Local zoning · Tehama

Tehama — Overlay Districts

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

Ask a question free See coverage

Last reviewed: July 2, 2026

Overview

This page summarizes what the City of Tehama's Title 17 Zoning Ordinance says about overlay districts in Tehama. The ordinance establishes one explicit overlay chapter, the Business Overlay Zone (BOZ), and makes scattered references to a historic district / historic district overlay zone in other chapters; both are cited below with the controlling code sections. All requirements below are grounded in the City of Tehama Title 17 text; where the code is silent, I note that explicitly. See Source References for the controlling § citations and file excerpts. For background on how overlays interact with base rules, see the city's main zoning overview and the Development Standards page.

How Tehama uses overlay districts (short)

  • Overlays in Tehama are used to allow a different set of allowable uses or supplemental rules on top of an underlying zoning district. The clearest, dedicated overlay in Title 17 is the Business Overlay Zone (BOZ) which targets parcels “specifically along C Street” to encourage commercial uses (§ 17.14.020) .
  • The BOZ defers many dimensional and development standards to the underlying base zone — applicants must check the underlying district's standards as well as the BOZ rules (§ 17.14.050) .

Business Overlay Zone — BOZ

Purpose and where it applies

  • Purpose: to provide a range of commercial uses and flexibility on selected parcels (explicitly to spur future commercial development along C Street) while remaining compatible with the City's General Plan (§ 17.14.010; § 17.14.020) .
  • Where it applies: selected parcels along C Street; the code text ties the overlay to that corridor (verify parcel-level mapping with the City) (§ 17.14.020) .

Typical permitted uses (decision-relevant)

  • At the city administrator's discretion (without a revocable use permit), permitted uses include: all uses permitted in the Residential (R) district plus banks, equipment sales/rental, hotel/motel, office, personal services (general), outdoor dining, restaurants, retail sales (general), and Single Room Occupancy (SRO) (§ 17.14.030) .
  • Conditional uses (require the conditional/use permit process) include light industrial, alcohol beverage sales, bars, restricted personal service and retail, veterinary clinic, and large community care facilities (§ 17.14.040) .

Development standards and dimensional rules

  • The BOZ does not create its own new dimensional envelope; it requires compliance with the development standards of the underlying base zone and General Plan designation (§ 17.14.050) . That means setbacks, heights, lot coverage, and parking requirements come from the base district (for example, see the Residential district standards in § 17.12.050 for single-family/multifamily dimensional rules) .
  • Sign rules specific to business signs in residential areas are included (size limits, and a list of prohibited signs) under § 17.14.060; the BOZ also limits lot division of BOZ-designated parcels to no less than 12,800 sq ft (§ 17.14.070) .

Practical guidance

  • Because the BOZ defers to the underlying zone for development standards, an applicant must: (1) establish the parcel's underlying base zone; (2) confirm the parcel is within the BOZ mapping along C Street; and (3) then apply the base zone standards (setbacks, height, parking) together with the BOZ permitted uses and sign limits (§ 17.14.020; § 17.14.050; § 17.14.060) .
  • Some uses that are allowed in the BOZ by the city administrator may still require a revocable use permit under the general use-permit rules (Chapter 17.28) or be subject to conditional-use review (§ 17.28.010–.060; § 17.14.030–.040) .

Decision-relevant quick table (use / standard / code reference)

Item Effect in BOZ Code reference
Purpose / where Spurs commercial uses along C Street; implements Business (B) GP designation § 17.14.010; § 17.14.020
Permitted uses (by city admin) R district uses + banks, hotels, offices, restaurants, retail, outdoor dining, SRO, equipment sales/rental § 17.14.030
Conditional uses Light industrial; alcohol sales; bars; vet clinics; large community care; restricted retail/service § 17.14.040
Development standards Follow underlying base zone (setbacks, height, coverage). BOZ creates no separate setbacks. § 17.14.050
Signs Business signs in residential areas limited (size) and specific prohibited sign categories § 17.14.060
Minimum lot size for division No BOZ lot may be subdivided to less than 12,800 sq ft § 17.14.070

Historic district / historic district overlay (reference in Title 17; no dedicated overlay chapter found)

What the code says

  • Title 17 includes explicit language that where accessory dwelling units are within any historic district zone or historic district overlay zone, ADU design must be consistent with applicable design and development guidelines (§ 17.60.080(I)(2)) .
  • The ADU chapter therefore recognizes the possible existence of a historic overlay and ties local design compliance to it, but I found no separate chapter titled “Historic District Overlay Zone” or a detailed historic overlay chapter in the retrieved Title 17 excerpts. The reference appears as a cross‑reference rather than a full overlay chapter.

What that means in practice

  • If a property lies inside a mapped historic district / historic overlay, additional design guidelines or review (for example under local historic preservation policy) will apply to ADUs and potentially other exterior changes; applicants should verify whether a local historic guideline or historic overlay map exists with the City or Planning Department (§ 17.60.080(I)(2)) .
  • Because Title 17 references a historic overlay but does not present its map or full overlay rules in the retrieved materials, parcel-level verification with the City is required. Not found in retrieved materials: a stand-alone historic-overlay chapter or a historic overlay map.

Checklist

An applicant proposing to use BOZ allowances should at minimum:

  • Confirm the parcel is actually located within the Business Overlay Zone (BOZ) (map verification with City). See § 17.14.020 .
  • Identify the underlying base zoning district and apply that district’s dimensional and parking standards (§ 17.14.050; § 17.12.050). See Development Standards and Parking pages for practical next steps. § 17.14.050 .
  • Confirm whether the proposed use is a permitted BOZ use, a conditional use, or requires a revocable use permit (§ 17.14.030–.040; § 17.28.010) .
  • Check sign limits for business signs in residential areas and prohibited sign types (§ 17.14.060) . See Tehama Signage page for administrative steps.
  • If proposing an ADU, confirm ADU-specific standards (e.g., foundation, design compatibility) and whether the parcel is in a historic district overlay (§ 17.60.080) .
  • If subdividing or proposing lot line changes, verify the BOZ lot division restriction (minimum 12,800 sq ft) (§ 17.14.070) .
  • If a discretionary permit is required, follow use-permit/conditional-use procedures and required findings (Chapter 17.28) .

Risks & Ambiguities

Issue Why it matters What to verify
Which parcels are actually mapped as BOZ The BOZ text ties the overlay to parcels “along C Street” but the code excerpt does not include a parcel map; reliance on text alone can lead to mistaken assumptions about applicability Verify parcel-level BOZ designation with the City planning office or official zoning map (Verify with the jurisdiction). § 17.14.020
Historic overlay existence & rules ADU design and other approvals may be constrained by separate historic guidelines; Title 17 references a historic overlay but no full overlay chapter was found in the retrieved materials Ask City for the historic district map and applicable design guidelines (Not found in retrieved materials). § 17.60.080(I)(2)
Development standards ambiguity for BOZ parcels BOZ defers to the underlying base zone; applicants may not realize a use permitted by BOZ still must meet base-zone height/setback/coverage and parking rules Check the underlying zone’s § 17.12.050 (residential) or relevant district standards and parking rules (Verify with the jurisdiction). § 17.14.050
When the city administrator may approve uses without a revocable use permit The BOZ allows many uses “at the discretion of the city administrator” — different administrators apply discretion differently Confirm required application form, public-notice thresholds, and whether a revocable use permit or planning commission review is actually required for your use. § 17.14.030
Subdivision / lot size limit The BOZ contains a numeric minimum for divisions (12,800 sq ft) — affects land-banking and infill plans For any lot-split proposal, verify the BOZ designation and consult the subdivision/planning counter before preparing a tentative map. § 17.14.070

Plain-English Summary

If your property is in Tehama’s Business Overlay Zone (BOZ) — mainly parcels along C Street — you can pursue a broader set of commercial uses (restaurants, retail, offices, banks, hotels, outdoor dining, etc.) but you still must meet the underlying zone’s setbacks, height, coverage and parking rules; signs and lot-division minimums in the BOZ are specifically regulated (§ 17.14.020; § 17.14.050; § 17.14.060; § 17.14.070) .

Source References

  • Title 17 — ZONING (City of Tehama). Print export of the Tehama Zoning Code (Ord. No. 198, 6-13-23) — whole document used for the excerpts below.
  • Business Overlay Zone (BOZ): § 17.14.010 (Purpose); § 17.14.020 (Purpose of BOZ/where it applies); § 17.14.030 (Permitted uses); § 17.14.040 (Conditional uses); § 17.14.050 (Development standards — defers to underlying zone); § 17.14.060 (Signs); § 17.14.070 (Division restriction). Excerpts:
  • Underlying Residential district standards (examples for dimensions and coverage): § 17.12.050 (Single-family & multifamily development standards) — excerpt: minimum front yard 15 ft, maximum main building coverage 35% (single-family), multifamily coverage 65%, heights, side/rear yard rules.
  • ADU design cross-reference to historic overlays: § 17.60.080(I)(2) (Within any historic district zone or historic district overlay zone, ADU design must be consistent with applicable guidelines).
  • Use-permit/variance procedures and findings: Chapter 17.28 (use permits, application, public hearing, findings) — see § 17.28.010–.060.
  • Full Title 17 print export (editor’s note and adoption history) — Title and Chapters index.

Internal quick links (first natural mention of related topics in this page):

Information Gaps

  • No parcel-level BOZ map was included in the retrieved Title 17 excerpts; confirm BOZ mapping with the City (Not found in retrieved materials). § 17.14.020
  • No stand-alone chapter or map for a Historic District Overlay Zone was found in the retrieved materials — Title 17 references such an overlay for ADU design, but the overlay’s specific rules, boundaries, or a chapter were not present in the files provided (Not found in retrieved materials). § 17.60.080(I)(2)

Sources

Retrieved passages

  • Tehama Zoning Code (Chapter 8.08) High relevance
  • Tehama Zoning Code (Chapter 8.08) Medium relevance
  • Tehama Zoning Code (Section 17.12.030) Medium relevance
  • Tehama Zoning Code (Section 17.12.030) Medium relevance
  • Tehama Zoning Code (Chapter 17.83) Medium relevance
  • Tehama Zoning Code (Title 17) Medium relevance
  • Tehama Zoning Code Medium relevance
  • Tehama Zoning Code (Section 1597.465.) Medium relevance
  • Tehama Zoning Code (section is) High relevance
  • Tehama Zoning Code (§ 1) High relevance
  • Tehama Zoning Code (title of) Medium relevance
  • CBC § 198 (chapter shall) Medium relevance

Cited sections

Frequently asked questions

What is the Business Overlay Zone (BOZ) in Tehama?

The BOZ is a local overlay created to allow and encourage commercial uses on selected parcels (called out as being along C Street) and to implement the General Plan business designation; the BOZ sets permitted and conditional uses and defers dimensional standards to the underlying base zone (§ 17.14.010; § 17.14.020) .

What uses are allowed in the BOZ without a revocable use permit?

At the city administrator’s discretion, BOZ-permitted uses include the full set of Residential (R) district uses plus banks, equipment sales/rental, hotel/motel, office, personal services (general), outdoor dining, restaurants, retail sales (general), and SROs; check § 17.14.030 for the list and confirm whether your project triggers a different discretionary review (§ 17.14.030) .

Do BOZ parcels have different setback or parking rules?

No — the BOZ requires compliance with the development standards of the underlying base zone. That means setbacks, heights, lot coverage, and parking come from the base district (for example, Residential rules are in § 17.12.050) (§ 17.14.050; § 17.12.050) .

Are there special signage rules in the BOZ?

Yes — the BOZ includes sign-size limits for business signs in residential areas and lists prohibited signs (off-premises billboards, signs causing traffic hazards, signs on public property, and certain political signs); see § 17.14.060 for the specifics (§ 17.14.060) .

Can a BOZ lot be split into smaller parcels?

The BOZ explicitly prohibits dividing a BOZ-designated lot or group of lots into areas smaller than 12,800 square feet (§ 17.14.070) .

If my property is in a historic district overlay, what extra rules apply?

Title 17 requires that ADU design within any historic district zone or historic district overlay zone comply with applicable historic design and development guidelines; the ADU chapter references that overlay but the full historic-overlay chapter or map was not located in the retrieved materials. Verify the overlay boundaries and guidelines with the City (§ 17.60.080(I)(2)) .

Will a restaurant in the BOZ always be allowed?

Restaurants are listed among BOZ permitted uses, but many uses remain subject to discretionary review or revocable use permits depending on specifics; check § 17.14.030–.040 and the City’s use-permit procedures (Chapter 17.28) to confirm whether your proposal triggers additional approvals (§ 17.14.030; § 17.14.040; § 17.28.010–.060) .

Do ADU rules change inside an overlay?

ADUs must meet the ADU chapter standards (Chapter 17.60). If an ADU is within a historic district overlay, the ADU’s design must conform to the applicable historic guidelines referenced by the code (§ 17.60.080) .

More in Tehama code

Ask about any Tehama property

Get a cited, plain-English answer on Tehama zoning, setbacks, FAR, ADUs and permits — for any address.

Start Free Trial

More Tehama zoning topics

Tehama Zoning

Tehama Land Use

Tehama Development Standards

Tehama Parking

Tehama Design Review

Tehama Historic Preservation

Tehama Signage

Tehama Nonconforming Uses

Tehama Variances and Exceptions

Tehama Landscaping and Screening

Tehama overview