Mariposa County Unincorporated
City Zoning Code

Throughout the county of Mariposa, eleven (11) areas have been designated as Town Planning Areas (TPAs). These TPAs may provide basic services, public water and sewer systems; are the centers for industrial and commercial activity, and population concentration. The eleven (11) areas designated as TPAs are as follows:

1. Bear Valley 
2. Bootjack
3. Mt. Bullion
4. Catheys Valley
5. Coulterville
6. El Portal
7. Fish Camp
8. Greeley Hill
9. Hornitos
10. Mariposa
11. Wawona

1. Development standards for TPAs. Development standards for the TPAs shall be established in the specific plans. Within areas designated as a TPA where specific land use policies have been developed, or other areas affected by adopted specific plans, approval of all building permits, site plans, development agreements, conditional use permits and subdivisions shall be consistent with those adopted specific plans. This title shall remain in effect in the TPAs until such time as precise zoning regulations and zones are adopted to implements those plans. In instances where there is a conflict between zoning standards and a specific plan, the specific plan standards shall govern.
2. Land use policies for TPAs. Within areas designated as a TPA where specific land use policies have not been developed in accordance with the provisions of Section 17.12.010, the land use regulations of the Rural Residential Zone (RRZ) contained in Chapter 17.16 shall apply as interim land use regulations. In addition to the RRZ uses, the uses described as permitted uses in Neighborhood Commercial Zone (INDOOR) CN-1 (CN-1) contained in Chapter 17.76 and in Neighborhood Commercial (INDOOR AND OUTDOOR) CN-2 (CN-2) contained in Chapter 17.80 will be considered subject to the use permit determination process contained in Chapter 17.116. The uses described as permitted uses in the Resort Commercial Zone (CR) contained in Chapter 17.96 may be considered subject to the conditional use permit process specified in Chapter 17.112. This interim land use policy shall remain in effect until such time as specific land use policies are adopted for each TPA respectively.
3. Minimum parcel size:
   
   1. Parcels shall have a minimum size of two and one-half (2 1/2) acres (exclusive of easement)  if the domestic water system and the sewage disposal system is to be developed on the parcel.
   2. If a community water system or a community sewage disposal system is to be developed, then one (1) acre parcels  (exclusive of easements), may be approved providing the average slope does not exceed fifteen percent (15%). The burden is upon the applicant to show that such system meets the laws and standards of the state and the county.
   3. If both a community water supply system and a community sewage disposal system is to be developed then parcels of nine thousand (9,000) square feet (exclusive of easements) may be approved providing the average slope does not exceed fifteen percent (15%). The burden is upon the applicant to show that such system meets the laws and standards of the state and  county.