Local zoning · Tuolumne County

Tuolumne County — Zoning

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

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Last reviewed: July 3, 2026

Overview

This page explains how the Tuolumne County Zoning Ordinance (Title 17) regulates land use in the unincorporated areas of Tuolumne County. It summarizes the principal zoning districts, combining/overlay districts, key dimensional standards (height, minimum parcel sizes, density/FAR rules), and the permitting triggers that most often affect property owners and applicants. For procedural context see the Tuolumne County zoning & planning overview.

Note: this page covers zoning under the County ordinance only (unincorporated areas); incorporated cities inside Tuolumne County use their own codes. Verify parcel-specific rules with the County.

How to use this page (quick links used in the text)

  • Development standards: Tuolumne County Development Standards
  • Parking rules: Tuolumne County Parking
  • Design review / Site development permit: Tuolumne County Design Review
  • Overlay/combining districts: Tuolumne County Overlay Districts
  • ADUs and state ADU rules: California ADU law
  • Building code / Title 24: California Building Standards Code
  • Nonconforming uses, variances, signage and other topics are cited where relevant below.

Major takeaways from the ordinance (what most applicants need first)

  • The zoning ordinance that applies in Tuolumne County is Title 17 — the "Tuolumne County Uniform Zoning Ordinance." The list of principal districts appears at § 17.08.020.
  • Agriculture/Open Space, Residential, Commercial/Mixed-Use, Industrial, Special Purpose, and Combining (overlay) districts are separately organized in Chapters 17.10 through 17.20 (see the chapters listed in Article headers).
  • Height limits for many districts are set in § 17.22.020 (commonly 40 ft or 50 ft depending on district).
  • The County uses tables (e.g., Table 17.10.1, Table 17.12.1, etc.) to list allowed/conditional uses for each district; always check the table for a district and the cross‑referenced use‑specific chapters.

District-by-district breakdown

Below are the principal zoning districts established in the ordinance. Each subsection lists the statutory purpose, typical permitted uses (high-level), and the key dimensional or programmatic limits the ordinance explicitly provides. Every statement cites the ordinance section(s) where those rules are stated. For full permitted‑use tables and the allowed/conditional symbols, consult the applicable Table referenced in the chapter for that district (e.g., Table 17.10.1, Table 17.12.1, etc.).

AE‑160 (Exclusive Agricultural, 160‑acre minimum)

  • Purpose: preserve large-scale agricultural/resource production and prevent incompatible uses. § 17.10.020.
  • Typical permitted uses: commercial agriculture and compatible agricultural support uses — see Table 17.10.1 for the use list. § 17.10.020.
  • Key dimensional standards: minimum parcel size = 160 acres; maximum building intensity = 2 dwellings per 160 acres; FAR = 0.1. § 17.10.020.

AE‑80 (Exclusive Agricultural, 80‑acre minimum)

  • Purpose & allowed uses: same policy family as AE‑160 (agriculture/resource production). § 17.10.030 (Table 17.10.1 for uses).
  • Key standard: minimum parcel size = 80 acres (see § 17.10.030).

AE‑37 (Exclusive Agricultural, 37‑acre minimum)

  • Purpose & uses: agricultural/resource production appropriate at 37‑acre scale; permitted uses listed in Table 17.10.1. § 17.10.040.

A‑20 / A‑10 (General Agricultural, 20‑acre and 10‑acre minimum)

  • Purpose: country‑estate living with agricultural uses preserved. § 17.10.020 and following subsections. Minimum parcel sizes correspond to the district name (A‑20 / A‑10).

O and O‑1 (Open Space / Open Space‑1)

  • Purpose: protect areas unsuitable for development (flood, habitat, scenic, cultural resources). § 17.10.010 – 17.10.080.
  • Uses: open space uses and limited compatible uses; some activities require management plans under the Agricultural Preserve/Resolution. Table 17.10.1 and combining district rules.

K (General Recreational)

  • Purpose: indoor/outdoor sports, recreation, commercial amusement. § 17.10.010.

R‑1 (Single‑Family Residential)

  • Purpose: stabilize/protect suburban single‑family residential character. § 17.12.010 – 17.12.020.
  • Typical permitted uses: single‑family residences; accessory structures; select home occupations (see Table 17.12.1 and accessory rules in Chapter 17.38). § 17.12.020.
  • Key dimensional standards (explicit in ordinance): minimum parcel size = 7,260 sq ft (net) and minimum width = 50 ft at front setback line (with parent‑parcel exceptions); maximum density = 6 dwelling units/acre; FAR typically = 0.5 for parcels ≥ 7,260 sq ft (alternate FARs for smaller parcels or multi‑story noted in § 17.12.020). § 17.12.020.

R‑2 (Medium Density Residential)

  • Purpose: duplexes, triplexes, fourplexes; medium density urban residential. § 17.12.030.
  • Development service thresholds: denser development requires paved roads/public water; denser than 1 unit/1/3‑acre requires public sewer. § 17.12.010.

R‑3 (Multiple‑Family Residential)

  • Purpose: apartments, condominiums, mobile home parks, townhouses; site review procedures required to ensure design and environmental standards. § 17.12.040.

RE‑1, RE‑2, RE‑3, RE‑5, RE‑10 (Residential Estate series)

  • Purpose: rural/residential estate neighborhoods permitting limited agriculture and livestock at progressively larger minimum parcel sizes. § 17.12.010 and district subsections (e.g., § 17.12.070–17.12.090 for RE‑3 through RE‑10).
  • Examples: RE‑3: minimum parcel = 3 acres, max intensity = 1 dwelling/3 acres, FAR = 0.5 (see § 17.12.070). RE‑5 and RE‑10 have larger minimum lot widths and smaller FARs (see § 17.12.080–17.12.090).

MU (Mixed‑Use)

  • Purpose: mix residential, commercial, and recreational uses in urban community centers and transportation corridors. § 17.14.010 – 17.14.020.
  • Typical permitted uses: combination of residential and commercial uses — consult Table 17.14.1 for precise permitted vs. conditional uses. § 17.14.020.
  • Key dimensional/program standards (explicit): minimum parcel size = 2,500 sq ft and minimum width = 50 ft at front setback line; maximum residential intensity without discretionary review = 15 du/acre; maximum FAR = 2.0; minimum residential density = 8 du/acre (exceptions allowed where constrained). § 17.14.020.

C‑K, C‑O, C‑1, C‑2, C‑S (Commercial districts)

  • Purpose: differentiated commercial roles: resort/recreation (C‑K), neighborhood convenience (C‑O), general commercial (C‑1), heavy/wholesale commercial (C‑2), special commercial for areas without public water/sewer (C‑S). § 17.14.030–17.14.070 and § 17.14.010.
  • Standards: development in these districts is generally expected to be served by public water and sewer, paved streets, and public safety services (unless C‑S is explicitly for areas without public utilities). § 17.14.010.

BP (Business Park)

  • Purpose: campus‑style mixtures of manufacturing, processing, storage, distribution, research and development. § 17.14.080 (and Table 17.14.1 for uses).

M‑1 (Light Industrial) and M‑2 (Heavy Industrial)

  • Purpose: M‑1 for light industrial uses; M‑2 for heavy industry. § 17.16.010 – 17.16.020.
  • Example dimensional rule (M‑1): minimum parcel size = 7,500 sq ft and minimum width = 50 ft at front setback line; see § 17.16.020.

P (Public), MPZ, TPZ (resource/production), and other special purpose

  • Purpose and restrictions vary (public facilities, mineral/ timber production zoning). Specific restrictions and uses appear in Article 2 / Chapters 17.10–17.18; consult the MPZ/TPZ subsections and the Airport Combining rules where applicable.

Combining/Overlay districts (selected)

These modify or layer over the principal zone; uses of the underlying zone still apply unless modified. See Chapter 17.20.

Historic Combining (H) / Historic Design Preservation (HDP)

  • Purpose: preserve/enhance historic resources; owner consent required for H rezoning; underlying uses remain permitted but some development standards may be modified via a use permit. § 17.20.020 (H) and related HDP text.
  • Notable specifics: within an H District, the County may relax setbacks/height/landscaping/parking only if a use permit is secured — but certain standards (e.g., commercial parking ratios for shopping‑center type uses) are set out to apply without a use permit; use of the State Historical Building Code is allowed. § 17.20.020.

Planned Unit Development Combining (:PD) and Agricultural Preserve (:AP) and Airport (:AIR)

  • :PD: allows flexibility in parcel sizes/uses with an adopted PD policy statement and Board action; PD must be shown on the zoning map with ordinance number. 17.20 provisions; see combining district rules.
  • :AP (Williamson Act / Agricultural Preserve): implements land conservation contracts; has minimum parcel limits and permitted/compatible uses listed in Table 17.20.1 and § 17.20.070–17.20.080.
  • :AIR: airport compatibility restrictions (noise, safety, height) and prohibited uses by ALUC zone; consulte Chapter 17.20 and the Airport Land Use Compatibility Plan. § 17.20 and related airport guidance.

Important development standards (high‑value quick table)

This table highlights the most decision‑relevant dimensional rules the ordinance provides in the district chapters and Standards for All Development.

Standard / Use Typical value or rule Code reference
Principal district list (all district codes) AE‑160, AE‑80, AE‑37, A‑20, A‑10, O, O‑1, K, R‑1, R‑2, R‑3, RE‑1, RE‑2, RE‑3, RE‑5, RE‑10, MU, C‑K, C‑O, C‑1, C‑2, C‑S, BP, M‑1, M‑2, P, MPZ, TPZ § 17.08.020
Height limits (two common buckets) 40 ft in A‑10, O, O‑1, R‑1, R‑2, RE‑1, RE‑2, RE‑3, RE‑5, RE‑10; 50 ft in C‑K, C‑1, C‑2, C‑S, BP, MU, MPZ, TPZ, P, M‑1, M‑2, AE‑37, K, R‑3, C‑O, A‑20 § 17.22.020
R‑1 minimum parcel size 7,260 sq ft (net); min width 50 ft at front setback § 17.12.020
MU minimum parcel / density / FAR min parcel = 2,500 sq ft, min width 50 ft, max residential intensity w/out discretionary review = 15 du/acre, min density = 8 du/acre, FAR = 2.0 § 17.14.020
M‑1 minimum parcel size 7,500 sq ft; min width 50 ft at front setback § 17.16.020
AE‑160 building intensity & FAR 2 dwellings / 160 acres; FAR = 0.1 § 17.10.020
Use lists and permitted/conditional rules Uses are enumerated in Table 17.10.1, Table 17.12.1, Table 17.14.1, Table 17.16.1, etc. — consult the table for the district. Chapter tables referenced in Chapters 17.10–17.16
Site Development Permit triggers Building projects in C‑K, C‑O, C‑1, C‑2, C‑S, BP, M‑1, M‑2, K, R‑2, R‑3, MU require a Site Development Permit unless specifically exempted. See design review procedures. (Site Development Permit applicability text)

Practical guidance and comparisons (plain‑English synthesis)

  • If your parcel is zoned R‑1 expect suburban single‑family rules: smaller minimum lot sizes than estate zones and specific FAR / density caps; check § 17.12.020 for the numeric thresholds.
  • If downtown or near an arterial and your parcel is MU you get higher allowed FAR (2.0) and up to 15 du/ac ministerially; MU is meant to concentrate housing + shops close to services — see § 17.14.020.
  • Industrial uses must meet M‑1 / M‑2 minimum parcel sizes and development standards; heavy industry is confined to M‑2 and must satisfy the uses listed in Table 17.16.1. § 17.16.020.
  • Historic or PD overlays can alter how development standards apply (for example, the H district allows the Director to reduce some landscape/parking requirements when a use permit is obtained) — always check Chapter 17.20 if an overlay applies.
  • Many projects in commercial, multi‑family, mixed‑use, business park, and industrial zones require a Site Development Permit and objective design review before building permits — see the Site Development Permit applicability. Also consult the County's Objective Site and Design Standards and Tuolumne County Design Review page.

Checklist (what an applicant must satisfy)

  • Confirm the parcel's zoning on the Tuolumne County zoning map and note any combining/overlay districts (e.g., :H, :AP, :AIR). § 17.08.020.
  • Review permitted vs. conditional uses in the Table for that district (Table 17.xx). Chapters 17.10–17.16.
  • Check minimum parcel size, width, density/FAR and height limits that apply to your district (§ 17.10.x / 17.12.x / 17.14.x / 17.16.x, and § 17.22.020 for height).
  • Determine whether your project triggers a Site Development Permit or discretionary permit (e.g., Use Permit, Variance); if so, meet submittal and CEQA requirements. Chapter 17.98 and Site Development Permit applicability.
  • Comply with related development rules: off‑street parking (Chapter 17.30), landscaping and screening, sign rules (Chapter 17.34), accessory dwelling unit rules (Chapter 17.36) and state ADU law. Link to Tuolumne County Parking, Development Standards, and California ADU law.
  • For properties near airports or in Williamson Act preserves, confirm special combining‑district limits (:AIR, :AP). Chapter 17.20.
  • Verify building code / fire safety obligations (Title 15 and California Building Standards Code / Title 24) before construction permits are sought.

Risks & Ambiguities

Issue Why it matters What to verify
Parcel‑specific utility requirement (water/sewer) Many districts require public water or sewer at certain densities (affects feasibility). Confirm service availability with local water/sewer provider and the County; see district subsections (e.g., R‑1, R‑2, R‑3 note sewer/water thresholds). § 17.12.010. Verify with the jurisdiction.
Exact setbacks, side/rear yard numeric values The ordinance organizes "Parcel, Yard, and Space Regulations" in § 17.22.030 but specific distances and exceptions are in that section or local design standards. Check § 17.22.030 and the County's Objective Site & Design Standards. If not explicit, obtain a zoning clearance from the Director. Verify with the jurisdiction.
Whether a proposed use is “permitted” or “conditional” Many uses are allowed only as C (conditional) in the Tables — that determines discretionary hearing requirements and CEQA exposure. Always read the Table for the district (e.g., Table 17.12.1, Table 17.14.1). If the table language is unclear, request an official interpretation (Director) per § 17.06.030.
Combining district effects (H, AIR, AP, PD) Overlays can change allowable uses, modify setbacks, or require management plans (especially :AP / Williamson Act). Check the specific combining‑district rules in Chapter 17.20 before assuming base‑zone rules apply. § 17.20.070 and related subsections.
Exemptions / special rules for historic buildings Historic resources may be permitted flexibility but often require a use permit for modifications. See § 17.20.020 for Historic Combining District rules and permitted exceptions (e.g., State Historical Building Code).

Plain‑English Summary

Tuolumne County’s Title 17 lays out zones for agriculture, open space, residential (R‑1, R‑2, R‑3, RE‑series), commercial (C‑O, C‑1, C‑2, etc.), mixed‑use (MU), and industrial (M‑1, M‑2), plus overlay (combining) districts that adjust how the base rules apply. The code gives numeric rules for minimum parcel sizes, densities/FAR, and heights, and it lists allowed and conditional uses in tables referenced in each chapter — always check the table for your district and whether a Site Development Permit or Use Permit is required. Verify parcel‑specific constraints (utilities, ALUC airport zones, Williamson Act preserves) with County staff.

Source References

  • Title 17 — Tuolumne County Uniform Zoning Ordinance, Article/Chapter headings and district listings: § 17.08.020.
  • Agriculture & Open Space district rules (AE‑160, AE‑80, AE‑37, A‑20, A‑10, O, O‑1, K): Chapters 17.10.010–17.10.090 and Table references.
  • Residential districts (R‑1, R‑2, R‑3, RE‑1 through RE‑10): § 17.12.010 and subsections; permitted uses in Table 17.12.1.
  • Commercial & Mixed‑Use (MU, C‑K, C‑O, C‑1, C‑2, C‑S, BP): § 17.14.010 – 17.14.080; § 17.14.020 (MU details).
  • Industrial districts (M‑1 / M‑2): § 17.16.010 – 17.16.020 (minimum parcel sizes, allowed uses).
  • Standards for all development (height, parcel/yards): § 17.22.010 – 17.22.060, including § 17.22.020 for height rules.
  • Site Development Permit applicability: (Site Development Permit text and list of districts requiring the permit) — see Site Development Permit provisions in the ordinance.
  • Combining districts (H, HDP, :PD, :AP, :AIR): Chapter 17.20 (combining district purposes and special rules).
  • Procedural chapters (applicability, administration, common procedures, appeals): Chapter 17.02 and Chapter 17.98 (application procedures, inspections, CEQA review).

If you need direct links to a particular chapter, table, or the official zoning map, I can pull the exact page and table text (or the County's zoning map reference) and attach the County URL or the specific ordinance excerpt. Verify all parcel‑specific determinations with County staff or through a formal zoning clearance — the Director may issue official interpretations per § 17.06.030.

Sources

Retrieved passages

  • Tuolumne County Zoning Code (Title 15) High relevance
  • Tuolumne County Zoning Code High relevance
  • Tuolumne County Zoning Code (Chapter lists) High relevance
  • CBC § 020 (Chapter 17.30) High relevance
  • Tuolumne County Zoning Code (Chapter 17.32) High relevance
  • Tuolumne County Zoning Code (Section 51201) High relevance
  • Tuolumne County Zoning Code (Section 65358) High relevance
  • Tuolumne County Zoning Code (Chapter 1.10) High relevance
  • Tuolumne County Zoning Code High relevance
  • Tuolumne County Zoning Code (§ 4) High relevance
  • Tuolumne County Zoning Code (Chapter lists) High relevance
  • Tuolumne County Zoning Code (Section 17.10.020) High relevance
  • Tuolumne County Zoning Code (Chapter 17.20) High relevance
  • Tuolumne County Zoning Code (Chapter 15.12) High relevance
  • Tuolumne County Zoning Code (§ 4) High relevance

Cited sections

  • **Title 17 — Tuolumne County Uniform Zoning Ordinance**, Article/Chapter headings and district listings: **§ 17.08.020**. (Title 17)
  • **Agriculture & Open Space district rules** (AE‑160, AE‑80, AE‑37, A‑20, A‑10, O, O‑1, K): Chapters **17.10.010–17.10.090** and Table references.
  • **Residential districts** (R‑1, R‑2, R‑3, RE‑1 through RE‑10): **§ 17.12.010** and subsections; permitted uses in **Table 17.12.1**. (§ 17.12.010)
  • **Commercial & Mixed‑Use** (MU, C‑K, C‑O, C‑1, C‑2, C‑S, BP): **§ 17.14.010 – 17.14.080**; **§ 17.14.020** (MU details). (§ 17.14.010)
  • **Industrial districts** (M‑1 / M‑2): **§ 17.16.010 – 17.16.020** (minimum parcel sizes, allowed uses). (§ 17.16.010)
  • **Standards for all development (height, parcel/yards)**: **§ 17.22.010 – 17.22.060**, including **§ 17.22.020** for height rules. (§ 17.22.010)
  • **Site Development Permit applicability**: (Site Development Permit text and list of districts requiring the permit) — see Site Development Permit provisions in the ordinance.
  • **Combining districts** (H, HDP, :PD, :AP, :AIR): **Chapter 17.20** (combining district purposes and special rules). (Chapter 17.20)
  • Procedural chapters (applicability, administration, common procedures, appeals): **Chapter 17.02** and **Chapter 17.98** (application procedures, inspections, CEQA review). (Chapter 17.02)
  • TuolumneCounty_ZoningCode.md

Frequently asked questions

What can I build on an R‑1 lot in Tuolumne County?

R‑1 is the Single‑Family Residential district intended for suburban family homes; permitted uses and accessory uses are listed in Table 17.12.1. Key numeric rules include a minimum parcel size of 7,260 sq ft, minimum front width 50 ft, maximum residential intensity 6 du/acre, and an FAR regime described in § 17.12.020. Consult the table and Chapter 17.12 and get a zoning clearance for parcel‑specific application.

What are Tuolumne County setback and yard requirements?

The ordinance organizes setback and parcel‑yard rules under the Standards for All Development (Parcel, Yard, and Space Regulations) in § 17.22.030. The exact numeric front/side/rear setback distances and exceptions are contained there and in zone‑specific subsections or the County’s Objective Site and Design Standards — check § 17.22.030 and request a zoning clearance to confirm the applicable yard dimensions on your parcel.

Do I need design review or a Site Development Permit for a commercial or multi‑family project?

Yes — the ordinance requires a Site Development Permit for building projects in many commercial, business park, industrial, and multi‑family zones (for example C‑K, C‑O, C‑1, C‑2, C‑S, BP, M‑1, M‑2, K, R‑2, R‑3, MU), unless an exemption applies. See the Site Development Permit applicability text and the County’s design review procedures (Objective Site and Design Standards).

Can I build an Accessory Dwelling Unit (ADU) anywhere in Tuolumne County?

ADUs are regulated in Chapter 17.36 (Accessory Dwelling Units) and must also comply with state ADU law; some local dimensional and utility requirements apply depending on the underlying zone. Consult Chapter 17.36 and California ADU law; if the ordinance conflicts with state rules, state law controls. Verify with County planning for parcel‑specific ADU rules. Not all ADU numeric specifics are reprinted here — see the ADU chapter.

What height can I build to on my lot?

Height limits are given in § 17.22.020. In general, many residential and open space districts have a 40‑foot limit; many commercial, industrial, and some estate/resource districts allow 50 feet. Some overlays (airport compatibility) and special conditions can further restrict height. § 17.22.020; always confirm with the Director if your parcel sits in an overlay such as :AIR.

How does the Historic (H) Combining District affect development standards?

The Historic Combining (H) District keeps the underlying zone's uses but permits modifications to setbacks, height, landscaping, and parking only after a use permit in many cases; certain commercial parking rules and other limited standards are allowed without a use permit. Use of the State Historical Building Code is allowed for buildings in the H District. See § 17.20.020.

What are the minimum parcel sizes for agricultural zones (AE‑160, AE‑80, AE‑37)?

Minimum parcel sizes are explicit in the AE chapters: AE‑160 = 160 acres, AE‑80 = 80 acres, AE‑37 = 37 acres; these are described in the AE district subsections (e.g., § 17.10.020–17.10.040). The AE chapters also set FAR and dwelling intensity limits (e.g., AE‑160: 2 dwellings per 160 acres, FAR 0.1).

If my project is in an Airport Influence Area, what extra rules apply?

Projects within Tuolumne County’s Airport Combining (:AIR) district are reviewed for consistency with the Airport Land Use Compatibility Plan; the overlay restricts noise‑sensitive uses, height, glare, and bird‑attracting uses. See combining district rules and the ALUC plan references in Chapter 17.20.

Where do I find the list of permitted versus conditional uses for a district?

Each district chapter references a table (e.g., Table 17.10.1 for agriculture, Table 17.12.1 for residential, Table 17.14.1 for commercial) that sets permitted (P) or conditional (C) status for uses. Consult the table for the district in question; if ambiguous, request an official interpretation from the Director.

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