Tehama County Zoning, Planning & Building Codes

Last reviewed: July 6, 2026

Overview

Tehama County regulates land use for the unincorporated areas through Title 17 of the County Code, a permissive zoning code that only allows uses expressly listed. Title 17 declares its rules apply to “all ownerships of real property within the unincorporated area,” and any use not specifically permitted is prohibited (§ 17.02.060; § 17.02.070). The framework ties district zoning to the County General Plan and provides the machinery for use permits, variances, nonconformities and specific plans (§ 17.02.050; Ch. 17.70; Ch. 17.72; Ch. 17.74; § 17.79.010).

Plain‑English keystone: Because Title 17 is a permissive code, if a use isn’t listed as allowed in your district, it’s prohibited unless you secure the appropriate entitlement (§ 17.02.070).

How Tehama County’s code is organized

• Title 17 is the zoning title. Chapter 17.02 adopts the zoning code, states minimum-regulation intent, and prioritizes agriculture in interpretation (§ 17.02.010–.030).
• Districts are established and mapped in § 17.06.010 and § 17.06.020. A County zoning map maintained by the Planning Director is the controlling graphic record (§ 17.06.020).
• General rules and exceptions (yards, height exceptions, ADUs, and countywide design standards) live in Chapter 17.08, including yard encroachments (§ 17.08.030), height exceptions (§ 17.08.040), ADUs locally codified in § 17.08.050, and development design standards in § 17.08.080.
• Discretionary permits: Use permits are administered under Chapter 17.70 (appeals to the Board at § 17.70.060). Variances are in Chapter 17.72 (appeals at § 17.72.060).
• Nonconforming uses/structures live in Chapter 17.74, including reconstruction rules when destroyed beyond one‑half of value (§ 17.74.040).
• Some specialized processes use ministerial or administrative permits (e.g., agritourism in Ch. 17.81; limited poultry in Ch. 17.87) with departmental site‑plan review, notice and appeals spelled out (§ 17.81.020–.030; § 17.87.020–.030).

Zoning district families

Tehama’s district families and map symbols are listed at § 17.06.010. Combining/overlay districts (-A, -B, -S, -H, -P, -MH) can be layered onto base zones (§ 17.06.010(B)).

• Agricultural and resource

  • AG‑1 (Agricultural/Upland): large‑scale grazing; minimum lot 160 ac; heights generally 35 ft (silos 60 ft, non‑commercial wind 80 ft) (§ 17.10.010; § 17.10.050–.070).
  • AG‑2 (Agricultural/Valley): orchard/field crops; setbacks typically 20 ft rear and 10 ft sides; minimum lot 20 ac (Williamson Act lands: 40 ac); height 35 ft (silos 60 ft, wind 80 ft) (§ 17.11.010; § 17.11.040–.080).
  • AG‑3 (Agricultural/El Camino): rural residential/small farm; minimum lot 5 ac; setbacks mirror AG yard format; height 35 ft with ag exceptions (§ 17.12.010; § 17.12.040–.070).
  • AG‑4 (Agricultural/Capay): minimum lot 40 ac; AG yard/height template like AG‑2/AG‑3 (§ 17.13.050–.070).
  • TPZ (Timber Production): established at § 17.06.010; details in TPZ chapter (not retrieved here).
  • NR (Natural Resource Lands & Recreation) and G‑R (General Recreation): recreation and rural uses, with many base standards referencing R‑1 for lots/yards/height/coverage (§ 17.32.040–.060).

• Residential

  • RE (Residential Estate): suburban residential; see chapter purpose (§ 17.14.010).
  • R‑1 (One‑family): minimum lot 5,000 sf/60 ft width; height 35 ft; main building coverage 40%; typical yards: front to 20 ft property line or 50 ft from roadway centerline, sides scale with lot width; parking: 1 space per dwelling (§ 17.16.040–.070).
  • R‑2 (Two‑family): two‑family dwellings; yards track the R‑district pattern; minimum height/bulk per building code notation (§ 17.18.010; § 17.18.040–.050).
  • R‑3 (Neighborhood Apartment): front yard to 20 ft line or 50 ft centerline; coverage 50%; building height 35 ft; parking 1 space per dwelling plus specific boarding/lodging ratios (§ 17.20.050; § 17.20.080–.090).
  • R‑4 (General Apartment): height up to 65 ft (six stories) within slope planes; coverage 60%; yards similar to R‑3; parking follows R‑3 for residential, with additional ratios for nonresidential (§ 17.22.050; § 17.22.080–.090).

• Commercial

  • C‑1 (Neighborhood Commercial): height 35 ft (two stories); no lot area/width minimums; yards: front to 20 ft line or 50 ft centerline; parking references the general parking/loading standards in § 17.08.090 (§ 17.24.040–.070).
  • C‑2 (Community Commercial): height 65 ft; no lot area/width minimums; yards: front to 20 ft line or 50 ft centerline; parking/loading per § 17.08.080 (§ 17.26.040–.070).

• Industrial

  • M‑1 (Light Industrial): front setback 20 ft; side/rear none unless building/fire code requires; height 65 ft; many uses permitted, with changes of use requiring administrative review and compliance with development design standards in § 17.08.090 (§ 17.34.020; § 17.34.040–.070).
  • M‑2 (General Industrial): heavy industry; front yard to 20 ft line or 50 ft centerline; height aligns to C‑2; no lot coverage minimums (§ 17.36.040; § 17.36.070).

• Special purpose and planned

  • PD (Planned Development): a flexible district where use mix and all key standards (yards, lot area, height) are set by the PD use permit; PD allows all R, C, M, S uses subject to the permit (§ 17.38.010; § 17.38.030–.060).
  • AV (Airport), PF (Primary Floodplain), PA (Public Agency): established at § 17.06.010 (details in respective chapters; not all retrieved here).

Citywide development standards

Tehama relies on both district‑specific tables and general provisions:

• Yards and encroachments: The code defines what may project into yards and how corner lots/fronts are interpreted (§ 17.08.030). Height exceptions for certain appurtenances are allowed (§ 17.08.040).
• Development standards and design review: commercial/industrial projects with more than 10,000 sf of impervious surface must meet county design standards (building articulation, colors/materials), reviewed at plot plan stage (§ 17.08.080).
• Parking is set by districts (e.g., R‑1 and R‑3 require at least 1 space per dwelling) and by cross‑reference to general parking/loading provisions in Chapter 17.08 (commercial chapters point to § 17.08.080/§ 17.08.090) (§ 17.16.070; § 17.20.090; § 17.24.070; § 17.26.070).
• Examples you will see in the unincorporated areas:
  • The R‑1 district sets a typical front yard to the 20 ft property line or 50 ft roadway centerline, 35 ft maximum height and 40% maximum main‑building coverage (§ 17.16.040–.060).
  • The R‑4 district allows up to 65 ft, with buildings fitting within a 1:2 horizontal‑to‑vertical plane from yard lines, and 60% lot coverage (§ 17.22.080).
  • The M‑1 district caps height at 65 ft and otherwise has no minimum lot coverage, with front yards 20 ft and side/rear as dictated by building/fire codes (§ 17.34.040; § 17.34.070).

If you’re evaluating older sites, see nonconforming uses. Destruction beyond one‑half of value generally triggers full conformance at rebuild, with a one‑year exception for dwellings (§ 17.74.040).

Specific plans & overlays

• Tehama uses combining/overlay districts such as –A Animal Raising, –B Special Building Site, –S Special Highway Frontage, –H Special Height, –P Special Parking, –MH Special Mobile Home (§ 17.06.010(B)).
• The County also adopted a targeted Military Operation Area overlay, the “Tehama County Military Operation Area Overlay,” to manage compatibility (§ 17.69.010).
• A locally adopted specific plan district governs the Sun City Tehama area; within its boundary, the Specific Plan controls uses and standards (§ 17.79.010).
• Note: some legacy commercial districts (e.g., former C‑3, C‑4) have since been repealed; their chapters are now reserved (see Ch. 17.28 and Ch. 17.30).

Building permits & review

• Zoning clearance: Most projects start with confirming base district permissions and any combining overlays via § 17.06.010 and the official County zoning map (§ 17.06.020).
• Entitlements: Uses listed as “requiring use permits” in the district chapters are processed under Chapter 17.70, with appeals to the Board (§ 17.70.060). Variances follow Chapter 17.72 (appeals at § 17.72.060).
• Site plan/ministerial reviews: The code uses ministerial administrative permits with inter‑departmental site‑plan review for defined rural uses (e.g., agritourism and agricultural homestays in Ch. 17.81; limited poultry operations in Ch. 17.87), including mailed notice and an administrative appeal path (§ 17.81.020–.030; § 17.87.020–.030).
• Building permit: Construction must also comply with the California Building Standards Code; Title 17 cross‑references building/fire code triggers in yard/height and industrial standards (e.g., M‑1 side/rear yards by building/fire code; § 17.34.040).

State housing law in Tehama County

• ADUs. Local ADU provisions apply in R‑1, RE, AG‑1, AG‑2, AG‑3, AG‑4, NR (§ 17.08.050). The County lists basic allowances (e.g., garage conversions without new setbacks; up to 1,200 sf detached units), but state law further requires that every jurisdiction allow at least an 800 sf ADU with 4‑ft side/rear setbacks and sets new height limits; where local rules conflict, state law controls (Gov. Code §§ 66321–66323).
• Density bonus. Tehama implements Government Code § 65915 through Chapter 17.80, including reduced residential parking ratios at applicant request (e.g., up to “zero–one bedroom: 1 space,” “two–three bedrooms: 2 spaces,” “four+ bedrooms: 2.5 spaces”; § 17.80.020(N)) and a use‑permit track when no other discretionary approvals apply (§ 17.80.020(O)).
• SB 9 (urban lot splits/duplexes) and rent stabilization. A local SB 9 or rent‑control ordinance was not found in the retrieved Title 17 materials. See California housing laws and verify current County practice for ministerial SB 9 processing. Not found in retrieved materials.

Source References

• Title 17 adoption/purpose; applicability; permissive code; GP consistency (§ 17.02.010–.080).
• District list/map/boundaries (§ 17.06.010–.030).
• General provisions: yards, height exceptions, ADUs, design standards (§ 17.08.030–.050; § 17.08.080).
• Agricultural districts (AG‑1 § 17.10; AG‑2 § 17.11; AG‑3 § 17.12; AG‑4 § 17.13).
• Residential districts (R‑1 § 17.16; R‑2 § 17.18; R‑3 § 17.20; R‑4 § 17.22).
• Commercial districts (C‑1 § 17.24; C‑2 § 17.26).
• Industrial districts (M‑1 § 17.34; M‑2 § 17.36).
• Planned Development (PD § 17.38).
• Military Operation Overlay (§ 17.69.010).
• Sun City Tehama Specific Plan (§ 17.79.010).
• Use permits (Ch. 17.70, § 17.70.060 appeals).
• Variances (Ch. 17.72, § 17.72.060 appeals).
• Nonconforming uses (Ch. 17.74).
• Density bonus (Ch. 17.80).
• State ADU requirements (2025 CA ADU Handbook).