Local zoning · Tehama County

Tehama County — Land Use

Land Use under the Tehama County local zoning and planning code, with the controlling citations.

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Last reviewed: July 6, 2026

Overview

This page summarizes how the Tehama County Code of Ordinances Title 17 — Zoning regulates what land uses are allowed in the unincorporated areas of Tehama County. It focuses on permitted and conditional uses, where they’re allowed, and the core site standards (lot size, yards, height) that shape projects. For a countywide context and how districts interrelate, see the Tehama County Zoning overview.

Title 17 adopts the County’s zoning code to implement the General Plan, protect agricultural and other areas, and guide growth in the unincorporated areas (§ 17.02.010 ).

Tehama County uses base zoning districts (Agricultural, Residential, Commercial, Industrial, and Special Purpose), plus combining districts and overlays. The official zoning map is maintained by the Planning Department (§ 17.06.020 ). General provisions (e.g., ADUs and special housing types) apply countywide and are noted below.

How the ordinance is organized (what matters for Land Use)

  • Title 17 (Zoning) is adopted to implement the General Plan and protect public health, safety, and welfare (§ 17.02.010, § 17.02.050 ).
  • Zoning map and district boundaries govern which set of rules apply to your parcel (§ 17.06.020–.030 ).
  • Countywide general provisions include:
    • Transitional/supportive housing is a residential use subject only to the same restrictions as other dwellings in the same zone (§ 17.08.011 ).
    • Employee/farmworker housing: small facilities (≤6 employees) are deemed a one-family dwelling; certain larger farmworker housing is deemed “light agriculture” and cannot be conditioned more than other light ag in the same zone (§ 17.08.012 ).
    • Accessory Dwelling Units (ADUs) are recognized in R-1, RE, AG-1, AG-2, AG-3, AG-4, and NR; see local ADU standards in § 17.08.050 and be sure to check current California ADU law (§ 17.08.050 ).
    • Height exceptions for certain towers/silos apply in all districts (§ 17.08.040 ).
  • Combining districts include: -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, district list excerpt ). See Overlay Districts for how these affect land use.

District-by-District: Purpose, Typical Uses, and Key Site Standards

All standards below apply only in unincorporated Tehama County.

AG-1 — Agricultural/Upland

  • Purpose and setting: Grazing-centric uplands; allows compatible agriculture and resource/recreation uses (§ 17.10.010 ).
  • Typical permitted uses: Livestock grazing (primary), crops/nurseries, accessory residence to ag/commercial recreation, certain agritourism/homestays (§ 17.10.020 ).
  • Key site standards: Front yard 50 ft from centerline/20 ft from property line (greater governs); side 10 ft (6 ft on small nonconforming parcels); rear 20 ft (§ 17.10.040 ). Min lot: 160 acres (§ 17.10.050 ). Max height: 2.5 stories/35 ft, with ag silos to 60 ft; non-commercial wind generators to 80 ft (§ 17.10.060 ).
  • Notes: Williamson Act uses must meet state and contract rules (§ 17.10.080 ).

AG-2 — Agricultural/Valley

  • Purpose and setting: Valley floor orchard/field-crop lands; protects high-production areas (§ 17.11.010 ).
  • Typical permitted uses: Crop production; grazing/animal husbandry; accessory residence tied to ag use; agritourism/homestays; poultry farms meeting standards (§ 17.11.020 ).
  • Conditional uses: Heavy ag uses, dairies/feedlots, additional farm labor housing, certain rural institutions, and ag-serving commercial/industrial with CUP (§ 17.11.030 ).
  • Key site standards: Front 50 ft from centerline/20 ft property line (greater governs); side 10 ft (6 ft on small nonconforming parcels); rear 20 ft (§ 17.11.040 ). Min lot: 20 acres (40 acres if under Williamson Act/FSZ) (§ 17.11.050, § 17.11.080 ). Max height: 2.5 stories/35 ft; silos to 60 ft; wind generators to 80 ft (§ 17.11.060 ).

AG-3 — Agricultural/El Camino (El Camino Irrigation District)

  • Purpose and setting: Valley Floor Agriculture–El Camino lands; rural residential plus small-farm/hobby-farm opportunities within the El Camino Irrigation District (§ 17.12.010 ).
  • Typical permitted uses: Crops/nurseries; grazing/light ag; one rural one-family dwelling per preexisting parcel; agritourism/homestays; poultry/rabbits with limits (§ 17.12.020 ).
  • Conditional uses: Heavy or semi-heavy ag, dairies/feedlots, additional farm labor housing, certain institutions, ag-serving commercial/industrial with CUP (§ 17.12.030 ).
  • Key site standards: Front 50 ft from centerline/20 ft property line (greater governs); other dimensional standards apply (see code) (§ 17.12.040 ).

AG-4 — Agricultural/Lassen

  • Purpose and setting: Agricultural areas consistent with General Plan designations (§ 17.13.010–.020 context; uses in § 17.13.020 ).
  • Typical permitted uses: Crops/nurseries; grazing/animal husbandry; accessory residence tied to ag; agritourism/homestays; poultry farms meeting standards (§ 17.13.020 ).
  • Conditional uses: Heavy ag, dairies/feedlots, additional farm labor housing, certain institutions, and more with CUP (§ 17.13.030 ).
  • Key site standards: Front 50 ft from centerline/20 ft property line (greater governs); side 10 ft (6 ft on small nonconforming parcels); rear 20 ft (§ 17.13.040 ). Min lot: 40 acres (§ 17.13.050 ). Max height: 2.5 stories/35 ft (silos to 60 ft; wind generators to 80 ft) (§ 17.13.060 ).

R-1 — One-Family Residence

  • Purpose and setting: Areas suited for single-family homes; also compatible with certain rural designations via combining districts (§ 17.16.010 ).
  • Typical permitted uses: One-family dwelling with accessory structures/home occupations; limited crop/tree farming; public parks/schools when plan-consistent (§ 17.16.020 ).
  • Conditional uses: Certain institutions, golf/country clubs, airports/cemeteries; temporary stands for on-premises ag products (§ 17.16.030 ).
  • Key site standards: Front 50 ft from centerline/20 ft property line (greater governs); side yards total ≥20% of lot width (min 6 ft; +3 ft/story above first); rear 20 ft (§ 17.16.040 ). Min lot: 5,000 sq ft; min width 60 ft (§ 17.16.050 ). Max height: 2.5 stories/35 ft; max coverage 40% (§ 17.16.060 ).

R-2 — Two-Family Residence

  • Purpose and setting: Close to urban centers; two units per lot where utilities are available (§ 17.18.010 ).
  • Typical permitted uses: All R-1 uses plus two-family dwellings (§ 17.18.020 ).
  • Key site standards: Yard standards are established in § 17.18.050 (Not fully retrieved here; verify exact dimensions) (§ 17.18.050 ).

R-3 — Multiple Residence

  • Typical uses: Multifamily dwellings; RV/mobile home parks require a CUP (§ 17.20.030 ).
  • Key site standards: Front 50 ft from centerline/20 ft property line (greater governs); side yards total ≥20% lot width (min 6 ft; +3 ft/story above first); rear 20 ft (§ 17.20.050 ). Min lot: 6,000 sq ft; MF density standards as listed (§ 17.20.060–.080 ).

R-4 — General Apartment

  • Purpose and setting: Higher-density residential with professional offices/institutional uses (§ 17.22.010 ).
  • Typical permitted uses: Uses from R-1 to R-3 (with limitations), plus hotels/hospitals/churches/schools and certain professional offices (§ 17.22.020 ).
  • Key site standards: Yards and height/bulk/space are established in § 17.22.040–.050 (Not fully retrieved here; verify) (§ 17.22.040–.050 ).

C-1 — Neighborhood Commercial

  • Purpose: Neighborhood-serving retail/services.
  • Key site standards: Front 50 ft from centerline/20 ft property line (greater governs); no side yard unless required by other regs; rear 15 ft; max height 2 stories/35 ft; no minimum lot area/width (§ 17.24.040–.060 ).
  • Permitted uses: Not fully retrieved. Some listed uses appear in retrieved fragments; verify complete use list in § 17.24.020. Not found in retrieved materials.

C-2 — Community (General) Commercial

  • Purpose: Full range of retail/service; “complete retail sales facilities” (§ 17.26.010 ).
  • Typical permitted uses: All C-1 uses; retail (including thrift/consignment), business and professional offices, medical/dental offices, studios; additional lists in § 17.26.020 (§ 17.26.020 ).
  • CUP examples: Hospitals/care homes; mortuaries; auto body/painting; licensed commercial truck storage; indoor commercial recreation (§ 17.26.030 ).
  • Key site standards: Front 50 ft from centerline/20 ft property line (greater governs); no side yard unless required; rear 15 ft if accessible; max height 6 stories/65 ft; no minimum lot size/width (§ 17.26.040–.060 ).

M-1 — Light Industrial

  • Purpose: Low-intensity, indoor, clean industry; protects adjacent areas (§ 17.34.010 ).
  • Typical permitted uses: Assembly, distribution/warehousing, research labs, accessory offices, personal services, data centers, minor manufacturing, electronic assembly, veterinary clinics, indoor recreation/fitness; certain outdoor/repair uses if enclosed (§ 17.34.020 ).
  • CUP examples: Restaurants; auto/RV sales; fuel yards (§ 17.34.030 ).
  • Key site standards: Front 20 ft; no side/rear yard unless other codes require; max height 65 ft; no minimum lot size/width (§ 17.34.040–.070 ).

M-2 — General Industrial

  • Purpose: Heavy industry; allows M-1 uses plus heavier industrial activities (§ 17.36.010–.020 ).
  • Typical permitted uses: M-1 uses, plus lumber mills, pottery kilns, concrete batching, blacksmith/casting foundries, fuel yards; storage yards/junkyards if enclosed (§ 17.36.020 ).
  • Key site standards: Front 50 ft from centerline/20 ft property line (greater governs); no side/rear yard except as required; max building height same as C‑2 (65 ft); no minimum lot size/width (§ 17.36.040–.070 ).

NR — Natural Resource Lands and Recreation

  • Purpose: Preserve natural/open space; allow recreation and light ag; implements Habitat/Resource Lands GP designations (§ 17.44.010 ).
  • Typical permitted uses: Conservation measures; trails; nonprofit riding stables/parks/picnic sites; crop/tree farming/grazing; noncommercial boat launch/docking (§ 17.44.020 ).
  • CUP examples: One one-family dwelling or mobile home; caretaker/watchman quarters (§ 17.44.030 ).
  • Key site standards: Min parcel 160 acres (§ 17.44.040 ).

PF — Primary Floodplain

  • Purpose: Lands in primary floodways; specialized regulations for flood protection (§ 17.42.010 ).
  • Typical permitted uses: Utility wires/pipelines; ag uses like crop/tree farming/grazing (§ 17.42.020 ).
  • CUP examples: Floodproofed accessory ag buildings; public utility buildings; parks, campgrounds, RV parks; excavation/levees/dikes with findings (§ 17.42.030 ).

AV — Airport

  • Purpose: Airports and lands within the 55 CNEL noise contour of Red Bluff/Corning airports (§ 17.40.010 ).
  • Typical permitted uses: Runways/taxiways/aprons; hangars/maintenance; fueling; terminals; aviation equipment and accessory uses (§ 17.40.020 ).
  • CUP examples: Residential, industrial, and commercial uses on non-airport-controlled lands after noise analysis/insulation (§ 17.40.030 ).
  • Key site standards: Max height 35 ft (§ 17.40.040 ).

PD — Planned Development

  • Purpose: Flexible, master-planned developments; PD can allow any R, C, M, S uses subject to a PD use permit (§ 17.38.010, § 17.38.030 ).
  • Site standards: Yards, lot size, height/coverage, and parking are set in the PD use permit (§ 17.38.040–.070 ).

Combining Districts and Overlays (selected)

  • Listed combining districts include -A, -B, -S, -H, -P, -MH (§ 17.06.010.B, list excerpt ).
  • Additional overlays include the Military Operation Area Overlay (Chapter 17.69; purpose/intent referenced) (§ 17.69.010–.020 ). See Overlay Districts.

At-a-Glance Land Use and Core Standards

District Typical Permitted Uses Min Lot Key Yards / Height Code Reference
AG-1 Grazing; crops; accessory residence; agritourism 160 acres Front 50 ft CL/20 ft PL; Side 10 ft (6 ft small); Rear 20 ft; 35 ft height (silos 60 ft; wind 80 ft) § 17.10.020, § 17.10.040–.060
AG-2 Crops; grazing; accessory residence; agritourism/homestays 20 acres (40 acres if Williamson Act) Same yards as AG‑1; 35 ft height; silos/wind exceptions § 17.11.020, § 17.11.040–.060, § 17.11.080
AG-3 Crops; light ag; 1 rural dwelling/parcel; agritourism Not found Front 50 ft CL/20 ft PL; other per code § 17.12.020–.040
AG-4 Crops; grazing; accessory residence; agritourism 40 acres Same yards pattern; 35 ft height; silos/wind exceptions § 17.13.020, § 17.13.040–.060
R-1 One-family dwelling; limited crops; parks/schools 5,000 sf Front 50 ft CL/20 ft PL; sides total ≥20% width; rear 20 ft; 35 ft height § 17.16.020, § 17.16.040–.060
R-2 All R‑1 uses; two-family dwellings Not found Yards in § 17.18.050; verify § 17.18.020, § 17.18.050
R-3 Multifamily; MF site/coverage controls 6,000 sf Front 50 ft CL/20 ft PL; sides total ≥20% width; rear 20 ft; 35 ft height; 50% coverage § 17.20.050–.080
C-2 Retail, offices, medical, studios; C‑1 uses None Front 50 ft CL/20 ft PL; no side; rear 15 ft (if accessible); 65 ft height § 17.26.020, § 17.26.040–.060
M-1 Light industry, R&D, warehousing; some services None Front 20 ft; no side/rear; 65 ft height § 17.34.020, § 17.34.040–.070
NR Conservation, trails, parks, light ag 160 acres By use; dwelling possible via CUP § 17.44.020–.040
Notes: CL = centerline of roadway; PL = property line. For countywide parking, see Tehama County Parking.

Practical cross-cutting rules

  • Lot clustering in rural residential developments is allowed without increasing density, if conditions are met (§ 17.68.010–.020 ).
  • Parcels in ag/NR districts can be subdivided to their minimum sizes; flexibility to 80% of minimum may be allowed under conditions (§ 17.68.040 ).
  • Nonconforming uses/buildings have strict limits on enlargement and reconstruction after major damage (§ 17.74.030–.050 ). See Tehama County Nonconforming Uses.
  • Overlays and combining districts can add special rules for height, frontage, or animal raising; always check Overlay Districts.

Checklist

  • Confirm your parcel’s base district and any combining/overlay on the official zoning map (§ 17.06.020 ). See Tehama County Zoning.
  • Verify your proposed use is permitted or if it needs a conditional use permit (CUP) in that district (e.g., AG-2 list in § 17.11.020–.030 ).
  • Check minimum lot area, yard setbacks, and building height/coverage for your district (e.g., R-1 § 17.16.040–.060; M-1 § 17.34.040–.070) .
  • Identify overlay constraints (e.g., PF floodplain use limits in § 17.42.020–.030; AV noise/height in § 17.40.030–.040) .
  • Confirm countywide provisions for special housing (transitional/supportive, farmworker), ADUs, and any local ADU rules (§ 17.08.011–.012, § 17.08.050) .
  • Check Parking ratios referenced by your district (e.g., § 17.26.070, § 17.34.080) .
  • Determine if your project triggers Design Review (Verify with the jurisdiction).
  • If your parcel is under a Williamson Act or Farmland Security Zone contract, verify allowed uses with state rules and contract terms (§ 17.10.080; § 17.11.080; § 17.44.050) .
  • For deviations from standards, review Variances and Exceptions (Verify with the jurisdiction).

Risks & Ambiguities

Issue Why it matters What to verify
C-1 permitted use list not fully retrieved Determines by-right commercial uses in neighborhood centers Obtain § 17.24.020 text from County; confirm your specific use is listed. Not found in retrieved materials.
R-2 yard details partially retrieved Exact setbacks control duplex siting Confirm full § 17.18.050 yard standards with Planning.
AG-3 minimum lot area not shown Subdivision and density decisions hinge on it Check § 17.12.050 or mapped standards with Planning. Not found in retrieved materials.
ADU standards vs. current state law Recent state preemption may override local ADU owner-occupancy/time limits Compare § 17.08.050 with California ADU law.
Projects in PF/AV overlays Additional flood/noise/height constraints apply Review § 17.42.020–.030 and § 17.40.030–.040; coordinate early with staff .
Nonconforming structures Limits on enlargement and reconstruction after damage Apply § 17.74.030–.050; see Nonconforming Uses .

Plain-English Summary

If your property is in the unincorporated areas of Tehama County, your allowed land uses and basic site rules are set by the district on the County’s zoning map. Agriculture-heavy districts like AG-1/AG-2/AG-4 generally allow crops and grazing by right and reserve more intensive ag and ag-serving industry for a CUP; residential districts from R‑1 to R‑4 step up in density and allowed housing types. Commercial (C‑1/C‑2) and industrial (M‑1/M‑2) districts specify what retail, services, and manufacturing are allowed. Always confirm overlays (like PF Floodplain or AV Airport), yard/height rules, and parking, and check if special housing rules (farmworker, supportive, or ADUs) apply.

Source References

  • Title 17 adoption/purpose: § 17.02.010–.050
  • Zoning map/boundaries: § 17.06.020–.030; combining/overlay district listing excerpt (§ 17.06.010.B)
  • General provisions: transitional/supportive housing § 17.08.011; employee/farmworker housing § 17.08.012; ADUs § 17.08.050; height exceptions § 17.08.040
  • Agricultural districts: AG-1 § 17.10.010–.060, .080 ; AG-2 § 17.11.010–.080 ; AG-3 § 17.12.010–.040 ; AG-4 § 17.13.020–.070
  • Residential districts: R-1 § 17.16.010–.070 ; R-2 § 17.18.010–.050 ; R-3 § 17.20.030–.090 (excerpts) ; R-4 § 17.22.010–.050 (excerpts)
  • Commercial districts: C-1 § 17.24.040–.070 (site standards); uses list not fully retrieved (verify § 17.24.020) . C-2 § 17.26.010–.070
  • Industrial districts: M-1 § 17.34.010–.080 ; M-2 § 17.36.010–.080
  • Special purpose: NR § 17.44.010–.050 ; PF § 17.42.010–.040 ; AV § 17.40.010–.040 ; PD § 17.38.010–.080
  • Clustering/lot size flexibility: § 17.68.010–.040
  • Nonconforming and lot line adjustments: § 17.74.030–.050; § 17.75.020

Sources

Retrieved passages

  • Tehama County Zoning Code (§ 16) High relevance
  • Tehama County Zoning Code (Chapter 17.70.) High relevance
  • Tehama County Zoning Code (chapter for) High relevance
  • Tehama County Zoning Code (§2) High relevance
  • Tehama County Zoning Code (§2) High relevance
  • CBC § 1 (Title 17) High relevance
  • Tehama County Zoning Code (Section 17.08.012.) High relevance
  • Tehama County Zoning Code (Section 1.04.205) High relevance
  • Tehama County Zoning Code (title shall) Medium relevance
  • Tehama County Zoning Code (chapter shall) Medium relevance
  • Tehama County Zoning Code (§2) Medium relevance
  • Tehama County Zoning Code (§2) Medium relevance
  • CBC § 7 (§ 7) Medium relevance
  • Tehama County Zoning Code (§ 14) Medium relevance
  • Tehama County Zoning Code (Chapter 17.82.) Medium relevance
  • Tehama County Zoning Code (chapter and) Medium relevance
  • Tehama County Zoning Code (§2) Medium relevance
  • CFC § 2 (chapter and) Medium relevance
  • Tehama County Zoning Code (Section 17.10.030.) Medium relevance
  • Tehama County Zoning Code (chapter and) Medium relevance
  • Tehama County Zoning Code (§ 30) Medium relevance
  • Tehama County Zoning Code (Section 17.04.280.) Medium relevance

Cited sections

Frequently asked questions

What can I build on an R-1 lot in Tehama County?

R-1 allows a one-family dwelling with accessory structures and home occupations by right. Setbacks are typically 20 ft rear, with fronts measured as 50 ft from the roadway centerline or 20 ft from the property line (whichever is greater); building height is capped at 35 ft (§ 17.16.020, § 17.16.040–.060 ).

Are duplexes allowed in unincorporated Tehama County?

Yes—on R-2 parcels. R-2 permits all R-1 uses plus two-family dwellings. Yard standards are provided in § 17.18.050 (confirm exact dimensions with Planning) (§ 17.18.020, § 17.18.050 ).

What’s allowed in AG-2 and what are the lot size rules?

AG-2 primarily allows crops and related agricultural uses by right; heavier ag (like dairies) generally needs a CUP. Minimum parcel size is 20 acres, but it increases to 40 acres for Williamson Act–contracted lands (§ 17.11.020–.030, § 17.11.050, § 17.11.080 ).

Can I do a retail shop in the unincorporated County?

Retail is broadly allowed in C‑2. C‑2 also allows professional/medical offices and other services. Yard standards include no side yard (unless required) and a 65‑ft height limit (§ 17.26.020, § 17.26.040–.060 ). For neighborhood-scale stores, check C‑1 and verify permitted uses in § 17.24.020 (Not found in retrieved materials).

What industrial uses are allowed, and where?

M‑1 permits light industry like assembly, warehousing, research, data centers, and minor manufacturing; M‑2 adds heavier uses (lumber mills, concrete batching, foundries). M‑1 has a 20‑ft front yard and 65‑ft height limit; M‑2 matches C‑2 on height and has front yards measured from roadway centerline/property line (§ 17.34.020, § 17.34.040–.070; § 17.36.020, § 17.36.040–.070 ).

Do I need design review or special approvals?

Some projects may require a CUP (e.g., certain uses in AG districts, hospital in C‑2) and/or Design Review depending on district and project type. Always confirm overlays (e.g., PF floodplain or AV airport) which can add conditions (§ 17.42.020–.030; § 17.40.030–.040 ).

Are ADUs allowed in the County?

Yes. ADUs are recognized in R‑1, RE, AG‑1, AG‑2, AG‑3, AG‑4, and NR districts under § 17.08.050. Be aware that state law has evolved; confirm any local requirements against current California ADU law (§ 17.08.050 ).

What if my building/use is nonconforming?

Nonconforming buildings/uses face strict limits on enlargement and on rebuilding after destruction greater than 50% of value. Review § 17.74.030–.050 and see Nonconforming Uses (§ 17.74.030–.050 ).

How are setbacks measured along roads?

Many districts use a “50 ft from roadway centerline or 20 ft from property line, whichever is greater” front yard rule (e.g., R‑1, AG districts). Check your specific district’s yard section (e.g., § 17.16.040; § 17.10.040; § 17.11.040) for exact language and any exceptions (§ 17.16.040; § 17.10.040; § 17.11.040 ).

Does parking come from zoning or another chapter?

Parking is addressed within zoning chapters (e.g., C‑2 § 17.26.070; M‑1 § 17.34.080) and through general countywide design standards. Start with your district section and then check countywide Parking references (§ 17.26.070; § 17.34.080 ).

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