Morro Bay — Zoning

Last reviewed: July 2, 2026

Overview

Title 17 of the Morro Bay Municipal Code is the local zoning ordinance (the Morro Bay Zoning Code) that establishes zoning districts, the official zoning map, the overlay system, and district development standards to implement the General Plan and Local Coastal Program. The Code explicitly incorporates the official zoning map by reference and distinguishes base districts (residential, commercial, industrial, waterfront, public/open space) from overlay districts such as -CRP, -MUR, -WMP, -PD; see § 17.01.010 and § 17.03.020 for the basic authority and mapping approach.

This page summarizes what the Morro Bay Zoning Code actually says about zoning districts, where to look on the official map, typical permitted-use rules, and the most decision-relevant numeric standards you will need to check with the City. If you need dimensional rules or parking requirements for a project, consult the city's development standards and parking chapters cited below.

(First internal link usages: this page links to Morro Bay Land Use, Development Standards, Parking, Design Review, Overlay Districts, ADUs, and the California Building Standards Code.)

Division II of Title 17 lists the base zoning districts the Code implements and the overlay districts the City uses to modify standards on specific properties. The Code uses land-use tables (e.g., Table 17.06.020) that mark uses as P (permitted), M (minor use permit), or C (conditional use permit). Always verify the district and any overlays on the official zoning map maintained by the City Clerk because the map is incorporated into Title 17 by reference per § 17.03.020.

District-by-district breakdown

Below are the primary base districts and overlay districts established in Title 17. Each subsection states the Code’s stated purpose, where the Code locates the land-use tables, typical permitted uses (by class; see the land-use tables for the full lists), key numeric standards when the Code lists them in the chapter, and where the district commonly applies.

Note: the Code’s land-use tables and development standards are the controlling source for precise permitted uses and numeric limits; these are cited below where available. For parcel-specific verification, check the official zoning map and the applicable table for that district.

AG — Agriculture District

• Purpose: Preserve agricultural uses and allow limited supporting non-agricultural activities; protect scenic and rural resources. § 17.06.010.
• Typical permitted uses: Agricultural production and accessory farm uses; other uses only as shown in Table 17.06.020 (P/M/C designations). § 17.06.020.
• Key standards: Uses and numeric standards are set in the Table 17.06.020 land‑use regulations for the AG district; coastal development permits may be required where the IP applies. § 17.06.020, § 17.01.050.
• Where it applies: Areas mapped as agricultural on the official zoning map. § 17.03.020.

RS — Residential Single Unit (sometimes called single‑family)

• Purpose: Implement moderate‑density single‑unit residential land use. § 17.07 (substantive sections referenced in the RS/RL/RM group).
• Typical permitted uses: Single‑unit dwellings and customary residential accessory uses as designated in the residential land‑use table (P/M/C). See Table(s) for the RS district. § 17.07 / Table references.
• Key standards: Lot‑split rules under SB 9 are explicitly addressed for RS and RL in § 17.07.050 (limits and exclusions). Minimum new-lot size in an SB 9 split: 1,200 sq ft and at least 40% of original lot area (where permitted).
• Where it applies: Residential single‑unit areas shown on the official zoning map. § 17.03.020.

RL — Residential Low Density

• Purpose: Low‑density residential neighborhoods; implements corresponding General Plan/LCP designation. § 17.07 (residential chapters).
• Typical permitted uses: Single‑family homes and accessory residential uses per the RS/RL tables. Refer to the land‑use tables. § 17.07.
• Key standards: SB 9 urban lot split rules are discussed in § 17.07.050 (see RS notes above).

RM — Residential Medium Density

• Purpose: Medium‑density multi‑unit residential development. Division II residential chapters.
• Typical permitted uses: Multi‑unit dwellings subject to the RM development standards and land‑use table. See Table(s).
• Key standards: Development standards for multi‑unit are set in the district tables and supplemental chapters (open space, parking). See Chapters on development standards and development standards.

RH — Residential High Density

• Purpose: Implement high‑density residential land use per the General Plan. Division II.
• Typical permitted uses: Higher‑density multifamily dwellings as shown in the land‑use tables.

NC — Neighborhood Commercial; CC — Community Commercial; DC — District Commercial; TMU — Transitional Mixed Use; VSC — Visitor Serving Commercial

• Purpose: These commercial and mixed‑use base zones implement the corresponding land‑use designations in the General Plan/LUP. Table of districts and related chapters list purposes. § 17.03 and the commercial chapters.
• Typical permitted uses: Retail, services, lodging (where allowed), and mixed uses per the district land‑use tables (see Table references for each district). Uses are designated P/M/C in the tables.
• Key standards: Development standards (heights, setbacks, FAR where specified) are in the district tables and in the general development standards chapters such as § 17.23 (heights and encroachments). Consult the commercial district tables for exact numbers.

IG — Industrial‑General and ICD — Industrial‑Coastal‑Dependent

• Purpose: IG for general/light industrial uses; ICD for coastal‑dependent industrial activity (fishing, boat services) that must be sited in the coastal area. § 17.11 and the industrial chapters.
• Typical permitted uses: Industrial and coastal‑dependent uses as defined in the land‑use classification chapter; certain activities in ICD prioritized if coastal‑dependent.

Waterfront & Harbor Area Districts — CF, WF, H

• Purpose: Manage development along the bay, maintain coastal‑dependent uses and public access, and protect harbor functions. See Chapter 17.11.
• Typical permitted uses: Commercial fishing, waterfront commercial, harbor/navigational uses—land‑use tables and the Waterfront Master Plan govern permitted activities. § 17.11 and the Waterfront Master Plan chapter 17.17.
• Key numeric standards (selection): Table 17.11.040 provides district limits for maximum heights and setbacks: for example, CF maximum height is 14 ft along Coleman Drive (other areas up to 30 ft); WF west side of Embarcadero 17 ft (site‑specific grade measurement; up to 25 ft under WMP); front and side setbacks vary (front 5 ft in CF, 0–5 ft in WF/H depending on location). See Table 17.11.040 and § 17.02.030 (measuring height) and § 17.23.070 (heights).

PF — Public Facility; PR — Park & Recreation; OS — Open Space

• Purpose: Public and semi‑public lands—government facilities (PF), parks and recreation (PR), open space and habitat (OS)—implement the corresponding General Plan/LUP designations. See Chapter 17.10.
• Typical permitted uses: Government buildings, parks, trails, recreation facilities, institutional uses as appropriate to each district. Land‑use tables and chapter text describe allowable uses. § 17.10.010.

Overlay Districts — -CRP (Coastal Resource Protection), -CRP-CR, -CRP-ESH, -CL (Cloisters), -MUR (Mixed Use Residential), -WMP (Waterfront Master Plan), -PD (Planned Development)

• Purpose: Overlays modify base zoning and add special standards. Examples:

  • -CRP applies across the coastal zone to prioritize coastal resource protection and LCP consistency. § 17.14.010.
  • -MUR allows additional residential capacity in selected locations (e.g., limited density increases in VSC and NC under defined conditions). § 17.16.010–030.
  • -WMP applies the Waterfront Master Plan; all development within -WMP follows the WMP. § 17.17.010–030.
  • -PD is a flexible overlay that allows a project‑specific planned development and custom standards; minimum area 0.5 acre outside the WMP unless the council finds exception. § 17.18.040. PD approvals require specific findings. § 17.18.060.
  • -CL (Cloisters) is a site‑specific overlay with parcel‑by‑parcel height, lot size, and coverage rules (e.g., single‑story limits for many lots, 45% lot coverage) enumerated in § 17.15.040.

• Where overlays apply: Only where the official zoning map shows the overlay boundary; overlays are noted on the map (e.g., “-PD”, “-WMP”) and adopted by ordinance. § 17.18.020, § 17.03.020.

Most decision‑relevant standards (quick reference)

Checklist

• Confirm the property's base zoning district and any overlay designations on the official zoning map (the map is adopted by reference). § 17.03.020.
• Consult the district land‑use table for that base district (look up the Table number for the district) to determine if your proposed use is P, M, or C. § 17.06.020 and related district tables.
• If the site is in the coastal zone or an IP area, confirm whether a coastal development permit is required. § 17.01.050, § 17.03.030.
• Verify numeric development standards that apply (height, setbacks, lot coverage, FAR where listed) in the district table or chapter (e.g., Table 17.11.040 for waterfront). § 17.11.040, § 17.15.040.
• Check parking requirements in Chapter 17.27 and reconcile with the district’s parking rules. Refer to the City’s parking guidance.
• If proposing a PD, MUR, or other overlay action (or an SB 9 split), assemble the specific findings and submittal items called out by the Code (PD findings § 17.18.060; SB 9 limits § 17.07.050).
• Confirm whether design guidelines or design review will be required (PD findings reference design guidelines; otherwise verify with planning staff). § 17.18.060.E (design guideline requirement noted).
• For historic properties or areas with special overlays (CRP‑CR, CL), verify whether additional preservation or site‑specific standards apply. § 17.14.010; § 17.15.030–040.

Risks & Ambiguities

Plain‑English Summary

Morro Bay’s zoning lives in Title 17 — the Morro Bay Zoning Code: check the official zoning map (it’s legally part of the code) to learn a parcel’s base district and overlays, read the land‑use table for that district to see whether your use is allowed (P/M/C), and then apply the district’s numeric standards (heights, setbacks, lot coverage) and any overlay rules — particularly in the coastal and waterfront areas where special rules and the Waterfront Master Plan apply. Official map and district tables are your starting point; the Code’s IP (coastal) provisions may add a coastal development permit requirement. Verify parcel‑specific rules with Planning. § 17.03.020, § 17.06.020, § 17.11.040, § 17.01.050.

Source References

• Morro Bay Municipal Code, Title 17 — Zoning (Title and adoption notes). § 17.01.010.
• Official zoning map authority and district list. § 17.03.020; Table of base and overlay districts.
• Agriculture district: purpose and land‑use table reference. § 17.06.010–020.
• Waterfront and harbor districts; Table 17.11.040 (heights / setbacks). Chapter 17.11 / Table 17.11.040; measuring heights § 17.02.030; heights chapter § 17.23.070.
• Public/semi‑public districts (PF/PR/OS). Chapter 17.10.
• Cloisters overlay district standards (site‑specific heights, coverage, lot sizes). § 17.15.010–040.
• Mixed Use Residential (-MUR) overlay and allowed residential types. § 17.16.010–030.
• Waterfront Master Plan (-WMP) overlay rules. § 17.17.010–030.
• Planned Development (-PD) overlay (minimum area, findings, expiration). § 17.18.010–080.
• SB 9 urban lot split rules for RS and RL. § 17.07.050.
• IP / Local Coastal Program applicability and list of IP sections. § 17.01.050.
• Land‑use classification references & definitions. Chapter 17.53 and land‑use tables referenced across district chapters.

If you want the original ordinance text (print/export) used for this summary, it was taken from the Morro Bay Title 17 print export included in the files you supplied (adopted Ord. No. 662, Dec. 13, 2023).

Retrieved passages

• Morro Bay Zoning Code (§ 2) High relevance show source text
• Morro Bay Zoning Code (§ 1) High relevance show source text
• Morro Bay Zoning Code (§ 2) High relevance show source text
• Morro Bay Zoning Code (§ 2) High relevance show source text
• Morro Bay Zoning Code (Chapter 17.27) High relevance show source text
• Morro Bay Zoning Code (§ 2) High relevance show source text
• CBC § 2 (Title 17) High relevance show source text
• Morro Bay Zoning Code (chapter shall) High relevance show source text

Cited sections

• Morro Bay Municipal Code, Title 17 — Zoning (Title and adoption notes). **§ 17.01.010**. (Title 17)
• Official zoning map authority and district list. **§ 17.03.020**; Table of base and overlay districts. (§ 17.03.020)
• Agriculture district: purpose and land‑use table reference. **§ 17.06.010–020**. (§ 17.06.010)
• Waterfront and harbor districts; Table **17.11.040** (heights / setbacks). **Chapter 17.11** / **Table 17.11.040**; measuring heights **§ 17.02.030**; heights chapter **§ 17.23.070**. (Chapter 17.11)
• Public/semi‑public districts (PF/PR/OS). **Chapter 17.10**. (Chapter 17.10)
• Cloisters overlay district standards (site‑specific heights, coverage, lot sizes). **§ 17.15.010–040**. (§ 17.15.010)
• Mixed Use Residential (-MUR) overlay and allowed residential types. **§ 17.16.010–030**. (§ 17.16.010)
• Waterfront Master Plan (-WMP) overlay rules. **§ 17.17.010–030**. (§ 17.17.010)
• Planned Development (-PD) overlay (minimum area, findings, expiration). **§ 17.18.010–080**. (§ 17.18.010)
• SB 9 urban lot split rules for **RS** and **RL**. **§ 17.07.050**. (§ 17.07.050)
• IP / Local Coastal Program applicability and list of IP sections. **§ 17.01.050**. (§ 17.01.050)
• Land‑use classification references & definitions. **Chapter 17.53** and land‑use tables referenced across district chapters. (Chapter 17.53)
• MorroBay_ZoningCode.md

• Official Morro Bay code library