Tehama County — Design Review

Last reviewed: July 6, 2026

Overview

In unincorporated areas of Tehama County, “design review” isn’t a single stand‑alone chapter or board; it’s implemented through several parts of the county’s zoning code that control site and building design during discretionary review, plot plan approval, and specialized permits. Start with the county’s zoning & planning overview to confirm your site is in unincorporated Tehama County; incorporated cities have their own rules.

The most universal trigger: any commercial or industrial project that creates more than 10,000 sq ft of impervious surface must meet the County’s objective development design standards before plot plan approval for a building permit (§ 17.08.080 ).

Design-related review also appears in use permit findings that expressly evaluate “design and operating characteristics” (§ 17.70.040 ), objective development standards applied by district (e.g., M‑1), the Water Efficient Landscape rules when a project requires “plan check or design review” (§ 17.85.040 ), and specialized chapters like Communication Facilities (§ 17.71.060, § 17.71.090 ).

How design review is used in unincorporated Tehama County

• Objective “development design standards” apply to large commercial/industrial site work at plot plan stage (§ 17.08.080 ).
• Use permits require findings on compatibility of location, size, design, and operations (§ 17.70.040 ).
• Landscape submittals may be required and can be filed “with a … design review application” for projects subject to the Water Efficient Landscape Ordinance (§ 17.85.040(B) ).
• Certain districts bake in administrative design checks (e.g., M‑1 requires administrative review and conformance to development design standards before building permits for changes of use/occupancy, § 17.34.020(D) ).
• Specialized chapters impose design/aesthetic submittals (e.g., color elevations, visual simulations for towers; §§ 17.71.060, 17.71.090 ).
• Overlays can add review/notice steps tied to physical design (e.g., Military Operation Overlay; § 17.69.040 ).

Countywide, cross-cutting design requirements

• Development Design Standards threshold. Any commercial or industrial building or complex that exceeds 10,000 sq ft of impervious area must meet minimum design standards before plot plan approval. Topics include building design (avoid blank walls along streets), pedestrian amenities, color, and materials (§ 17.08.080 ). Tie these to your base‑zone rules in Tehama County Zoning.
• Water Efficient Landscape (when permit, plan check, or “design review” is required). New or rehabilitated landscapes meeting size thresholds (e.g., ≥2,500 sq ft in single‑lot commercial/industrial; ≥2,500 sq ft developer-installed in multi‑family; ≥5,000 sq ft homeowner‑provided) must submit a Landscape Documentation Package, which may be filed with a design review application (§ 17.85.040(A)–(B) ). See Landscaping and Screening.
• Use permit design compatibility. If your project needs a use permit, the Planning Commission must find the “location, size, design and operating characteristics” are compatible, considering scale, bulk, coverage, traffic, and neighborhood character (§ 17.70.040 ).
• Communication facilities. Applications must include dimensioned site plans, color elevations, visual impact assessments, and demonstrate aesthetic compatibility; conditions address height, siting, lighting, finishes, screening, and cumulative visual effects (§ 17.71.060; § 17.71.090 ).
• Military Operation Overlay. New discretionary projects that could penetrate the defined floor elevation of the MOA are reviewed for light/glare, visibility, and physical obstructions; the County must notify the Armed Forces and apply overlay processing rules (§ 17.69.040 ). See Overlay Districts.

District-by-district: how design review shows up

The following districts commonly interface with design review or objective design checks in unincorporated Tehama County. Always pair these with base district development standards and any overlay requirements in the Land Use map.

M-1 Light Industrial

• Purpose/typical uses. Light industrial, research and development, data centers, accessory offices, and clean manufacturing (§ 17.34.010; § 17.34.020(A) ).
• Key dimensional standards. Front setback 20 ft; side/rear “none” except as required by other codes; max height 65 ft; no lot area/coverage minimums (§§ 17.34.040–.070 ).
• Design review hook. Any change of use or occupancy requires administrative review by Planning and must meet the County’s development design standards before a building permit is issued (§ 17.34.020(D) ). Projects adding >10,000 sq ft of impervious area must satisfy § 17.08.080 at plot plan stage .

M-2 General Industrial

• Purpose/typical uses. Heavy industrial uses like lumber mills, batching plants, and yards; all M‑1 uses allowed (§ 17.36.010; § 17.36.020 ).
• Key dimensional standards. Yards minimal; side/rear may be “none”; height follows C‑2 limits; off‑street loading required (§§ 17.36.040–.080 ).
• Design review hook. Same countywide design/landscape triggers apply (e.g., § 17.08.080; § 17.85.040 ). Expect robust screening and circulation design; coordinate with Parking.

C-2 General Commercial

• Purpose/typical uses. General commercial retail and services; several uses require a use permit (§ 17.26.030 ).
• Key dimensional standards. Front: 50 ft from centerline or 20 ft from property line (greater controls); sides: none (subject to other codes); rear: 15 ft where accessible; height: up to 65 ft; no lot coverage minimum (§§ 17.26.040, 17.26.060 ).
• Design review hook. Parking/loading must follow general provisions in § 17.08.080—plan early for driveways, aisles, and screening (§ 17.26.070 ). Projects over the 10,000‑sq‑ft impervious threshold trigger the county’s objective design standards (§ 17.08.080 ).

PD Planned Development

• Purpose/typical uses. Intended for larger, master‑planned sites; any R, C, M, or S district use may be permitted, subject to a use permit (§ 17.38.010; § 17.38.030 ).
• Key dimensional standards. Yards, lot area, building height, and site coverage are set by the use permit for the PD (§§ 17.38.040–.060 ).
• Design review hook. The chapter expressly allows varying standards “when such variance will result in improved design” of the development—expect design conditions integrated into the PD’s use permit (§ 17.38.080 ). Countywide design/landscape triggers still apply (§§ 17.08.080; 17.85.040 ).

Overlay with design implications: Military Operation Overlay (MOA)

• What it does. Adds review for hazards to aircraft (glare, emissions, vertical obstructions) and requires notice to the Armed Forces for qualifying discretionary projects (§ 17.69.040 ). Coordinate early if your building height, lighting, or emissions could affect aviators. See Overlay Districts.

Design review triggers and what to expect (quick table)

Checklist

• Confirm your parcel is in unincorporated Tehama County and identify its base zone and any overlays via Tehama County Zoning.
• If commercial/industrial, calculate new impervious area; if >10,000 sq ft, prepare materials to show compliance with § 17.08.080 (building design, color, materials, pedestrian features) before plot plan approval .
• Screen for landscape thresholds; if the Water Efficient Landscape Ordinance applies, assemble the Landscape Documentation Package (MAWA/ETWU, plans) and be ready to submit it with any design review filing (§ 17.85.040(B) ).
• If a use permit is required, address compatibility/“design and operating characteristics” in your narrative and plans (§ 17.70.040 ).
• In M‑1, include administrative review materials and show conformance to County development design standards for any change of use/occupancy (§ 17.34.020(D) ).
• If proposing a communication facility, provide color elevations, visual simulations, and demonstrate aesthetic compatibility (§§ 17.71.060, 17.71.090 ).
• If in the MOA overlay, coordinate early for the hazard review/notice step (§ 17.69.040 ).
• Cross‑check any parking, signage, or screening details with applicable chapters (Parking, Signage, Landscaping and Screening).

Risks & Ambiguities

Information Gaps

• Formal “Design Review Board” or a chapter titled “Design Review”: Not found in retrieved materials.
• A comprehensive, countywide “site plan review” procedure outside specific use chapters (e.g., bed & breakfast): Not found in retrieved materials.
• Detailed submittal checklist for general (non‑communications) design review beyond the WEL Package: Not found in retrieved materials.
• Historic resource‑specific design standards: Not found in retrieved materials; see Historic Preservation for related policy context.

Plain-English Summary

If you’re building in unincorporated Tehama County, there isn’t a single “Design Review” chapter—but your project’s look, site layout, and landscaping will be checked through objective design standards (especially if you add more than 10,000 sq ft of hardscape), use‑permit findings, required landscape packages, and any overlay/specialty standards. Plan early for setbacks, heights, circulation, landscape water budgets, and screening, and be ready to submit clear site plans and elevations that demonstrate compatibility with surrounding areas.

Source References

• § 17.08.080 Development design standards (impervious >10,000 sq ft; plot plan approval)
• § 17.70.040 Use permit findings; design and operating characteristics
• § 17.85.040 Water Efficient Landscape—applicability; Landscape Documentation Package; “design review application” filing path
• §§ 17.71.060, 17.71.090 Communication facilities—submittals; aesthetic/height/siting standards
• § 17.69.040 Military Operation Overlay—review and notice
• §§ 17.34.010–.070 M‑1 Light Industrial—purpose, uses, yards, height; admin review and design standards cross‑reference (§ 17.34.020(D))
• §§ 17.36.010–.080 M‑2 General Industrial—purpose, uses, yards/height/loading
• §§ 17.26.030–.070 C‑2 General Commercial—use permit list; yards; height; parking linkage to § 17.08.080
• §§ 17.38.010–.080 PD Planned Development—PD entitlement standards and design flexibility

Retrieved passages

• Tehama County Zoning Code (chapter and) High relevance show source text
• Tehama County Zoning Code (Section 17.85.050) Medium relevance show source text
• Tehama County Zoning Code Medium relevance show source text
• Tehama County Zoning Code (§2) Medium relevance show source text
• Tehama County Zoning Code (§4) Medium relevance show source text
• Tehama County Zoning Code (§ 6) Medium relevance show source text
• Tehama County Zoning Code Medium relevance show source text
• CFC § 20 (Chapter 4.24.) Medium relevance show source text
• Tehama County Zoning Code (Section 17.70.040) Medium relevance show source text
• Tehama County Zoning Code (§2) Medium relevance show source text
• Tehama County Zoning Code Medium relevance show source text
• Tehama County Zoning Code (§1) Medium relevance show source text
• CBC § 1 (section are) Medium relevance show source text
• Tehama County Zoning Code (§ 1) Medium relevance show source text
• Tehama County Zoning Code (§ 1) Medium relevance show source text
• Tehama County Zoning Code (§2) Medium relevance show source text
• CFC § 2 (chapter and) Medium relevance show source text
• Tehama County Zoning Code (§ 1) Medium relevance show source text
• CBC § 2 (§2) Medium relevance show source text
• Tehama County Zoning Code (§3) Medium relevance show source text
• CBC § 1 (Title 17) Medium relevance show source text

Cited sections

• § 17.08.080 Development design standards (impervious >10,000 sq ft; plot plan approval) (§ 17.08.080)
• § 17.70.040 Use permit findings; design and operating characteristics (§ 17.70.040)
• § 17.85.040 Water Efficient Landscape—applicability; Landscape Documentation Package; “design review application” filing path (§ 17.85.040)
• §§ 17.71.060, 17.71.090 Communication facilities—submittals; aesthetic/height/siting standards (§ 17.71.060)
• § 17.69.040 Military Operation Overlay—review and notice (§ 17.69.040)
• §§ 17.34.010–.070 M‑1 Light Industrial—purpose, uses, yards, height; admin review and design standards cross‑reference (§ 17.34.020(D)) (§ 17.34.010)
• §§ 17.36.010–.080 M‑2 General Industrial—purpose, uses, yards/height/loading (§ 17.36.010)
• §§ 17.26.030–.070 C‑2 General Commercial—use permit list; yards; height; parking linkage to § 17.08.080 (§ 17.26.030)
• §§ 17.38.010–.080 PD Planned Development—PD entitlement standards and design flexibility (§ 17.38.010)
• TehamaCounty_ZoningCode.md

• Official Tehama County code library