The purpose of this zoning ordinance is to:

1. Implement the Countywide General Plan and all specific plans;
2. Establish principal zones within the boundaries of Mariposa county;
3. Establish the basic regulations governing the use of land, buildings or structures;
4. Establish parcel or lot size;
5. Establish improvement standards;
6. Provide a guide for the growth and development of the county of Mariposa in accordance with the Countywide General Plan and all specific plans;
7. Secure for the citizens of Mariposa county, the advantages resulting from the orderly planned use of its land resources; to prevent the overburdening of land, and to avoid excessive concentration of population;
8. Protect and enhance the quality of life in Mariposa county;
9. Promote the stability of existing land uses and to protect them from incompatible and harmful intrusions.

The Mariposa county zoning ordinance as set forth in this title is hereby adopted pursuant to section 11 of Article XI of the Constitution of the State of California and in compliance with Title 7, Division 1, Chapter 4, commencing with section 65800 of the Government Code and is supplemental to the provisions thereof.

In order to regulate the use of land, buildings, and structures and establish minimum parcel sizes, the following principal zone districts and combining zone districts are established:

1. Principal Zone Districts
   1. Special Planning Districts
      
      --- TPA Town Planning Area
      
   2. Residential Districts
      
      --- RR Rural Residential
      --- MH Mountain Home
      --- MT Mountain Transition
      --- MG Mountain General
      
   3. Resource Districts
      
      --- GF General Forest
      --- MP Mountain Preserve
      --- AE Agricultural Exclusive
      --- IM Industrial Mining
      --- PD Public Domain
      --- PS Public Sites
      
   4. Commercial Districts
      
      --- CN-1 Neighborhood Commercial-1 (Indoor)
      --- CN-2 Neighborhood Commercial-2 (Indoor and Outdoor)
      --- CG-1 General Commercial-1
      --- CG-2 General Commercial-2
      --- CR Resort Commercial
      
   5. Manufacturing and Industrial Districts
      
      --- M-1 Light Manufacturing and Industrial-1
      --- M-2 Heavy Manufacturing and Industrial-2
2. Combining Zone Districts (Also referred to as Overlay Zone Districts)
   1. TE Timber Exclusive
   2. OWO Open Watershed Overlay
   3. APO Airport Overlay
   4. REO-1 Residential Exclusive Overlay-1
   5. REO-2 Residential Exclusive Overlay-2
   6. DRO Design Review Overlay
   7. HDRO Historic Design Review Overlay
   8. SHO Scenic Highway Overlay
3. Every lot or parcel of land, or portion thereof, shall be classified in only one (1) of the principal zone districts established by this section. However, in addition to being classified in a principal zone district, a lot or parcel of land, or portion thereof, may be classified in one (1) or more of the combining zone districts. For a lot or parcel of land, or portion thereof, classified in a combining zone district, the specific policies, standards, and regulations of the principal zone district shall be modified in accordance with the specific policies, standards, and regulations of the combining zone district.
4. Zones established by this title which are not part of the existing Mariposa County General Plan shall require amendments to that plan in accordance with Chapter 17.128 of this title in order to implement their provisions.
5. Coulterville and Fish Camp Town Planning Areas. All zoning regulations in the town planning areas of Coulterville and Fish Camp, including but not limited to, the land use classifications, the land use policies and standards, the development standards, regulations and restrictions, and procedural requirements shall be consistent with the specific plans adopted for these town planning areas.

A series of maps, known as the Mariposa County Zoning Maps, shall be established to show the designations and boundaries of each zone district in Mariposa county. A series of maps, known as Town Planning Area Specific Plan Maps, may be utilized to show certain districts or areas in more detail or in a different arrangement than shown on the official zoning maps. The specific plan maps shall define the land use boundaries established by the specific plan. These referenced specific plan maps shall include those of the Coulterville Town Planning Area, the Fish Camp Town Planning Area, the Mariposa Town Planning Area, and the Wawona Town Planning Area specific plans. The official zoning maps and specific plan maps and all notations, references, and other information shown thereon are included by reference as part of this title as though they were all fully described and set forth herein. The zoning maps and specific plan maps shall be maintained by the Mariposa County planning department and shall be available for public review and purchase.

Where uncertainty exists as to the boundaries of any zone as adopted and made a part hereof, the planning director, upon written application or upon its own motion, shall determine the location of such boundaries by reference to the General Plan.

Except as may otherwise be specifically provided, all land uses shall be in compliance with this title as follows:

1. No site, building or structure shall be erected, altered, enlarged, used, or be designated to be used for any purpose other than those uses and purposes included in this title.
2. No deed or conveyance of any portion of a parcel or lot shall be made which reduces the dimensions of the parcel or lot, minimum setbacks, off-street parking, or other minimum requirements applicable to the site and use below the minimum requirements of this title.
3. Uses listed as permitted within any zone may be established provided all other applicable county code requirements are adhered to.
4. No use listed as prohibited shall be permitted under any circumstances on a subject parcel of land unless said use is legally existing prior to application of use regulations of this title.
5. General terms: For the purposes of this title, and when not inconsistent with the context:
   1. Words used herein in the present tense include the future.
   2. Words in the singular number include the plural, and words in the plural number include the singular.
   3. The word "occupied" includes designed or intended to be occupied.
   4. The word "shall" is mandatory.
   5. The word "used" includes designed or intended to be put to use. 6. The word "days" shall mean calendar days.
6. Application of terms. Within this title specific words, terms and phrases shall have meanings ascribed in this title. Specific definitions which appear in Chapter 17.64 of this title shall be limited, with respect to effect, to that chapter.
7. Interpretation of terms and phrases. Where ambiguity or conflict appears to exist in the use of certain terms, words or phrases as defined in this chapter or elsewhere in this title, the planning director shall resolve the conflict or ambiguity in accordance with the provisions of this title.

If any section, subsection, sentence, clause or phrase of this title is, for any reason, held by a court of competent jurisdiction to be invalid, such decision shall not affect the validity of the remaining portions of this title. The board of supervisors of Mariposa county hereby declares that it would have passed this title and each section, subsection, sentence, clause or phrase hereof irrespective of the fact that any one or more sections, subsections, sentences, clauses or phrases be declared invalid.