Local zoning · Madera County

Madera County — Development Standards

Development Standards under the Madera County local zoning and planning code, with the controlling citations.

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Last reviewed: July 6, 2026

Overview

This page distills the development standards in the Madera County Zoning Ordinance (Title 18) that apply in the county’s unincorporated areas—setbacks, height, lot coverage, floor area ratio (FAR), and density. Use this alongside the county’s zoning map and basics, and check parcel overlays before designing a project. Standards vary by base district and may be modified by overlay districts or a site-specific Planned Development District (PDD).

Setbacks in residential districts are measured from the property line (front setbacks from the road right‑of‑way) to the outside wall of the structure, and you cannot reduce required minimums by splitting or deeding off land below the code’s baseline standards. See § 18.11.120 notes and the “edge of right‑of‑way” definition.

How to use this page

Residential Districts (unincorporated areas)

All residential projects must comply with baseline standards in § 18.11.110 and the zone-specific matrix in § 18.11.120 (parcel size, density, lot coverage, setbacks, height).

RUS — Residential Urban Single-Family

  • Purpose/uses: Urban single-family living; accessory structures governed by § 18.04.015; ADUs must follow applicable development standards (§ 18.04. — ADU rules).
  • Key dimensional standards: Front setback 25 ft; typical side setback shown as 3.5 ft in the matrix; rear 10 ft; max building height 35 ft; max lot coverage 80%; 1‑story FAR up to 60%. Verify side-yard on specific lots. § 18.11.120.
  • Where applied: Urbanized unincorporated neighborhoods.

RX — Residential Urban Small-Lot (Village Core only)

  • Purpose/uses: Small-lot single‑unit development; allowed only where the Village Core Overlay is applied (matrix footnote). § 18.11.120.
  • Key dimensional standards: Front 10 ft; side 5 ft; rear 10 ft; max height 35 ft; lot coverage 85%; 1‑story FAR up to 80%. § 18.11.120.
  • Where applied: Village Core Overlay areas in unincorporated communities.

RRS — Residential Rural Single-Family (RRS‑1/2/2½/3/5/10)

  • Purpose/uses: Rural single-family on larger parcels; categories tied to minimum lot sizes (e.g., RRS‑1 minimum 1 acre; RRS‑5 minimum 5 acres; RRS‑10 minimum 10 acres). § 18.11.120.
  • Key dimensional standards: Front 25 ft; side 10 ft; rear 20 ft; max height 35 ft; lot coverage typically 40%; 1‑story FAR often 10% in the matrix. § 18.11.120.
  • Where applied: Rural unincorporated lands.

RMS — Residential Mountain Single-Family

  • Purpose/uses: Mountain single-family on varied lots with some accessory agricultural uses; minimum lot 1 acre. § 18.11.050.
  • Key dimensional standards: Front 25 ft; side commonly 10 ft (matrix also shows 5/10 where noted); rear 20 ft; max height 35 ft. § 18.11.120.
  • Where applied: Mountain/rural settings in unincorporated areas.

RT — Residential Attached (Village Core only)

  • Purpose/uses: Small-lot attached single-dwelling with alley access; transitional urban density; Village Core Overlay required. § 18.11.060.
  • Key dimensional standards: Matrix shows front 3 ft; check side/rear due to unusually small matrix values; lot coverage 80%; 1‑story FAR 75%. Verify with the jurisdiction. § 18.11.120.
  • Where applied: Village Core Overlay areas.

RUM — Residential Urban Multiple-Family

  • Purpose/uses: Multiple-family development; with urban services, minimum lot 6,000 sq ft; 1,700 sq ft of land per family. § 18.11.070.
  • Key dimensional standards: Front 20 ft; side 5 ft; rear 5 ft; max height 40 ft; lot coverage 85%; 1‑story FAR 80%. § 18.11.120.
  • Where applied: Urbanized unincorporated communities with sewer/water.

RRM — Residential Rural Multiple-Family (large-lot)

  • Purpose/uses: Multiple-family on larger lots; minimum lot 1 acre; urban services not required. § 18.11.080.
  • Key dimensional standards: Front 20 ft; matrix shows side “25(M)/10(S)” (interpretation varies by frontage/side—verify); rear 5 ft; max height 40 ft; lot coverage 40%. § 18.11.120.
  • Where applied: Rural unincorporated locations.

RM — Residential Mountain Family

  • Purpose/uses: Mountain-family dwellings with some accessory ag uses; minimum lot 1 acre. § 18.11.090.
  • Key dimensional standards: Front 25 ft; side 10 ft; rear 20 ft; max height 40 ft; lot coverage 40%. § 18.11.120.
  • Where applied: Mountain/rural unincorporated areas.

ADU note: An accessory dwelling unit must meet the same development standards (setbacks, height, coverage) that apply to the primary dwelling under the zoning ordinance (§ 18.04.—ADU provisions). State law guarantees an ADU of at least 800 sq ft with 4‑ft side/rear setbacks irrespective of some local limits; confirm site constraints.
Coordinate parking with Madera County Parking.

Agricultural Districts (unincorporated areas)

The agricultural development matrix in § 18.53.030 sets parcel size, setbacks, heights, and coverage for the AR‑5, ARE (20/40/80–640), and ARF districts. Typical uses include agriculture and one single-family dwelling per lot; certain ag/related activities may require zoning or conditional use permits per the use tables.

AR‑5 — Agricultural, Rural, 5‑Acre District

  • Purpose/uses: Agriculture on smaller acreage; typically one single-family dwelling plus ag uses. § 18.54.010; § 18.53.030.
  • Key dimensional standards: Min lot 4.5 acres; front 25 ft; side 10 ft; rear 20 ft; max dwelling height 35 ft; accessory 15 ft; ag buildings 45 ft; lot coverage 10%. § 18.53.030.
  • Where applied: Rural, unincorporated agricultural areas.

ARE — Agricultural, Rural, Exclusive (20/40/80–640)

  • Purpose/uses: Working lands with larger minimums tied to the district acreage label; one dwelling per lot is typically allowed. § 18.53.030.
  • Key dimensional standards: Min lot areas correspond to label (e.g., 18 acres net for 20‑acre class; 36 acres net for 40‑acre class; 80–640 acres for large holdings); front 25 ft; side 10 ft; rear 20 ft; max dwelling 35 ft; ag buildings 60 ft; lot coverage 5%. § 18.53.030.
  • Where applied: Extensive agricultural regions in the unincorporated county.

ARF — Agricultural, Rural, 2.5‑Acre “Farmette” Class

  • Purpose/uses: Small farmsteads and rural homesites. § 18.53.030.
  • Key dimensional standards: Min lot 2.5 acres; setbacks same as other ag districts (front 25 ft, side 10 ft, rear 20 ft); max dwelling 35 ft; ag buildings 60 ft; lot coverage up to 40%. § 18.53.030.
  • Where applied: Smaller-lot ag/rural pockets in the unincorporated area.

Open Space District (unincorporated areas)

OS — Open Space

  • Purpose/uses: Conservation/open uses (agriculture, golf, riding clubs, utility corridors); one single-family dwelling per farm with a zoning permit; certain recreation and utility uses by CUP. § 18.50.010.
  • Key dimensional standards: Front 25 ft; side 10 ft; rear 20 ft; principal height 35 ft; accessory 15 ft; minimum lot 5 acres. § 18.50.020; § 18.50.030; § 18.50.040.
  • Where applied: Resource/open space areas in the unincorporated county.

Planned Development District (PDD) — Conditional, Site-Specific (unincorporated areas)

  • How it works: Uses and standards are set via Conditional Use Permit to be consistent with the General Plan and to create a unique, integrated plan that could not occur under other districts. § 18.67.020–.040, .150.
  • Development standards: Lot size, yards, height, spacing between buildings, and parking are established through the PDD approval. § 18.67.050–.100; § 18.67.150–.170.
  • Tip: Expect custom conditions on infrastructure, open space, and design. § 18.67.150.

Overlay Districts (unincorporated areas)

  • Overlay framework: Overlays add regulations in mapped areas; base zone rules still apply. § 18.76.010–.040.
  • AAO — Airport/Airspace Overlay: Adds airspace/use limits on top of the base district; consult the mapped overlay and chapter. § 18.78.010 et seq.
  • MHA — Manufactured Housing Architectural Review Overlay: Manufactured homes must meet added siting/design items (e.g., minimum 12‑inch roof overhang, 20‑ft minimum width; parking per Chapter 18.102). Setbacks/height/lot dimensions follow the underlying district. § 18.84.010–.040.

Selected Development Standards Table (unincorporated areas)

District Minimum Lot Area Front Side Rear Max Height Max Lot Coverage Notes Code Reference
RUS — 25 ft 3.5 ft (matrix) 10 ft 35 ft 80% 1‑story FAR up to 60% § 18.11.120
RX (Village Core) — 10 ft 5 ft 10 ft 35 ft 85% Only in Village Core Overlay § 18.11.120
RRS (1–10 ac) Per label 25 ft 10 ft 20 ft 35 ft 40% Rural single-family § 18.11.120
RMS 1 acre 25 ft 10 ft (verify matrix specifics) 20 ft 35 ft — Mountain single-family § 18.11.050; § 18.11.120
RUM 6,000 sf (with urban services) 20 ft 5 ft 5 ft 40 ft 85% 1,700 sf land/family § 18.11.070; § 18.11.120
AR‑5 4.5 acres 25 ft 10 ft 20 ft 35 ft (dwelling) 10% Ag buildings to 45 ft § 18.53.030; § 18.54.010
ARE (20/40/80–640) 18–640 acres (per label) 25 ft 10 ft 20 ft 35 ft (dwelling) 5% Ag buildings to 60 ft § 18.53.030
ARF (2.5) 2.5 acres 25 ft 10 ft 20 ft 35 ft (dwelling) 40% Ag buildings to 60 ft § 18.53.030
OS 5 acres 25 ft 10 ft 20 ft 35 ft — Open space/conservation § 18.50.020–.040
PDD As approved As approved As approved As approved As approved As approved Set by CUP, per GP § 18.67.050–.100; .150

Notes:

  • Residential matrix also lists FAR by number of stories (e.g., RUS 60%, RX 80%, RUM 80% for one‑story), and provides measurement rules for setbacks. § 18.11.120.
  • “Edge of right‑of‑way” is defined in § 18.04.170.

Cross-cutting Standards and Tips

  • Accessory structures and “accessory living structures” have special size and relationship rules. § 18.04.013–.015.
  • Landscaping/screens may be required for certain industrial or conditional uses (e.g., concrete manufacturing requires an 8‑ft screen when near residential). § 18.94.120. Coordinate early with Madera County Landscaping and Screening.
  • Manufactured housing in MHA areas has added design items; underlying setbacks/heights still apply. § 18.84.010–.040.
  • ADUs must follow the same setbacks/height/coverage as the primary dwelling under local code (§ 18.04.—ADU provisions), and state law ensures an 800‑sf, 4‑ft‑setback baseline; align local and state rules. See California ADU law.
  • Signs are regulated separately; see Madera County Signage.
  • Existing nonconforming sites/structures are controlled by Madera County Nonconforming Uses. Variations from strict standards require Madera County Variances and Exceptions; the code references variances for specialized parks at § 18.106.
  • Title 18 occasionally cross-references “structural regulations” chapters; separate from construction standards under the California Building Standards Code.

Checklist

  • Confirm base district on your parcel in the unincorporated county and pull the correct matrix row in § 18.11.120 (residential) or § 18.53.030 (agricultural).
  • Check overlays (AAO/MHA/etc.) and any design review triggers. § 18.76.010–.040; § 18.84.010–.040.
  • Map and measure setbacks from the right‑of‑way to structure walls; confirm any special side‑yard rules for your subdistrict. § 18.11.120 notes; § 18.04.170.
  • Verify maximum height, lot coverage, and FAR against the matrix for your zone. § 18.11.120; § 18.53.030.
  • If proposing a PDD, ensure standards are set through the CUP and match the General Plan land use. § 18.67.020–.100; .150.
  • Check parking, landscaping/screening, and signage chapters for cross-standards.
  • If building an ADU, align local setbacks/heights with the state’s 800‑sf/4‑ft baseline. § 18.04.—ADU; state ADU law.
  • Ensure no deed or lot split reduces required minimums below code. § 18.02. (E).

Risks & Ambiguities

Issue Why it matters What to verify
Matrix shorthand for side yards (e.g., “25(M)/10(S)”, decimals like “0.5”) Some entries denote different conditions (major street vs. side street; over/under 1 acre); misinterpretation can push buildings into setbacks. Ask Planning to interpret your specific frontage and lot size under § 18.11.120.
Village Core-only districts (RX, RT) Allowed only with a mapped overlay; using these standards elsewhere is not permitted. Confirm the overlay map and footnotes in § 18.11.120.
FAR percentages by story in residential matrix The matrix lists FAR differently by stories; applying the wrong cell can oversize a project. Confirm your story count and applicable FAR cell in § 18.11.120.
Agricultural coverage limits (5–10% typical) Large structures may exceed coverage in ARE districts. Use § 18.53.030 values for your exact ARE/AR‑5/ARF class.
PDD standards “to be established” All key dimensions are set in the CUP; missing conditions can stall permits. Ensure the PDD CUP lists setbacks, height, spacing, and parking per § 18.67.050–.100; .150.
Airport/Airspace overlay Added use/height limits may override base allowances. Check AAO mapping/chapter § 18.78.010 et seq.

Plain-English Summary

For unincorporated Madera County, start with your base zone’s matrix: it tells you your minimum lot size, how far buildings must sit back from property lines, how tall they can be, and how much of the lot you can cover. Rural and agricultural zones have wider setbacks and tighter coverage; urban and village-core zones are more compact. Overlays can add rules, and a PDD sets custom standards through approval.

Source References

  • § 18.02 (administration; no deed may reduce minimums)
  • § 18.04 (definitions, ADU-related references, edge of right‑of‑way)
  • § 18.11.050–.090 (residential district purposes); § 18.11.110–.120 (residential development standards matrix)
  • § 18.50.010–.040 (OS uses and development standards)
  • § 18.53.030; § 18.54.010 (agricultural district development standards and AR‑5 purpose)
  • § 18.67.020–.100; .150–.170 (PDD uses, standards, procedures)
  • § 18.76.010–.040; § 18.78.010 (overlay districts; airport/airspace overlay)
  • § 18.84.010–.040 (MHA overlay standards)
  • § 18.94.120 (industrial use landscaping/screening example)
  • State reference: 2025 California ADU Handbook (state minimums: 800 sf, 4‑ft side/rear setbacks)

Sources

Retrieved passages

  • Madera County Zoning Code (Section 18.108.050) High relevance
  • Madera County Zoning Code (Chapter 18.104.) High relevance
  • Madera County Zoning Code (Chapter 18.54) High relevance
  • Madera County Zoning Code (Chapter 18.94) High relevance
  • Madera County Zoning Code (Section 18.108.050) High relevance
  • Madera County Zoning Code (§ 3) High relevance
  • Madera County Zoning Code (§ 21) High relevance
  • CBC § 4 (Chapter 18.102) High relevance

Cited sections

Frequently asked questions

What can I build on an R-1 lot in Madera County?

Madera County uses the designations shown in § 18.11 (e.g., RUS, RRS, etc.), not “R‑1.” Identify your exact residential zone in the unincorporated area, then apply the § 18.11.120 matrix for setbacks, height, coverage, and FAR. Typical single‑family standards in RUS include a 25‑ft front setback, 35‑ft height limit, and up to 80% lot coverage. Verify side yards for your lot.

What are the typical setbacks for homes in unincorporated Madera County?

Most residential zones show a 25‑ft front setback from the road right‑of‑way, with side/rear yards varying by district and lot size (e.g., RUS matrix shows 3.5‑ft side; RRS commonly 10 ft side and 20 ft rear). Always measure from the property line to the wall and from the right‑of‑way for fronts. See § 18.11.120 and § 18.04.170.

How tall can I build in agricultural zones?

Dwellings generally max at 35 ft, accessory buildings at 15 ft, and agricultural buildings up to 45–60 ft depending on the ag district. Setbacks are typically 25 ft front, 10 ft side, 20 ft rear. See the agricultural matrix in § 18.53.030.

Do I need design review for a manufactured home?

If you are in the Manufactured Housing Architectural Review Overlay (MHA), additional design standards apply (e.g., 12‑inch roof overhang, 20‑ft minimum width), but underlying setbacks/heights remain in force. See § 18.84.010–.040.

Are there special rules near airports?

Yes. The Airport/Airspace Overlay (AAO) adds restrictions on top of the base zone. Check the overlay map and Chapter 18.78 before planning height or use-intensity near airfields in unincorporated areas. § 18.78.010 et seq.

Can a Planned Development (PDD) change my setbacks and height?

Yes—PDD standards (lot size, yards, height, spacing, parking) are set via a Conditional Use Permit and must align with the General Plan. Confirm all custom conditions in your approval. § 18.67.050–.100; .150.

How do ADU setbacks work in Madera County?

Local code requires ADUs to meet the same development standards (setbacks, coverage, height) as the primary dwelling, but state law guarantees at least 800 sf with 4‑ft side/rear setbacks even if local rules are stricter. Coordinate both. § 18.04.—ADU; state ADU law.

Can I reduce required setbacks by adjusting my lot lines?

No. The code bars deeds or conveyances that reduce lot dimensions, required setbacks, parking, or other minimums below code standards. § 18.02 (E).

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