Mendocino County, CA
Home Menu
Planning Division
The Mendocino County Planning Division is dedicated to ensuring new and existing development projects adhere to the adopted county ordinances and meet required conditions by local and State partner agencies.
In addition, the Planning Division is responsible for preparing, updating and implementing the County General Plan, Housing Element and Local Coastal Program (LCP), including:
|
|
In administering these codes and regulations, the Department processes all required applications (i.e., General Plan amendment, rezoning, agricultural preserve, subdivision, use permit, coastal development permit, variance, certificate of compliance, boundary line adjustment, etc.) and provides staff support to the various Planning Public Hearing Bodies.
Planner of the Day – General Inquiries and Application Intake
The Department of Planning and Building Services typically offers access to a Planner of the Day or Planner Technician for general project inquiries, zoning information and letters, major vegetation removal questionnaire reviews (Coastal Zone only), permit application submittals (for administrative, ministerial or discretionary permits), and intake of business licenses.
Both the Ukiah and Fort Bragg Offices make every effort to ensure there is a Planner of the Day available to assist customers with their general inquiries and application guidance. Please note our locations, contact information, and service times below:
UKIAH
Hours: Monday-Friday, 8:00 a.m. to 5:00 p.m.
Office Location: 860 North Bush Street, Ukiah, CA 95482
Main Phone number: (707) 234-6650
Planner of the Day (voicemail only): (707) 234-6653
Planner of the Day email: pbsplanner@mendocinocounty.gov
Fax: (707) 463-5709
FORT BRAGG
Hours: Monday-Friday, 8:00 a.m. to noon (closed during lunch) 1:00 p.m. to 5:00 p.m.
Office Location: 120 West Fir Street, Fort Bragg CA 95437
Main Phone number: (707) 964-5379
Planner of the Day (voicemail only): (707) 234-6653 - Planner of the Day is only available Monday, Tuesday, Thursday, and Friday (not Wednesday).
Planner of the Day email: pbsplanner@mendocinocounty.gov
Fax: (707) 961-2427
Letter of Zoning
A Letter of Zoning from the Mendocino County Planning Department is a formal document that provides information about the zoning designation and land use regulations applicable to a specific property within Mendocino County. These letters are often requested by property owners, developers, real estate professionals, or attorneys for various purposes.
Common Reasons to Request One:
- Due diligence for real estate transactions
- Initial planning for new development
- Loan underwriting or financing
- Land use legal matters
- Verifying compliance with county regulations
What a Letter of Zoning Includes:
- Zoning & General Plan designation of the parcel
- Applicable Code Sections which cover development standards (e.g., setbacks, height limits, lot coverage) & permitted uses
- List of any known violations or compliance issues
- Special overlays or restrictions (e.g., coastal zone, floodplain, Williamson Act)
- List of Projects and Permits
What a Letter of Zoning Does Not Include:
- Information and/or consultation on proposed or past projects.
- If you have specific questions regarding a proposed or past project, we encourage you to consider a Planner Consultation Meeting or a Pre-Application Conference.
- Document copies of past projects and/or permits
- If you require copies of documents, please complete a Public Records Request (no fee for Public Records Request).
How to Request a Letter of Zoning:
Contact Mendocino County Planning & Building Services Department at 707-234-6650 or email pbsplanner@mendocinocounty.gov. Please provide the address and/or parcel number in your request.
Fees:
$152.00 per parcel initial deposit. This initial deposit covers 1 hour of staff time conducting research and preparing the letter. Additional staff time spent beyond the 1 hour will be subject to additional fees for the actual time spent and are calculated using the staff members weighted rate.
Planner Consultation Meeting
Planner Consultation Meetings provide an opportunity for applicants, property owners, or other stakeholders to engage directly with planning staff to discuss a proposed development project, permit application, or complex planning-related inquiries. The meeting is intended to facilitate a focused and informed discussion, allowing for clarification of regulatory requirements, identification of potential challenges, and guidance on applicable planning processes and policies. The meetings help ensure that proposals are aligned with County standards, streamlining the review and approval process.
Pre-Application Conference (PAC)
If the inquiry is more in-depth and large scale to a specific proposed project, staff may recommend a Pre-Application Conference (or PAC) in order for staff to focus on the unique nature of the project, bring in other Departments that also may have purview and requirements over the project, and guide the applicant on what materials will be required to move the project forward through the application process.
The PAC is a service provided by the department that does have an associated fee for staff review time, preparation and meeting(s) with the applicant. Please confirm fees for this service.
The PAC provides general information about the permit process, which permits may be required, and development issues and requirements. This type of conference introduces persons considering general plan changes, rezoning, subdivision, use permits, coastal development permits or other complex projects to the development process.
Participants will be provided with detailed information about permits that may be required, the permit process, development issues, adopted plans and policies and development requirements. The PAC provides for an exchange of information between a potential owner/applicant and representatives of the various County agencies regarding application regulations and processing.
This conference is a chance to present your preliminary development plans in an informal setting to representatives of Planning, Environmental Health and the Department of Transportation. At the time of review by Planning Staff it may be determined that invitations to other local, county or state agencies are necessary.
Permit Application Reviews
Available for Most or All Zonings
- Accessory Dwelling Units
- Administrative Permit Reviews and Renewal Applications:
- Entertainment Events or Religious Assembly
- Caretaker and farm employee housing
- Family Care Units (FCU)
- Cannabis facilities (for non-cultivation activities)
- Temporary Use of Trailer Coach (uses specified)
- Temporary Construction Support
- Agricultural Preserves/Williamson Act (Inland and Coastal Zone only)
- Boundary Line Adjustments (BLA)
- Certificates of Compliance
- Flood Hazard Development Permits
- FEMA Elevation Certificates
- General Plan Amendments
- Major and Minor Subdivisions (Inland and Coastal Zone only)
- Rezones
- Use Permits
Coastal Zone Mapped Areas Only
- Categorical Exclusions from Coastal Development Permits
- Coastal Development Permits
- Use Permits
- Coastal Development Emergency Permits*
- Coastal Development Permit Modifications and Renewals
- Coastal Zone Junior Accessory Dwelling Units
* Requires submittal of a follow-up CDP application within 60 days of emergency permit approval
Town of Mendocino Mapped Area Only
- Mendocino Historical Review Board (MHRB) applications
SMARA (Surface Mine and Reclamation Act)
The Planning Division (in its role as Lead Agency under SMARA) conducts annual inspections on the 29 active surface mining sites in Mendocino County. The Division is also responsible for reviewing and approving Use Permits and Reclamation Plans associated with mining operations.
For more information on SMARA and the County's role as Lead Agency, click here
The Planning and Building Services Department oversees the creation, implementation, enforcement and regulation of Mendocino County Code (MCC) Title 20 – Zoning Ordinance.
The Planning Division interprets codes within the Ordinance to determine whether or not a project conforms to the related and applicable ordinances, and if the project requires a permit (such as and administrative, ministerial or discretionary permit) in order to approve the project.
The Zoning Ordinance is divided into three different Divisions for regulation of certain geographical areas within the county. The Divisions are as follows:
- Division I – Mendocino County Zoning Code: This division applies to all parcel locations determined to be inland and not within the Coastal Zone or the Town of Mendocino. The Board of Supervisors formally adopted the newly amended Inland Zoning Code on September 10, 2024
- Division II – Mendocino County Coastal Zoning Code This division applies to all parcel locations located either partially or entirely within the defined Coastal Zone, as determined by the approved map under the California Coastal Act of 1976. The current LCP is made up of several foundations of the County’s general plan, local town plans, and current adopted ordinances under Mendocino County Code (“MCC”).
- Division III – Mendocino Town Zoning Code This division applies to all specified parcel locations determined to be in the Town of Mendocino Area. This division also provides additional supporting codes and authority for the Mendocino Historic Review Board (MHRB).
For further information about owning property within the coastal zone, please visit “The Coastal Zone” section within this page.
Do you own a property that may be within the Coastal Zone? This section provides helpful information for new and current property owners who may need to understand the intricacies of the Coastal Zone and how they may impact your development goals.
Planning and Building Services offers two tools to help you learn important information about the unique parcels:
The Zoning Web Map provides information for assessor parcels, including zoning and general plan information. It also includes several layers to help you learn more about the subject parcel you are seeking information on.
The Zoning Lookup Tool provides parcel specific information including assessor parcel numbers (APNs), its inspection zone, acreage, and general zoning information.
For Building-related forms, please click here
Planning Applications (Inland)
- Agent/Application Authorization Form
- Acknowledgement of Deposit/Hourly Fee
- Administrative Permit Renewal Form
- Agricultural Preserve/Williamson Act
- Boundary Line Adjustment
- Business License Application Packet
- Cannabis Cultivation (Administrative Permit)
- Cannabis Facilities (Administrative/Use Permit)
- Cannabis Facilities Business License
- Certificate of Compliance
- Film Permit Letter and Application
- Flood Hazard Development Permit
- FEMA Elevation Certificate and Instructions
- General Planning Project Application
- Indemnification and Hold Harmless Agreement
- Landowners Statement of Compliance with Williamson Act
- Minor Subdivision
- Plot Plan Requirements
- Pre-Application Conference
- Private Road Name Petition
- Statement for Family Care Unit Applications
Planning Applications (Coastal)
- Agent/Applicant Authorization Form
- Affidavit for Hazardous Tree Removal
- Coastal ADU/JADU Application
- Coastal Development Permit (CDP)
- Coastal Development Emergency Permit
- Coastal Development Permit Exclusion Request
- Coastal Development Permit Assignment Application (to transfer CDP to a new owner/assignee)
- Coastal Development Permit Modification
- Coastal Development Permit Renewal
- Local Coastal Program (LCP) Consistency Review Application
- Major Vegetation Removal Questionnaire (Coastal Zone)
- Mendocino Historical Review Board (MHRB)
- Statement for Family Care Unit Applications
Planning Information Sheets and Checklists (Inland)
- Agricultural Preserve Contract Template
- Community Design Guidelines and Master Tree List
- Cultural Resources Informational Handout
- Deed Restriction Process
- Introduction To Planning (FAQs)
- Planner Consultation Meeting
- Policy - Junior Accessory Dwelling Unit (JADU) Square Footage 03/22/2024
- Recommended Format and Content for Archaeological Survey Reports
- Solar and Roof Replacements Fact Sheet
Planning Information Sheets and Checklists (Coastal)
- Accessory Dwelling Units (ADUs) in the Coastal Zone
- Coastal Accessory Dwelling Unit (ADU) Checklist
- Coastal Junior Accessory Dwelling Unit (JADU) Checklist
- Coastal Development Permit Checklist
- Coastal Zone FAQs
- Mendocino County Guidelines for Biological Scoping Surveys
Urgency Ordinances
Current Planning Projects
| Public Agency Referrals | Public Notices |
Policies, Regulations & Resources
The Planning Division oversees and provides support for a number of Long Range Plans adopted by the Board of Supervisors. These plans fall into three broad categories:
General Plan
The General Plan is a policy document designed to establish a vision for the future of Mendocino County. General Plan policies are implemented by specific standards and rules existing within the County's Zoning Ordinance, Area Plans, and Specific Plans
Area Plans
These are policy documents supplementing the General Plan. They include goals, policies and programs for a specific community, but do not include specific zoning regulations or standards.
Specific Plans
Specific Plans provide more precise development policies related to particular geographic areas:
You can find out more about Mendocino County's Long Range Plans by following the links below:
What do Planners do?
Planners ensure that development and land use in the County takes into account environmental impacts, long-term goals, and the disparate interests of all parties in the community. They maintain the General Plan, Zoning Code, and other such regulations, and evaluate development projects as they are proposed to guarantee consistency with these policies and goals. Planners perform research on projects and shepherd them through the public review process, consulting with and synthesizing comments from other agencies and members of the public and presenting them in hearings before elected or appointed decision makers. Planners are also charged with maintaining the public record on how these decisions were made and what went into them.
This work helps to create communities that are resilient, inclusive, and economically strong, while preserving the area's environmental and cultural heritage for current residents, visitors, and future generations
What is a General Plan?
the General Plan is the County's blueprint for meeting the community's long-term vision for the future. All other land use policies and regulations enacted by the County need to be grounded in the General Plan. Mendocino County's General Plan is accessible through the Planning Division's website. Every city and county in California is required to have a General Plan and periodically update it. Implementation of the General Plan ensures future development is consistent with the community's goals and that adequate services are available to meet the needs of all.
What is Zoning?
Zoning is the principal way the General Plan policies are implemented. The county is divided into different Zoning Districts to designate what development is best suited to each area. Specific land uses and standards for each Zoning District are found in the Mendocino County Zoning Ordinance, also known as the Zoning Code. The Zoning Code, like the General Plan, is maintained by the Board of Supervisors, the elected governing body of the County.
What can I do with my property?
The first step in determining what you can do with your property is finding out what zoning district it is in. The easiest way to do this is by checking the online Zoning Lookup Tool or Zoning Web Map, both available from the Planning Division's website. You can also reach out to the department directly and staff can assist you.
Once you know your property's zoning, you can find what regulations apply by reviewing the relevant chapter in the Zoning Code. This will tell you what can be done on your property, and what permits will be required (if any). Other chapters will go into more detail on standards for specific land uses. If you need help interpreting the code or are unsure about something, department staff are available to assist by phone, mail, email, or in person at their offices in Ukiah and Fort Bragg. If you'd like a more formal determination on a specific use, to present to investors or for another reason, you can also request a Zoning Letter or Pre-Application Conference where, for a fee, County Staff will research any specific areas of concern you may have in greater depth. Changes to a property's zoning are possible, but this is a lengthy process and generally not done on an individual property level.
Permitted Uses
Some uses are permitted "by right," requiring no additional permits from the County. Agriculture is often one such use. These will be listed in each Zoning District's chapter in the Zoning Code, near the top. Please note that even when built in support of a by-right use, new structures or grading generally still require Building Permits, though there are some exceptions.
Ministerial vs. Discretionary Permits
Some permits, like Building Permits, are ministerial. These have specific standards defined in the zoning code. If your project meets all these standards, it gets approved. These approvals are done by County staff and in some cases can even be done over the counter.
Other permits, like Use Permits, are discretionary. These require someone (often the Planning Commission) to make a determination on whether certain findings can be made that the project supports the County's overall goals, based on the facts of that individual case. When you apply for one of these permits, County staff will review it, refer it out for comments by other agencies and groups, and prepare a Staff Report recommending approval or denial. These Staff Reports, and most comments and materials that inform them, are public records, and may be accessed by anyone for any project upon request. Recent ones are also posted on the County website. Once a Staff Report has been prepared, a public hearing is usually held where Staff presents their recommendation to the deciding body and the applicant has time to present as well. There is also a public comment period, where any member of the public can raise concerns or speak in support of the project, either by submitting written comment or speaking at the hearing itself.
Once all comments and material has been heard, the deciding body publicly deliberates and makes its decision on whether to approve the project. Approvals of discretionary permits often come with conditions to ensure environmental protection, community safety, or other goals of development in the County.
How can I get involved in helping plan my community?
Public meetings on issues ranging from individual development projects to changes to countywide policies and regulations are held several times a month, and are always open for public comment. Comment can be made on specific items under consideration at the meeting, but can also be made on any other issue important to the person commenting. You also don't need to comment to watch - these meetings can be attended in-person and are many are also streamed online as well. Meeting dates and agendas can be found on the County's website.
Community engagement meetings are periodically held throughout the county to gather input on major issues - keep an eye on the department website for more information.
When does a project require a planner's review?
Generally speaking, building permits (with exception to certain over-the-counter permits), Administrative Permits (APs), Discretionary Permits (such as use permits and Coastal Development Permits (CDPs) and Ministerial Permits always require a review and approval by a Planner prior to permit issuance.
The Planner’s review process is to ensure that the proposed activity, project, or development conforms to the Mendocino County Zoning Code and make staff report recommendations for the project in question.
It should be noted that a planner’s approval may be subject to additional review processes requiring the approval of one or more of the following (depending on the project type): the Planning Commission, the Zoning Administrator, the Coastal Permit Administrator, the California Coastal Commission and/or the Board of Supervisors.
Where can I find out more about developing in the Coastal Zone?
The Planning Division has produced a Frequently Asked Questions document covering development in the Coastal Zone. You can download a copy here, or access the information online here