Local zoning · Mariposa County

Mariposa County — Landscaping and Screening

Landscaping and Screening under the Mariposa County local zoning and planning code, with the controlling citations.

Last reviewed: July 6, 2026

Overview

In unincorporated areas of Mariposa County, landscaping and screening are not one-size-fits-all; they are triggered by where your project sits in the Title 17 Zoning districts and overlays, and by the use you’re proposing. The ordinance concentrates landscape/screening rules in special districts—most notably the Scenic Highway Overlay and certain commercial districts—and requires specific plant sizes, screening timeframes, irrigation, and long-term maintenance. Start with the county’s zoning & planning overview, then confirm your parcel’s base zone and any combined overlay in the Mariposa County Zoning map.

Most visible parking lots and outdoor service areas along designated scenic highways must be landscaped and screened so that full screening from the road is achieved within five years of project completion, with minimum planting widths, specified plant sizes, irrigation, and maintenance obligations (§ 17.65.010) .

How the code is organized

Title 17 puts general submittal content and site-plan requirements (including showing fences, walls, and landscaping) in countywide “general provisions,” while landscape/screening performance standards appear in specific districts and overlays (§ 17.08.150) .
Key landscape/screening rules reside in the Scenic Highway Overlay (SHO) and in commercial settings like CN-2 and the Greeley Hill Business District Overlay (BDO). The CG‑1 commercial plan district adds parking-lot landscaping rhythm requirements (§§ 17.65.010, 17.80, 17.82.020, 17.88.040) .
If your project is in a Design Review or Historic Preservation overlay, additional area-specific guidelines can shape plant palettes and screening form (§§ 17.66.010, 17.67.010) .

Countywide submittal baseline

For commercial, industrial, and multifamily projects anywhere in the unincorporated county, your site plan must show:

Fences and walls (location, height, materials)
Landscaping
Signs, parking layout, and lighting This is a content requirement for a complete submittal; it does not by itself impose landscaping quantities outside the districts below (§ 17.08.150) . See also Development Standards and Parking for related items often reviewed alongside planting plans.

District-by-district standards affecting Landscaping and Screening

Scenic Highway Overlay (SHO)

Purpose and where it applies: The SHO adds scenic-protection standards along designated highways, modifying the principal zone to protect views. Within the SHO, certain uses (e.g., outdoor storage) become conditional, and the more restrictive standard prevails if there’s a conflict (§ 17.65.010) .
Typical permitted uses: Same as principal zone, with exceptions; “outdoor storage” is conditional in the SHO (§ 17.65.010) .
Key landscape/screening standards:

Parking lots visible from a designated highway must use perimeter landscaping to screen vehicles, and interior landscaping to break up paving; if parking is not visible from the highway, these may be waived (§ 17.65.010) .
Minimums and performance:
- Perimeter planter width: 3 ft minimum (§ 17.65.010) .
- Interior landscaping: 10% of total parking area, including aisles and curbs (§ 17.65.010) .
- Tree/shrub sizes: Trees min 15-gallon; shrubs min 5-gallon (§ 17.65.010) .
- Screening timeframe: Full screening from the roadway within 5 years (§ 17.65.010) .
- Irrigation: Provide irrigation where necessary; drip encouraged (§ 17.65.010) .
- Sightlines/protection: Do not obstruct traffic sightlines; protect planters from damage (curbs/fencing/walls) (§ 17.65.010) .
Screen service elements: Dumpsters, service yards, exterior work areas, mechanical equipment, and propane tanks must be screened from the designated highway by landscaping or comparable methods (§ 17.65.010) .

Business District Overlay—Greeley Hill (BDO‑GH)

Purpose and where it applies: The BDO‑GH overlays the Town Planning Area at Greeley Hill to create a commercial/light-industrial core with context-compatible site development (§ 17.82.010) .
Typical permitted/conditional uses: Uses follow the principal zone; examples of conditional uses include service stations and bulk propane storage; indoor self-service storage is processed via use permit determination (§ 17.82.020) .
Key landscape/screening standards (self‑storage):

Perimeter landscaping required to break up building mass; along property lines abutting residential zoning, provide at least 1 tree + 2 shrubs per 30 linear ft (§ 17.82.020) .
Minimum sizes: Trees 15-gallon; shrubs 5-gallon; permanent irrigation required; existing vegetation can count (§ 17.82.020) .

Neighborhood Commercial‑2 (CN‑2) — Indoor and Outdoor

Purpose and where it applies: The CN‑2 district allows neighborhood-serving commercial, including outdoor activity components tied to the use.
Typical permitted/conditional uses: Residential and uses referenced by Supplementary Standards are permitted; self‑storage is conditional (§ 17.80, CN‑2 standards) .
Key landscape/screening standards (self‑storage):

Use indigenous/water‑conserving vegetation; use existing vegetation to meet required screening; within 5 years of planting, vegetation must break up building bulk/mass as viewed from adjacent residences/roadways; views from adjoining residential properties must be “substantially screened” in all seasons (§ 17.80, CN‑2 standards) .
Minimum sizes: Trees in perimeter landscaping are at least 5‑gallon; permanent irrigation is required; landscape plan details go on the site plan (§ 17.80, CN‑2 standards) . Other dimensional buffers: A 50‑ft minimum setback applies where a CN‑2 parcel abuts a residential zone (§ 17.80.030) .

General Commercial‑1 (CG‑1) — Plan District

Purpose and where it applies: CG‑1 projects are approved via a plan; this district supplies design criteria for coordinated commercial development.
Typical permitted uses: Not found in retrieved materials.
Key landscape/screening standards:

Parking design must insert landscaping so that no more than 6 spaces adjoin each other without intervening landscaping (§ 17.88.040) .
Open space (which can include landscaped areas) must be at least 40% of the gross project area (§ 17.88.040) .

Design Review Overlay (DRO) and Historic Design Review Overlay (HDRO)

DRO: Where mapped, the County may adopt area-specific architectural themes and development guidelines; proposals are reviewed for compliance, and in small or clearly compliant cases the Planning Director may exempt a project from committee review. Landscaping falls under this design-harmony review (§ 17.66.010) . See Design Review.
HDRO: Landscaping and site changes must be in harmony with the district’s historic character; uses/dimensions otherwise follow the principal zone (§ 17.67.010) . See Historic Preservation.

Quick-reference standards table

District/Overlay	Trigger	Core Requirements	Code Reference
SHO	Parcels along designated scenic highways	Screen parking visible from highway; perimeter planter min 3 ft; interior landscaping min 10% of parking area; trees 15‑gal, shrubs 5‑gal; achieve full screening in 5 years; provide irrigation; maintain and protect planters; screen dumpsters/service yards/mechanical from highway	§ 17.65.010
BDO‑GH	Greeley Hill business district overlay; self‑storage	Perimeter landscaping; along residential edges: 1 tree + 2 shrubs/30 lf; trees 15‑gal; shrubs 5‑gal; irrigation; existing veg may count	§ 17.82.020
CN‑2	Neighborhood Commercial‑2; self‑storage	Use indigenous/water‑conserving plants; use existing vegetation to meet screening; achieve mass‑breaking within 5 years; substantial screening of adjacent residences in all seasons; perimeter trees min 5‑gal; irrigation; 50‑ft setback at residential edges	§ 17.80 (CN‑2 standards), § 17.80.030
CG‑1	General Commercial‑1 plan district	Landscape rhythm in parking: no more than 6 spaces adjoin without intervening landscaping; open space (incl. landscaped areas) min 40% of site	§ 17.88.040
Countywide site plan content	Any commercial/industrial/multifamily	Site plan must show landscaping, fences, walls, parking, lighting, and signs	§ 17.08.150

Process and plan content

Confirm your zone/overlay on the Mariposa County Land Use map, and any combined overlay on the Overlay Districts page.
Prepare a site plan with all required landscaping, fences/walls, parking, lighting, and signs per § 17.08.150 ; SHO/BDO/CN‑2/CG‑1 add the substantive landscaping requirements summarized above.
If your project falls in a DRO/HDRO area, expect additional review of plant selection, screen types, and compatibility (§§ 17.66.010, 17.67.010) .
Signs and low monument signage may interplay with landscaping in overlays; coordinate with Signage standards where referenced in your district.

Checklist

Identify whether the parcel lies in the SHO; if yes, design parking lot landscaping and screening to meet the 3 ft perimeter width, 10% interior area, specified 15‑gal/5‑gal plant sizes, and 5‑year full-screening performance (§ 17.65.010) .
If proposing self‑storage in CN‑2, use indigenous/water‑conserving species, leverage existing vegetation for screening, and size perimeter trees at a minimum 5‑gal with permanent irrigation; show screening that “substantially” blocks views from adjacent residences in all seasons (§ 17.80, CN‑2) .
If in BDO‑GH, count 1 tree + 2 shrubs per 30 lf on residential edges; trees 15‑gal, shrubs 5‑gal, with irrigation (§ 17.82.020) .
In CG‑1, break up parking rows so no more than 6 stalls adjoin without landscaping; confirm overall 40% open space (§ 17.88.040) .
Show fences, walls, landscaping, parking, lighting, and signage on your site plan (§ 17.08.150) .
Coordinate with Design Review or Historic Preservation where mapped (§§ 17.66.010, 17.67.010) .
For CN‑2 projects abutting residential zones, observe the 50‑ft minimum setback (§ 17.80.030) .
Maintain landscaping in healthy condition for the life of the development; replace dead/diseased plantings (SHO) (§ 17.65.010) .

Risks & Ambiguities

Issue	Why it matters	What to verify
Different minimum tree sizes	BDO requires 15‑gal trees; CN‑2 notes 5‑gal trees for perimeter landscaping on self‑storage. Mismatching sizes can draw corrections.	Confirm which district applies; use the stricter standard where overlays combine (§§ 17.82.020, 17.80) .
“Substantially screened during all seasons”	This CN‑2 self‑storage standard is qualitative; reviewers may differ on adequacy.	Provide year‑round evergreen species and sections illustrating eye‑level screening within 5 years (§ 17.80, CN‑2) .
“Visible from designated highway” in SHO	If a lot claims “not visible,” landscape obligations may be reduced.	Submit sightline studies/photos to support visibility determinations (§ 17.65.010) .
Approved tree list	SHO requires trees from the Planning Department’s approved list.	Obtain the current list from Planning; not in retrieved materials (§ 17.65.010) .
Fence/wall height rules	General fence/wall heights and yard encroachments often affect screening but were not found.	Not found in retrieved materials; Verify with the jurisdiction.
Design Review influence	DRO/HDRO can alter planting style/materials beyond base standards.	Check any adopted area guidelines and whether your project qualifies for small‑project exemption (§ 17.66.010) .

Information Gaps

Countywide fence and wall height limits, hedge height, and corner visibility standards: Not found in retrieved materials.
A countywide landscaping chapter applying outside SHO/BDO/CN‑2/CG‑1: Not found in retrieved materials.
The Planning Department’s “approved tree list” for SHO: Not found in retrieved materials.
Detailed permitted uses listing for CG‑1 in the retrieved excerpts: Not found in retrieved materials.
For parcel-specific questions, verify with the jurisdiction.

Plain-English Summary

In unincorporated Mariposa County, landscaping and screening are driven by where you build. Along scenic highways, you must landscape and screen parking and service areas to hide them from view within five years. In commercial areas—especially self‑storage—landscaping must use local, water‑wise plants, with minimum container sizes, irrigation, and all‑season screening of neighbors. Always show fences, walls, and planting on your site plan, and expect Design Review to influence details in mapped areas.

Source References

§ 17.08.150 Site plan content (fences, walls, landscaping, signs, parking, lighting)
§ 17.65.010 Scenic Highway Overlay—site development, screening, and parking landscaping requirements; maintenance/irrigation; service yard screening
§ 17.82.010–.020 Business District Overlay (Greeley Hill)—purpose; self‑storage landscaping standards (counts, sizes, irrigation)
§ 17.80 (CN‑2) Neighborhood Commercial‑2—self‑storage landscaping/screening performance; § 17.80.030 50‑ft setback at residential edges
§ 17.88.040 CG‑1 design criteria—parking landscaping rhythm; open space including landscaped areas
§ 17.66.010 Design Review Overlay—procedures and standards; § 17.67.010 Historic DRO—purpose and standards influence on landscaping
Title 17 organization and districts listing (context)

Sources

Retrieved passages

Mariposa County Zoning Code (section 17.108.130) High relevance
Mariposa County Zoning Code Medium relevance
Mariposa County Zoning Code (Section 17.08.140) Medium relevance
Mariposa County Zoning Code (section 17.108.190.G.) Medium relevance
Mariposa County Zoning Code (Title 17) Medium relevance
Mariposa County Zoning Code (section shall) Medium relevance
Mariposa County Zoning Code (Chapter 17.108.) Medium relevance
Mariposa County Zoning Code (section 17.108.190.G.) Medium relevance
Mariposa County Zoning Code (Chapter 17.08) Medium relevance
Mariposa County Zoning Code (Title 14) Medium relevance
Mariposa County Zoning Code (section by) Medium relevance
Mariposa County Zoning Code High relevance
Mariposa County Zoning Code Medium relevance
Mariposa County Zoning Code Medium relevance
Mariposa County Zoning Code Medium relevance
Mariposa County Zoning Code (section 17.128.050C.) Medium relevance

Cited sections

Official Mariposa County code library

Frequently asked questions

Do I have to landscape my parking lot if my project fronts Highway 140 or 49?

Likely yes. In the Scenic Highway Overlay, parking visible from a designated highway must be screened with perimeter landscaping (min 3 ft width) and include interior landscaping (min 10% of the parking area), with specified plant sizes and full screening within five years (§ 17.65.010) .

What does “full screening within five years” mean in practice?

It means your planting design and species spacing must be sized so the parking or facility is not visible from the designated highway after five growing seasons. The code requires choosing species/spacing to achieve that outcome and irrigating/maintaining them to get there (§ 17.65.010) .

I’m proposing self‑storage in CN‑2. What landscaping is required?

Use indigenous/water‑conserving plants and existing vegetation where possible. Within five years, plantings must break up the building mass as seen from roads and “substantially” screen views from neighboring residences year‑round; perimeter trees must be at least 5‑gallon with permanent irrigation, and the landscape plan must be on the site plan (§ 17.80, CN‑2) .

Are there special self‑storage landscaping rules in Greeley Hill (BDO)?

Yes. Perimeter landscaping is required; where the site abuts residential zoning, provide at least 1 tree and 2 shrubs per 30 linear feet, with trees at 15‑gallon minimum and shrubs at 5‑gallon, plus permanent irrigation (§ 17.82.020) .

What parking‑lot landscaping rhythm does CG‑1 require?

In CG‑1 plan districts, no more than six parking spaces may adjoin each other without intervening landscaping, and the overall project must maintain 40% open space (which can include landscaped areas) (§ 17.88.040) .

Do I need Design Review for landscaping?

If your parcel is in a Design Review Overlay or Historic DRO, landscaping must be compatible with the adopted theme/guidelines. Small, clearly compliant projects may be exempted from committee review at the Planning Director’s discretion (§ 17.66.010; § 17.67.010) .

Are there countywide fence/wall height limits for screening?

The retrieved materials did not include countywide fence/wall height or hedge rules. Not found in retrieved materials. Verify with the jurisdiction.

What must my site plan include for landscaping submittal?

Show all landscaping areas, plus fences, walls, parking, lighting, and signs; these are baseline submittal contents for commercial/industrial/multifamily site plans (§ 17.08.150) .

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