Local jurisdiction · Mendocino County

Mendocino County Zoning, Planning & Building Codes

Q: What zoning districts does Mendocino County use in unincorporated areas?

Inland districts include S‑R , R‑R , U‑R , R‑1/2/3 , A‑G , R‑L , F‑L , TPZ , MU‑2/MUNS/MUBST , C‑1/C‑2/R‑C , I‑1/I‑2/P‑I , O‑S , P‑F (§ 20.040.005 ). Coastal districts include AG , FL , TP , RL , OS , RR , RMR , SR , RV , FV , C , I , PF , and Gualala districts GVMU/GHMU/GPD/GI (§ 20.352.005 ). The Town of Mendocino uses MRR/MSR/MTR/MRM/MMU/MC/MPF/MOS (§ 20.640.005 ).

Q: How tall can I build?

Heights vary by division and district. Examples: inland U‑R allows up to 35 ft (§ 20.056.050 ); coastal RR generally allows 28 ft , but in Highly Scenic Areas west of Highway 1 the limit can be 18 ft (§ 20.376.045 ); in the Town of Mendocino MTR is 28 ft (§ 20.652.045 ).

Q: What are typical rural residential setbacks?

Coastal RR side setbacks range from 6 ft (RR; RR:L‑2) to 30 ft (RR:L‑5) to 50 ft (RR:L‑10) (§ 20.376.035 ). Inland U‑R requires 50 ft front, rear, and sides, with an exception allowing 20 ft yards on certain smaller nonconforming parcels (§ 20.056.035; § 20.056.040; § 20.056.045 ).

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

Mendocino County regulates land use only in its unincorporated areas through Title 20 of the County Code, which is split into three distinct parts: the Inland Zoning Code (Division I), the Coastal Zoning Code (Division II), and the Mendocino Town Zoning Code (Division III). The inland code governs all unincorporated areas outside the Coastal Zone, while the coastal code governs the unincorporated Coastal Zone but expressly excludes the unincorporated Town of Mendocino, which has its own code in Division III. Title 20 establishes the zoning districts, combining/overlay districts, permit procedures, and development standards that control uses, setbacks, height, and more across these geographies (§ 20.004.010; § 20.304.015; § 20.604.005 ). Start with the Mendocino County Zoning map to confirm whether a parcel is inland, in the Coastal Zone, or inside the Mendocino Town planning area.

The single most important orientation step is to confirm where your site falls: inland (Division I), Coastal Zone outside Town of Mendocino (Division II), or inside the unincorporated Town of Mendocino (Division III). Each division has its own districts, review paths, and development standards (§ 20.004.010; § 20.304.015; § 20.604.005 ).

How Mendocino County’s code is organized

Inland (Division I). Title and purpose, applicability, and the inland district system are set out in § 20.004.005–§ 20.004.025 and § 20.040.005, with inland combining districts in § 20.040.010; adopted zoning maps are referenced in § 20.040.020–§ 20.040.025 (§ 20.004.005; § 20.040.005; § 20.040.010; § 20.040.020; § 20.040.025 ).
Coastal (Division II). Basic provisions and applicability appear in § 20.304.005–§ 20.304.025; the coastal district families are established in § 20.352.005–§ 20.352.015 (with combining districts listed in § 20.352.010), and coastal permitting is in § 20.532 (§ 20.304.005; § 20.304.015; § 20.352.005; § 20.352.010; § 20.352.015; § 20.532.005–§ 20.532.015 ).
Town of Mendocino (Division III). Division III sets unique districts and rules (e.g., Mendocino Historical Review Board references) for the unincorporated Town of Mendocino, beginning with § 20.604.005–§ 20.604.030, and its district system in § 20.640.005–§ 20.640.015 (§ 20.604.005–§ 20.604.030; § 20.640.005–§ 20.640.015; § 20.717.010(A) ).

Use the Mendocino County Land Use page to cross‑check permitted and conditional uses once you’ve identified the controlling division and district.

Zoning district families

County zoning is intensely place‑based; the label on your parcel determines which division’s districts apply.

Inland districts (Division I). Core inland residential, resource, mixed-use, commercial and industrial districts include: S‑R, R‑R, U‑R, R‑1, R‑2, R‑3, A‑G, R‑L, F‑L, TPZ, MUNS, MUBST, MU‑2, C‑1, C‑2, R‑C, I‑1, I‑2, P‑I, O‑S, P‑F (§ 20.040.005 ).
Coastal districts (Division II). Coastal resource, residential, village, commercial and industrial districts include: AG, FL, TP, RL, OS, RR, RMR, SR, RV, FV, C, I, PF, and Gualala plan districts GVMU, GHMU, GPD, GI (§ 20.352.005 ).
Town of Mendocino (Division III). The Town has distinct districts: MRR, MSR, MTR, MRM, MMU, MC, MPF, MOS (§ 20.640.005 ).

Overlay/combining districts:

Inland combining districts include AZ, C (Cluster), CA, CC, CP, FP, IS, L, MP, PD, P, R, SS (§ 20.040.010 ).
Coastal combining districts include AH, CL (Clustering Development), DL (Development Limitations), FP, L, PD, SS, and VAS (Visitor Accommodations & Services) (§ 20.352.010 ). See Mendocino County Overlay Districts for how these apply over base zoning.

Citywide development standards

Mendocino County does not use a single “citywide” matrix; instead, each division and district family carries its own setbacks, height, lot coverage, FAR and parking rules. Always confirm standards in the controlling chapter.

Examples across divisions:

Inland, large-lot residential. In U‑R (Upland Residential), minimum front and rear setbacks are 50 ft, sides 50 ft, with a 35 ft height limit; small nonconforming parcels may reduce setbacks to 20 ft (§ 20.056.035; § 20.056.040; § 20.056.050; § 20.056.045 ).
Coastal, rural residential. In RR, minimum side yards vary from 6 ft (RR; RR:L‑2) to 30 ft (RR:L‑5) to 50 ft (RR:L‑10), with a coastal height limit of 28 ft in most areas and 18 ft in Highly Scenic Areas west of Highway 1; lot coverage scales by parcel size (20% under 2 acres; 15% for 2–5 acres; 10% over 5 acres) (§ 20.376.035; § 20.376.045; § 20.376.065 ).
Coastal, open space. OS requires 50 ft front/rear, 20 ft sides, and caps building height at 16 ft (§ 20.372.030; § 20.372.035; § 20.372.040 ).
Gualala plan mixed‑use. GVMU sets a maximum lot coverage of 20–25% and allows up to 0.30 FAR where view corridors are maintained; Highway 1 and local road centerline setbacks are 40 ft and 30 ft minimum, respectively; residential parking is 1.5 spaces for studios/1‑BR and 2.0 for 2‑plus BR units (§ 20.405.040–§ 20.405.060; § 20.405.045; § 20.405.055 ).
Town of Mendocino. In MTR, height is limited to 28 ft; lot coverage is 25%; residential parking is 2 spaces for the first unit and 1.5 for each additional unit (§ 20.652.045; § 20.652.055; § 20.652.050 ).

Countywide coastal permitting note: in the Coastal Zone, a coastal development permit (CDP) is required for “development” as defined; no building permit or other entitlement can be issued before the CDP (§ 20.532.010 ). See Mendocino County Development Standards for more.

Specific plans & overlays

Scenic and community character (Coastal). The Coastal Zoning Code includes siting/design criteria for scenic resources and specific coastal communities, with tailored standards for places such as Westport, Caspar, Little River, Albion, Elk, Manchester, Anchor Bay and Gualala (§ 20.388.060; § 20.504.020 ).
Gualala Town Plan (Coastal). The Gualala mixed‑use districts—GVMU, GHMU, GPD, GI—carry their own setbacks, FAR/coverage and parking rules (§ 20.405.040–§ 20.405.065; § 20.406.040–§ 20.406.070 ).
Mendocino Town (Division III). The unincorporated Town of Mendocino functions as a special community with its own zoning, Mendocino Historical Preservation District references, and development standards (§ 20.604.010; § 20.664.045–§ 20.664.055 ). See Mendocino County Historic Preservation.
Combining/overlay districts. Coastal CL (Clustering) can allow up to a 10% density increase and reduced setbacks where clustering yields superior environmental design (§ 20.412.020; § 20.412.025 ). Coastal DL (Development Limitations), FP (Floodplain), L (Special Minimum Lot Size), and PD (Planned Unit Development) add constraints or tailored review (§ 20.416.005–§ 20.416.015; § 20.420.005; § 20.424.005–§ 20.424.010; § 20.428.005–§ 20.428.010 ). Inland combining districts (e.g., AZ, C, FP, L, PD, MP) function similarly (§ 20.040.010; § 20.136.010; § 20.134.015 ).
Airport overlay. Coastal airport surfaces at Little River are administered by the Coastal Permit Administrator, with variance handled per coastal variance procedures (§ 20.408.045; § 20.408.040(D) ).

Explore Mendocino County Overlay Districts for how each overlay modifies base district rules.

Building permits & review

Coastal Zone. A Coastal Development Permit is required for development; many principal‑permitted projects may proceed as an Administrative Coastal Permit (e.g., a single‑family residence that is a principal permitted use; improvements; and certain projects under $100,000), while appealable or larger projects proceed through regular CDP review (§ 20.532.010; § 20.532.015(A)(1)–(5) ). No building permit may be issued until the CDP is issued (§ 20.532.010 ). Where applicable, Mendocino Town projects may also require a Mendocino Historical Review Board permit (§ 20.717.010(A) ).
Inland. Typical approvals include Zoning Clearance, Administrative Permit, and Use Permit; examples appear in the inland cannabis and PD chapters. Administrative Permits and Zoning Clearance are used for specified uses (§ 20.242.070(B)–(C) ), and PD projects require a Use Permit with project‑specific development standards (§ 20.136.010 ).
Building code. After planning approvals, construction must comply with the California Building Standards Code adopted by the County.

See Mendocino County Design Review for coastal scenic siting policies and Town‑specific historic review references, and Mendocino County Parking for division‑specific standards and exceptions.

State housing law in Mendocino County

Accessory dwelling units (ADUs/JADUs) and other state housing mandates interact differently with the three divisions:

Coastal ADUs/JADUs. Chapter 20.458 implements state ADU law in the Coastal Zone and sets unique coastal caps and permitting tracks. Notably, the County caps coastal ADUs at 500 units outside the Gualala Town Plan and 100 within Gualala; JADUs are exempt from these caps (§ 20.458.010 ). ADUs/JADUs may be exempt, processed ministerially, or require a CDP depending on location and project specifics (§ 20.458.015 referencing § 20.532.015–§ 20.532.020 ). Coastal ADUs/JADUs cannot be used for transient habitation; a deed restriction is required (§ 20.458.020(E)–(F) ).
Inland ADUs/JADUs. Not found in retrieved materials. Verify the current inland ADU chapter and any ministerial standards with Planning. See California ADU law and California housing laws for statewide baselines that apply countywide.
SB 9 and density bonus. References to a density bonus exist in the coastal clustering section (limitations against stacking with a separate density bonus section), but controlling inland/coastal density bonus and SB 9 implementation sections were not surfaced in the retrieved excerpts (§ 20.412.020, referencing § 20.444.30; Not found in retrieved materials ). Verify with the County.

For landscaped buffers, mixed‑use circulation, and parking‑lot planting, the inland mixed‑use standards require on‑site pedestrian links and minimum landscaping percentages in parking/circulation areas (§ 20.087.060(C)–(D) ). See Mendocino County Landscaping and Screening for orientation.

Source References

Title 20 divisions and applicability: § 20.004.005–§ 20.004.025 (Inland); § 20.304.005–§ 20.304.025 (Coastal); § 20.604.005–§ 20.604.030 (Town)
District systems: inland § 20.040.005–§ 20.040.025; coastal § 20.352.005–§ 20.352.015; town § 20.640.005–§ 20.640.015
Coastal permits: § 20.532.005–§ 20.532.015; CDP prerequisite to building permits in § 20.532.010
Sample development standards: inland U‑R § 20.056.035–§ 20.056.050; coastal RR/OS § 20.376.035; § 20.376.045; § 20.376.065; § 20.372.030–§ 20.372.040; Town MTR § 20.652.045; § 20.652.055; § 20.652.050
Gualala plan districts: § 20.405.040–§ 20.405.065; § 20.406.040–§ 20.406.070
Combining/overlays: inland § 20.040.010; coastal § 20.352.010; CL/DL/L/PD/FP chapters § 20.412; § 20.416; § 20.420; § 20.424; § 20.428; airport § 20.408.040–§ 20.408.045
Coastal ADUs/JADUs: § 20.458.005–§ 20.458.025; links to CDP process § 20.532.015–§ 20.532.020

Mendocino County Zoning • Mendocino County Land Use • Mendocino County Development Standards • Mendocino County Parking • Mendocino County Design Review • Mendocino County Overlay Districts • Mendocino County Historic Preservation • Mendocino County Nonconforming Uses • Mendocino County Variances and Exceptions • Mendocino County Landscaping and Screening • California Building Standards Code • California housing laws • California ADU law

Where to read the Mendocino County code

The Mendocino County municipal and zoning code is published on Municode — view the official Mendocino County code library. That lets you read the ordinance section by section.

GoCodebook goes beyond browsing Municode (see how they compare): it reads the Mendocino 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

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Frequently asked questions

What zoning districts does Mendocino County use in unincorporated areas?

Inland districts include S‑R, R‑R, U‑R, R‑1/2/3, A‑G, R‑L, F‑L, TPZ, MU‑2/MUNS/MUBST, C‑1/C‑2/R‑C, I‑1/I‑2/P‑I, O‑S, P‑F (§ 20.040.005 ). Coastal districts include AG, FL, TP, RL, OS, RR, RMR, SR, RV, FV, C, I, PF, and Gualala districts GVMU/GHMU/GPD/GI (§ 20.352.005 ). The Town of Mendocino uses MRR/MSR/MTR/MRM/MMU/MC/MPF/MOS (§ 20.640.005 ).

Do I need a Coastal Development Permit to build near the coast?

Yes. In the unincorporated Coastal Zone, “development” requires a Coastal Development Permit (CDP); no building permit or other entitlement may issue until the CDP is granted (§ 20.532.010 ). The Coastal Zoning Code applies to all unincorporated Coastal Zone areas but not inside the unincorporated Town of Mendocino, which is regulated by Division III (§ 20.304.015 ).

How tall can I build?

Heights vary by division and district. Examples: inland U‑R allows up to 35 ft (§ 20.056.050 ); coastal RR generally allows 28 ft, but in Highly Scenic Areas west of Highway 1 the limit can be 18 ft (§ 20.376.045 ); in the Town of Mendocino MTR is 28 ft (§ 20.652.045 ).

What are typical rural residential setbacks?

Coastal RR side setbacks range from 6 ft (RR; RR:L‑2) to 30 ft (RR:L‑5) to 50 ft (RR:L‑10) (§ 20.376.035 ). Inland U‑R requires 50 ft front, rear, and sides, with an exception allowing 20 ft yards on certain smaller nonconforming parcels (§ 20.056.035; § 20.056.040; § 20.056.045 ).

Where do I find parking requirements?

Parking is set by division and district. Examples: Town of Mendocino MC requires 1.5 spaces per dwelling unit and 1 per 400 sq ft of non‑residential floor area (§ 20.664.055 ). Gualala GVMU/GHMU specify 1.5 spaces for studios/1‑BR and 2.0 for larger units (§ 20.405.055; § 20.406.050 ). Some chapters reference broader off‑street parking chapters in the code (§ 20.405.060; § 20.406.055 ).

Are ADUs allowed in the Coastal Zone? Are there caps?

Yes, ADUs and JADUs are implemented by Chapter 20.458. There’s a cap of 500 coastal ADUs countywide (outside Gualala) and 100 in Gualala; JADUs are not capped (§ 20.458.010 ). Coastal ADUs/JADUs are routed as exempt, ministerial, or discretionary CDPs depending on criteria (§ 20.458.015; § 20.532.015–§ 20.532.020 ). ADUs/JADUs may not be used for transient habitation (§ 20.458.020(F) ).

What design and scenic rules apply along the coast?

The Coastal Zoning Code includes scenic resource siting and design criteria, and special community rules for places like Gualala and Westport. Projects in Highly Scenic Areas face lower height limits in several districts (e.g., RR west of Highway 1) (§ 20.376.045; § 20.504.020 ). In the Town of Mendocino, certain projects also require Mendocino Historical Review Board review (§ 20.717.010(A) ).

How are nonconforming uses handled?

In the Town of Mendocino, nonconforming uses that are abandoned for one year may not be reestablished (§ 20.716.040 ). The same chapter also clarifies how earlier use permits are treated after code amendments (§ 20.716.035 ). For coastal/inland nonconformity outside Town, confirm the controlling chapter (Not found in retrieved materials).

Do I need a variance for setback or height exceptions?

The code allows exceptions and variances through specified procedures. For example, Town MC and MTR/MRM districts allow setback/height exceptions reviewed under the Town’s variance/historic processes (§ 20.664.045–§ 20.664.050; § 20.652.040–§ 20.652.045; § 20.656.040–§ 20.656.045 ). See Mendocino County Variances and Exceptions.

Does Mendocino County have rent control?

Not found in retrieved materials. Verify with the County or see California housing laws for state‑level tenant protections.

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