Madera County — Land Use

Last reviewed: July 6, 2026

Overview

This page translates the Madera County Zoning Ordinance (Title 18) into plain English for projects in the unincorporated areas. It focuses on what land uses are allowed, conditionally allowed, or prohibited in each zoning district—and the dimensional rules that most often control feasibility. For a broader orientation, see the county’s zoning & planning overview and the district menu under Madera County Zoning.

Bottom line: In unincorporated areas, you may only establish a land use that is listed as permitted, permitted with a zoning permit, or conditionally permitted in your mapped zoning district; everything else is prohibited unless specifically allowed elsewhere in Title 18 (§ 18.02.040 ).

How the ordinance organizes land use

• The zoning ordinance sets permitted uses, densities, and siting/height limits by district; it also references cross-cutting standards like parking and other specific-use rules (§ 18.02.030–18.02.040 ).
• “Conditional uses” are allowed only via a Conditional Use Permit (CUP) with case-specific conditions (§ 18.94.010 ).
• Some districts (e.g., mixed-use or planned developments) add flexibility but still require consistency with the General Plan and district-specific findings (§ 18.67.010–18.67.040 ).
• If your property has a mapped overlay or is in a plan area, you may also need design review or to comply with overlay districts.

District-by-district guidance (unincorporated areas)

Commercial districts

• CRG — Commercial, Rural, General (18.30)
  Purpose/use: General rural-serving commerce. Typical permitted uses include general commercial, restricted retail, customer service, and retail sales; one single-family dwelling is allowed with a zoning permit. Multifamily and other more intensive uses may require a CUP (§ 18.30.010 ).
  Key dimensions: Front 25 ft, side 5 ft, rear 20 ft (§ 18.30.020 ); height 40 ft principal/15 ft accessory (§ 18.30.030 ); min lot 1 ac; width 120 ft; 3:1 max ratio; 40% max lot coverage; 30% max dwelling FAR (§ 18.30.040 ).

• CUM — Commercial, Urban, Median (18.32)
  Purpose/use: Urban-serving commerce. Permits retail, customer service, restricted retail, and professional offices; one single-family dwelling with a zoning permit; many trade/repair yards and multi-family by CUP (§ 18.32.010 ).
  Key dimensions: Front 10 ft, side 5 ft, rear 10 ft (§ 18.32.020 ); height 40 ft (§ 18.32.030 ); min lot 6,000 sf; width 50 ft; 3:1 ratio; 80% max coverage; 40% max dwelling FAR (§ 18.32.040 ).

• CRM — Commercial, Rural, Median (18.34)
  Purpose/use: Medium-intensity rural commerce (includes emergency shelters as permitted). One single-family dwelling allowed with zoning permit; many heavier service/commercial uses, and some multifamily, by CUP (§ 18.34.010 ).
  Key dimensions: Front 20 ft, side 5 ft, rear 15 ft (§ 18.34.020 ); height 40 ft (§ 18.34.030 ); min lot 1 ac; width 120 ft; 3:1 ratio; 40% max coverage; 20% max dwelling FAR (§ 18.34.040 ).

• CUR — Commercial, Urban, Restricted (18.36)
  Purpose/use: Lower-intensity urban commercial. Permits restricted retail, offices, multifamily, and one single-family/manufactured home on foundation; CUP for alcohol-serving uses and institutions (§ 18.36.010 ).
  Key dimensions: Front 10 ft, side 5 ft, rear 10 ft (§ 18.36.020 ); height 45 ft (§ 18.36.030 ); min lot 6,000 sf; width 60 ft; 3:1 ratio; 60% max coverage; 30% max dwelling FAR (§ 18.36.040 ).

• MCM — Mixed Use Commercial Multiple Family (18.37)
  Purpose/use: Mixed-use main-street types. Permits retail, customer service, restricted retail, offices, sidewalk cafes, and multifamily over/with commercial. Residential use and residential parking are prohibited on the ground floor in the front half of the lot (§ 18.37.010.A–A.6.a ).
  Key dimensions: Front 5–15 ft, side 0–10 ft, rear 10 ft (§ 18.37.020 ); height 40 ft (§ 18.37.030.A ). Off-street parking per Chapter 18.102, as referenced in comparable mixed industrial districts (§ 18.43.050 ); see Madera County Parking.

• CRH — Commercial, Rural, Highway (18.40)
  Purpose/use: Highway-oriented services; restaurant, motel, service station are permitted; one single-family dwelling with zoning permit; broader highway-serving uses by CUP (§ 18.40.010 ).
  Key dimensions: Front 25 ft, side 10 ft, rear 20 ft (§ 18.40.020 ); height 35/15 ft (§ 18.40.030 ); min lot 1 ac; width 120 ft; 3:1 ratio; 40% max coverage; 20% max dwelling FAR (§ 18.40.040 ).

Industrial and employment districts

• I‑H — Industrial, Urban or Rural, Heavy (18.44)
  Purpose/use: General to heavy industry. Permits heavy and light industrial and general commercial; one single-family dwelling allowed with a zoning permit; broad commercial/airports/junkyards by CUP. Communications facilities (including colocations) are addressed with tiered permitting (§ 18.44.010.A–C ).
  Key dimensions: Front 25 ft, side 10 ft, rear 20 ft (§ 18.44.020 ); height 60/60 ft (with special note that non-industrial uses follow their own district height limits) (§ 18.44.030 ); min lot 1 ac; width 120 ft; length-to-width ratio 4:1 (industrial) or 3:1 (others); 20% max dwelling FAR (§ 18.44.040 ).

• Mixed Use Industrial Neighborhood (18.43)
  Purpose/use: Small‑scale, employee‑light industrial with limited commercial and an optional dwelling in combination. Permits limited light industrial, retail, customer service, offices, and one single-family dwelling in combination; more integrated live/work configurations by CUP (§ 18.43.010 ).
  Key dimensions: Front 35 ft, side 10 ft, rear 10 ft (§ 18.43.020 ); height 40 ft (§ 18.43.030 ); min lot 1 ac; 4:1 max ratio; up to 100% FAR (§ 18.43.040–.050 ). Employee and building size caps apply (max 3 employees; 5,000 sf industrial structure) (§ 18.43.060 ). Applies only to new industrial subdivisions zoned for it prior to subdivision approval (§ 18.43.000 intent text ).

• QMD — Quarry, Mining and Drilling (18.46)
  Purpose/use: Extractive activities. Permits quarrying, mining, and drilling; surface mining and several related/ancillary heavy uses require a CUP. Dwellings and commercial uses are not permitted (§ 18.46.010–.040 ).
  Key dimensions: Numeric setbacks/lot sizes are set case‑by‑case; locations and heights over 60 ft require CUP approval (§ 18.46.020–.030 ). Total building area: 20% max (§ 18.46.040.E ). Not found in retrieved materials: fixed setback and lot metrics in this chapter.

Institutional and public/open space districts

• IA — Institution Area (18.48)
  Purpose/use: Public and institutional campuses. Permits noncommercial schools, churches, hospitals, government offices, libraries; one caretaker/guard/operator dwelling allowed with zoning permit; broader semipublic facilities by CUP (§ 18.48.010 ).
  Key dimensions: Front 25 ft, side 10 ft, rear 20 ft (§ 18.48.020 ); height 60/60 ft (§ 18.48.030 ); min lot 1 ac; width 120 ft; ratio set at site plan; 90% max coverage; 50% max dwelling FAR (§ 18.48.040 ).

• OS — Open Space (18.50)
  Purpose/use: Agriculture and low‑intensity open land. Permits agriculture, golf courses, riding academies, irrigation facilities, and major transmission lines; one single-family dwelling per farm with zoning permit; a range of recreation and utility uses by CUP (including solar farms) (§ 18.50.010 ).
  Key dimensions: Front 25 ft, side 10 ft, rear 20 ft (§ 18.50.020 ); height 35/15 ft (§ 18.50.030 ); min lot 5 ac; width 120 ft (§ 18.50.040 ).

• POS — Public Open Space (18.52)
  Purpose/use: Publicly controlled open lands (conservation, recreation, public protection/utilities). Farming and grazing require large sites; private uses with no buildings and certain utilities/solar farms may be allowed by CUP (§ 18.52.010 ).
  Key dimensions: Not found in retrieved materials for fixed setbacks/heights; chapter placeholders indicate they are set elsewhere (§ 18.52.020–.040 ).

Agricultural districts

• AR‑5, ARE‑20/40/80–640, ARF (18.54–18.64; framework in 18.53)
  Purpose/use: Working lands at varying parcel sizes. The AR‑5 zone accommodates small‑scale agriculture (min 4.5 acres) with a traditional single‑family dwelling plus agricultural uses (§ 18.54.010 ). The ARF zone provides small‑parcel agriculture at a 2.5‑acre minimum (§ 18.53 intent excerpt; ARF purpose text ).
  Typical uses: Agricultural uses by right; many agricultural support activities and resource/utility uses by CUP. ADUs are referenced as permitted subject to standards in § 18.04.153 (verify applicability by zone) (Agricultural use tables § 18.53.020/Exh., excerpts ; development standards table § 18.53.030 ).
  Key dimensions (select highlights from agricultural development standards table): Front 25 ft, side 10 ft, rear 20 ft in all listed ag zones; max dwelling height 35 ft, accessory 15 ft, agricultural buildings up to 45–60 ft depending on zone; max lot coverage ranges 5–40% by zone (§ 18.53.030 ).

Mixed/Planned form districts

• PDD — Planned Development District (18.67)
  Purpose/use: Flexible, master‑planned projects consistent with the General Plan. Uses are allowed subject to a CUP under PDD procedures, with standards often drawn from analogous districts unless public benefits justify deviations (§ 18.67.010–.050 ).

• Urban Village (18.69)
  Purpose/use: A mapped, mixed‑use “village” concept with required land use mix—minimums for mixed‑use core, residential, and public components; industrial may be required for jobs–housing balance. Many uses proceed via design review and must meet the internal land use mix criteria (§ 18.69.010–.030 ). Structure/height follow underlying zoning (§ 18.69.020–.030 ). See Overlay Districts.

Cross-cutting conditional/specific uses (common across districts)

• Dairies: Allowed in ARE ag zones only with a CUP and compliance with “dairy standards” (§ 18.85.030–.040 ).
• Agritourism: Allowed with a CUP on agriculturally zoned parcels over 15 acres; total agritourism area limited to 10% of parcel or 5 acres, whichever is less; includes farm stay standards (max 5 rooms/15 guests) (§ 18.94.190.A and standards ).
• Bulk fuel storage: Allowed in select commercial/industrial districts with conditions (CRM, CRG, CUM, IL, IH) (§ 18.94.170 ).
• Solar farms: Where allowed by CUP, height and building area ratios in ag/open space districts don’t apply; resource protection priority in OS (§ 18.94.180 ).
• Deviation (extra dwellings): On ≥1‑acre parcels, a CUP can allow deviations from dwelling‑unit limits if General Plan–consistent; certain commercial/industrial sites can add employee‑necessitated dwellings via CUP (§ 18.94.145 ).
• Cannabis: Cannabis activities are governed by a dedicated chapter with its own findings and relationships to other laws (§ 18.87.010–.020 ).

Quick-compare: Typical permitted uses and dimensional rules

Where a district references off-street parking, apply Chapter 18.102; start at Madera County Parking. For site/landscape, verify any area plan conditions and landscaping and screening. Signs must meet Madera County Signage. Nonconforming uses may obtain “conditional use status” in specific cases (§ 18.86.050 ); otherwise see Nonconforming Uses. If a standard blocks reasonable use, explore Variances and Exceptions.

Residential districts (high-level)

Madera County’s residential framework defines urban, rural, mountain, alley‑served “rowhouse,” and medium/high‑density categories. The ordinance states the purposes of several districts, with exact permitted/conditional uses organized by district tables elsewhere in Title 18:

• RUS: Single‑family on smaller lots where urban services are provided (§ 18.11.020 ).
• RX: Attached/detached single‑unit housing at higher densities; allowed only with the Village Core Overlay (§ 18.11.030 ).
• RRS (1/2/2.5/3/5/10): Rural single‑family on large lots; accessory agriculture allowed; minimum lots from 1 to 10 acres depending on suffix (§ 18.11.040 ).
• RMS: Mountain single‑family; minimum 1‑acre lots; rural character (§ 18.11.050 ).
• RT: Attached single‑unit with alley access; only with the Village Core Overlay (§ 18.11.060 ).
  Note: A countywide table of “Permitted Land Uses in Residential Zones” exists, but specific section citations for each line item were not retrieved. Not found in retrieved materials: district‑by‑district residential use tables with § numbers.

For accessory dwelling units, county definitions/standards are referenced in § 18.04.153 via zone tables (e.g., ag table references), but the text of that section was not retrieved. See also California ADU law and California housing laws for state overlays on local ADU approvals.

Checklist

• Confirm your parcel’s mapped zoning district(s) and any overlays in the unincorporated area (start at Madera County Zoning).
• Identify whether your proposed use is “Permitted,” needs a “Zoning Permit,” or requires a CUP in the district (e.g., CRG § 18.30.010; I‑H § 18.44.010 ).
• Check key dimensional rules: setbacks, height, coverage/FAR, and minimum lot dimensions (e.g., CUM § 18.32.020–.040; OS § 18.50.020–.040 ).
• If your use is listed in Chapter 18.94 (e.g., dairies, solar farms, bulk fuel, agritourism), apply those conditions and determine if a CUP is required (§ 18.94.010 et seq. ).
• Verify parking counts and standards under Chapter 18.102 (often cross‑referenced in districts) and any frontage/landscape requirements (Parking; Landscaping and Screening).
• If within an Urban Village or special plan/overlay, confirm additional land use mix or design requirements (§ 18.69.010–.030; Overlay Districts ).
• For existing nonconforming uses, evaluate whether “conditional use status” or other relief applies (§ 18.86.050; Nonconforming Uses ).
• If standards make a project infeasible, discuss potential deviations/CUPs or variances and exceptions (§ 18.94.145 ).

Risks & Ambiguities

Information Gaps

• Residential district–by–district permitted use tables and their exact § citations: Not found in retrieved materials.
• POS and QMD fixed setback/height/lot metrics: Not found in retrieved materials.
• Full text of ADU standards in § 18.04.153: Not found in retrieved materials.
  Verify with the jurisdiction.

Plain-English Summary

In unincorporated Madera County, what you can do on your land is determined by your zoning district. Commercial and industrial districts list what’s allowed outright and what needs a Conditional Use Permit; agricultural districts broadly allow farming with size/setback limits and special rules for dairies, agritourism, and solar. Before you design, confirm your district, the use list, setbacks/height, and whether any overlay or specific‑use standards apply.

Source References

• General applicability and compliance: § 18.02.030–18.02.040
• Commercial districts: § 18.28.010–.040 (CUG) ; § 18.30.010–.040 (CRG) ; § 18.32.010–.040 (CUM) ; § 18.34.010–.040 (CRM) ; § 18.36.010–.040 (CUR) ; § 18.37.010–.030 (MCM) ; § 18.40.010–.040 (CRH)
• Industrial and extractive: § 18.43.010–.060 (Mixed Use Industrial Neighborhood) ; § 18.44.010–.040 (I‑H) ; § 18.46.010–.040 (QMD)
• Institutional/open space: § 18.48.010–.040 (IA) ; § 18.50.010–.040 (OS) ; § 18.52.010–.040 (POS)
• Agricultural: § 18.53.030; § 18.54.010; ARF purpose excerpt (§ 18.53/ARF note)
• Conditional/specific uses: § 18.85.030–.050 (Dairies) ; § 18.94.010–.180 (Conditional uses; solar; bulk fuel; agritourism § 18.94.190)
• Relief/other: § 18.86.050 (nonconforming use—conditional status) ; § 18.94.145 (deviation) ; § 18.69.010–.030 (Urban Village) ; § 18.87.010–.020 (Cannabis)
• Internal guidance pages: Madera County zoning & planning overview, Madera County Development Standards, Madera County Parking, Madera County Design Review, Madera County Overlay Districts, Madera County Nonconforming Uses, Madera County Variances and Exceptions

Retrieved passages

• Madera County Zoning Code (§ 1) High relevance show source text
• Madera County Zoning Code (Chapter 18.94) High relevance show source text
• Madera County Zoning Code (§ 1) High relevance show source text
• Madera County Zoning Code (§ 6) High relevance show source text
• Madera County Zoning Code (Section 18.94.120) High relevance show source text
• Madera County Zoning Code (§ 1) High relevance show source text
• Madera County Zoning Code (§ 11) High relevance show source text
• CBC § 1 (§ 1) High relevance show source text
• Madera County Zoning Code (§ 1) High relevance show source text
• Madera County Zoning Code (§ 9) High relevance show source text
• Madera County Zoning Code (Chapter 18.94) High relevance show source text
• Madera County Zoning Code (Title 18) High relevance show source text
• Madera County Zoning Code (§ 3) High relevance show source text
• Madera County Zoning Code (§ 1) High relevance show source text
• Madera County Zoning Code (Section 18.04.330) High relevance show source text
• Madera County Zoning Code (§ 1) Medium relevance show source text
• Madera County Zoning Code (§ 6) Medium relevance show source text
• Madera County Zoning Code (§ 1) Medium relevance show source text

Cited sections

• General applicability and compliance: § 18.02.030–18.02.040 (§ 18.02.030)
• Commercial districts: § 18.28.010–.040 (CUG) ; § 18.30.010–.040 (CRG) ; § 18.32.010–.040 (CUM) ; § 18.34.010–.040 (CRM) ; § 18.36.010–.040 (CUR) ; § 18.37.010–.030 (MCM) ; § 18.40.010–.040 (CRH) (§ 18.28.010)
• Industrial and extractive: § 18.43.010–.060 (Mixed Use Industrial Neighborhood) ; § 18.44.010–.040 (I‑H) ; § 18.46.010–.040 (QMD) (§ 18.43.010)
• Institutional/open space: § 18.48.010–.040 (IA) ; § 18.50.010–.040 (OS) ; § 18.52.010–.040 (POS) (§ 18.48.010)
• Agricultural: § 18.53.030; § 18.54.010; ARF purpose excerpt (§ 18.53/ARF note) (§ 18.53.030)
• Conditional/specific uses: § 18.85.030–.050 (Dairies) ; § 18.94.010–.180 (Conditional uses; solar; bulk fuel; agritourism § 18.94.190) (§ 18.85.030)
• Relief/other: § 18.86.050 (nonconforming use—conditional status) ; § 18.94.145 (deviation) ; § 18.69.010–.030 (Urban Village) ; § 18.87.010–.020 (Cannabis) (§ 18.86.050)
• Internal guidance pages: Madera County zoning & planning overview, Madera County Development Standards, Madera County Parking, Madera County Design Review, Madera County Overlay Districts, Madera County Nonconforming Uses, Madera County Variances and Exceptions
• MaderaCounty_ZoningCode.md

• Official Madera County code library