Madera County — Design Review

Last reviewed: July 6, 2026

Overview

In unincorporated Madera County, “design review” is implemented through the zoning code’s formal site plan process and related discretionary findings, not a separate architectural board. When a use or development “requires a site plan,” applicants must submit a complete plan set to the Zoning Administrator for interdepartmental review; these plans accompany and inform zoning permits, conditional use permits, and planned development entitlements (§ 18.96.010, § 18.96.070; ). Design-matter criteria—architecture, landscaping, circulation, signs, and drainage—are expressly evaluated before a zoning permit or project is approved (§ 18.96.020, § 18.104.050; ). Start at the countywide context in the Madera County zoning & planning overview.

In unincorporated areas, “design review” means site plan review. When the code says a project “requires a site plan,” you must submit a full plan set and obtain Zoning Administrator coordination and approval before permits can move forward (§ 18.96.010–.060).

What counts as “Design Review” here

• Site Plan Review: Required “where a site plan is required by this title” (§ 18.96.010). Submittals must show building layout, circulation, parking, landscaping, drainage, utilities, fire, and coordinated sign controls (§ 18.96.020). A phasing/occupancy statement is also required (§ 18.96.030). The Zoning Administrator routes plans to Roads, Environmental Health, and Engineering (§ 18.96.040–.050), then forwards to the zoning agency within 60 days (§ 18.96.060). Site plans are considered with CUPs and “planned area” entitlements (§ 18.96.070).
• Design Findings with Zoning Permits: For zoning permits, the Administrator must find the “suitability of architectural and landscape treatment,” adequacy of circulation/parking, drainage/sewer, screening, and operational controls before granting approval (§ 18.104.050).
• Parking Plan Review: A parking plan “in the form of a site plan review” is mandatory for construction/installation of any parking facility except single-family dwellings, and no building permits will be issued until that site plan review is completed (§ 18.102.050). Shared and mixed‑use parking reductions are available subject to an administratively approved plan (§ 18.102.065, § 18.102.068). See Madera County Parking.
• Voluntary Pre‑Application: A coordinated, multi‑department meeting can be requested before you file; guidance is valid for one year (§ 18.95.010–.050).

When a Site Plan/Design Review is typically triggered

• Where a base district, use, or entitlement expressly “requires a site plan” (catch‑all trigger) (§ 18.96.010).
• Any project building a non‑SFD parking facility (parking plan via site plan review) (§ 18.102.050).
• Uses that call for submittal of “location, building and site plans” to be approved (e.g., testing/analytical laboratories; mini‑storage) (§ 18.94.060; § 18.94.075).
• Planned Development District projects (PDD) that must demonstrate creative, compatible design and meet tailored conditions (§ 18.67.150–.170).

Linkages to other topical standards you will cross‑reference in your plan set:

• Setbacks, height, coverage and related Madera County Development Standards.
• Landscape plans and screening; see Madera County Landscaping and Screening and coordinated sign controls with Madera County Signage.
• Overlay or historic areas may add review layers; see Madera County Overlay Districts and Madera County Historic Preservation.
• Nonconforming situations and relief; see Madera County Nonconforming Uses and Madera County Variances and Exceptions.

District-by-District: How “Design Review” shows up in unincorporated areas

CUG, CRG, CUM, CRM (Commercial districts)

• Purpose and uses: Commercial services. The code illustrates design‑reviewed uses like mini‑storage—allowed by CUP in these commercial districts (§ 18.94.075).
• What design review looks like: Required submittals include building, topography, site plans, elevations, and an operations plan; landscaped buffers and screening walls/fences are required; parking ratios and irrigation plans are checked during review (§ 18.94.075(A)–(E)).
• Dimensional standards: Not found in retrieved materials.
• Where it applies: Mapped commercial zones in unincorporated areas; verify your parcel’s zoning on Madera County Zoning.

IL, IH (Industrial districts)

• Purpose and uses: Manufacturing, storage, and distribution. Example: mini‑storage is allowed by zoning permit (not CUP) in IL/IH, but design conditions (landscaping buffers, screening, parking, elevations) still apply through the plan review (§ 18.94.075).
• What design review looks like: Site plan completeness and industrial parking standards are reviewed; truck access and loading must be shown (§ 18.96.020(D)) and parking plans are processed via site plan (§ 18.102.050).
• Dimensional standards: Not found in retrieved materials.
• Where it applies: Mapped IL/IH areas in unincorporated zones.

IA (Institution Area) and related institutional/public contexts

• Purpose and uses: Public or institutional facilities. For example, public/institutional laboratories require that the “location, building and site plans, and plan of operation” be approved, with separation from adjacent residential zones (§ 18.94.060(A)–(B)).
• What design review looks like: Institutional projects go through site plan routing to County departments; architecture/landscape suitability and circulation are part of zoning‑permit findings (§ 18.96.040–.060; § 18.104.050).
• Dimensional standards: Not found in retrieved materials.
• Where it applies: Institutional sites in unincorporated areas; verify mapped IA zoning.

PDD — Planned Development District

• Purpose and uses: Customized development with creative site/architectural solutions consistent with the General Plan (§ 18.67.150(A), (B)).
• What design review looks like: The County evaluates the appropriateness of uses, mix of housing, infrastructure, open space, internal compatibility, innovative technology/materials, environmental enhancement, and “creativity in design and use of land” (§ 18.67.150(B)(1)–(8)). Time limits and modification procedures apply (§ 18.67.160–.170).
• Submittals: A PDD application includes a detailed, scaled site plan and narrative; exact section citation for the application checklist was not visible in the retrieved excerpt; verify with the jurisdiction. Not found in retrieved materials.
• Dimensional standards: Established by the PDD approval; there are no one‑size standards. See also CUP procedures referenced in § 18.67.160–.170.
• Where it applies: Sites rezoned or entitled as PDD in unincorporated areas.

Key design-review triggers and submittals (high‑value snapshot)

Practical intersections to plan for

• Parking geometry, surfacing, drainage, and striping must meet county standards; show this on plans (§ 18.102.120).
• Coordinated sign controls are part of site plan review (§ 18.96.020(F)); confirm with Madera County Signage.
• If an area plan or overlay applies, your site plan must reflect those standards; see Madera County Overlay Districts.
• Nonconformities are handled under separate rules referenced by the code (§ 18.94.070); see Madera County Nonconforming Uses.
• State housing rules may limit discretionary design review for certain ministerial projects (e.g., ADUs); see California ADU law and California housing laws. For building-safety items, see the California Building Standards Code.

Checklist

• Confirm your parcel is in the unincorporated area and identify its zoning/overlays on Madera County Zoning.
• Determine if your use or entitlement “requires a site plan” under the zoning title (§ 18.96.010).
• Prepare a complete site plan set: buildings, circulation/parking, landscaping, drainage, fire, utilities, and coordinated sign controls (§ 18.96.020–.030).
• If building or expanding a parking facility (non‑SFD), submit a parking plan via site plan review before permits (§ 18.102.050).
• For zoning permits, address architectural/landscape suitability, screening, circulation, and utilities in your narrative (§ 18.104.050).
• For CUP/PDD cases, integrate your site plan with entitlement materials; observe PDD design factors and modification/time‑limit rules (§ 18.67.150–.170).
• Consider a voluntary pre‑application meeting for early feedback (§ 18.95.010–.030).
• If your project is a special use (e.g., lab, mini‑storage), incorporate the use‑specific landscape/screening and plan content (§ 18.94.060; § 18.94.075).
• Coordinate with Roads/Health/Engineering as routed by the Zoning Administrator; track the 60‑day forwarding milestone (§ 18.96.040–.060).

Risks & Ambiguities

Plain-English Summary

If you are building in unincorporated Madera County, “design review” means preparing a complete site plan and getting it reviewed by Planning and coordinating County departments. Your plans must show buildings, traffic and parking, landscaping and screening, drainage, utilities, fire access, and how signs will be controlled. For zoning permits and entitlements, the County also checks whether your architecture and landscaping fit the area and whether circulation and utilities are adequate before approval.

Source References

• § 18.95.010–.050 Preliminary Review (voluntary) — purpose, submittals, coordination, and fee.
• § 18.96.010–.070 Site Plans — submittal scope, routing to departments, and timing; site plans integral to CUP/planned area approvals.
• § 18.96.080 Site Plan Fees — fee framework.
• § 18.102.050 Parking Plan and Development Review — parking plan via site plan review; pre‑permit prerequisite.
• § 18.102.065–.068 Shared/Mixed‑Use Parking Programs — reduction criteria and procedures.
• § 18.102.120 Parking Facility Design — dimensions, access, surfacing, drainage, striping.
• § 18.104.050 Zoning Permit Findings — architecture/landscape suitability, screening, circulation, drainage, and utilities.
• § 18.94.060 Institutional/Public/Commercial Labs — “location, building and site plans” and operations plan required.
• § 18.94.075 Mini‑Storage — elevations, landscape buffers, screening walls/fences, irrigation, and parking.
• § 18.67.150–.170 Planned Development District — design/compatibility factors, time limits, modifications.

Retrieved passages

• Madera County Zoning Code (Section 18.108.050) High relevance show source text
• Madera County Zoning Code (§ 1) Medium relevance show source text
• Madera County Zoning Code (§ 1) Medium relevance show source text
• Madera County Zoning Code (Section 18.108.050) Medium relevance show source text
• Madera County Zoning Code (Chapter 18.96) Medium relevance show source text
• Madera County Zoning Code (Title 17) Medium relevance show source text
• Madera County Zoning Code (§ 1) Medium relevance show source text
• Madera County Zoning Code (§ 1) Medium relevance show source text

Cited sections

• § 18.95.010–.050 Preliminary Review (voluntary) — purpose, submittals, coordination, and fee. (§ 18.95.010)
• § 18.96.010–.070 Site Plans — submittal scope, routing to departments, and timing; site plans integral to CUP/planned area approvals. (§ 18.96.010)
• § 18.96.080 Site Plan Fees — fee framework. (§ 18.96.080)
• § 18.102.050 Parking Plan and Development Review — parking plan via site plan review; pre‑permit prerequisite. (§ 18.102.050)
• § 18.102.065–.068 Shared/Mixed‑Use Parking Programs — reduction criteria and procedures. (§ 18.102.065)
• § 18.102.120 Parking Facility Design — dimensions, access, surfacing, drainage, striping. (§ 18.102.120)
• § 18.104.050 Zoning Permit Findings — architecture/landscape suitability, screening, circulation, drainage, and utilities. (§ 18.104.050)
• § 18.94.060 Institutional/Public/Commercial Labs — “location, building and site plans” and operations plan required. (§ 18.94.060)
• § 18.94.075 Mini‑Storage — elevations, landscape buffers, screening walls/fences, irrigation, and parking. (§ 18.94.075)
• § 18.67.150–.170 Planned Development District — design/compatibility factors, time limits, modifications. (§ 18.67.150)
• MaderaCounty_ZoningCode.md

• Official Madera County code library