Local zoning · Mariposa County

Mariposa County — Zoning

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

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Last reviewed: July 6, 2026

Overview

Mariposa County’s zoning rules live in Title 17 Zoning of the County Code and apply to the unincorporated areas only. Title 17 establishes the County’s principal zoning districts, combining/overlay districts, and how to read the official zoning maps and Town Planning Area (TPA) specific plans that govern certain communities. See the establishment of districts in § 17.04.030 and the official Zoning Maps provisions in § 17.04.035.
Within mapped TPAs (e.g., Mariposa, Coulterville, Fish Camp, Wawona), a specific plan may supersede base zoning; until a plan is adopted, interim RRZ/CN uses apply under § 17.12.010.

Key rule: Always confirm your parcel’s base zone and any overlays on the County’s official zoning maps, then check whether a Town Planning Area specific plan controls the site; that governs what you can build and where (per § 17.04.035 and § 17.12.010).

How the ordinance is organized

  • Principal districts: Residential (RRZ, MHZ, MTZ, MGZ), Resource (GFZ, MPZ, AEZ, TEZ, IMZ, PDZ, PSZ), Commercial (CN‑1, CN‑2, CG‑1, CG‑2, CR), Industrial (M‑1, M‑2), and special YWMU for Yosemite West. See § 17.04.030.
  • Combining/overlay districts: OWO, APO, REO‑1, REO‑2, DRO, HDRO, SHO. See § 17.04.030.
  • Supplementary standards (apply Countywide in unincorporated areas unless a zone says otherwise): similar-use determinations (§ 17.108.030), minimum parcel-size rules (§ 17.108.040 — variances are not allowed to reduce minimum parcel size), density rules (§ 17.108.050), plus Countywide standards for parking and site development found in § 17.108.120–.140.

District-by-district standards (unincorporated areas)

RRZ — Rural Residential Zone

  • Purpose/where: Moderately high-density rural homesites near a TPA or where community utilities exist; see § 17.16.010.
  • Typical permitted uses: Residential plus Countywide permitted uses in Ch. 17.108; certain equestrian/arena uses may require conditions.
  • Key dimensional standards: Minimum parcel 2.5 acres (no split below 5 acres without community sewer); Density 1 unit/2.5 acres; § 17.16.010.
  • Notes: In TPAs without a specific plan, RRZ uses apply by default under § 17.12.010.

MHZ — Mountain Home Zone

  • Purpose/where: Moderate-density rural home areas, often near services; § 17.20.010.
  • Typical permitted uses: Residential; conditional uses include churches and private schools; small-scale mining via Administrative Use Permit; § 17.20.010.
  • Key dimensional standards: Minimum parcel 5 acres; Density 1 unit/5 acres; § 17.20.010.

MTZ — Mountain Transition Zone

  • Purpose/where: Lands with limited development potential; § 17.24.010.
  • Typical permitted uses: Residential; conditional uses include churches and schools; small-scale mining via AUP; § 17.24.010.
  • Key dimensional standards: Minimum parcel 20 acres; Density 1 unit/20 acres; § 17.24.010.

MGZ — Mountain General Zone

  • Purpose/where: Remote or constrained terrain suited for larger parcels and low-intensity uses; § 17.28.010.
  • Typical permitted uses: Residential, non‑commercial recreation; churches and parks by CUP; mining under SMARA; § 17.28.010.
  • Key dimensional standards: Minimum parcel 40 acres; Density 2 units/40 acres; § 17.28.010.

GFZ — General Forest Zone

  • Purpose/where: Private lands within/near National Forests for low-density residential, timber, agriculture, mining; § 17.32.010.
  • Typical permitted uses: Residential, sustained-yield timber, non‑commercial recreation; CUP for employee housing, churches, schools, parks/camps, guest ranches; § 17.32.010.
  • Key dimensional standards: Minimum parcel 40 acres; Density 2 units/40 acres; § 17.32.010.

MPZ — Mountain Preserve Zone

  • Purpose/where: Very low-density private lands adjacent to public lands; § 17.36.010.
  • Typical permitted uses: Residential, non‑commercial recreation; CUP for employee housing, schools, mining; § 17.36.010.
  • Key dimensional standards: Minimum parcel 160 acres; Density 2 units/160 acres; § 17.36.010.

AEZ — Agriculture Exclusive Zone

  • Purpose/where: Most desirable ag lands; preserve agriculture as viable economic activity; § 17.40.010.
  • Typical permitted uses: Ranching, vineyards/orchards, nurseries/greenhouses, wineries and on‑site processing; seasonal farm stands; tasting rooms (per § 17.108.070), “u‑pick,” collaborative sales, agricultural homestays, on‑site managed [transient rentals] under standards, and more; limited agritourism without permit under thresholds; § 17.40.010.
  • Conditional uses: Large/frequent agritourism, dairies, slaughterhouses (with 1,500‑ft setbacks to sensitive edges), target ranges, certain recreation facilities; § 17.40.010.
  • Key dimensional standards: Minimum parcel 160 acres; Density 2 units/160 acres; § 17.40.010.

TEZ — Timber Exclusive Zone

  • Purpose/where: Timber preserve for growing/harvesting timber; § 17.44.010.
  • Typical permitted uses: Timber and compatible uses; CUP for timber processing plants, logging camps, added dwellings for timber operations; § 17.44.010.
  • Key dimensional standards: Minimum parcel 40 acres; Density 2 units/40 acres; also requires a County‑approved timber management plan; § 17.44.010.

IMZ — Industrial Mining Zone

  • Purpose/where: Areas with large-scale mineral operations or significant mineral resources; § 17.48.010.
  • Typical permitted/conditional uses: Residential permitted; mining and processing by CUP; small‑scale mining via AUP (with extra setbacks in § 17.108.110); § 17.48.010 and § 17.108.110.
  • Key dimensional standards: Minimum parcel 20 acres; Density 1 unit/20 acres; § 17.48.010.

PDZ — Public Domain Zone

  • Purpose/where: Public lands under USFS/BLM control outside Yosemite NP; County’s use authority is limited; § 17.52.010.
  • Primary uses: Timber, grazing/agriculture, mining, non‑commercial recreation, hydro‑electric; ownership transfers to private follow PDZ policies until rezoned; § 17.52.010.
  • Dimensional standards: Set by federal context; not structured as permitted/CUP lists like other zones. § 17.52.010.

PSZ — Public Sites Zone

  • Purpose/where: Public facilities not under USFS/BLM/NP control; § 17.56.010.
  • Primary uses: Public schools, parks, buildings, equipment yards, fire facilities, solid waste, sewer treatment sites; § 17.56.010.

CN‑1 — Neighborhood Commercial (Indoor)

  • Purpose/where: Indoor neighborhood retail/services; § 17.76.010.
  • Typical permitted uses: Offices, urgent care, indoor retail (groceries, hardware, apparel, appliances, nurseries, etc.), banks, barbers/salons, copy/print, locksmith/gunsmith, photographers; § 17.76.020.
  • Key dimensional/sign standards: Minimum parcel generally 2.5 acres (reduced to 1 acre with qualifying community utilities and slope limits); signage area and placement limits apply; § 17.76.020.

CN‑2 — Neighborhood Commercial (Indoor & Outdoor)

  • Purpose/where: Adds outdoor retail/services to CN‑1 baseline; § 17.80.010.
  • Typical permitted uses: All CN‑1 uses plus fuel stations with convenience retail, restaurants (may sell alcohol), preschools/day care, auto rental, laundromats, utility substations; § 17.80.020.
  • Key dimensional standards: Minimum parcel size references § 17.76.020(B); density 1 dwelling per legal parcel; § 17.80.020.

CG‑1 — General Commercial‑1

  • Purpose/where: Highway/primary road‑accessible general commercial; § 17.88.020.
  • Typical permitted uses: All CN‑1/CN‑2 uses plus auto/RV sales and service, bars, kennels/vet hospitals, warehousing, theaters (including drive‑in), lodges/meeting halls, lumber yards, recreation uses; § 17.88.020.
  • Key dimensional standards: Establish via a required Commercial‑Industrial‑Manufacturing Plan (“PLAN”); setbacks at least 100 ft from property lines (reduced to 50 ft if adjacent zoning matches); § 17.88.020–.030.

CG‑2 — General Commercial‑2

  • Purpose/where: Heavier general commercial; uses and standards track CG‑1; § 17.92.020–.070.
  • Key dimensional standards: Parcels typically 40 acres (park) with sub‑parceling; setbacks/design mirror CG‑1; § 17.92.020–.070.

CR — Resort Commercial

  • Purpose/where: Highway/tourist services; § 17.96.010. A PLAN is also required before permits in CR zones; see § 17.84.010.
  • Decision triggers: Minimum parcel size and improvements are controlled through the PLAN process in § 17.84.050 and § 17.84.080.

M‑1 — Light Manufacturing & Industrial‑1

  • Purpose/where: Light industrial that can locate near commercial/residential; § 17.100.010–.020.
  • Typical permitted uses: A wide range of assembly/manufacturing (cabinet shops, electronics, bottling, laboratories, laundry plants, contractors’ yards), public utility facilities, warehousing; § 17.100.020.
  • Key dimensional standards: Park of at least 20 acres with sub‑parcels ≥6,000 sq ft; density 1 dwelling/20 acres; § 17.100.020 and § 17.84.060.

M‑2 — Heavy Manufacturing & Industrial‑2

  • Purpose/where: Heavier industrial not allowed in M‑1; § 17.104.010–.020.
  • Typical permitted uses: All M‑1 plus bulk fuel storage, junkyards, billboards, airstrips/heliports, food processing/packing, batch plants, rock crushing, smelting, and more; § 17.104.020.
  • Key dimensional standards: Park of at least 40 acres with sub‑parcels ≥1 acre; setbacks/design follow § 17.88.030–.040; § 17.104.020–.070.

YWMU — Yosemite West Mixed‑Use Zone

  • Purpose/where: Yosemite West area; tailored mix of residential and limited commercial; § 17.106.010–.030.
  • Key development controls: Parcel ≥5 acres; building setbacks and intensities listed; parking minimums; dark‑sky lighting; and parking and signage caps; § 17.106.020–.030.

Overlay districts (selected)

  • OWO — Open Watershed Overlay: Modifies base zones to protect public/community water supply watersheds; minimum parcel typically 20 acres, density as base zone or 1 per 20 acres (more restrictive applies); extra site standards (e.g., percolation tests); § 17.60.010.
  • SHO — Scenic Highway Overlay: Adds use restrictions (e.g., outdoor storage, portable sawmills become conditional; off‑site signs prohibited), and requires open space percentages based on slope; base zone standards otherwise apply, with the more restrictive standard controlling; § 17.65.010 et seq.
  • BDO — Business District Overlay: Site‑specific development standards set through approval; setbacks are as established by the principal zone; § 17.82.020–.030.
  • DRO/HDRO — Design Review and Historic Design Review: These overlays exist and may add design review or historic preservation requirements where mapped; Not found in retrieved materials for detailed standards.
  • APO, REO‑1, REO‑2: Recognized in § 17.04.030; Not found in retrieved materials for detailed standards.

Quick reference: minimum parcel and density standards

District Minimum Parcel (gross) Base Residential Density Code Reference
RRZ 2.5 acres (≥5 acres without community sewer) 1 per 2.5 acres § 17.16.010
MHZ 5 acres 1 per 5 acres § 17.20.010
MTZ 20 acres 1 per 20 acres § 17.24.010
MGZ 40 acres 2 per 40 acres § 17.28.010
GFZ 40 acres 2 per 40 acres § 17.32.010
MPZ 160 acres 2 per 160 acres § 17.36.010
AEZ 160 acres 2 per 160 acres § 17.40.010
TEZ 40 acres 2 per 40 acres § 17.44.010
IMZ 20 acres 1 per 20 acres § 17.48.010
CG‑1 PLAN-based; park ≥20 acres 1 per 20 acres (park basis) § 17.88.020
CG‑2 PLAN-based; park ≥40 acres 1 per 40 acres (park basis) § 17.92.020–.070
M‑1 park ≥20 acres (sub‑parcels ≥6,000 sf) 1 per 20 acres (park basis) § 17.100.020; § 17.84.060
M‑2 park ≥40 acres (sub‑parcels ≥1 acre) 1 per 40 acres (park basis) § 17.104.020–.070
YWMU 5 acres See YWMU caps/standards § 17.106.020–.030

Notes:

  • Countywide density rule: At least one home is allowed on any legal parcel unless a principal zone specifically prohibits it, and multiples of minimum density can yield multiple units (e.g., 15 acres in MHZ may allow 3 homes) per § 17.108.050. Verify with the jurisdiction for parcel-specific constraints.
  • Minimum parcel size variances are not allowed under § 17.108.040(3). See Variances and Exceptions.

Practical cross‑checks and related standards

  • Off‑street parking: Countywide standards live in § 17.108.120; some zones add stricter minimums (e.g., YWMU).
  • Setbacks, structure location/height and other development standards: see § 17.108.130–.140; overlays like SHO can increase open-space/placement requirements.
  • Signs: Zone‑specific rules exist (e.g., CN‑1 limits sign area/placement); there are also Countywide sign provisions in § 17.108.190. See Signage.
  • Similar uses: If your use isn’t listed, the Planning Director may treat it like a listed use under § 17.108.030.
  • Nonconformities: Existing lawful uses that don’t meet current standards follow Nonconforming Uses rules (Not found in retrieved materials for citations).
  • ADUs and housing: State law frames ADU and housing rights; see California ADU law and California housing laws. Local “secondary residences” standards are listed at § 17.108.150 (content not retrieved here).
  • Separate from zoning: Building, fire, and accessibility are under the California Building Standards Code.

Checklist

  • Confirm your parcel’s base zone and any overlays on the official Zoning Maps per § 17.04.035.
  • If inside a TPA, confirm whether a specific plan controls; if none, apply interim RRZ/CN rules per § 17.12.010.
  • Verify minimum parcel size and base density for the zone (table above) and whether any overlay adds stricter rules (e.g., OWO, SHO).
  • Check permitted/conditional uses in your district; where unclear, ask for a “similar use” determination under § 17.108.030.
  • For commercial/industrial (CG‑1/CG‑2/CR/M‑1/M‑2), prepare a PLAN as required by § 17.84.010 before seeking permits.
  • Confirm applicable Countywide standards (setbacks, height, parking, signs) in § 17.108.120–.140/190, plus any zone‑specific caps (e.g., YWMU).
  • If proposing mining or mineral processing, apply the buffers and procedures in § 17.108.110 and any zone‑specific mining allowances.
  • Submit a site plan where required; the Planning Department reviews for zoning compliance under § 17.08.090.

Risks & Ambiguities

Issue Why it matters What to verify
Parcel spans multiple zones/overlays Different standards may conflict; the most restrictive often controls (e.g., SHO) Confirm all mapped designations and apply the stricter standard; § 17.65.
TPA vs. base zoning Specific plans can override base zones Whether a TPA specific plan is adopted for your community; § 17.12.010.
Minimum parcel size Cannot be reduced by variance Parcel splits must meet zone minimums; § 17.108.040(3).
“Similar use” calls Unlisted uses may be allowed by interpretation Whether your proposed use is close enough to a listed use; § 17.108.030.
Mining/process facilities Extra setback, CUP/AUP triggers 500‑ft processing buffer and permits; § 17.108.110; zone‑specific permissions.
Commercial/industrial siting PLAN governs layout, phasing, and improvements Whether a PLAN is needed and its parcel “park” size; § 17.84.010–.080.
YWMU caps YWMU sets unique intensity, lighting, and parking caps Site‑specific § 17.106.020–.030 limits.

Information Gaps

  • Detailed standards for the Airport Overlay (APO), Design Review Overlay (DRO), Historic Design Review Overlay (HDRO), and Residential Exclusive Overlays (REO‑1/REO‑2) — Not found in retrieved materials.
  • Full text of CR development standards beyond the PLAN process references — Not found in retrieved materials.
  • Full Countywide sign and “secondary residences” text beyond index listing § 17.108.150/190 — Not found in retrieved materials.

Plain-English Summary

Mariposa County’s zoning in unincorporated areas is rural by design: most “mountain” and “resource” districts require large parcels and low residential densities, while agricultural and timber zones protect working lands. Before planning a project, confirm the map designations, then check permitted uses, minimum parcel size, and any overlay. Commercial and industrial projects usually need a pre‑approved PLAN. Countywide rules also cover basics like parking, setbacks, signs, and when a “similar use” can be allowed.

Source References

  • Title 17 Zoning: establishment of districts and overlays — § 17.04.030; Zoning Maps — § 17.04.035.
  • Town Planning Area rules — § 17.12.010.
  • RRZ — § 17.16.010.
  • MHZ — § 17.20.010.
  • MTZ — § 17.24.010.
  • MGZ — § 17.28.010.
  • GFZ — § 17.32.010.
  • MPZ — § 17.36.010.
  • AEZ — § 17.40.010.
  • TEZ — § 17.44.010.
  • IMZ — § 17.48.010; Mining standards — § 17.108.110.
  • PDZ — § 17.52.010; PSZ — § 17.56.010.
  • CN‑1 — § 17.76.010–.020; CN‑2 — § 17.80.010–.020.
  • CG‑1 — § 17.88.020–.030; CG‑2 — § 17.92.020–.070.
  • CR — § 17.96.010; PLAN requirements — § 17.84.010–.080.
  • M‑1 — § 17.100.010–.020; M‑2 — § 17.104.010–.070.
  • YWMU — § 17.106.020–.030.
  • Supplementary standards — § 17.108.030–.050, .120–.140, .190.

Sources

Retrieved passages

  • Mariposa County Zoning Code (title is) High relevance
  • Mariposa County Zoning Code (title as) High relevance
  • Mariposa County Zoning Code (Chapter 17.108) High relevance
  • Mariposa County Zoning Code (Title 17) High relevance
  • Mariposa County Zoning Code (Chapter 17.108.) High relevance
  • Mariposa County Zoning Code (title which) High relevance
  • Mariposa County Zoning Code (Title 14) High relevance
  • Mariposa County Zoning Code (section 17.108.070) High relevance
  • Mariposa County Zoning Code (section in) High relevance
  • Mariposa County Zoning Code (title shall) High relevance
  • Mariposa County Zoning Code (Chapter 17.108.) High relevance
  • Mariposa County Zoning Code (Chapter 17.108.) High relevance
  • Mariposa County Zoning Code (title notwithstanding) High relevance
  • Mariposa County Zoning Code (Section 17.108.120) High relevance
  • Mariposa County Zoning Code High relevance
  • Mariposa County Zoning Code (Chapter 17.108) High relevance
  • Mariposa County Zoning Code (Chapter 17.108.) High relevance
  • Mariposa County Zoning Code (Section 17.112) High relevance
  • Mariposa County Zoning Code (section 1104.1) High relevance
  • Mariposa County Zoning Code (section 17.108.200) High relevance
  • Mariposa County Zoning Code (title would) High relevance

Cited sections

Frequently asked questions

What can I build on an RRZ lot in unincorporated Mariposa County?

Primarily a single-family home and accessory uses allowed Countywide; some equestrian uses are possible. RRZ sets a 2.5-acre minimum parcel and density of 1 unit per 2.5 acres; splits below 5 acres need community sewer. Check conditional uses like churches or arenas on larger parcels. See § 17.16.010 and the Countywide standards in Ch. 17.108.

How do I know if a Town Planning Area (TPA) plan limits my project?

Look up your site on the official Zoning Maps, then check TPA boundaries and adopted specific plans. If no plan exists yet, RRZ and selected CN uses apply as interim policy. See § 17.04.035 and § 17.12.010.

Are minimum parcel sizes flexible through a variance?

No. The County expressly prohibits variances to reduce minimum parcel sizes. Plan any boundary changes to meet or exceed the zone’s minimum acreage. See § 17.108.040(3).

What extra rules apply along Scenic Highways?

In the Scenic Highway Overlay, certain activities (like outdoor storage and portable sawmills) become conditional, off-site signs are prohibited, and additional open-space and site-planning standards apply. Base-zone rules still apply, and the stricter rule governs. See § 17.65 (SHO).

Do commercial or industrial projects need a special plan?

Yes. Before permits in CG‑1, CG‑2, CR, M‑1, or M‑2, you need a Commercial‑Industrial‑Manufacturing Plan (PLAN) approved by the Planning Commission and Board. The PLAN sets parcel “park” size, phasing, and improvements. See § 17.84.010–.080.

Can I run agritourism on AEZ land?

Many small‑scale agritourism activities are permitted by right if they meet thresholds; larger or frequent events need permits and must meet access/maintenance standards. Always tie the use to bona fide on‑site agriculture. See § 17.40.010.

Is mining allowed on rural parcels?

Small‑scale mining may be approved via an Administrative Use Permit in several rural zones; large‑scale mining/processing requires CUPs and additional buffers (e.g., 500‑ft processing setback unless waived in MPZ/AEZ). See § 17.108.110 and the applicable zone chapter.

What if my use isn’t listed in my zone?

The Planning Director can issue a “similar use” determination to treat your use like a listed permitted or conditional use if it’s comparable in intensity and impacts. See § 17.108.030.

Do I need design review?

Design review can apply when parcels fall within a mapped Design Review or Historic Design Review Overlay, and some specific plans also require it. Check overlays on the zoning map and see Design Review. Detailed overlay criteria were not found in retrieved materials.

How do Countywide parking and setback rules interact with my zone?

Your base zone sets core limits (e.g., density, use lists); Countywide standards then add rules for parking, structure location, and height. Overlays like SHO can add further constraints. The most restrictive standard controls. See § 17.108.120–.140 and § 17.65.

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