Local zoning · Madera County

Madera County — Overlay Districts

Overlay Districts under the Madera County local zoning and planning code, with the controlling citations.

Last reviewed: July 6, 2026

Overview

In unincorporated Madera County, overlay districts are mapped areas where special rules layer on top of the base zoning. Title 18 of the County zoning ordinance establishes and maps these overlays and requires compliance with both the underlying zoning and any applicable overlay standards (§ 18.02.040(C); § 18.08.020; § 18.76.020–.040) . Use the official zoning maps to confirm whether a parcel in the unincorporated areas is within any overlay (§ 18.08.020) and then apply the overlay rules in addition to the base district rules (§ 18.02.040(C)) .

Overlays add to—never replace—the base zone. If an overlay sets tighter limits, the overlay controls, but you must still meet the base zoning, development standards, and parking requirements unless the code says otherwise (§ 18.02.040(C)) .

Below is an overlay-by-overlay guide, focused on unincorporated Madera County.

AAO — Airport/Airspace Overlayed District

Purpose: Manage land uses, building location, and heights to protect airport operations and airspace safety (§ 18.78.010–.030) .
Typical permitted uses: Any use allowed in the underlying zone, except uses that cause electronic interference, glare/smoke/dust, or exceed defined height limits (§ 18.78.010(A)) .
Key dimensional standards:
- No residential structure within 100 ft of the projected centerline of any instrumented runway for 1 mile from each runway end (§ 18.78.020) .
- Height limits are defined by approach, transition, and other airspace “surfaces” (§ 18.78.030). General height exceptions and increases elsewhere in the code cannot exceed AAO maxima (§ 18.98.110–.120) .
Where it applies: Mapped on the County zoning maps around airports (§ 18.76.030; § 18.08.020) .

VCO — Village Core Overlayed District

Purpose: Enable compact, higher-intensity, mixed-use “urban villages” with more flexible site planning than standard zones (§ 18.69.000) .
Required design elements: Urban services (community water/sewer), water meters, a water reuse plan, and sprinklers on lots under 4,500 sq ft (§ 18.69.005(A)) .
Typical permitted uses: A mix of public, commercial, and residential in a central “mixed-use core,” plus required residential and public land use components; some projects require design review (§ 18.69.010(A)–(B)) .
Key dimensional/land-use framework:
- Minimum land-use mix (approximate): core 10%, residential 20%, public 10% (industrial may be required if a job/housing balance is mandated) (§ 18.69.010(B)) .
- Certain residential base districts (e.g., RX and RT) are only allowed in conjunction with the VCO (§ 18.11.030; § 18.11.060) .
Where it applies: Only where the overlay is mapped/adopted on the County zoning maps (§ 18.76.030; § 18.08.020) .

SUO — Second Unit Overlay District

Purpose: Allow one additional single-family residence on larger lots subject to tight conditions (§ 18.81.010) .
Typical permitted uses: One second single-family residence on lots of one acre or larger, provided the unit is not for sale/rent, is for immediate family, and uses similar materials/design; the lot must be adequate for two dwellings (§ 18.81.010(A)(1)–(5)) .
Key dimensional standards: Setbacks/height default to the underlying zone; parking is “two spaces minimum per dwelling,” plus underlying parking rules (§ 18.81.020–.050) .
Where it applies: Only on parcels mapped with the SUO on the official zoning maps (§ 18.08.020) .

MHA — Manufactured Housing Architectural Review Overlayed District

Purpose: Ensure manufactured home installations meet basic architectural standards in specified subdivisions (§ 18.84.010) .
Typical permitted uses: Same as the underlying zone; manufactured homes must meet standards like a minimum 12-inch roof overhang, minimum 20-foot unit width, and required off-street parking type/location per the parking chapter (§ 18.84.010(A)(1)–(3)) .
Key dimensional standards: Setbacks, heights, and lot dimensions follow the underlying zone (§ 18.84.020–.040) .
Where it applies: Specific unincorporated subdivisions (e.g., Bonadelle Ranchos, Yosemite Lakes Park, Bass Lake Heights, many others) listed in § 18.84.060; subdivision location maps are on file with the Planning Department (§ 18.84.060(A)–(B)) .

DOS — Dairy Operations Standards Overlayed District

Purpose: Establish standards and procedures to protect surface and groundwater for new or expanded dairies (§ 18.85.010) .
Typical permitted uses: Underlying zone uses remain; dairies are allowed in ARE agricultural zones only with a conditional use permit (CUP) and compliance with this chapter (§ 18.85.030(A)(1)–(2)) .
Key process/standards: CUP required and technical studies (e.g., drainage study, stormwater management plan, geotechnical report) must be submitted per the “dairy standards” referenced in the code (§ 18.85.040(B)) .
Where it applies: Projects proposing dairies in mapped areas and ARE zones; verify overlay mapping and CUP pathway (§ 18.08.020; § 18.85.030–.040) .

Oakhurst/Ahwahnee Plan Area Sign Overlay Zone

Purpose: Tailor signage to protect the scenic, tourism-focused character of the Oakhurst/Ahwahnee community (§ 18.91.010(C)) .
Applicability and mapping: Applies to the exact boundary of the Oakhurst/Ahwahnee General Plan area (§ 18.91.010(E)) .
Typical standards: Detailed limits on sign size/height and the type/number of on-premise signs by site size and frontage; coordinate with County signage guidance (§ 18.91.010) .
Where it applies: Parcels within the Oakhurst/Ahwahnee plan area boundary in the unincorporated areas (§ 18.91.010(E)) .

SHO — Scenic Highway Overlayed District

Purpose, permitted uses, key standards: Not found in retrieved materials. See the established list of districts noting the SHO overlay; verify applicability and any mapped corridors with the County (§ 18.08.010; § 18.76.040) .
Where it applies: Not found in retrieved materials. Verify with the jurisdiction.

Quick-Decision Overlay Standards

Overlay	What it changes	Key triggers/thresholds	Selected standards	Code Reference
AAO	Limits uses, structure location, and height near airports	Parcel within mapped airspace surfaces	No residences within 100 ft of projected instrumented runway centerline for 1 mile; heights limited by approach/transition/etc.; general height exceptions cannot exceed AAO maxima	§ 18.78.020; § 18.78.030; § 18.98.110–.120
VCO	Enables compact mixed-use “village core” and flexibility	Parcel mapped with VCO; certain residential zones only in VCO	Minimum land-use mix: core 10%, residential 20%, public 10%; uses often need design review	§ 18.69.010; § 18.11.030; § 18.11.060
SUO	Allows one additional dwelling on larger lots with conditions	Lot ≥ 1 acre and parcel in SUO	Second unit must be for immediate family, not for sale/rent; 2 off‑street spaces per dwelling; underlying setbacks/height apply	§ 18.81.010–.050
MHA	Architectural standards for manufactured homes	Parcel in listed subdivisions	12-inch roof overhang; 20‑ft min unit width; provide required parking; base-zone setbacks/height	§ 18.84.010–.040; § 18.84.060(A)–(B)
DOS	Adds dairy-specific CUP and technical studies	Dairy in ARE zone and mapped overlay	CUP required; submit drainage, SWMP, geotechnical and other studies	§ 18.85.030–.040
Oakhurst/Ahwahnee Sign Overlay	Special sign size/height/type limits	Within Oakhurst/Ahwahnee plan boundary	Site-size/frontage-based sign allowances; see overlay tables	§ 18.91.010(C), (E)
SHO	Scenic highway protections	Not found in retrieved materials	Not found in retrieved materials	§ 18.08.010; § 18.76.040

Practical tips for working with overlays in unincorporated areas

Start on the Madera County Zoning map, then pull the overlay layers shown on the official map set (§ 18.08.020) .
Confirm that your proposal still meets base-zone development standards (setbacks, height, lot dimensions). Undefined minimum lot sizes default to 1 acre unless in a planned district (§ 18.100.010(F)) .
Where an overlay references procedures (e.g., DOS CUP) or review types (e.g., VCO design review), build that into your schedule.
Pay special attention to AAO height limits; general height exceptions do not trump the AAO (§ 18.98.110–.120) .
If an overlay is unclear or unmapped online, contact the Zoning Administrator; mapping and subdivision lists are maintained by the County (§ 18.08.020(B); § 18.84.060(B)) .

Checklist

Confirm parcel is in the unincorporated areas (County jurisdiction) and identify base zone + any overlays on the official maps (§ 18.08.020) .
Read overlay chapter text alongside base zoning; plan to satisfy both (§ 18.02.040(C)) .
AAO: Check runway centerline offsets and airspace “surface” heights; document height compliance in plans (§ 18.78.020–.030) .
VCO: Assemble required urban services plan and design review submittal; demonstrate minimum land-use mix (§ 18.69.005; § 18.69.010) .
SUO: Verify lot is ≥ 1 acre; include a statement of immediate-family occupancy and “not for sale/rent” condition; provide 2 spaces per dwelling (§ 18.81.010; § 18.81.050) .
MHA: Confirm your subdivision is on the MHA list; show 12" eaves and 20' width on elevations; coordinate parking type (§ 18.84.010; § 18.84.060) .
DOS: Prepare a CUP application with required technical studies (drainage, SWMP, geotechnical, etc.) (§ 18.85.040) .
Oakhurst/Ahwahnee Sign Overlay: Cross-check sign size/height/number with overlay tables and signage rules (§ 18.91.010) .
If a strict standard causes hardship, explore a variance (§ 18.106.010–.050) .

Risks & Ambiguities

Issue	Why it matters	What to verify
Overlay boundaries not obvious online	Misidentifying an overlay can derail design or permitting	Confirm mapping with the Zoning Administrator and official maps on file (§ 18.08.020(B))
AAO height “surfaces”	Height exceptions elsewhere cannot exceed AAO maxima	Provide a height analysis keyed to AAO surfaces; cite § 18.78.030 and § 18.98.110–.120 in your plan set
SUO family-occupancy and no-sale/rent limits	Violations could trigger enforcement	Include owner attestation; keep conditions on title if required by the County (§ 18.81.010(A))
VCO service requirements	Missing water/sewer planning can stall approvals	Submit utility plans early to align with VCO required design elements (§ 18.69.005)
MHA subdivision coverage	Standards apply only in listed subdivisions	Cross-check subdivision list; maps are on file with Planning (§ 18.84.060(A)–(B))
DOS “dairy standards” live outside code text	Submittal scope depends on Appendix D (EIR)	Obtain the current “dairy standards” from the Resource Management Agency (§ 18.85.020; § 18.85.040(B))
SHO details missing	Scenic highway controls may affect setbacks, landscaping and screening, or signs	Not found in retrieved materials; Verify with the jurisdiction (§ 18.08.010; § 18.76.040)

Information Gaps

Scenic Highway Overlayed District (SHO): Specific standards, mapped corridors, and procedures were not in the retrieved materials. Verify applicability and requirements with Madera County.
Oakhurst/Ahwahnee Sign Overlay: Detailed sign tables exist but are lengthy; confirm project-specific sign allowances with Planning using § 18.91.010 and the overlay charts .

Plain-English Summary

If your unincorporated Madera County property sits in an overlay district, you must follow both the base zoning and the overlay’s extra rules. Common overlays include airport safety (height and runway offsets), village core mixed-use areas (with water/sewer and design review), second-unit allowances on large lots, manufactured home architecture in named subdivisions, dairy standards in ag areas, and special sign controls around Oakhurst/Ahwahnee—with each tied to mapped areas and specific sections of Title 18.

Source References

§ 18.02.040(C) (comply with overlay regulations)
§ 18.08.010–.030 (districts established; official maps; overlays listed including AAO, SHO, MHA)
§ 18.76.010–.040 (Overlayed Districts—Generally; mapping and regulations)
§ 18.78.010–.030 (AAO permitted uses; structure location; height “surfaces”)
§ 18.98.110–.120 (height exceptions and increases limited by AAO)
§ 18.69.000–.010 (VCO purpose; design elements; land-use mix; design review)
§ 18.11.030; § 18.11.060 (RX/RT only with VCO)
§ 18.81.010–.050 (SUO second dwellings; setbacks/height; parking)
§ 18.84.010–.040; § 18.84.060 (MHA architectural standards; subdivision list; maps on file)
§ 18.85.010; § 18.85.030–.040 (DOS purpose; CUP; technical studies)
§ 18.91.010(C), (E) (Oakhurst/Ahwahnee Plan Area Sign Overlay)

Also see: Madera County zoning & planning overview, Madera County Development Standards, Madera County Parking, Madera County Design Review, Madera County Signage, Madera County Variances and Exceptions, Madera County Zoning.

Sources

Retrieved passages

Madera County Zoning Code (§ 1) High relevance
Madera County Zoning Code (§ 1) High relevance
Madera County Zoning Code (§ 21) High relevance
Madera County Zoning Code (Section 18.108.050) Medium relevance
Madera County Zoning Code (§ 21) Medium relevance
Madera County Zoning Code (§ 1) Medium relevance
Madera County Zoning Code (§ 1) Medium relevance
Madera County Zoning Code (§ 3) Medium relevance
Madera County Zoning Code (§ 20) High relevance
Madera County Zoning Code (§ 21) High relevance
Madera County Zoning Code (Chapter 18.102.) Medium relevance
Madera County Zoning Code (Chapter 18.102.) Medium relevance
Madera County Zoning Code (§ 1) Medium relevance
Madera County Zoning Code (§ 11) Medium relevance
Madera County Zoning Code (§ 21) Medium relevance
Madera County Zoning Code (§ 18) Medium relevance
Madera County Zoning Code (Title 18) Medium relevance
Madera County Zoning Code (chapter shall) Medium relevance

Cited sections

§ 18.02.040(C) (comply with overlay regulations) (§ 18.02.040)
§ 18.08.010–.030 (districts established; official maps; overlays listed including AAO, SHO, MHA) (§ 18.08.010)
§ 18.76.010–.040 (Overlayed Districts—Generally; mapping and regulations) (§ 18.76.010)
§ 18.78.010–.030 (AAO permitted uses; structure location; height “surfaces”) (§ 18.78.010)
§ 18.98.110–.120 (height exceptions and increases limited by AAO) (§ 18.98.110)
§ 18.69.000–.010 (VCO purpose; design elements; land-use mix; design review) (§ 18.69.000)
§ 18.11.030; § 18.11.060 (RX/RT only with VCO) (§ 18.11.030)
§ 18.81.010–.050 (SUO second dwellings; setbacks/height; parking) (§ 18.81.010)
§ 18.84.010–.040; § 18.84.060 (MHA architectural standards; subdivision list; maps on file) (§ 18.84.010)
§ 18.85.010; § 18.85.030–.040 (DOS purpose; CUP; technical studies) (§ 18.85.010)
§ 18.91.010(C), (E) (Oakhurst/Ahwahnee Plan Area Sign Overlay) (§ 18.91.010)
MaderaCounty_ZoningCode.md

Official Madera County code library

Frequently asked questions

What is the Village Core Overlay (VCO) in unincorporated Madera County?

It’s a mapped overlay that allows compact, mixed-use “urban villages” with required urban services and specific land-use mix targets. Many uses proceed with design review, and some residential zones (RX/RT) are only permitted when paired with the VCO (§ 18.69.000–.010; § 18.11.030; § 18.11.060) .

Can I build a second house on my one-acre lot in the unincorporated areas?

Only if your parcel is mapped in the Second Unit Overlay (SUO) and you meet the SUO conditions: the second unit must be for immediate family, not for sale/rent, and you must provide two off‑street spaces per dwelling; base-zone setbacks/height still apply (§ 18.81.010–.050) .

How close can I build to an airport runway?

Within the Airport/Airspace Overlay (AAO), no residential structure may be within 100 ft of the projected centerline of any instrumented runway for one mile from each end; structure heights must also comply with defined airspace “surfaces,” and general height exceptions can’t exceed AAO limits (§ 18.78.020–.030; § 18.98.110–.120) .

Do manufactured homes in Bonadelle Ranchos or Yosemite Lakes Park have extra design rules?

Yes. The Manufactured Housing Architectural Review (MHA) overlay applies in listed subdivisions and sets minimum eave overhangs (12 inches) and unit width (20 feet), plus required off‑street parking type/location. Base-zone setbacks/height still apply (§ 18.84.010–.040; § 18.84.060) .

Do I need a CUP for a dairy in an ARE zone?

Yes. In the Dairy Operations Standards (DOS) overlay, dairies are allowed in ARE zones only with a conditional use permit, and you must submit technical studies (e.g., drainage, stormwater, geotechnical) per the dairy standards (§ 18.85.030–.040) .

Are Oakhurst/Ahwahnee signs subject to unique limits?

Yes. The Oakhurst/Ahwahnee Plan Area Sign Overlay sets site-size/frontage-based caps on sign size, height, and number within the plan boundary. Coordinate with County signage guidance and the overlay tables (§ 18.91.010(C), (E)) .

How do I know if any overlay applies to my parcel?

Check the official zoning maps maintained by the County (overlay boundaries are shown there) and confirm with Planning if needed (§ 18.08.020) .

What if an overlay standard makes development impractical?

You can request a variance if you meet the County’s findings for hardship and consistency with public welfare. Variances are discretionary and not guaranteed (§ 18.106.010–.050) .

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