Merced County Zoning, Planning & Building Codes

Last reviewed: July 6, 2026

Overview

Merced County regulates land use in its unincorporated areas through its codified zoning ordinance, the Merced County Zoning Code, adopted as Title 18 of the County Code. The Code implements the County General Plan by mapping zones, setting allowed uses, and establishing development standards and review procedures. It also ties zoning to subdivision rules in Title 17 and construction in Title 16, and elevates State mandates (CEQA, Government Code, and housing laws) where applicable. The Zoning Map and zoning text work together—rezonings, specific plans, and special planning zones modify the map and standards over time.

The Merced County Zoning Code applies to all land use, structures, and development within the County’s unincorporated areas; it is the County’s primary tool to implement the General Plan.

How Merced County’s code is organized

• Title and applicability. The ordinance is titled the “Merced County Zoning Code” and governs land use in the unincorporated area of the County. See § 18.02.010 for the title and § 18.02.030 for applicability.
• Relationship to the General Plan. The Zoning Code is the primary implementation tool for the General Plan and applicable community plans; Table 1‑1 in the Code shows how zones implement General Plan land use designations. See § 18.02.050.
• Zoning Map and boundaries. The “Zoning Map for Merced County” is part of the Code; the Director resolves boundary uncertainty as specified in § 18.06.030–.050.
• Articles and cross-references. Zone regulations and standards appear in Article 2, with cross‑cutting regulations in Article 3 and standards for specific uses in Article 4; nonconformities are in Article 5. These article references are embedded throughout the zone standards (e.g., § 18.10.030 references Articles 3 and 4).
• Permit processing and review authorities. Discretionary permits and actions are described in § 18.110.010–.020, with application procedures and Table 6‑1 (Review Authority) in § 18.112.010–.020. Appeals and hearing procedures are referenced in § 18.144 and § 18.146.
• Other key cross-references. Subdivision regulations are in Title 17 and construction in Title 16; the Zoning Code flags when additional permits are required in § 18.110.040.

For quick navigation to core topics, see:

• Merced County Zoning
• Merced County Development Standards
• Merced County Design Review

Zoning district families

Merced County employs base zones across agricultural, residential, commercial/mixed-use, industrial, and special planning categories. Many zones directly implement General Plan densities and FARs shown in Table 1‑1.

• Agricultural
  • A‑1, A‑1‑40, A‑2. Minimum parcel sizes are 20 ac, 40 ac, and 160 ac respectively; base setbacks typically include a 20 ft front, 15 ft interior side, 20 ft corner side, and 25 ft rear. Additional standards point to countywide rules for fencing, landscaping, parking, performance, and signage. See § 18.10.030 and Table 2‑2.
• Residential
  • R‑1, R‑1‑5000, R‑1‑4500, R‑1‑1600, R‑3, R‑4, and M‑H. Standards are organized in § 18.12.030 (Table 2‑4), with additional residential regulations in § 18.12.040; higher-density standards in Table 1‑1 specify, for example, R‑3 at 8–15 du/ac and R‑4 at 15–33 du/ac.
  • Within the Fox Hills Community Specific Plan area, additional tailored residential zones—R‑1‑1600, R‑1‑4500, and related standards—apply to enable small-lot formats and compact blocks; these sections describe minimum lot dimensions and the purpose of each designation. See §§ in Chapter 18.12 (Residential Zones) as summarized in the Fox Hills provisions.
• Commercial and Mixed-Use
  • C‑P, C‑1, C‑2, C‑3, H‑I‑C, and MU. Table 1‑1 presents intensities such as 0.50 FAR for neighborhood and general commercial, and 0.60 FAR for MU (with 4–33 du/ac). Development standards (Table 2‑6, § 18.14) include typical setbacks like C‑2 front 6 ft and MU front 5 ft, and maximum heights such as C‑2 75 ft and MU 50 ft.
• Industrial
  • B‑P, M‑1, M‑2. Base standards (Table 2‑8) include minimum parcel sizes (8,000 sf for B‑P, 10,000 sf for M‑1/M‑2) with setbacks such as 15 ft front, 0 ft interior sides, and 10 ft street side. See § 18.16.030.
• Special planning and planned development
  • SPZ (Special Planning Zone) formats establish tailored zones and may operate as overlays; an SPZ can be enumerated or named for special uses (e.g., Airport, Historic, Wetland). See § 18.18.010.
  • PD (Planned Development) appears in Table 1‑1 as a flexible zoning mechanism mapped to several General Plan designations; individual projects may also require a Planned Development Permit per § 18.118 as referenced in § 18.110.020.

Related topic: Merced County Land Use

Citywide development standards

Merced County compiles numerical standards by zone in Article 2 and applies countywide, cross‑cutting standards in Article 3.

• Where the numbers live

  • Agricultural standards: § 18.10.030 (Table 2‑2). Example: A‑1 family setbacks (front 20 ft, side 15 ft, rear 25 ft) and cross‑references to fencing, landscaping, parking, performance, and signage.
  • Residential standards: § 18.12.030 (Table 2‑4), with additional rules in § 18.12.040.
  • Commercial/mixed-use standards: § 18.14 (Table 2‑6). Example: C‑2 allows 75 ft max height, 6 ft front setback; MU shows 0.60 FAR, 5 ft front setback.
  • Industrial standards: § 18.16.030 (Table 2‑8). Example: M‑1/M‑2 front 15 ft, interior side 0 ft, street side 10 ft.

• Countywide cross-references you’ll use often

  • Landscaping and Screening in Chapter 18.36; Merced County Signage in Chapter 18.44; performance standards in Chapter 18.40; and Merced County Parking standards in Chapter 18.38 (purpose, applicability, and Table 3‑8 for space counts).

• Nonconformities

  • How they continue or end: Nonconforming parcels, uses, and structures are addressed in Chapters 18.92–18.98; discontinuance for 180 days ends nonconforming status unless a listed exception applies. See § 18.96.040 and § 18.92.030.
  • Residential rebuilds after damage: Nonconforming dwellings may be reconstructed with the same footprint and preexisting nonconforming setbacks/height, subject to applicable building/fire codes and state law references. See § 18.94.030.

For deeper cut sheets of the metrics above, see Merced County Development Standards and Merced County Nonconforming Uses.

Specific plans & overlays

• Specific plans. Chapter 18.150 lays out adoption and amendment procedures; a plan adopted by ordinance replaces the base zone(s) and its standards take precedence. A plan adopted by resolution applies as supplemental regulations, with the General Plan controlling. Minimum project areas: 5 ac in Urban Areas and 20 ac outside Urban Areas. See §§ 18.150.010–.070.
• Special Planning Zones (SPZ). § 18.18.010 establishes SPZs (e.g., Airport, Historic, Wetland) either as stand‑alone mapped zones or as an overlay that prevails over base zoning in case of conflict; SPZs are created via the amendment procedures in § 18.142.
• Castle Commerce Center & Airport SPZ. Chapter 18.18 includes zones such as A‑M, BP, C, VC, I/PQ, and OS, plus an expedited review track administered by a Castle Development Coordinator. See §§ 18.18.020–.040.

Related topic: Merced County Overlay Districts

Building permits & review

• Review authorities and permit types. The Code identifies administrative, quasi‑judicial, and legislative actions:
  • Administrative: Administrative Permits, Zoning Code Interpretations, Minor Deviations, design review via Site Plan and Design Review, Temporary Use Permits, Zoning Clearances, and sign permits. See § 18.110.020(A) and related chapters (18.114, 18.126, 18.122, 18.124, 18.128, 18.44).
  • Quasi‑judicial: Conditional Use Permits, Planned Development Permits, and Variances (or minor deviations). See § 18.110.020(B).
  • Legislative: Density bonus adoption per Chapter 18.66, plus text/map amendments processed under § 18.142 with hearings per § 18.146.
• Application processing. § 18.112.010–.020 sets filing, completeness, and review authority tables; the Code explains the most common applications and when each is used, including over‑the‑counter decisions vs. hearings.
• Conditions and appeals. Applicants must acknowledge conditions within specified timeframes; appeals follow Chapter 18.144. See § 18.130.100.
• Building permits and construction codes. The County ties zoning approvals to building permits in Title 16 (Buildings and Construction); separate permits may be required by other agencies. See § 18.110.040(D). For statewide construction standards, see the California Building Standards Code.

Related topics: Merced County Variances and Exceptions, Merced County Signage, and Merced County Landscaping and Screening

State housing law in Merced County

• ADUs and JADUs. Merced County implements State ADU rules in Chapter 18.62. Highlights include:
  • Heights: detached ADUs generally up to 18 ft in some transit‑served contexts; attached ADUs up to 25 ft or the primary dwelling’s height, whichever is lower.
  • Size caps: detached ADUs up to 1,200 sf; attached/converted ADUs up to 50% of the primary living area or 1,200 sf (whichever is less); JADUs up to 500 sf.
  • Setbacks: 4 ft side/rear for new detached ADUs; conversion ADUs may retain existing setbacks.
  • Tenancy and conveyance: minimum 30‑day rental term; separate sale generally prohibited except under Gov. Code § 65852.26.
  • Utilities and parking: ADUs must meet water/sewer provisions; parking defers to Chapter 18.38 except where ADU‑specific parking rules apply in § 18.62.090. See also California ADU law.
• Density bonuses. The County codifies State density bonus procedures in Chapter 18.66, with legislative actions taken by the Board following hearings.
• SB 9 (two‑unit projects and urban lot splits). A countywide SB 9 implementation section was not surfaced in the retrieved materials. Not found in retrieved materials—verify with the jurisdiction.
• Rent regulations. No rent control provisions appear within Title 18. Not found in retrieved materials—verify with the jurisdiction. For statewide context, see California housing laws.

Source References

• Title and applicability: § 18.02.010, § 18.02.030.
• General Plan consistency: § 18.02.050, § 18.110.030.
• Zoning Map and boundaries: § 18.06.030–.050.
• Agricultural standards: § 18.10.030 (Table 2‑2).
• Residential standards: § 18.12.030–.040; densities: Table 1‑1.
• Commercial/MU standards: § 18.14 (Table 2‑6).
• Industrial standards: § 18.16.030 (Table 2‑8).
• Parking standards: Chapter 18.38.
• Nonconformities: Chs. 18.92–18.98 (e.g., § 18.96.040, § 18.94.030).
• Permit processing and review: § 18.110.010–.020, § 18.112.010–.020, § 18.130.100.
• Amendments and hearings: § 18.142.010–.020, § 18.146.
• Specific Plans: §§ 18.150.010–.070.
• Castle SPZ: §§ 18.18.010–.040.
• ADUs/JADUs: Chapter 18.62 including § 18.62.090.