Local jurisdiction · Mariposa County

Mariposa County Zoning, Planning & Building Codes

What you can build in Mariposa County depends on its local zoning and planning code, layered on the California Building Standards Code. Ask GoCodebook about any Mariposa County address.

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Key points

Zoning districts & allowed uses Setbacks & height limits FAR, lot coverage & density Building permits Remodels & change of use ADUs & JADUs Parking requirements Planning & design review

Last reviewed: July 6, 2026

Overview

Mariposa County’s zoning rules apply to the county’s unincorporated areas and are codified in Title 17 (Zoning) of the Mariposa County Code. Title 17 implements the Countywide General Plan and adopted specific plans, establishes base and overlay districts, and sets permitting procedures and enforcement tools (§ 17.04.010; ). Zoning maps and specific plan maps (including the Mariposa, Coulterville, Fish Camp, and Wawona Town Planning Areas) show where designations apply (§ 17.04.035; ). Site plan approval is required before most building permits are issued, with clear submittal contents and procedural timelines (§§ 17.08.090, 17.08.140–17.08.160; ).

In Town Planning Areas with adopted specific plans, if a zoning standard conflicts with a specific plan standard, the specific plan governs (§ 17.12.010; ).

How Mariposa County’s code is organized

Title 17 is structured so you can quickly locate districts, general standards, and procedures:

  • Purpose and adoption: the code’s role in implementing the General Plan and specific plans (§§ 17.04.010–17.04.020; ).
  • Zoning map and districts: establishment of principal and combining (overlay) districts; specific plan maps maintained by the Planning Department (§§ 17.04.030–17.04.040; § 17.04.035; ).
  • Town Planning Areas (TPAs): 11 named areas; where specific plans exist, they control; where not, RRZ and limited CN-1/CN-2 uses apply per process (§ 17.12.010; ).
  • District chapters: each base zone has its own chapter (e.g., RRZ § 17.16, AEZ § 17.40, CG-1 § 17.88, M-2 § 17.104) and sets use and development standards (see table of contents in Title 17; ).
  • Supplementary, countywide standards: parcel size, density, off-street parking, structure location and height, signs, and special residential/use provisions (§ 17.108; ).
  • Permits and procedures: conditional and administrative use permits, variances, hearings, appeals, amendments, enforcement, and reasonable accommodation (§§ 17.112–17.146; ).

You can browse district rules at Mariposa County Zoning and broader land use context at Mariposa County Land Use.

Zoning district families

Title 17 recognizes principal zone districts and combining (overlay) districts. Overlays modify the base district where applied (§ 17.04.030(C)(3); ).

  • Residential (principal districts) — established by § 17.04.030:
    • RRZ (Rural Residential), MHZ (Mountain Home), MTZ (Mountain Transition), MGZ (Mountain General) (§ 17.04.030; ).
  • Resource and agriculture/forest:
    • GFZ (General Forest), MPZ (Mountain Preserve), AEZ (Agriculture Exclusive), IMZ (Industrial Mining), PDZ (Public Domain), PSZ (Public Sites) (§ 17.04.030; ).
    • Example: MPZ is intended for extremely low-density residential at the rural fringe, with a minimum parcel of 160 acres and a maximum density of 2 dwellings per 160 acres (§ 17.36.010; ).
    • Example: IMZ allows mining with minimum parcel 20 acres and 1 dwelling per 20 acres (§ 17.48.010; ).
  • Commercial:
    • CN-1 (Neighborhood Commercial—Indoor), CN-2 (Neighborhood Commercial—Indoor & Outdoor), CG-1 (General Commercial—1), CG-2 (General Commercial—2), CR (Resort Commercial) (§ 17.04.030; ).
    • Note: CG-2 uses CG-1 development criteria for setbacks, design, phasing, procedures, and permitting (§§ 17.92.030–17.92.070 referencing § 17.88; ).
  • Manufacturing/industrial:
    • M-1 (Light Manufacturing & Industrial—1), M-2 (Heavy Manufacturing & Industrial—2) (§ 17.04.030; ).
    • Note: M-2 adopts CG-1 standards for setbacks, design, phasing, procedures, and permitting (§§ 17.104.030–17.104.070 referencing § 17.88; ).
  • Special purpose:
    • YWMU (Yosemite West Mixed-Use) — supports the Yosemite West vacation rental sector; permits multi-family, self-storage for private use, limited service/maintenance facilities, and one primary plus one secondary residence; sets a height cap of 35 ft and a minimum parcel size of 5 acres, with on-site parking ratios for housing and support uses (§§ 17.106.010–17.106.020; ).

Combining (overlay) districts include TEZ (Timber Exclusive), OWO (Open Watershed), APO (Airport), REO-1/REO-2 (Residential Exclusive Overlays), DRO (Design Review Overlay), HDRO (Historic Design Review Overlay), SHO (Scenic Highway Overlay), and the BDO (Business District Overlay) (Title 17 table of contents; § 17.04.030; ).

See overlay summaries at Mariposa County Overlay Districts and design procedures at Mariposa County Design Review.

Citywide development standards

Mariposa County centralizes many key standards in the Supplementary Standards chapter:

  • Minimum parcel/lot size and density: See each district chapter and the countywide standards (§§ 17.108.040–17.108.050; ). Examples: MPZ at 160 acres/2 units, TEZ at 40 acres/2 units, IMZ at 20 acres/1 unit (§§ 17.36.010, 17.44 [TEZ], 17.48.010; ).
  • Structure location (setbacks) and height: Countywide rules live in §§ 17.108.130 and 17.108.140, in addition to district-specific standards (e.g., commercial and industrial districts often reference § 17.88 for CG-1) (§§ 17.108.130–17.108.140; 17.92.030; 17.104.030; ).
  • Off-street parking: Standards and ratios are in § 17.108.120, with some zones providing specific counts (e.g., YWMU: 1.5 spaces per studio/1-bedroom unit; 2 spaces per 2+ bedroom or single-family) (§§ 17.108.120; 17.106.020; ). Explore more at Mariposa County Parking.
  • Signs: Countywide standards in § 17.108.190 (referenced throughout and in special-use provisions) (§ 17.108.190; ).
  • Home enterprises and rural home industry: Allowed subject to standards in §§ 17.108.070–17.108.080 (§§ 17.108.070–17.108.080; ).
  • Bed and breakfasts and residential transient rentals: Governed in § 17.108.180, and cross-referenced in special zones like YWMU (§§ 17.108.180; 17.106.030; ).
  • Transitional and supportive housing: Addressed in § 17.108.210 (§ 17.108.210; ).
  • Nonconforming uses: May continue and can expand up to 50% of floor area via site plan, subject to notice standards (§ 17.08.020; ). See Mariposa County Nonconforming Uses.

Example standards snapshot

  • The YWMU district caps height at 35 ft, requires 5-acre minimum parcels, and assigns residential parking at 1.5–2 spaces/unit; internal drives for multi-family/commercial must be paved (§ 17.106.020; ).
  • The CG-2 and M-2 districts use CG-1 setback and design criteria by reference (§§ 17.92.030–17.92.070; 17.104.030–17.104.070; ).

For a consolidated view of recurring standards, see Mariposa County Development Standards.

Specific plans & overlays

  • Town Planning Areas (TPAs): The county identifies 11 TPAs (Bear Valley, Bootjack, Mt. Bullion, Catheys Valley, Coulterville, El Portal, Fish Camp, Greeley Hill, Hornitos, Mariposa, Wawona). Where specific plans exist, all approvals must be consistent with that plan; in conflicts, the specific plan governs (§ 17.12.010; ). Zoning and specific plan maps for these areas are official and maintained by the Planning Department (§ 17.04.035; ).
  • Overlays: Overlays such as DRO, HDRO, SHO, APO, OWO, and TEZ add or modify regulations on top of the base district (§ 17.04.030(C)(3); ). For example, the SHO (Scenic Highway Overlay) imposes corridor-specific siting, grading, and open-space requirements, with a rule that the more restrictive standard controls (§ 17.65 [SHO]; ). Learn more at Mariposa County Overlay Districts and Mariposa County Historic Preservation.

Some overlay-like detailed design review procedures are collected in §§ 17.66 (DRO) and 17.67 (HDRO) (Title 17 table of contents; ). See Mariposa County Design Review for orientation.

Building permits & review

  • Site plan prerequisite: A site plan must be reviewed and approved by the Planning Department before a building permit or a use change that requires a permit; review is targeted for completion within 45 days if the submittal conforms (§ 17.08.090; ). Single-family and multi-family/commercial submittals have defined content checklists (§§ 17.08.140–17.08.150; ).
  • Processing timelines and approvals: Applications must be approved or denied within state-law time limits (§ 17.08.100), with provisions for extensions, project completion, and “deemed approved” status (§§ 17.08.170–17.08.200; ).
  • Permit types and relief:
    • Conditional Use Permits (§ 17.112), Administrative Use Permits (§ 17.114), and Use Permit Determinations (§ 17.116) govern discretionary and determination-based approvals (Title 17 table of contents; ).
    • Variances (§ 17.120) and Reasonable Accommodation (§ 17.146) provide relief procedures (Title 17 table of contents; ).
    • Public hearings (§ 17.132) and Appeals (§ 17.136) structure due process (Title 17 table of contents; ).
    • Enforcement: violations are declared public nuisances; permits issued contrary to Title 17 are void (§§ 17.144.040–17.144.050; ).

For building code topics beyond zoning, see the California Building Standards Code.

State housing law in Mariposa County

State housing laws apply in unincorporated Mariposa County alongside Title 17:

  • Accessory Dwelling Units (ADUs) and Junior ADUs: While the county maintains “secondary residence” standards in § 17.108.150, ADUs/JADUs must be permitted ministerially under state law with minimum allowances such as at least one 800 sq ft ADU with 4-ft side/rear setbacks, limits on parking mandates, and protections for minor nonconformities (2025 California ADU updates; ). Local permit processing of vacation rentals and B&Bs remains governed by § 17.108.180 and any applicable zone standards (§§ 17.108.150; 17.108.180; ). See California ADU law.
  • Transitional/supportive housing: Addressed in § 17.108.210, which aligns residential treatment of these uses with state requirements (§ 17.108.210; ).
  • Density bonus, SB 9, and rent rules: Not found in retrieved Title 17 materials; verify with the County. Defaults under state law (e.g., Gov. Code § 65915 for density bonus; SB 9 for qualifying urban lot splits/duplexes) apply where eligibility criteria are met. See California housing laws.

Practical navigation tips

  • Use the zoning map and parcel lookup to identify the base district and any overlays; then:
    • Check the district chapter for permitted/conditional uses and any minimum parcel, density, and height/setback references (e.g., MPZ § 17.36.010; IMZ § 17.48.010; ).
    • Review countywide Supplementary Standards for parking, structure location, height, signs, and special use provisions (§ 17.108; ).
    • If your parcel is in a TPA with a specific plan, rely on that plan where standards conflict (§ 17.12.010; ).
    • If an overlay applies, apply the more restrictive rule where conflicts arise (e.g., SHO standard; § 17.65; ).

Selected examples (summary)

  • The MPZ district: 160-acre minimum parcel; 2 units/160 acres (§ 17.36.010; ).
  • The TEZ overlay: 40-acre minimum parcel; 2 units/40 acres; timber stocking and management plan requirements (§ 17.44 [TEZ]; ).
  • The IMZ district: 20-acre minimum parcel; 1 unit/20 acres (§ 17.48.010; ).
  • The YWMU district: 35 ft height limit; 5-acre minimum parcel; residential parking of 1.5–2 spaces per unit (§ 17.106.020; ).

For project design and corridor-sensitive standards, consult the SHO for site development, grading minimization, and required open space percentages by slope and parcel size (§ 17.65; ). Landscaping, screening, and visual compatibility requirements are embedded in these overlay criteria; see Mariposa County Landscaping and Screening.

Source References

  • Title 17 Zoning — organization, district list, procedures, and definitions (§§ 17.04.010–17.04.060; 17.08; 17.12; 17.16–17.106; 17.108; 17.112–17.148; ).
  • Zoning maps and specific plan maps (§ 17.04.035; ).
  • Town Planning Areas and specific plan primacy (§ 17.12.010; ).
  • Supplementary Standards: parcel size, density, parking, location, height, signs, special residential uses (§ 17.108; ).
  • Overlay example — Scenic Highway Overlay and more-restrictive-standard rule (§ 17.65; ).
  • Representative districts: MPZ (§ 17.36.010; ), TEZ (§ 17.44; ), IMZ (§ 17.48.010; ), YWMU (§§ 17.106.010–.030; ).
  • State ADU law summary (2025 updates) — ministerial approvals, setbacks, and nonconformities .

Where to read the Mariposa County code

The Mariposa County municipal and zoning code is published on Municipal Code Online — view the official Mariposa County code library. That lets you read the ordinance section by section.

GoCodebook goes further: it reads the Mariposa County ordinance together with the California Building Standards Code and answers your question — zoning, setbacks, FAR, height, ADUs, permits — with the controlling citation for your parcel.

Who this affects

Mariposa County homeownersReal estate developersArchitects & designersReal estate agentsInvestorsGeneral contractorsADU buildersPermit consultants

Frequently asked questions

What zoning districts does Mariposa County use in unincorporated areas?

Principal districts include residential (RRZ, MHZ, MTZ, MGZ), resource/agricultural (GFZ, MPZ, AEZ, IMZ, PDZ, PSZ), commercial (CN-1, CN-2, CG-1, CG-2, CR), industrial (M-1, M-2), and YWMU; combining overlays include TEZ, OWO, APO, REO-1/2, DRO, HDRO, SHO, BDO (§ 17.04.030; ).

How do I know if a specific plan controls my project?

Check if your parcel is inside a Town Planning Area with an adopted specific plan. If so, your approvals must be consistent with that plan; where zoning and the plan conflict, the plan governs (§ 17.12.010; ).

Do I need a site plan before I can pull a building permit?

Yes. A site plan must be approved by the Planning Department before issuing a building permit or permitting a use change that requires a permit; review is aimed to be completed within 45 days if complete (§ 17.08.090; ).

Where are parking, height, and setback rules located?

Countywide standards live in Supplementary Standards: off-street parking (§ 17.108.120), structure location (setbacks) (§ 17.108.130), and structure height (§ 17.108.140), with additional district-specific standards in each zone chapter (e.g., CG-1 § 17.88) .

Can a legal nonconforming use expand?

Yes, up to a 50% increase in floor area may be approved through the site plan process, with notice and other conditions (§ 17.08.020; ).

What is the Yosemite West Mixed-Use (YWMU) district?

YWMU supports services for the Yosemite West vacation rental sector and permits a mix of residential and support uses; it caps building height at 35 ft, requires 5-acre minimum parcels, and sets residential parking ratios (e.g., 1.5–2 spaces/unit) (§ 17.106.020; ).

How are conditional uses handled?

Uses listed as conditional in a district require a Conditional Use Permit under § 17.112, with public hearing and decision procedures in § 17.132 and appeal rights in § 17.136 (Title 17 table of contents; ).

Are bed-and-breakfasts or vacation rentals allowed?

Yes, where permitted by the applicable district and subject to § 17.108.180 standards. In YWMU, vacation rentals and B&Bs must also follow § 17.106.030 processing rules (§§ 17.108.180; 17.106.030; ).

Does Mariposa County have rent control?

Not found in retrieved Title 17 materials; rent control is not a zoning function. Verify with the County. Statewide rent rules (e.g., AB 1482) are not addressed in Title 17 (Not found in retrieved materials).

Where can I find design review or historic preservation rules?

Design review is implemented through overlays: DRO (§ 17.66) and HDRO (§ 17.67). Corridor design/landscape standards are also in the SHO (§ 17.65) (Title 17 table of contents; ).

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