealed; there is a 10‑day appeal window after Director decisions and appeal procedures are in the code (see § 15.13.060 and the appeals reference to § 15.05.010).

What design standards are enforced for industrial or business‑park projects?

Glenn County enforces additional performance and design criteria in industrial and industrial‑park zones (for example, § 15.51.110 requires decorative/architecturally‑pleasing facades, coordinated colors/materials, and screening of roof equipment). These are checked at site plan review in MP and similar zones.

Where do I find the numeric rules (setbacks, heights, lot coverage) that the site plan reviewer will use?

Numeric standards are in each zone chapter: e.g., HVC minimum yards and lot coverage are in § 15.43.080–§ 15.43.100, CC numeric rules in § 15.40.050–§ 15.40.100, MP limits in § 15.51.100, etc. Always pull the chapter for your parcel’s zone.

If my design meets aesthetic goals but not a numeric standard (setback, height), what then?

You either revise the design to meet the numeric standard or pursue a variance/exception under the County’s variance procedures; confirm with staff early because planned development districts (PDC/PDR) may require a conditional plan of development first. See district chapters and consult Glenn County Variances and Exceptions.

Are there extra rules for parcels adjacent to scenic highways or historic areas?

Yes — certain district performance standards explicitly require additional design controls for parcels adjacent to Scenic Highways (e.g., outdoor storage not facing the highway) and historic resources may trigger separate review — check the district performance standards (e.g., § 15.51.110) and Glenn County Historic Preservation.

Does the county publish an illustrated design‑guidelines manual or fixed palette for materials/colors?

Not in the retrieved materials. The code contains descriptive performance standards (e.g., facades should be decorative and coordinate materials) but an exhaustive materials/colour palette or illustrated design manual was not found in the files provided. Verify with Planning staff. Not found in retrieved materials

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