Bolthole Index

San Luis Obispo County, California

Building permits, zoning and land rules in Morro Bay, California

Inside Morro Bay, California, the City runs its own building permits and zoning, and San Luis Obispo County's unincorporated-area rules do not apply12. Septic is different from most of rural California: the City prohibits private sewage disposal systems and requires a direct sewer connection for any building with plumbing3. Only new water wells go to the county, through San Luis Obispo County Environmental Health Services4.

At a glance

Building permit
City Building Division issues permits, using the 2022 California codes with City amendments25
Zoning
City General Plan, Local Coastal Plan and Zoning Code1
Septic
Private sewage disposal systems are prohibited; sewer connection required36
RV living
Prohibited outside licensed trailer, RV or mobilehome parks7
Accessory dwelling unit
Allowed on qualifying lots8
Water well
County Environmental Health approval before drilling4

Who to call

Building permits

City of Morro Bay Building Division

Building permit applications and plan review inside Morro Bay city limits

805-772-6267

Planning & zoning

City of Morro Bay Planning Division

Zoning, General Plan, Local Coastal Plan and planning permits inside Morro Bay city limits

805-772-6261

955 Shasta Avenue, Morro Bay, CA 93442

Well permits

San Luis Obispo County Environmental Health Services

Approval of new water wells, including wells inside Morro Bay city limits

(805) 781-5544

2156 Sierra Way, Suite B, San Luis Obispo, CA 93401

Contact details are copied from each office’s official page and were checked against it on October 10, 2026.

Off-grid gear

Going off-grid in Morro Bay means bringing your own water and power. The kit we’d start with:

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Do you need a building permit in Morro Bay, California?

Plan on it. Morro Bay administers its own building permits, and applications go through the City's electronic or paper process with fees paid before plans are routed for review5. The City enforces the state building codes under its 2022 code ordinance, which took effect January 1, 2023 and adds City amendments2. For new homes, additions and remodels, call the Building Division before you design9.

San Luis Obispo County's permit rules cover only unincorporated land. The county has no land-use authority over land inside an incorporated city, so county permit pages do not answer a Morro Bay question10. California's owner-builder exemption removes the contractor-license requirement but not the permit requirement11.

Who issues building permits in Morro Bay, and how do you reach them?

The City of Morro Bay Building Division issues building permits for land inside city limits9. Call 805-772-6267 with questions about an application submittal9. Zoning questions go to the Planning Division at 955 Shasta Avenue, Morro Bay, CA 93442, or 805-772-626112.

Two things are not City permits. Septic systems are prohibited, so there is no City septic permit to seek3. New water wells need approval from San Luis Obispo County Environmental Health Services, which is a county office4.

Does Morro Bay have zoning, and what does it mean for lot size and height?

Yes. The City administers its own General Plan, Local Coastal Plan and Zoning Code for land inside city limits1. Standards depend on the zoning district, so confirm the parcel's district with the Planning Division first12.

One district shows how different the rules can be from a typical town lot. In the Agriculture district, the minimum lot size is 20 acres, or 40 acres between Little Morro Creek Road and Morro Creek, and buildings are limited to 25 feet1314. A smaller lot there requires recorded restrictions limiting future uses to open space or agriculture13. We could not confirm lot size, setback or height rules for Morro Bay's residential districts, so ask the Planning Division.

How do septic permits work in Morro Bay?

They do not. Morro Bay's plumbing amendments prohibit private sewage disposal systems inside city limits, and any building with plumbing fixtures or drainage piping must connect directly to a public or private sewer36. Off-grid sewage disposal is likewise prohibited15.

That changes how you shop for land. A lot in Morro Bay with no sewer access cannot rely on a septic field, so confirm sewer availability and any connection cost with the City before you make an offer. San Luis Obispo County's septic program covers only unincorporated areas and does not extend into incorporated cities16. If you are looking at land just outside city limits, the answer is different and the county permits septic systems there17.

Can you live in an RV or tiny home in Morro Bay?

Not in an RV on a regular lot. Morro Bay prohibits living or sleeping in a motorhome, RV or other vehicle on land outside a licensed trailer court, RV park or mobilehome park7. Vehicles outside those parks also may not be kept in a required front yard or side-street yard, used for sleeping, or connected to electricity7. Camping in designated areas can be prohibited by official signs18.

The workable route to a second unit is an accessory dwelling unit on a qualifying lot: a detached studio or one-bedroom unit may be up to 1,000 square feet, a detached unit with two or more bedrooms up to 1,200 square feet, with rentals of at least 30 consecutive days8. We could not confirm a City rule on tiny homes, so ask the Planning Division12.

Building a home in Morro Bay: the steps, in order

  1. Ask the Planning Division which zoning district and Local Coastal Plan rules apply to the parcel112.
  1. Confirm sewer service to the lot, because private sewage disposal is prohibited6.
  1. If you need a water well, have a C-57 licensed driller apply to San Luis Obispo County Environmental Health Services; drilling cannot begin until approval419.
  1. Submit the building permit application and pay the fees so plans can be routed for review5.
  1. If the lot is in a special flood hazard area, plan the residential lowest floor two feet above base flood elevation in AE, AH and A1-30 zones20.
  1. Build to the 2022 California codes with the City's amendments and schedule inspections with the Building Division29.

What stays with San Luis Obispo County, and what should you check before you buy in Morro Bay?

Only water wells stay with the county here: San Luis Obispo County Environmental Health Services approves a new well, the driller must be C-57 licensed, and the driller must carry a $25,000 surety bond4. Call 805-781-5544 or visit 2156 Sierra Way, Suite B, San Luis Obispo19.

Before you buy, check sewer access, the zoning district, and flood status620. If you plan to rent the home short-term, Morro Bay requires an STR permit, a business license and a Transient Occupancy Tax account, and full-home rentals in residential zones are capped at 17521. County-level property taxes are about 0.7% effective, with a median bill near $5,475 a year2223.

Watch-outs

  • Private septic systems are prohibited inside Morro Bay, so a lot without sewer access may not be buildable the way a rural county lot would be36.
  • Living in an RV on private land is prohibited in Morro Bay outside licensed parks7.
  • County permit pages for unincorporated San Luis Obispo County do not apply inside city limits10.

Sources

  1. Planning Division (Morro Bay), quoted and re-checked
  2. Ordinance No. 655 adopting building codes (Morro Bay), quoted and re-checked
  3. Morro Bay Plumbing Code amendments (Morro Bay), quoted and re-checked
  4. Water Well Construction Permitting (Morro Bay), quoted and re-checked
  5. Applications and Forms (Morro Bay), quoted and re-checked
  6. Morro Bay Plumbing Code amendments (Morro Bay), quoted and re-checked
  7. 17.23.090 Motorhomes and recreational vehicles (Morro Bay), quoted and re-checked
  8. 17.30.040 Accessory dwelling units (Morro Bay), quoted and re-checked
  9. City of Morro Bay Building Division (morrobayca.gov)
  10. Planning & Building, quoted and re-checked
  11. Owner-Builder Responsibilities (California statewide rule), quoted and re-checked
  12. City of Morro Bay Planning Division (morrobayca.gov)
  13. 17.06.030 Agriculture District development standards (Morro Bay), quoted and re-checked
  14. 17.06.030 Agriculture District development standards (Morro Bay), quoted and re-checked
  15. Morro Bay Plumbing Code amendments (Morro Bay), quoted and re-checked
  16. County of San Luis Obispo Local Agency Management Program, quoted and re-checked
  17. County of San Luis Obispo Local Agency Management Program, quoted and re-checked
  18. 8.24.020 Signs posted (Morro Bay), quoted and re-checked
  19. San Luis Obispo County Environmental Health Services (slocounty.ca.gov)
  20. 14.72.050 Provisions for flood hazard reduction (Morro Bay), quoted and re-checked
  21. Short-Term Vacation Rentals (Morro Bay), quoted and re-checked
  22. Effective property tax rate: Bolthole Index county data
  23. Median property tax bill: Bolthole Index county data

Written October 10, 2026 from the rules quoted below, each taken from an official source and re-checked by an independent reviewer. This is research, not legal advice: rules change, so confirm with the office before you buy or build.

Answers from the rulebook for Morro Bay

Morro Bay’s own rules

  • Building code adoptedAdopted

    Building construction and occupancy inside Morro Bay city limits.

    • City amendments apply in addition to the adopted state codes.
    • The cited ordinance states January 1, 2023 as the effective date.
    “Effective January 1, 2023, Chapters 14.01-14.12 of the Morro Bay Municipal Code are hereby repealed and reenacted to read as follows [...] are hereby adopted, including chapters and sections not otherwise adopted by agencies of the State of California, and the appendices thereto as the buildings, construction, and fire prevention regulations of the City of Morro Bay.”
  • Local zoningPresent

    Land inside Morro Bay city limits; the City administers its General Plan, Local Coastal Plan, and Zoning Code.

    “All properties within the City of Morro Bay are subject to the [...] Zoning Code.”
  • Minimum lot sizeSpecified

    Agriculture District (AG) land inside Morro Bay city limits.

    • Minimum lot size is 20 acres, or 40 acres between Little Morro Creek Road and Morro Creek.
    • Reduced lot size is possible only with recorded restrictions limiting future uses to open space, agriculture, or agricultural accessory uses; minimum may not be less than 20,000 square feet and lots must be clustered.

    minimum lot size: 20; 40 between Little Morro Creek Road and Morro Creek acres · reduced minimum lot area: >= 20000 sq ft (Requires recorded covenant/restriction and clustering.)

    “Minimum Lot Size (acres) 20; 40 between Little Morro Creek Road and Morro Creek (A)”
  • Building heightSpecified

    Agriculture District (AG) land inside Morro Bay city limits.

    • Height is measured under Section 17.02.030.C and subject to Section 17.23.070.

    maximum building height: <= 25 ft

    “Maximum Building Height (ft) 25 See Section 17.02.030.C, Measuring Height and Section 17.23.070 , Heights and Height Exceptions”
  • Living in an RVProhibited

    Human habitation or living/sleeping use of motorhomes, recreational vehicles, or other vehicles on land inside Morro Bay city limits outside licensed trailer, RV, or mobilehome parks.

    • Exception: the vehicle may be used for habitation when installed within a licensed trailer court, recreational vehicle park, or mobilehome park.
    • Vehicles or boats outside such parks may not be maintained in a required front yard or side-street yard, used for sleeping quarters, or connected to electricity, gas, water, or sewage.
    “shall not be used for human habitation or occupied for living or sleeping quarters”
  • Camping on your landLimited

    Camping in designated areas inside Morro Bay city limits.

    • Official signs may prohibit camping in designated areas.
    • City Council motion may authorize camping at all times or for a specified period.
    “camping is prohibited in designated areas.”
  • Accessory dwellingsAllowed (with conditions)

    Accessory dwelling units on qualifying lots inside Morro Bay city limits.

    • The lot must allow single-unit, two-unit, or multi-unit dwellings.
    • An existing primary dwelling must exist when the application is submitted, or the ADU application may be made with development of the primary dwelling.
    • Detached studio/one-bedroom ADUs are limited to 1,000 square feet; detached ADUs with two or more bedrooms to 1,200 square feet; attached ADUs to 1,000 square feet.
    • Minimum interior side and rear setbacks are four feet, subject to the section's exceptions.
    • Rental terms must be at least thirty consecutive days.

    detached studio or one-bedroom floor area: <= 1000 sq ft · detached ADU with two or more bedrooms floor area: <= 1200 sq ft · attached ADU floor area: <= 1000 sq ft · minimum rental term: >= 30 consecutive days

    “Accessory dwelling units shall comply with all provisions of the base, overlay, or specific plan district”
  • Who permits septicLocal

    Private sewage disposal systems inside Morro Bay city limits.

    • Morro Bay's local plumbing amendments govern and prohibit private sewage disposal systems.
    “713.0 Sewer Required. 713.1 Every building in which plumbing fixtures are installed and every premises having drainage piping thereon shall have a connection directly to a public or private sewer. 713.2 Private Sewage Disposal Systems shall not be permitted.”
  • Septic permitNot required

    Private septic or other private sewage disposal systems inside Morro Bay city limits.

    • The City requires direct connection to a public or private sewer where plumbing fixtures or drainage piping exist.
    • Private sewage disposal systems are prohibited.
    “713.0 Sewer Required. 713.1 Every building in which plumbing fixtures are installed and every premises having drainage piping thereon shall have a connection directly to a public or private sewer. 713.2 Private Sewage Disposal Systems shall not be permitted.”
  • Off-grid sanitationProhibited

    Private/off-grid sewage disposal inside Morro Bay city limits.

    • Direct sewer connection is required for buildings and premises covered by the cited plumbing rule.
    “Private Sewage Disposal Systems shall not be permitted.”
  • Mandatory utility hookupSewer (with conditions)

    Buildings with plumbing fixtures or drainage piping inside Morro Bay city limits.

    • Connection must be directly to a public or private sewer.
    • Private sewage disposal systems are not permitted.
    “connection directly to a public or private sewer.”
  • Building in a floodplainRequired

    New construction and substantial improvements in special flood hazard areas inside Morro Bay city limits.

    • Anchoring, flood-resistant materials, utility protection, elevation/floodproofing, flood openings, and other section-specific standards apply.
    • Residential lowest floors must be elevated two feet above base flood elevation in AE, AH, and A1-30 zones; AO and unnumbered A zones have separate elevation rules.
    • New and replacement water and sanitary sewage systems must minimize floodwater infiltration and discharge.
    • On-site waste disposal systems must avoid impairment or contamination during flooding.

    residential elevation above BFE in AE, AH, A1-30 zones: >= 2 ft

    “In all areas of special flood hazards the following standards are required:”
  • Short-term rentalsLimited

    Short-term vacation rentals inside Morro Bay city limits.

    • An STR permit, business license, and Transient Occupancy Tax account are required before operation.
    • Permits are subject to annual renewal and inspections every four years.
    • Full-home rentals in residential zones are capped at 175 and new permits are subject to a 175-foot buffer from existing permitted STRs.
    • The buffer does not apply to home-share STRs in residential zones or STRs in commercial and mixed-use zones.

    full-home residential STR cap: 175 rentals · separation from existing permitted STR: >= 175 ft (Does not apply to home-share STRs in residential zones or STRs in commercial and mixed-use zones.)

    “The ordinance also establishes a maximum number (“cap”) of 175 full-home rentals allowed in residentially zoned areas.”
  • Permit processPublished (with conditions)

    Building and planning permit applications inside Morro Bay city limits.

    • Building applications are submitted through the City's electronic or paper process.
    • Appropriate fees must be paid before plans are routed for review.
    • Planning applications are assigned to a staff planner after receipt and fee payment.
    “Once an application is received and the appropriate fees have been paid, the plans will be routed for review.”

Rules another office applies inside Morro Bay

Morro Bay does not set these itself; the county, a health district or the state does, and they apply to every address inside its limits.

  • Well permitRequired

    Construction of a new water well inside Morro Bay city limits, as land within San Luis Obispo County.

    • San Luis Obispo County Environmental Health Services must approve before drilling begins.
    • The driller must be C-57 licensed and submit the permit application and fee.
    • The County page also states a $25,000 surety bond requirement for the driller.

    surety bond: 25000 USD (Required of the driller; cashier's check may be submitted and returned after the Well Completion Report is reviewed and approved.)

    “It is unlawful to begin construction of a new Water Well without first receiving approval from Environmental Health Services.”

Still unanswered

We looked and could not find an official answer yet. Silence is not permission; ask Morro Bay or San Luis Obispo County directly.

  • Owner-builder exemption — Owner-builder work inside Morro Bay city limits.
  • Minimum dwelling size — Single-family residential development inside Morro Bay city limits.
  • Setbacks — Main single-family residential district inside Morro Bay city limits.
  • Lot coverage — Main single-family residential district inside Morro Bay city limits.
  • Tiny homes — Tiny-home occupancy inside Morro Bay city limits.
3 more unanswered
  • Manufactured homes
  • Agricultural exemption
  • Driveway access

Each answer was extracted from an official source and independently re-checked against that source by a second reviewer. That is an evidence check, not legal advice. Rules change; confirm with the authority before you buy or build.

Unanswered questions are usually a sign that Morro Bay publishes no rule on the point, not that none exists. San Luis Obispo County’s page lists the county offices to call.

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