Madera County — Signage

Last reviewed: July 6, 2026

Overview

This page distills how Madera County regulates signs in the unincorporated areas through the Zoning Ordinance, primarily in Chapter 18.90 (Sign Regulations) and the Oakhurst/Ahwahnee Plan Area Sign Overlay Zone (Chapter 18.91). Key countywide rules limit placement in rights-of-way, flashing or moving features, and hazardous locations, while overlay and corridor rules add stricter design and dimensional standards where viewsheds are sensitive or freeway visibility is at stake. Always check your parcel’s base zoning and whether any overlay districts apply before designing signage.

Core rule: In unincorporated areas, no sign may be erected unless expressly permitted by the sign chapters; off‑premises signs additionally require a zoning permit per Chapter 18.104 (§ 18.90.020 ).

Countywide framework (applies in all districts)

• Purpose: protect traffic safety and scenic vistas in unincorporated areas (§ 18.90.010 ).
• Prohibition unless allowed: signs are only lawful if expressly permitted; off‑premises signs need a zoning permit (§ 18.90.020 ).
• Where you cannot place signs:
  • On public property or projecting over rights‑of‑way (§ 18.90.040 ).
  • Where they obstruct visibility, imitate traffic control devices, or exceed Vehicle Code illumination limits (§ 18.90.050 ).
  • On trees, rocks, or other natural features (§ 18.90.060 ).
• Safety and maintenance: signs must not be hazardous and must meet applicable building/electrical codes; maintain good condition (§ 18.90.070 ). See also the California Building Standards Code.
• Definitions and spacing for off‑premises signs: minimum 1,000 ft from any other off‑premises sign and 500 ft from interchanges or at‑grade intersections (§ 18.90.030(B) ).
• Nonconforming signs: limits on alteration; removal timelines and amortization procedures (§ 18.90.080 ). For overlay areas, see additional abatement rules below.

District-by-district standards

Agricultural, Quarry, Open Space, Timber districts

• Purpose: maintain rural/resource character with low‑intensity identification.
• Typical permitted signage: limited on‑premises identification; campaign and public announcement allowances.
• Key dimensional standards in unincorporated areas:
  • Total sign area per parcel: 240 sq ft; plus an extra 32 sq ft for campaign signs, and an extra 32 sq ft for public announcement signs (§ 18.90.130(A), (B), (D) ).
  • Max area/height per sign: 240 sq ft and 10 ft height (§ 18.90.130(C) ).
  • Illumination: in agricultural districts, only address signs may be illuminated (§ 18.90.150(D) ).
• Where it applies: parcels zoned agricultural, quarry, open space, or timber in the unincorporated county.

Residential zone districts

• Purpose: preserve neighborhood character and safety.
• Typical permitted signage: low‑scale identification; address illumination only.
• Key standards:
  • Illumination limited: only property‑address signs may be illuminated (§ 18.90.150(D) ).
  • Moving or intermittent lighting prohibited countywide (§ 18.90.150(A)–(B) ).
  • Real property (for‑sale) sign sizes and placement are detailed for the Oakhurst/Ahwahnee overlay (see overlay section). Outside the overlay: Not found in retrieved materials.
• Where it applies: all residentially zoned land in unincorporated areas.

Commercial, Industrial, and Institutional zone districts

• Purpose: enable business identification while protecting safety and aesthetics.
• Typical permitted signage: on‑premises and off‑premises signs, subject to area/height, placement, and lighting standards.
• Key standards:
  • Illumination allowed for on‑premises and off‑premises signs; no intermittent lighting and no moving parts (§ 18.90.150(A)–(C) ).
  • Off‑premises spacing limits apply (§ 18.90.030(B) ).
  • Additional dimensional caps for these zones: Not found in retrieved materials.
• Where it applies: commercial, industrial, and institutional zones in unincorporated areas.

Planned districts (recreation, residential development, shopping center, industrial)

• Purpose: tailored approvals in master‑planned settings.
• Typical permitted signage: only those signs included in the site plan approval are allowed (§ 18.90.140 ).
• Key standards: governed by the approved plan; general countywide prohibitions and safety rules still apply (§ 18.90.040–.070 ).
• Where it applies: planned recreation, residential development, shopping center, or industrial zones in unincorporated areas.

Oakhurst/Ahwahnee Plan Area Sign Overlay Zone (Chapter 18.91)

• Purpose: upgrade the corridor’s appearance, protect scenic character, and provide effective business identification in the mountain gateway area; Chapter 18.90 and Chapter 18.106 are incorporated unless modified (§ 18.91.010, § 18.91.080(A) ).
• Signs allowed with a sign permit:
  • Freestanding signs: 1 per parcel/business complex if frontage ≤300 ft; 2 allowed if frontage >300 ft, more than one major entry, and ≥100 ft between signs; max 60 sq ft per face (100 sq ft if parcel >10 acres), 12 ft tall (up to +2 ft with planter/monument base) (§ 18.91.040(A)(1)–(4) ).
  • Additional small on‑site signs: directional signs up to 3 sq ft and 4 ft high (1 per vehicular entrance + 1 per drive‑through); one non‑illuminated delivery sign up to 3 sq ft per unit of operation (§ 18.91.040(A)(5)(a)–(b) ).
  • Building signs: 1 sq ft per linear ft of building face to which attached; cap 85 sq ft per building side (min 10 sq ft); if building is ≥250 ft from street, up to 225 sq ft per unit; height may not exceed top of building; projection ≤36 inches; sign averaging allowed (§ 18.91.040(B)–(B)(5) ).
  • Master architectural sign plan: required for business complexes; governs tenant sign responsibilities, review, and consistency (§ 18.91.040(L) ).
• Signs allowed without a sign permit (exempt):
  • Small memorial/nameplate signs, official flags (≤8×12 ft, pole ≤30 ft), official traffic/safety signs, code‑required signs (minimum necessary size), certain small window/service signs, and defined temporary signs (generally ≤15 consecutive days and ≤120 days/year; civic/special event signs up to 45 days) (§ 18.91.050(A) ).
  • Real property (for‑sale/lease) signs: sizes vary by zoning and parcel size; height ≤6 ft unless affixed to a building; two temporary “open house” signs allowed during viewing hours; balloons/flags limited to open houses and ≤72 hours/week (§ 18.91.050(B) ).
  • Trade construction signs: aggregate area caps and removal timing at CO issuance (§ 18.91.050(D) ).
• Prohibited signs: signs on natural features or utility poles; private signs in/over rights‑of‑way; advertising statuary; all exterior exposed clear‑tube neon; moving arc lights; mobile sign advertising vehicles (with narrow exceptions) (§ 18.91.060(A), (C) ).
• General standards: area computation; bulletin board percentage limits; utility line clearance; structural safety/maintenance (§ 18.91.030 ).
• Administration and enforcement: incorporates Chapters 18.90 and 18.106; deactivation of rotating/blinking signs within 60 days; 15‑year abatement for legal nonconforming signs in the overlay; nonfunctional/abandoned signs must be removed; illegal signs are a public nuisance (§ 18.91.080(C)–(E) ). For relief, see Madera County Variances and Exceptions.

Freeway 99 Corridor Sign Guidelines (Countywide corridor standard)

• Purpose: keep Highway 99 viewsheds orderly while allowing effective freeway‑oriented identification (§ 18.90.160(A) ).
• Coverage and sign opportunity: within ½‑mile of the eight interchanges, parcels are divided into quadrants; each corner of each interchange may have one freeway sign serving multiple on‑premise tenants (§ 18.90.160(B) ).
• Key rules:
  • Monument signs preferred; if a multi‑tenant monument sign is used, no individual pole signs for those tenants (§ 18.90.160(C)(4)–(5) ).
  • No new billboards in the corridor (§ 18.90.160(C)(6) ).
  • Location/Setbacks for freeway/highway‑oriented signs: must be within 150 ft of the freeway right‑of‑way and on adjacent/abutting property (or separated only by listed public corridors); setback ≥150 ft from streets other than the freeway/frontage road; separation from residential zones at least equal to the sign’s height, plus ≥5 ft from any other interior lot line (§ 18.90.160(C)(8)–(10) ).
  • Not for general advertising for hire (§ 18.90.160(C)(11) ).
  • Variance path: freeway‑oriented signs that don’t meet table standards require a variance with findings on freeway visibility and view protection by the Planning Commission (§ 18.90.160(C)(7) ). See Madera County Design Review and Variances and Exceptions.
  • Master sign plan is required where projects involve multiple buildings/parcels (§ 18.90.160(C)(2) ).
  • Universal design elements (e.g., “plank” form, county logo, interior illumination) standardize freeway signs (§ 18.90.160(D) ).
• Dimensional guidance excerpt (illustrative): the corridor criteria include quadrant‑based allowances for monument/pylon/freeway signs in commercial/industrial/mixed‑use corners; agricultural and residential corners do not allow freeway signs (Ord. No. 525WW Exh. A to § 18.90.160 ). Verify exact allowances for your quadrant with the Planning Department.

Quick-reference standards

Practical guidance

• Start with parcel due diligence in the Madera County Zoning map and overlay districts. If you’re in the Oakhurst/Ahwahnee overlay, your sign must meet Chapter 18.91; elsewhere, apply Chapter 18.90 standards.
• For multi‑tenant sites, plan a master architectural sign plan early—both the overlay and the Freeway 99 corridor expect coordinated, consistent designs (§ 18.91.040(L) ; § 18.90.160(C)(2) ).
• Freeway‑visible projects: use the corridor criteria first, then consider a variance only if visibility findings can be met (§ 18.90.160(C)(7) ). Tie this to your development standards and landscaping and screening so the base design supports the sign.
• Nonconforming or legacy signage? Coordinate early with staff on amortization timelines and whether modifications would trigger conformance; see also Madera County Nonconforming Uses (§ 18.90.080; § 18.91.080(D) ).

Checklist

• Confirm parcel is in the unincorporated area and identify base zoning and any overlays (overview, zoning, overlay districts).
• Determine if the Oakhurst/Ahwahnee overlay or Freeway 99 corridor rules apply (§ 18.91.010; § 18.90.160(B) ).
• Check countywide prohibitions: no signs in/over ROW; avoid traffic hazards; no moving parts or intermittent illumination (§ 18.90.040–.050; § 18.90.150(A)–(B) ).
• If off‑premises, confirm spacing and obtain the required zoning permit (§ 18.90.030(B); § 18.90.020 ).
• Size and height: apply the correct district standards (e.g., Ag/Open Space/Timber: 240 sq ft total; overlay freestanding/building caps) (§ 18.90.130; § 18.91.040 ).
• For freeway‑oriented signs, check adjacency, setbacks, billboard ban, and variance findings if needed (§ 18.90.160(C)(6)–(11) ).
• Confirm if a master sign plan is required (business complex or corridor projects) (§ 18.91.040(L); § 18.90.160(C)(2) ).
• Verify lighting complies and is not intermittent; in residential/ag zones, only address signs may be illuminated (§ 18.90.150(C)–(D) ).
• Ensure structural/electrical compliance with county codes; maintain the sign in safe condition (§ 18.90.070; § 18.91.030(E)–(H) ).
• If nonconforming, confirm allowable maintenance vs. required abatement timelines (§ 18.90.080; § 18.91.080(D) ).

Risks & Ambiguities

Plain-English Summary

If your property is in unincorporated Madera County, your sign must follow Chapter 18.90—and if you’re in Oakhurst/Ahwahnee or near Freeway 99, extra overlay/corridor rules apply. Expect bans on signs in the right‑of‑way, moving or flashing elements, and hazardous placements, plus specific size/height caps by district—with coordinated, well‑designed monument and building signs favored over pole signs.

Source References

• Madera County Zoning Ordinance, Chapter 18.90 (Sign Regulations): § 18.90.010–.020, .030(B), .040–.080, .130–.160 .
• Oakhurst/Ahwahnee Plan Area Sign Overlay Zone (Chapter 18.91): § 18.91.010, .030, .040, .050, .060, .080 .
• Related County pages: Madera County zoning & planning overview, Madera County Land Use, Madera County Development Standards, Madera County Design Review, Madera County Variances and Exceptions, Madera County Nonconforming Uses, Madera County Parking, California Building Standards Code, Madera County Overlay Districts, Madera County Historic Preservation.

Information Gaps

• Countywide dimensional caps for commercial/industrial/institutional districts outside the Oakhurst/Ahwahnee overlay: Not found in retrieved materials.
• Exact, current quadrant-by-quadrant sign area/height table for all Freeway 99 interchanges: partial excerpts only; Verify with the jurisdiction.

Retrieved passages

• Madera County Zoning Code High relevance show source text
• Madera County Zoning Code (§ 2) High relevance show source text
• Madera County Zoning Code (§ 3) High relevance show source text
• CEC § 2 (§ 2) High relevance show source text
• Madera County Zoning Code High relevance show source text
• Madera County Zoning Code High relevance show source text
• Madera County Zoning Code (chapter by) High relevance show source text
• Madera County Zoning Code (§ 1) High relevance show source text

Cited sections

• Madera County Zoning Ordinance, Chapter 18.90 (Sign Regulations): § 18.90.010–.020, .030(B), .040–.080, .130–.160 . (Chapter 18.90)
• Oakhurst/Ahwahnee Plan Area Sign Overlay Zone (Chapter 18.91): § 18.91.010, .030, .040, .050, .060, .080 . (Chapter 18.91)
• Related County pages: Madera County zoning & planning overview, Madera County Land Use, Madera County Development Standards, Madera County Design Review, Madera County Variances and Exceptions, Madera County Nonconforming Uses, Madera County Parking, California Building Standards Code, Madera County Overlay Districts, Madera County Historic Preservation.
• MaderaCounty_ZoningCode.md

• Official Madera County code library