Glenn County — Variances and Exceptions

Last reviewed: July 3, 2026

Overview

This page explains how variances, deviations (waivers), and exceptions are handled for unincorporated Glenn County under the County zoning/land‑use code. It synthesizes the approval standards, who decides, common special‑district rules (floodplain and airport hazard), and practical guidance for applicants. All legal standards below are drawn from the Glenn County Code; each rule cites the controlling § and the ordinance excerpt retrieved.

What Glenn County calls a variance, deviation, waiver or exception

• Variance (general zoning): relief from dimensional or development standards where strict application causes unnecessary hardship or practical difficulty; cannot be used to allow a use not permitted by the zone. See § 15.27.010 and § 15.27.020.
• Deviation / Waiver (subdivision/map relief): processed with tentative maps or subdivision actions and approved only when specified findings (special circumstances, no adverse effect on the General Plan, not injurious to public welfare, etc.) are made. See § 15.28.010 and § 15.28.020.
• Floodplain variances: a separate, stricter variance track inside the FP - Flood Plain Management chapter; additional findings and limits apply (extremely limited, minimum necessary relief, special notice, FEMA reporting). See § 15.54.180, § 15.54.190, and § 15.54.200.
• Airport hazard variances: standards for tree/structure height variances in the AVH - Airport Hazard chapter; variances possible but subject to planning authority findings and possible conditions. See § 15.55.070 and related provisions.

Note: All of these apply only to parcels in the unincorporated areas of Glenn County. Verify with the jurisdiction for parcel‑specific constraints.

How decisions are made (who, process, findings)

• Approving authority: Most variances are heard by the Planning Commission and processed per the general application/notice rules in chapter 15.04; floodplain variance appeals go to the Board of Supervisors per § 15.54.190. See § 15.27.010 and § 15.54.190.
• Required findings for general variances: the standard three‑part finding set — (1) special circumstances of the property (size, shape, topography, location or surroundings) that cause deprivation of privileges others enjoy; (2) variance will not grant special privileges inconsistent with nearby lots; and (3) variance does not authorize a use not allowed in the zone. See § 15.27.020.
• Subdivision/deviation (waiver) findings: special circumstances of size/shape, no adverse effect on the General Plan, not detrimental to public welfare/neighboring property, and technical findings for improvements or topography where applicable. See § 15.28.020.
• Floodplain special findings: strict, detailed tests emphasizing minimum relief, no increased flood heights or public expense, and exceptional/hardship showing; variances are intended to be rare. See § 15.54.180, § 15.54.200, and § 15.54.210.

Practical guidance: framing your application to the applicable finding (e.g., topography for a subdivision waiver vs. property shape for a variance) is essential. For flood‑risk parcels, expect stricter scrutiny and record‑of‑notice requirements. See § 15.54.200.

District-by-district breakdown (where variance practice matters)

Below are Glenn County zoning districts that most commonly intersect with variance requests. Each subsection summarizes the district purpose, typical permitted uses, key dimensional rules applicants commonly seek variances from, and the code sections that define the district.

AP — Agricultural Preserve (AP-40 / AP-80 / AP-160)

Purpose: preserve large agricultural parcels and limit residential development; applied where lands are under agricultural contracts. See § 15.46.010–.090.
Typical permitted uses: large‑scale agriculture, accessory agricultural structures; residential uses are limited and parcel minimums are large (see minimum parcel sizes). See § 15.46. series.
Key dimensional standards applicants ask variances on:

• Minimum parcel size: AP‑40: 36 acres; AP‑80: 72 acres; AP‑160: 144 acres (variances for parcel size are not permitted by the AP rules). See § 15.46. (note: variance for parcel size expressly forbidden).
• Minimum yards / setbacks: front: 30 ft; side: 25 ft; rear: 25 ft. See § 15.46.080–.090.
  Where it applies: mapped agricultural preservation lands; often subject to Farmland Security and other conservation covenants. Verify with the county maps. Verify with the jurisdiction.

AE — Agricultural Exclusive

Purpose: protect prime agricultural land while allowing limited residential/agricultural support uses. See § 15.33.010–.090.
Typical permitted uses: single‑family dwelling, farming operations, agricultural support. See § 15.33.020.
Common variance targets:

• Height limits: 35 ft for residences; 50 ft for agricultural buildings (exceptions for silos/tanks). See § 15.33.060–.070.
• Yards: front 30 ft; side 25 ft; rear 25 ft. See § 15.33.080.

AT — Agricultural Transitional

Purpose: buffer between agricultural land and urbanized development; allows low‑density residential uses. See § 15.34.010–.080.
Typical permitted uses: one single‑family dwelling per parcel, limited agricultural uses, accessory uses. See § 15.34.020.
Common variance targets: setbacks, accessory building placement, lot coverage or frontage improvement requirements that are tied to Public Works standards (see frontage/exception rules). See § 15.34. and Public Works provisions.

FS — Farmland Security Zone (Farmland Security)

Purpose: lands under Farmland Security (Land Conservation Act) contracts to preserve agricultural use; development is tightly controlled. See § 15.47.010–.090.
Typical permitted uses: agricultural, restricted residential (per contract), limited accessory structures. See § 15.47.020–.050.
Variance notes: minimum parcel and use restrictions often preclude parcel‑size variances; where allowed, conditions in the security contract and state law constrain relief. See § 15.47.

FP — Flood Plain Management (overlay)

Purpose: manage development in flood hazard areas and minimize flood losses; contains its own variance procedures and much stricter findings than general variances. See § 15.54.010–.220.
Typical permitted uses: regulated by chapter standards; many development activities require additional standards, and some are prohibited in mapped floodways. See § 15.54.
Key rules for variances: variances are rare, must be minimum necessary, cannot increase flood heights, and require written notice and FEMA reporting; floodplain variance findings are distinct from general zoning variance findings. See § 15.54.180, § 15.54.190, § 15.54.200, and § 15.54.210.

AVH — Airport Hazard Zone (overlay)

Purpose: protect aircraft operations and maintain airport safety surfaces; height and use restrictions apply near airports. See § 15.55.010–.070.
Typical permitted uses: limited to operations that do not penetrate transitional surfaces or create hazards; special agricultural exemptions may exist for non‑permanent practices. See § 15.55.050.
Variances: allowed for height/structure/tree growth where practical hardship exists, subject to planning authority findings and possible conditions (e.g., requiring hazard markers or lights). See § 15.55.070.

Quick reference table — decision‑relevant variance points

How other processes interact (where to check)

• Variance approvals often impose conditions that affect parking and frontage improvements — check Glenn County Parking and Public Works frontage rules.
• Site modifications as a result of an approved variance may trigger design review or site plan review; consult Glenn County Design Review and the site plan review provisions. See § 15.13 for site plan procedures referenced in district chapters.
• Overlays (floodplain, airport, Farmland Security) can impose separate, sometimes stricter, variance criteria — see Glenn County Overlay Districts.
• Nonconformities and their continuation are governed separately; in some districts a variance cannot be used to change a nonconforming use in a way the code forbids. See Glenn County Nonconforming Uses and § 15.55.060–.070.
• If work requires building permits or ADU changes, consult the California Building Standards Code and California ADU law. The Glenn County Code references building/permitting compliance in multiple chapters (e.g., site plan and building inspection sections).

(First natural mention of each of the above link targets includes the required inline hyperlink.)

Checklist — what an applicant must satisfy (practical)

• Identify the applicable base zone and any overlay (FP, AVH, FS, AP). Verify mapped overlays with the County. (Verify with the jurisdiction.)
• Prepare a narrative tying the request directly to the required findings in the correct §: § 15.27.020 for zoning variances, § 15.28.020 for subdivision waivers, or § 15.54.180/200 for floodplain variances.
• Provide site plan, technical studies (flood elevation report if in FP), and photographs showing the unique property circumstances. See floodplain application guidance in § 15.54.110–.150.
• Disclose any easements, deed restrictions, or Farmland Security contract terms that could affect the request; if conflict, the more stringent rule applies. See § 15.54.210.
• Anticipate conditions: public notification, possible requirement to install markers (airport hazards), or recorded notices (floodplain variances). See § 15.55.070 and § 15.54.190–210.
• Pay applicable fees and follow the filing/appeals timeline in chapter 15.04 and permit chapters. (Verify fee schedule with the County.)

Risks & Ambiguities

Plain‑English summary

If you own land in unincorporated Glenn County and need relief from a height, setback, or other development rule, apply for a variance or a waiver only after confirming which chapter controls your parcel (zoning or overlay). The Planning Commission grants most variances only when the property’s special physical circumstances make strict compliance unreasonable and the change won’t give you a special privilege or let you do a use the zone forbids. Floodplain and airport hazard variances are much stricter — expect stronger evidence, recorded notices, and possible FEMA reporting. See § 15.27.010–.020, § 15.28.010–.020, and § 15.54.180–.210.

Information Gaps

• Full fee schedule for variance/appeal applications: Not found in retrieved materials (verify with County Planning/Clerk).
• Exact application submittal checklist and timeline document used by current Planning Dept (the code references process in chapter 15.04 but department forms and procedural checklists were not included). Not found in retrieved materials — Verify with the jurisdiction.
• Parcel‑specific overlay mapping (to confirm whether a property is in FP, AVH, FS or AP): Not found in retrieved materials — Verify with the County mapping/planning office.

Source References

• Glenn County Code — § 15.27.010–15.27.020 (General variances; findings and process).
• Glenn County Code — § 15.28.010–15.28.020 (Deviations / waivers and findings with tentative maps).
• Glenn County Code — Chapter 15.54 (Flood Plain Management: permits, variances, appeals, conditions). See § 15.54.180–15.54.210.
• Glenn County Code — Chapter 15.55 (Airport Hazard rules; variances for height/tree growth). See § 15.55.070.
• Glenn County Code — AP zone provisions (minimum parcel sizes, setbacks) § 15.46..
• Glenn County Code — AE, AT, FS district chapters (representative permitted uses and setbacks) § 15.33., § 15.34., § 15.47..
• Glenn County Code — Site plan/submittal and building inspection references (site plan review procedures) § 15.13. and § 15.11..

Retrieved passages

• Glenn County Zoning Code (Section 15.54.180.A) High relevance show source text
• Glenn County Zoning Code (title deprives) High relevance show source text
• Glenn County Zoning Code (chapter shall) High relevance show source text
• Glenn County Zoning Code (chapter 15.04.) High relevance show source text
• Glenn County Zoning Code (chapter and) High relevance show source text
• Glenn County Zoning Code (title of) High relevance show source text
• CBC § 2 (Title 15) High relevance show source text
• Glenn County Zoning Code (§ 2) High relevance show source text

Cited sections

• Glenn County Code — **§ 15.27.010–15.27.020** (General variances; findings and process). (§ 15.27.010)
• Glenn County Code — **§ 15.28.010–15.28.020** (Deviations / waivers and findings with tentative maps). (§ 15.28.010)
• Glenn County Code — **Chapter 15.54** (Flood Plain Management: permits, variances, appeals, conditions). See **§ 15.54.180–15.54.210**. (Chapter 15.54)
• Glenn County Code — **Chapter 15.55** (Airport Hazard rules; variances for height/tree growth). See **§ 15.55.070**. (Chapter 15.55)
• Glenn County Code — **AP zone** provisions (minimum parcel sizes, setbacks) **§ 15.46.**. (§ 15.46.)
• Glenn County Code — **AE, AT, FS** district chapters (representative permitted uses and setbacks) **§ 15.33.**, **§ 15.34.**, **§ 15.47.**. (§ 15.33.)
• Glenn County Code — Site plan/submittal and building inspection references (site plan review procedures) **§ 15.13.** and **§ 15.11.**. (§ 15.13.)
• GlennCounty_ZoningCode.md