Local zoning · Tulare County

Tulare County — Overlay Districts

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

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Last reviewed: July 3, 2026

Overview

In Tulare County the zoning rules that apply to unincorporated areas include both base zones established by Tulare County Ordinance No. 352 and a set of overlay/combining and special-purpose districts that modify or layer additional requirements on top of the base zoning. Overlay types in the ordinance include combining zones (for example the F Foothill Combining Zone), airport approach/airport zoning, floodplain/flood hazard zones, fire-hazard severity zones, underground utility districts, and State Responsibility Areas; each is applied to specific geographic areas and imposes extra submittal, design, or use controls. Where the ordinance ties an overlay to a site it either (a) alters filing/review procedures (site plan, grading, drainage) or (b) imposes additional technical standards (water supply, elevations, height limits). See the Tulare County base zoning rules in Tulare County Zoning (§ 7-11-1010) .

Note: this page describes only rules in the Tulare County ordinance affecting unincorporated areas. For items that are absent from the retrieved ordinance text I note “Not found in retrieved materials” and recommend you verify with the County.

(Links: the county’s rules on development standards, design review, parking, and related topics are linked on first mention to help applicants find connected requirements: see the Tulare County Zoning & Planning overview, the Tulare County Zoning page, Tulare County Development Standards, Tulare County Design Review, Tulare County Parking, and California Building Standards Code below.)

Overlay / Combining Districts — district-by-district

Foothill Combining Zone (F)

  • Purpose: to require extra review and special filing/technical submittals for development in foothill/mountainous terrain (the ordinance refers to an "F" Foothill Combining Zone and cross-references special filing requirements). See the reference to the Foothill Combining Zone in the grading and subdivision rules. § 7-15-1420 references Section 18.7.D.2 (“F” Foothill Combining Zone, D – Special Filing Requirements, 2 Final Site Plan) .
  • Typical effect on uses: The overlay does not create new allowed uses; instead it imposes additional process and technical requirements on whatever uses the underlying zone permits (the base uses remain as in Ordinance No. 352) .
  • Key submittals / standards called out in the ordinance text:
    • Final site plan and additional drainage / stream‑protection submittals for projects in the Foothill Combining Zone (§ 7-15-1420 references Section 18.7.D.2) .
    • Grading and slope stabilization plans (a grading & slope stabilization plan approved per Section 18.7.B.2 is specifically required for some exemptions) (§ 7-15-1360 / § 7-15-1375) .
  • Where it applies: geographic foothill/mountainous areas as mapped in the Tulare County Zoning Ordinance / Supplemental Zoning Map; the code cross-references these rules in subdivision and grading chapters (§ 7-01-1410–§ 7-01-1425 and § 7-15-1360–§ 7-15-1375) .

Practical guidance: expect required site plans, final drainage plans, and likely Site Plan Review by the Site Plan Review Committee/Planning Commission where the “F” combining zone appears; development standards from the underlying zone still apply (see Tulare County Development Standards) .

Planned Development — Foothill (PD‑F)

  • Purpose: the PD‑F designation (Planned Development Foothill Zone) is used where a planned development is established for foothill or mountainous areas and the code imposes special subdivision/water/drainage requirements for such zones (§ 7-01-1420) .
  • Typical permitted uses: governed by the approved planned development/use permit and the underlying Ordinance No. 352; the PD overlay itself controls design and infrastructure obligations rather than a discrete list of uses (§ 7-11-1010 and related provisions) .
  • Key standards called out:
    • Domestic water supply rules for PD‑F subdivisions: if any lot < 10 acres and within PD‑F, domestic water must be provided by a public utility or an approved mutual/private water system — the County will not permit individual wells in many PD‑F circumstances (§ 7-01-1420) .
    • Drainage/erosion controls and grading rules tied to PD‑F are referenced in subdivision and grading chapters (§ 7-01-1375, § 7-15-1420) .
  • Where it applies: where a planned development foothill zone has been established on the County’s Supplemental Zoning Map; see the subdivision articles and the PD‑F cross‑references (§ 7-01-1420) .

Practical guidance: PD‑F parcels will often require more detailed water and drainage evidence on tentative/final maps and as conditions of approval; coordinate early with the County and the Site Plan Review Committee.

Airport Zoning / Airport Approach Zones (special airport overlay)

  • Purpose: to prevent airport hazards and protect air navigation and nearby properties; the County adopts airport approach zoning consistent with state Airport Approaches Zoning Law (§ 7-13-1000 et seq.) .
  • Typical effects on development: height restrictions, permit requirements to alter or increase height or tree growth, and a permit/variance process administered by the Planning Commission (§ 7-13-1015, § 7-13-1035–§ 7-13-1045) .
  • Where it applies: land surrounding airports as established by the County’s Airport Zoning Map and incorporated into Chapter 13 (§ 7-13-1000 et seq.) .
  • Key procedural rules:
    • Construction or changes that would violate airport approach height restrictions require a permit from the Planning Commission (§ 7-13-1035) .
    • Variances may be granted by the Planning Commission where strict application creates unnecessary hardship (§ 7-13-1040) .

Practical guidance: if your parcel is in an airport overlay, expect strict height controls and an application to the Planning Commission before making structural changes above the mapped limits; confirm the applicable Airport Zoning Map and the local airport chapter provisions.

Floodplain / Flood Hazard Zones (FEMA-based overlays: Zones AH / AO and others)

  • Purpose: to protect life and property from flood hazards; the County’s flood chapter imposes elevation, floodproofing, and building‑site standards for special flood hazard areas (Zones AH, AO, Zone A, etc.) (§ 7-27-1180 et seq.) .
  • Typical effects:
    • Lowest-floor elevation or floodproofing requirements for new construction and substantial improvements (§ 7-27-1180) .
    • Engineering certifications required (registered civil engineer or land surveyor) and recorded notifications as conditions of occupancy (§ 7-27-1180) .
  • Where it applies: locations shown on the County’s Flood Insurance Rate Maps and incorporated into Chapter 27 (§ 7-27-1180) .

Practical guidance: projects in these overlays must meet the elevation/dry‑floodproofing standards and submit certifications; check the County’s flood maps and the flood chapter early to identify required elevations when preparing plans.

Fire Hazard Severity Zones (Moderate / High / Very High)

  • Purpose: to identify and regulate development in areas of wildfire risk consistent with Government Code § 51179; the County designates Moderate, High, and Very High Fire Hazard Severity Zones for the Local Responsibility Area (§ 7-33-1000 / § 7-33-1010) .
  • Typical effects:
    • Map incorporation by reference and requirements that can trigger defensible-space, fuel‑reduction, water supply, access, or building/fire‑safety conditions on projects in the zone (§ 7-33-1010) .
    • Subdivision and development conditions (for example, two access routes and specific hydrant/water supply rules appear in subdivision provisions for potential fire hazard regions) (§ 7-01-1375 / § 7-01-1385) .
  • Where it applies: to unincorporated lands in the County Local Responsibility Area per the maps adopted and incorporated into the County code (§ 7-33-1010) .

Practical guidance: in Very High Fire Hazard Severity Zones expect building and access conditions, potential water-supply/hydrant requirements for subdivisions, and Planning/Fire review; verify whether the parcel lies within the County’s mapped Fire Hazard Severity Zones.

Underground Utility Districts (special removal/undergrounding district)

  • Purpose: the Board of Supervisors may create an Underground Utility District to require removal of overhead poles/wires and underground installation of utilities in a designated area; formation and enforcement procedures are set out in the code (§ 7-17-1015 and related sections) .
  • Typical effects:
    • After formation by resolution the district fixes a timetable for pole removal and underground service installation; it is unlawful to maintain overhead facilities after the required removal date except in limited circumstances (§ 7-17-1015–§ 7-17-1030) .
    • The Board can grant exceptions for emergencies or unusual circumstances (§ 7-17-1025) .
  • Where it applies: only in areas the Board of Supervisors has described in the district‑creation resolution (§ 7-17-1015) .

Practical guidance: if a parcel lies within an Underground Utility District expect required coordination with utilities and timing obligations; check Board resolutions and Public Works notices.

State Responsibility Areas (SRA) — overlapping wildfire finance/processing overlay

  • Purpose: fees and procedural adjustments for subdivisions and maps located wholly or partly in State Responsibility Areas to cover County Fire Warden processing expenses (§ 7-01-1535) .
  • Typical effects: additional fees, special processing, and possibly additional fire protection conditions on subdivisions in SRAs (§ 7-01-1535) .
  • Where it applies: as mapped by the State/County and noted in the Subdivision Map Act‑related provisions (§ 7-01-1535) .

Practical guidance: check whether your subdivision parcel is in an SRA and budget for additional fees and Fire Warden conditions.

Quick decision‑relevant table

Overlay / Combining District What it changes for an applicant (summary) Code reference
F Foothill Combining Zone Requires additional site plan, drainage, grading and slope‑stabilization submittals; may trigger Site Plan Review § 7-15-1420 (refs Section 18.7.D.2)
PD‑F Planned Development (Foothill) Water supply and drainage obligations on subdivisions; planned‑development conditions override/augment base zone § 7-01-1420
Airport Zoning (approach zones) Height limits, permit requirement for alterations above mapped limits; Planning Commission permits & variances § 7-13-1000 / § 7-13-1035–§ 7-13-1045
Floodplain (AH/AO/Zone A, etc.) Elevation or floodproofing standards; certified elevations and recorded notifications required § 7-27-1180
Fire Hazard Severity Zones Additional wildfire‑safety conditions (access, water supply, defensible space) and map-based restrictions § 7-33-1000 / § 7-33-1010
Underground Utility District Requires removal of overhead facilities and undergrounding; Board resolution fixes area/timetable § 7-17-1015–§ 7-17-1030
State Responsibility Area (SRA) Additional fees and fire‑related processing requirements for subdivisions/maps § 7-01-1535

(For base allowed uses, heights, setbacks and lot standards apply as provided in Ordinance No. 352 and the county’s base zoning sections — see § 7-11-1010 and related provisions) .

Checklist — what an applicant must confirm before filing (unincorporated Tulare County)

  • Confirm whether the parcel is inside any overlays: F Foothill Combining Zone, PD‑F, airport approach zone, mapped flood zone, Fire Hazard Severity Zone, Underground Utility District, or SRA (verify County maps and Supplemental Zoning Map) — verify with the Resource Management Agency/Planning staff (§ 7-11-1025; § 7-33-1010) .
  • If in Foothill/PD‑F: prepare final site plan, drainage plans, and grading/slope‑stabilization plans as required (§ 7-15-1420; § 7-15-1360) .
  • If in a flood zone: provide required elevation certificates or dry‑floodproofing design and engineer certification (§ 7-27-1180) .
  • If in an airport overlay: check height limits and obtain Planning Commission permit for any vertical increase above limits (§ 7-13-1035) .
  • If in a Fire Hazard Severity Zone or SRA: plan for access, defensible‑space, and potential water/hydrant requirements; include NFPA/County Fire inputs on subdivision plans (§ 7-01-1385; § 7-33-1010) .
  • If in an Underground Utility District: identify applicable Board resolution timetable for pole removal and utility undergrounding; coordinate with utilities (§ 7-17-1015) .
  • Ensure plans comply with the County’s base development standards and parking requirements, and are ready for Site Plan Review or Design Review if required . (See Tulare County Development Standards and Tulare County Design Review.)
  • Budget for any extra fees (SRA or special map processing) and include any required technical reports (geotechnical, hydrology, water supply) (§ 7-01-1535; § 7-01-1610) .

Risks & Ambiguities

Issue Why it matters What to verify
Overlay map mismatch or outdated map You may design for the wrong constraints and fail review or incur rework Confirm the parcel’s overlays with the County’s current Supplemental Zoning Map and the Planning Department; maps are incorporated by reference (§ 7-11-1010)
Missing text for Section 18.7 specifics The file excerpts reference Section 18.7 for the F zone but full text of 18.7 was not present in retrieved materials Verify Section 18.7 (Ordinance No. 352) directly with County land‑use staff or the official code copy; do not rely solely on cross‑references (§ 7-15-1420)
Parcel-specific water supply constraints in PD‑F PD‑F triggers stricter water-supply standards (may forbid individual wells on lots <10 acres) — can stop approval Confirm water supply acceptance/letters and Health Dept. tests early; see § 7-01-1420 and the Subdivision water rules (§ 7-01-1415)
Height/airspace conflicts near airports May require alteration of design or a Planning Commission variance; failure risks permit denial Obtain the Airport Zoning Map and get a pre‑application review; permit & variance rules in § 7-13-1035–§ 7-13-1045
Flood elevation determination Missing elevation/certification will block permits and occupancy Engage an engineer/surveyor for BFE/DFE and submit certifications required by § 7-27-1180

Plain-English Summary

If your property is in unincorporated Tulare County you must check whether overlays (the F Foothill Combining Zone, PD‑F, airport overlay, flood zones, fire-hazard zones, Underground Utility Districts, SRAs) apply — each overlay does not typically change what uses are allowed by the base zone, but it does add required studies, design standards, submittals, and sometimes strict limits (for example, water supply rules in PD‑F, grading/drainage/site‑plan requirements in F, elevation rules in flood zones, and height rules near airports). Always verify overlays with County planning staff before you finalize designs (§ 7-11-1010; § 7-15-1420; § 7-27-1180; § 7-13-1035) .

Source References

  • Tulare County Ordinance No. 352 (Zoning Ordinance) adoption and zoning classifications — § 7-11-1010 (Zoning Classifications) .
  • Foothill / grading cross‑references — § 7-15-1420 and § 7-15-1360 referencing Section 18.7 ("F" Foothill Combining Zone) .
  • Planned Development Foothill (PD‑F) and subdivision water rules — § 7-01-1420 (PD‑F water supply) .
  • Flood hazard standards, elevation and floodproofing requirements — § 7-27-1180 .
  • Airport zoning and administration, permits/variances — § 7-13-1000 et seq.; § 7-13-1025; § 7-13-1035–§ 7-13-1045 .
  • Underground Utility District formation & unlawful acts — § 7-17-1015; § 7-17-1020; § 7-17-1025 .
  • Fire Hazard Severity Zones (designation for Local Responsibility Area) — § 7-33-1000 and § 7-33-1010 .
  • State Responsibility Areas fee/processing reference — § 7-01-1535 .
  • General site plan/subdivision process and Site Plan Review references — § 7-01-1630 (Design Conference), § 16.2 references in Ordinance No. 352 (Site Plan Review) — see § 7-01-1630 and § 7-01-1605 .

Sources

Retrieved passages

  • Tulare County Zoning Code (§ 7-17-1010.) Medium relevance
  • Tulare County Zoning Code (§ 7-25-1115) Medium relevance
  • Tulare County Zoning Code (§ 7-15-1420) Medium relevance
  • Tulare County Zoning Code (§ 7-01-1630.) Medium relevance
  • Tulare County Zoning Code (§ 7-01-1455) Medium relevance
  • CBC § 7 (§ 7-15-1420.) Medium relevance
  • CBC § 7 (Section 18.7.B.2) Medium relevance
  • Tulare County Zoning Code (§ 7-25-1005.) Medium relevance
  • Tulare County Zoning Code (§ 7-01-1535) Medium relevance
  • Tulare County Zoning Code (section 7-19-1010) Medium relevance
  • Tulare County Zoning Code (§ 7-11-1010.) Medium relevance
  • Tulare County Zoning Code (§ 7-09-1375.) Medium relevance
  • Tulare County Zoning Code (§ 7-11-1040.) Medium relevance
  • Tulare County Zoning Code (section 7-01-2025) Medium relevance
  • Tulare County Zoning Code (§ 7-01-1370.) Medium relevance
  • Tulare County Zoning Code (§ 7-11-1025) Medium relevance
  • CBC § 7 (§ 7-15-1360) Medium relevance
  • Tulare County Zoning Code (section 7-01-2025) Medium relevance
  • Tulare County Zoning Code (§ 7-09-1315.) Medium relevance

Cited sections

  • Tulare County Ordinance No. 352 (Zoning Ordinance) adoption and zoning classifications — § 7-11-1010 (Zoning Classifications) . (§ 7-11-1010)
  • Foothill / grading cross‑references — § 7-15-1420 and § 7-15-1360 referencing Section 18.7 ("F" Foothill Combining Zone) . (§ 7-15-1420)
  • Planned Development Foothill (PD‑F) and subdivision water rules — § 7-01-1420 (PD‑F water supply) . (§ 7-01-1420)
  • Flood hazard standards, elevation and floodproofing requirements — § 7-27-1180 . (§ 7-27-1180)
  • Airport zoning and administration, permits/variances — § 7-13-1000 et seq.; § 7-13-1025; § 7-13-1035–§ 7-13-1045 . (§ 7-13-1000)
  • Underground Utility District formation & unlawful acts — § 7-17-1015; § 7-17-1020; § 7-17-1025 . (§ 7-17-1015)
  • Fire Hazard Severity Zones (designation for Local Responsibility Area) — § 7-33-1000 and § 7-33-1010 . (§ 7-33-1000)
  • State Responsibility Areas fee/processing reference — § 7-01-1535 . (§ 7-01-1535)
  • General site plan/subdivision process and Site Plan Review references — § 7-01-1630 (Design Conference), § 16.2 references in Ordinance No. 352 (Site Plan Review) — see § 7-01-1630 and § 7-01-1605 . (§ 7-01-1630)
  • TulareCounty_ZoningCode.md

Frequently asked questions

How can I tell if my unincorporated Tulare County parcel is inside an overlay (F, PD‑F, flood, airport, fire zone)?

Check the County’s Supplemental Zoning Map and the applicable overlay map (Fire Hazard Severity, Flood Insurance Rate Maps, Airport Zoning Map). The ordinance makes mapping part of the zoning apparatus and refers users to the Supplemental Zoning Map for boundaries (§ 7-11-1010; § 7-33-1010) .

What extra submittals are required if my lot is in the Foothill Combining Zone (F)?

The code cross‑references Section 18.7 for the F zone and requires final site plans, drainage plans and grading/slope stabilization where applicable; see the grading standards and special filing requirements referenced at § 7-15-1420 and § 7-15-1360 (see Section 18.7.D.2) .

If my parcel is PD‑F, can I use a private well for a new lot under 10 acres?

Not automatically. For PD‑F the ordinance requires that if any lot in the subdivision is less than ten acres, domestic water must be supplied by a public utility or approved mutual/private system rather than individual wells — see § 7-01-1420 for the PD‑F water supply rule .

Do airport overlays restrict building height in unincorporated Tulare County?

Yes. Airport approach/airport zoning chapters impose height limitations and require Planning Commission permits for alterations that would exceed mapped height limits; the rules and variance procedures are in Chapter 13 (§ 7-13-1000 et seq.; § 7-13-1035–§ 7-13-1045) .

What must I submit if my project is in a mapped flood zone (FEMA Zone AH/AO/Zone A)?

You must meet the County’s elevation or floodproofing standards for new construction and substantial improvements, and provide engineer or surveyor certifications of lowest‑floor elevation and, where required, recorded notifications — see § 7-27-1180 .

Does a Fire Hazard Severity Zone change what I can build?

It does not generally change “uses” listed in the base zoning, but it does add safety, access, water supply and defensible‑space requirements; the County adopts the Moderate/High/Very High designations and incorporates them by reference (§ 7-33-1010) and applies subdivision/building conditions where appropriate (§ 7-01-1385) .

What is an Underground Utility District and how will it affect my property?

A Board of Supervisors resolution can create an Underground Utility District that requires removal of overhead poles/wires and underground installation of utilities in the designated area; the district establishes the area and timetable and makes it unlawful to maintain overhead facilities past the removal date subject to limited exceptions (§ 7-17-1015–§ 7-17-1030) .

Are the overlays “use” zones (they allow new types of uses) or are they procedural/technical?

In Tulare County the overlays and combining zones mainly add procedural and technical controls (submittals, water, grading, elevations, height restrictions) while the allowed uses are determined by the underlying base zone and Ordinance No. 352 (§ 7-11-1035) .

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