Chapter 18.06 — ZONES AND ZONING MAP

§ 18.06.010. Purpose. ¶

This chapter establishes the zones applied to property located within the County and adopts the County's Zoning Map.

(Ord. 1976 § 2, 2019)

§ 18.06.020. Establishment of Zones. ¶

A. General. The County is divided into zones to allow for the orderly, planned development of the County and to implement the General Plan. Table 1-1 (Zones Implementing the General Plan), below identifies all of the zones adopted by the County. All zones shall be listed and appropriately designated on the County's Zoning Map.
B. Base Zones. Every parcel shall have a base zone that establishes the primary type and intensity of land use allowed, along with development regulations for that particular type and intensity of land use.

		Table 1-1 Zones Implementing the General Plan
Zoning Map Symbol	Zone Name	Allowable Density or Intensity	Corresponding General Plan Land Use Designations	General Plan Symbol
Agriculture Zones
A-1	General Agriculture	0 - 0.05 DU/AC	Agriculture	A
		0 - 0.33 DU/AC	Agriculture Residential	AR
		N/A	Urban Reserve	UR
A-1-40	General Agriculture	0 - 0.025 DU/AC	Agriculture	A
		0 - 0.33 DU/AC	Agriculture Residential	AR
		N/A	Urban Reserve	UR
A-2	Exclusive Agriculture	0 - 0.025 DU/AC	Agriculture	A
		0 - 0.33 DU/AC	Agriculture Residential	AR
		N/A	Urban Reserve	UR
		0 - 0.0125 DU/AC	Foothill Pasture	FP
Residential Zones
R-R	Rural Residential	0 - 0.33 DU/AC	Agriculture Residential	AR
		1.0 - 4.0 DU/AC	Very-Low Density Residential	VLDR
		0.10 FAR	Recreation and Open Space	RE
R-1	Single-Family Residential	1.0 - 4.0 DU/AC	Very-Low Density Residential	VLDR
		4.0-8.0 DU/AC	Low-Density Residential	LDR
		0.10 FAR	Recreation and Open Space	RE
R-1-5000	Single-Family Residential	1.0 - 4.0 DU/AC	Very-Low Density Residential	VLDR
		4.0 - 8.0 DU/AC	Low-Density Residential	LDR
		0.10 FAR	Recreation and Open Space	RE
R-2	Two-Family Residential	8.0 - 15.0 DU/AC	Medium-Density Residential	MDR
		0.10 FAR	Recreation and Open Space	RE
R-3	Medium-Density Multi-	8.0-15.0 DU/AC	Medium-Density Residential	MDR
	Family Residential

		Table 1-1 Zones Implementing the General Plan
Zoning Map Symbol	Zone Name	Allowable Density or Intensity	Corresponding General Plan Land Use Designations	General Plan Symbol
		0.10 FAR	Recreation and Open Space	RE
R-4	High-Density Multi- Family Residential	15.0-33.0 DU/AC	High-Density Residential	HDR
		0.10 FAR	Recreation and Open Space	RE
M-H	Single-Family Mobile Home Residential	N/A	No Corresponding Land Use Designation	N/A
Commercial and Mixed Use Zones
C-P	Commercial - Professional Offce	0.50 FAR	Neighborhood Commercial	NC
		0.50 FAR	General Commercial	GC
		0.10 FAR	Recreation and Open Space	RE
C-1	Neighborhood Commercial	0.50 FAR	Neighborhood Commercial	NC
		0.50 FAR	General Commercial	GC
C-2	General Commercial	0.50 FAR	General Commercial	GC
C-3	Heavy Commercial	0.50 FAR	General Commercial	GC
H-I-C	Highway Interchange Center	0.10 FAR	General Commercial	GC
MU	Mixed-Use	4.0-33.0 DU/AC 0.60 FAR	Mixed-Use	MU
Industrial Zones
BP	Business Park	0.60 FAR	Industrial	I
M-1	Light Manufacturing	1.00 FAR	Industrial	I
		0.10 FAR	Recreation and Open Space	RE
M-2	General Manufacturing	1.00 FAR	Industrial	I
Other
SPZ	Special Planning	N/A	No Corresponding Land Use Designation	N/A
PD	Planned Development	1.0 - 4.0 DU/AC	Very-Low Density Residential	VLDR
		4.0-8.0 DU/AC	Low-Density Residential	LDR
		8.0-15.0 DU/AC	Medium-Density Residential	MDR
		15.0-33.0 DU/AC	High-Density Residential	HDR
		0.50 FAR	Neighborhood Commercial	NC
		0.50 FAR	General Commercial	GC
		1.00 FAR	Industrial	I
		N/A	Urban Reserve	UR
		0.10 FAR	Recreation and Open Space	RE

(Ord. 1976 § 2, 2019)

§ 18.06.030. Zoning Map. ¶

The boundaries, designations, and locations of the zones established by this Zoning Code shall be shown upon the map(s) entitled "Zoning Map for Merced County" and referred to in this Zoning Code

as the Zoning Map. Any additional maps (e.g., setback map, height map) adopted shall also be a part of this Zoning Code by reference. This Zoning Code, together with the Zoning Map, is hereby adopted in compliance with current State planning, zoning, and development laws. Changes in the boundaries of any identified zones shall be made by ordinance.

(Ord. 1976 § 2, 2019)

§ 18.06.040. Rights-of-Way and Vacated Boundary Lines. ¶

Where a public street or alley is officially abandoned or vacated, the property encompassed by areas associated with the abandoned/vacated street or alley shall be included within the zone or zones of the adjoining properties. If the adjoining properties are in different zones, the boundary lines shall be the centerline of the former street or alley and the extension of the side yard lines of the abutting properties. In the event the street, alley, or right-of-way was a boundary between two or more different zones, the new zone or zone boundary shall be the property line that is created by the abandonment or vacation.

(Ord. 1976 § 2, 2019)

§ 18.06.050. Uncertainty of Boundaries. ¶

If there is uncertainty about the location of a zone boundary shown on the Zoning Map, the Director shall determine the precise location of the boundary in the following manner, except as provided in Section 18.06.040 (Rights-of-Way and Vacated Boundary Lines), above:

A. Line Shall be the Zone Boundary. Where a zone or area boundary approximately follows a parcel line, street line, or alley line, the parcel line, street centerline, or alley centerline shall be construed as the zone boundary.
B. Use of Scale. Where a zone or area boundary divides a parcel and the boundary line location is not specified by distances indicated on the subject map, the location of the boundary shall be determined by using the scale appearing on the map.
(Ord. 1976 § 2, 2019)