Local zoning · Tehama County

Tehama County — Overlay Districts

Overlay Districts under the Tehama County local zoning and planning code, with the controlling citations.

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Last reviewed: July 6, 2026

Overview

In unincorporated areas of Tehama County, “overlay districts” are implemented primarily as combining districts that layer additional rules on top of a base zoning district. The County’s zoning code, Title 17, lists these combining districts in the same section that establishes base zones, and also includes a standalone Military Operation Area Overlay with its own procedures. Always read overlays together with the underlying zone; the more restrictive rule governs. See the official zoning map to confirm where any overlay applies. § 17.06.010–.020

Overlays in Tehama County are called “combining districts.” They don’t replace your base zoning—they add site-specific limits or allowances that apply at the same time. § 17.06.010(B)

Before using this page, skim the county’s zoning and development standards overviews to see how base district rules will interact with any overlay. Many overlay projects also implicate parking, design review, historic preservation, and – if an existing situation is involved – nonconforming uses. Where an overlay standard cannot be met as written, consult variances and exceptions.

What counts as an “overlay” in Tehama County

  • Combining districts designated by a hyphenated suffix (e.g., -A, -B, -H, -MH, FS) in § 17.06.010(B).
  • The Military Operation Area Overlay, adopted as Chapter 17.69.
  • Note: Special base districts that often behave “overlay-like” (e.g., PF Primary Floodplain and AV Airport) are listed as base districts, not combining overlays, in § 17.06.010(A).

District-by-district breakdown (unincorporated areas)

-A Animal Raising Combining District

  • Purpose and where it applies: Adds limited animal-keeping to the residential district it’s combined with; applied only where mapped in R districts. § 17.48.010
  • Typical permitted uses: All uses of the base district plus small-scale animal husbandry; capped at not more than one horse, cow, or similar livestock per acre. Poultry/rabbit farming allowed; commercial poultry must be within enclosed structures and meet Chapter 17.82 standards. § 17.48.020
  • Key dimensional standards: Special siting for barns/stables/chicken houses—at least 50 ft from the front building line, 10 ft from side property lines, and 40 ft from any building. § 17.48.040
  • Discretionary uses: Veterinary hospitals, commercial kennels, riding stables, nurseries, ag supply sales, and expanded livestock numbers (on >1 acre) may require a use permit. § 17.48.030

-B Special Building Site Combining District

  • Purpose and where it applies: Replaces base district rules for minimum building site area and some yards with overlay-specified values shown right in the map suffix. § 17.50.010
  • How to read it: The number following “B” is the minimum building site area in thousands of square feet (e.g., B-20 = 20,000 sq ft). A bracketed number may allow a reduced minimum lot area (also in thousands of sq ft) upon recordation of an approved map. § 17.50.020(A)
  • “BZ” notation: If a “Z” follows “B,” no subdivision lot may be smaller than what’s shown on the recorded final/parcel map. § 17.50.020(B)

-S Special Highway Frontage Combining District

  • Status: Reserved. The chapter that formerly contained these provisions was repealed; current frontage-related provisions are referenced in § 17.08.090(G). Not found in retrieved materials for § 17.08.090(G). § 17.52 (Editor’s note)
  • Practical note: If a parcel shows an -S suffix on older maps, confirm current requirements with Planning, since rules were migrated out of Chapter 17.52. Verify with the jurisdiction.

-H Special Height Combining District

  • Purpose and where it applies: Imposes a specific maximum height in feet, overriding base-district height. § 17.54.010–.020(A)
  • How to read it: The number following “H” is the absolute height cap measured from the average ground elevation at the building/structure. § 17.54.020(A)
  • Airport hazard variant: Where created to protect airport approaches, the map will add “AV,” height applies to all structures and trees, and is measured from a runway-end datum elevation. § 17.54.020(B)

-P Special Parking Combining District

  • Status: Reserved. Former parking-overlay provisions were repealed; current parking provisions are referenced in § 17.08.090(H). Not found in retrieved materials for § 17.08.090(H). § 17.56 (Editor’s note)
  • Practical note: Rely on countywide parking provisions and any base-district standards; overlay-specific parking suffixes on legacy maps should be verified. Verify with the jurisdiction.

-MH Special Mobile Home Combining District

  • Purpose and where it applies: Allows mobile homes as dwellings on individual, occupant-owned sites in areas deemed compatible with surrounding uses. § 17.60.010
  • Effect on uses: In any district with -MH, mobile homes are permitted in the same manner as one-family dwellings in the combined district, subject to stated exceptions (e.g., in an approved “mobile home subdivision,” one mobile home per recorded lot; mobile homes must meet applicable dwelling standards). § 17.60.020(A)–(B)

FS Farmland Security Combining District

  • Purpose and where it applies: Implements Farmland Security Zone (FSZ) contracts on eligible croplands and natural habitat, layering FSZ limits over base zoning. § 17.65.010–.020
  • Parcel size controls when combined:
    • With the legacy EA district, new parcels must be a minimum of 40 acres (EA-FS). § 17.65.030(A)
    • With PF in cropland (C) areas, the minimum is commensurate with the general plan’s maximum density, illustrated as 40 acres in cropland. § 17.65.030(B)
  • Termination: The FS combining district ends ministerially when the FSZ contract ends. § 17.65.040

Military Operation Area (MOA) Overlay

  • Purpose and where it applies: Ensures early military coordination for discretionary projects under designated Military Operation Areas (MOAs) and Military Training Routes (MTRs) that cross the county, or within 1,000 feet of a military installation, or within special use airspace, or beneath a low-level flight path. § 17.69.020–.030
  • Key triggers and standards:
    • Projects that could penetrate the defined MOA floor are reviewed for hazards to aircraft, including emissions that impair visibility, lighting/glare, and physical obstructions. § 17.69.040(A)
    • Notice must be provided to the U.S. Armed Forces via the state-designated address once an application identifies that the site lies within an MOA/MTR/special use airspace/low-level flight path. § 17.69.040(B)(1)
    • Height is measured to the topmost point of a structure; for turbines, to the tip of the vertical blade. § 17.69.030(C)
  • Mapping: The operative MOA figure is kept on file in the Planning Department. Verify mapped limits before design. § 17.69.030(A)

Retired or reserved combining districts you may still see on old maps

  • -S Special Highway Frontage: Chapter 17.52 repealed; now reserved with a pointer to § 17.08.090(G). Not found in retrieved materials. § 17.52 (Editor’s note)
  • -P Special Parking: Chapter 17.56 repealed; now reserved with a pointer to § 17.08.090(H). Not found in retrieved materials. § 17.56 (Editor’s note)
  • AP Agricultural Preserve: Chapter 17.64 repealed; reserved. § 17.64 (Editor’s note)
  • AGB Agricultural Buffer: Chapter 17.58 repealed; reserved. § 17.58 (Editor’s note)

Quick-reference table: Key overlay controls

Overlay What it controls Typical standards you’ll see on plans Where it applies Code Reference
-A Animal Raising Adds animal-keeping in R districts ≤1 large animal per acre; special yard/setback rules for barns/poultry R districts with -A suffix § 17.48.010–.040
-B Special Building Site Overrides lot area and some yards B-20 means 20,000 sq ft minimum; bracketed numbers allow reduced min with a recorded map; “BZ” locks to recorded lot sizes Any base zone with -B suffix § 17.50.010–.020
-H Special Height Caps absolute height H-35 caps height at 35 ft from average ground; “AV” variant uses runway datum and applies to trees/structures Any base zone with -H suffix § 17.54.010–.020
-MH Mobile Home Treats mobile homes like SFDs One mobile home per recorded lot in an MH subdivision; dwelling standards apply Any base zone with -MH suffix § 17.60.010–.020
FS Farmland Security FSZ contract-based limits and parcel size 40-acre minimum when combined with EA; PF-FS in cropland illustrated at 40 acres; ends with FSZ termination Eligible cropland/NH under FSZ § 17.65.020–.040
MOA Overlay Aircraft hazard review + military notice Screen emissions/glare/height; notice to Armed Forces for mapped areas/routes/installations As mapped (Planning office file) § 17.69.020–.040

Related base districts often confused as overlays: PF Primary Floodplain and AV Airport are base districts with their own rules; confirm if your parcel is zoned PF or AV on the official map. § 17.06.010–.020; § 17.42.010; § 17.40.010

Checklist

  • Identify your base zoning and all combining suffixes on the official zoning map; overlays apply concurrently. § 17.06.010–.020
  • If your suffix is unknown (e.g., “B-20,” “H-35,” “-MH”), decode it against the overlay chapter to confirm the exact numeric control. § 17.50.020; § 17.54.020; § 17.60.020
  • For any mapped MOA/MTR/special use airspace/low-level flight path, design to avoid aircraft hazards and ensure required military notice in your application. § 17.69.040(A)–(B)
  • In an -A area, verify animal counts and siting clearances for barns/poultry; some uses require a use permit. § 17.48.020–.040
  • In FS, confirm parcel-size limits when combined with your base district and whether an FSZ contract is active. § 17.65.030–.040
  • If you see a legacy -S or -P on old maps, confirm current applicable standards since those chapters are reserved. § 17.52; § 17.56 (Editor’s notes)
  • If your proposal can’t meet an overlay standard, speak with Planning early about variances and exceptions; legacy lot/structure protections may be relevant under nonconforming uses. § 17.74.010 et seq.

Risks & Ambiguities

Issue Why it matters What to verify
Legacy overlay codes (-S, -P) repealed Some older maps show -S or -P; current rules live elsewhere Whether § 17.08.090(G)/(H) standards apply to your frontage/parking; current text not found in retrieved materials. § 17.52; § 17.56 (Editor’s notes)
Decoding -B and BZ Misreading B-suffix numbers can undersize lots The exact thousands-of-sq-ft minimum, whether bracketed reductions apply post-recordation, and whether a “BZ” lock applies. § 17.50.020
Airport-related height in -H Height datum changes near airports If “AV” is appended, confirm runway datum, and remember trees count too. § 17.54.020(B)
MOA notice scope Missed notice can delay approvals Whether your project is within the mapped MOA, within 1,000 ft of an installation, in special use airspace, or beneath a low-level route; the Planning office keeps the governing figure. § 17.69.030–.040
FS references to legacy “EA” Parcel-size rules cite repealed EA district How FS parcel-size minimums translate alongside your current base AG/PF zoning and General Plan density. § 17.65.030–.040

Plain-English Summary

If your unincorporated Tehama County parcel shows a suffix like -A, -B, -H, -MH, or FS, you’re under an overlay that tightens or modifies specific rules—animal-keeping, minimum lot size, height, mobile homes, or farmland security—on top of your base zoning. Some older overlays (highway frontage and parking) were repealed and moved into general provisions, so double-check with Planning to see what applies now, especially near highways, airports, or within the Military Operation Area Overlay where military notification and aircraft-safety design controls can affect your project.

Source References

  • Title 17 – Zoning; designation of base and combining districts; zoning map and boundaries: § 17.06.010–.030
  • -A Animal Raising Combining District: § 17.48.010–.040
  • -B Special Building Site Combining District: § 17.50.010–.020
  • -S Special Highway Frontage Combining District (Reserved; editor’s note to § 17.08.090(G)): § 17.52 (Editor’s note)
  • -H Special Height Combining District: § 17.54.010–.020
  • -P Special Parking Combining District (Reserved; editor’s note to § 17.08.090(H)): § 17.56 (Editor’s note)
  • -MH Special Mobile Home Combining District: § 17.60.010–.020
  • FS Farmland Security Combining District: § 17.65.010–.040
  • Military Operation Area Overlay: § 17.69.010–.040
  • Related base districts often implicated with overlays: PF Primary Floodplain (§ 17.42.010) and AV Airport (§ 17.40.010)
  • Nonconforming provisions (context): § 17.74.010 et seq.
  • Title 17 adoption and purpose (context): § 17.02.010–.050

Sources

Retrieved passages

  • Tehama County Zoning Code (§1) Medium relevance
  • Tehama County Zoning Code (§3) Medium relevance
  • Tehama County Zoning Code (§ 2) Medium relevance
  • Tehama County Zoning Code (§2) Medium relevance
  • Tehama County Zoning Code (chapter shall) Medium relevance
  • Tehama County Zoning Code (§ 1) Medium relevance
  • Tehama County Zoning Code (§2) Medium relevance
  • Tehama County Zoning Code (Section 17.11.030.) Medium relevance
  • Tehama County Zoning Code (§2) Medium relevance
  • Tehama County Zoning Code (§2) Medium relevance
  • Tehama County Zoning Code (§ 6) Medium relevance
  • Tehama County Zoning Code (Chapter 17.54) Medium relevance
  • Tehama County Zoning Code (§ 1) Medium relevance
  • Tehama County Zoning Code (§ 1) Medium relevance
  • Tehama County Zoning Code (Chapter 17.50) Medium relevance
  • Tehama County Zoning Code (chapter and) Medium relevance
  • Tehama County Zoning Code (§2) Medium relevance

Cited sections

Frequently asked questions

What does the “-B” suffix (like B-20 or B[10]) on my Tehama County zoning mean?

“-B” is the Special Building Site Combining District overlay. The number after B is the minimum building site area in thousands of square feet (B-20 = 20,000 sq ft). A bracketed number can allow a reduced minimum lot area once a final/parcel map is recorded; “BZ” locks lot sizes to the recorded map. § 17.50.010–.020

Can I keep horses or chickens on my R-1 lot if I see an “-A” overlay?

Often yes. The -A Animal Raising Combining District allows limited animal-keeping with caps (not more than one horse, cow, or similar livestock per acre) and special yard separations for barns/poultry houses. Some activities (e.g., riding stables) need a use permit. § 17.48.020–.040

What does “-H 35” mean for my building height?

It’s a Special Height overlay capping absolute height at 35 feet from average ground. Where created to protect airport approaches, you’ll see “AV” added; then the datum is tied to runway elevation and applies to structures and trees. § 17.54.010–.020

Are special parking or highway frontage overlays still in use in Tehama County?

The old -P (parking) and -S (highway frontage) combining districts were repealed and their chapters are reserved. Current provisions are referenced in § 17.08.090(H) and § 17.08.090(G), respectively; confirm the applicable standards with Planning. § 17.52; § 17.56 (Editor’s notes)

What is the Military Operation Area Overlay and could it affect my project?

If your discretionary project site lies within the mapped MOA/MTR areas, within 1,000 ft of a military installation, under special use airspace, or a low-level flight path, you must design to avoid aircraft hazards and the County must provide notice to the Armed Forces as part of processing. § 17.69.020–.040

How does the FS Farmland Security overlay change what I can do with my land?

FS overlays reflect Farmland Security Zone contracts and can impose larger minimum parcel sizes (e.g., 40-acre minimum when combined with the legacy EA district; similar 40-acre illustration for PF-FS in “cropland”). The FS overlay terminates when the FSZ contract ends. § 17.65.030–.040

Are floodplain and airport rules overlays or base zoning in Tehama County?

They’re base districts: PF Primary Floodplain and AV Airport are listed with base zones, not as combining overlays. Always verify your base zoning on the official map. § 17.06.010–.020; § 17.42.010; § 17.40.010

If I can’t meet an overlay standard, can I request relief?

Possibly. Overlays are enforceable standards, but the County provides processes for use permits and variances in limited circumstances. Early consultation with Planning is recommended. § 17.06.030(C); § 17.70.040

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