Local zoning · Madera County

Madera County — Zoning

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

Last reviewed: July 6, 2026

Overview

This page distills the Madera County Zoning Ordinance (Title 18) as it applies in the unincorporated areas only. The ordinance establishes base zoning districts, overlay districts, and countywide rules that govern what you can build, where, and at what intensity. Always start with the official zoning map on file with the County and then apply the use, dimensional, and any overlay standards that attach to that parcel (§ 18.08.020; § 18.08.030 ).

The single most important step is confirming the parcel’s mapped zoning and any overlays before designing a project; all allowable uses, setbacks, heights, and densities flow from that combination (§ 18.08.010; § 18.08.020; § 18.10.010 ).

Use this page with the countywide Madera County zoning & planning overview, the Madera County Land Use matrix, Madera County Development Standards, Madera County Parking, Madera County Design Review, and Madera County Overlay Districts.

How the ordinance is organized and applied (unincorporated areas)

Title 18 sets specific rules governing land uses, density, building placement/height/bulk, open space, site dimensions, and off-street parking/loading, and incorporates a county zoning plan (§ 18.02.030 ).
No building or site may be used or built except as allowed in its zone, subject to applicable setbacks, height, lot dimensions, off‑street parking, and overlay regulations (§ 18.02.040 ).
The zoning administrator (the Planning Director) enforces the code, approves land-use/zoning permits, and may revoke permits for noncompliance (§ 18.02.050; § 18.06.030; § 18.06.040; § 18.06.060 ).
District regulations are in their respective chapters; where two setback numbers are shown, a front wall may sit at the right‑of‑way or at the deeper setback; where two side offsets are shown, one applies to each side (§ 18.10.010 ).
Official zoning maps are kept by the zoning administrator; boundaries follow lot lines, section lines, or rights‑of‑way unless otherwise shown, with special rules for stream-adjacent open space lines (§ 18.08.020; § 18.08.030 ).

Base Zoning Districts — District-by-District (unincorporated areas)

The ordinance establishes the following districts; verify each parcel’s mapped district and overlays with the County before proceeding (§ 18.08.010; § 18.08.020 ).

RUS — Residential, Urban, Single Family

Purpose/use: Single-family lots smaller than RRS; lots of one acre or less must have urban sewer and water (§ 18.11.020 ).
Typical permitted uses: Single-dwelling units. Detailed use tables: Not found in retrieved materials.
Key dimensional standards: Not found in retrieved materials. Default if a zone’s minimum lot size is undefined is 1 acre (non‑planned zones) (§ 18.100.010 ).
Where applied: Areas planned for urban services (§ 18.11.020 ).

RX — Residential, Urban, Flexible Single Unit

Purpose/use: Attached or detached single units on lots smaller than RUS to achieve near multi‑unit densities; allowed only with a “village core overlay district” (§ 18.11.030 ).
Uses/standards: Detailed use and standards: Not found in retrieved materials. See Madera County Overlay Districts for the overlay requirement.

RRS — Residential, Rural, Single Family (1 to 10 acres)

Purpose/use: Large‑lot rural single‑unit areas with accessory ag uses, maintaining rural character (§ 18.11.040(A) ).
Minimum lot sizes: RRS 1 ac; RRS‑2/2½/3 2–3 ac; RRS‑5 5 ac; RRS‑10 10 ac (§ 18.11.040(B) ).
Other standards: Not found in retrieved materials.
Where applied: Rural character areas, low density (§ 18.11.040(A) ).

RMS — Residential, Mountain, Single Family

Purpose/use: Single units on varied-size lots with accessory ag uses; minimum lot size 1 acre (§ 18.11.050 ).
Standards/permitted uses detail: Not found in retrieved materials.
Where applied: Mountain/rural character areas (§ 18.11.050 ).

RT — Residential, Traditional Alley Lot

Purpose/use: Attached single units on small lots with alley access; used only with the village core overlay district (§ 18.11.060 ).
Standards/permitted uses detail: Not found in retrieved materials.

RUM — Residential, Urban, Multiple Family

Purpose/use: Multiple dwelling unit development; with urban services on lots ≤1 acre; minimum lot size with urban services 6,000 sf; minimum land per dwelling 1,700 sf (§ 18.11.070 ).
Uses/other dimensional standards: Not found in retrieved materials.
Where applied: Urbanized areas with community sewer and water (§ 18.11.070 ).

RRM — Residential, Rural, Multiple Family

Purpose/use: Multiple-family dwellings on larger lots; minimum lot size 1 acre; urban services not required (§ 18.11.080 ).
Detailed dimensional standards: Not found in retrieved materials.

RM — Residential, Mountain, Family

Purpose/use: Dwellings on varied-size lots with accessory ag uses; minimum lot size 1 acre (§ 18.11.090 ).
Detailed dimensional standards: Not found in retrieved materials.

ARE — Agricultural, Rural, Exclusive (20–640 acre series)

Purpose/use: Accommodates a wide range of agricultural uses; applied to lands in agricultural use (§ 18.56.010(A); § 18.58.010(A) ).
Minimum parcel sizes:
- ARE‑20: minimum eighteen-acre parcels (§ 18.56.010(B) ).
- ARE‑40: minimum thirty‑six‑acre parcels (§ 18.58.010(B) ).
- ARE‑80–640: minimum eighty‑acre parcels, primarily grazing land (§ 18.60.010(B) ).
Dimensional/uses details: Not found in retrieved materials.

ARF — Agricultural, Rural, Foothill

Purpose/use: Wide variety of uses, including small‑scale agriculture; minimum 2.5‑acre parcels (§ 18.64.010 ).
Other standards: Not found in retrieved materials.

AR‑5; ARV‑20 — Agricultural, Rural (5 ac); Agricultural, Rural, Valley (20 ac)

Purpose/standards: Not found in retrieved materials beyond district establishment (§ 18.08.010 ).

CUG; CUM; CUR; CRG; CRM; CRR; CRH — Commercial districts

Purpose/use: Urban and rural commercial categories (general/median/restricted; highway). Specific permitted uses and dimensional standards: Not found in retrieved materials (§ 18.08.010 ).
Notes: Bulk fuel storage, where allowed by CUP, has additional siting rules (e.g., pumps/tanks ≥25 ft from base setback line) (§ 18.94.170(B) ).

I‑L; I‑H — Industrial, Light and Heavy

Purpose/standards: Not found in retrieved materials (§ 18.08.010 ).

IA — Institution Area

Purpose/standards: Not found in retrieved materials (§ 18.08.010 ).

OSS — Open Space; POS — Public Open Space

Purpose/standards: Not found in retrieved materials; note special boundary‑setting rules along watercourses (§ 18.08.030(C) ).

QMD — Quarrying, Mining, Drilling

Purpose/standards: Not found in retrieved materials (§ 18.08.010 ).

TPZ — Timber Preserve Zone

Key dimensional standards:
- Setbacks: front from ROW 25 ft min; side 10 ft min; rear 20 ft min (§ 18.75.020 ).
- Height: principal 35 ft max; accessory 15 ft max (§ 18.75.030 ).
- Lot area: 160 acres minimum (with a joint timber management plan alternative by 4/5 Board vote) (§ 18.75.040(A) ).
- Max dwelling floor area ratio: 2.5%; total buildings area: 5% max (§ 18.75.040(D)–(E) ).

PRD — Planned Residential Development; PIA — Planned Recreation Area; PSC — Planned Shopping Center; PIP — Planned Industrial Park

Purpose/standards: Not found in retrieved materials (§ 18.08.010 ).

PDD — Planned Development District

Purpose: Enables creative land use and design; deviations allowed where public benefits accrue and consistency with the General Plan is maintained (§ 18.67.010 ).
Standards: Must generally conform to standards for similar uses unless justified as part of the PDD (§ 18.67.010 ).

Overlay Districts (additional to the base zone)

General: Overlays add special regulations within mapped areas in addition to the underlying district (§ 18.76.010–.040; § 18.08.020 ). See also Madera County Overlay Districts.

AAO — Airport/Airspace Overlay

Prohibits uses that interfere with navigation/operations and limits heights; no residence within 100 ft of a projected instrumented runway centerline for one mile from each end (§ 18.78.010; § 18.78.020; § 18.78.030 ).

SHO — Scenic Highway Overlay

Purpose/standards: Not found in retrieved materials (§ 18.08.010; § 18.76.040 ). Consider checking Madera County Historic Preservation policies for related context.

MHA — Manufactured Housing Architectural Review Overlay

Adds design/placement standards for manufactured homes while keeping base-zone uses, including minimum 12‑inch roof overhang, minimum 20‑ft width, and parking by code (§ 18.84.010(A)(1)–(3) ).
Setbacks/height/lot dimensions follow the underlying zone (§ 18.84.020–.040 ).
Applies to specified subdivisions in the unincorporated area (e.g., Bass Lake Annex, Bass Lake Annex No. 3) (§ 18.84.060(A) ).

Countywide zoning rules and cross‑cutting provisions

Parking: Off‑street parking is required per use; two spaces minimum per dwelling unless otherwise specified in the zone or parking chapter (§ 18.102.010; § 18.81.050 ). See Madera County Parking.
Default lot size: If a non‑planned zone does not specify minimum lot size, default is 1 acre (§ 18.100.010 ).
Nonconforming uses: May seek conditional use status under set findings (§ 18.86.050 ). See Madera County Nonconforming Uses.
Variances: Relief from strict standards may be granted under specified findings (§ 18.106.010–.050 ). See Madera County Variances and Exceptions.
Special districts/uses: SRA defensible space maintenance is required inside State Responsibility Areas (§ 18.94.150 ). Agritourism and solar farms have special standards when permitted (§ 18.94.180; § 18.94.190 ).
Site/operational conditions: The zoning administrator can condition approvals for circulation, drainage, sewage disposal, planting screens, and operational controls (§ 18.104.050 ). See Madera County Landscaping and Screening and Madera County Signage.

Key standards at a glance (selected)

Topic	Standard (summary)	Code Reference
Official zoning map governs	Maps are part of the zoning title; kept by zoning administrator	§ 18.08.020
Zoning boundary interpretation	Administrator interprets; boundaries follow lot lines/ROW unless shown otherwise	§ 18.08.030
Default min lot size (if undefined)	1 acre (non‑planned zones)	§ 18.100.010
RRS minimum lots	1, 2–3, 5, or 10 acres depending on sub‑zone	§ 18.11.040(B)
RUM urban multi‑family	6,000 sf min lot with urban services; 1,700 sf per dwelling	§ 18.11.070
ARF foothill ag	2.5‑acre minimum	§ 18.64.010
ARE series	ARE‑20: 18 acres; ARE‑40: 36 acres; ARE‑80–640: 80+ acres	§ 18.56.010(B); § 18.58.010(B); § 18.60.010(B)
TPZ core setbacks/heights	25 ft front; 10 ft side; 20 ft rear; 35 ft/15 ft height	§ 18.75.020; § 18.75.030
TPZ lot area & FAR	160 ac min; FAR 2.5% dwellings; 5% total buildings	§ 18.75.040
Airport overlay	Limits heights/uses; 100 ft no‑residential buffer along instrumented runway centerline for 1 mile	§ 18.78.010–.020

Checklist

Confirm parcel is in the unincorporated area and identify its base zone on the official zoning map (§ 18.08.020 ).
Check for overlays (AAO, SHO, MHA, etc.) and their additional rules (§ 18.76.010–.040 ).
Verify permitted use (and whether a CUP is required) in the base zone; if unclear, consult the zoning administrator (§ 18.02.040; § 18.06.040 ).
Confirm minimum lot size, width, and any applicable default rules (§ 18.100.010 ).
Apply setbacks, height limits, and any FAR/coverage limits (e.g., TPZ) for your district (§ 18.10.010; § 18.75.020–.040 ).
Review parking requirements for your use and zone (§ 18.102.010; § 18.81.050 ).
Check for special location-based rules (e.g., SRA defensible space in wildfire areas) (§ 18.94.150 ).
If nonconforming or needing relief, evaluate Nonconforming Uses and Variances and Exceptions (§ 18.86.050; § 18.106.010–.050 ).
Coordinate any required Design Review and confirm submittal/approval with the zoning administrator (§ 18.06.060; § 18.104.050 ).
Keep zoning distinct from the California Building Standards Code; zoning approval does not replace building code compliance.

Risks & Ambiguities

Issue	Why it matters	What to verify
Split-zoned parcels	Different parts of a parcel may have different standards	Confirm map lines and which standards apply where (§ 18.08.030 )
Undefined min lot size	Some zones may not list a minimum outright	Default 1‑acre rule (non‑planned zones) (§ 18.100.010 )
Overlay impacts	AAO/SHO/MHA can override or augment base rules	Overlay mapping and specific overlay chapter requirements (§ 18.76.010–.040; § 18.78.010; § 18.84.010 )
Service prerequisites	Some residential zones assume urban services	Sewer/water availability and any conditions (§ 18.11.020; § 18.11.070 )
Rural wildfire standards	Projects in SRA must maintain defensible space	SRA mapping and § 18.94.150 applicability (§ 18.94.150 )
Special uses	Agritourism/solar farms have extra rules if allowed	Whether use is permitted and added conditions (§ 18.94.180; § 18.94.190 )
Conditional status for legacy uses	Nonconforming operations may seek CUP status	Eligibility and findings (§ 18.86.050 )

Plain-English Summary

In unincorporated Madera County, zoning controls what you can do on your land and how structures must be placed. First, check your parcel’s zone and overlays, then apply the use list, lot size, setbacks/height, and parking rules; ask the zoning administrator early if you need a variance or if your use is unclear. Some zones require sewer/water, and wildfire‑area parcels must maintain defensible space. State rules on California housing laws and California ADU law may layer on top of local zoning—verify how they affect your project.

Information Gaps

Detailed permitted use lists and dimensional tables for many commercial, industrial, institutional, open space, quarrying, and planned districts: Not found in retrieved materials.
Scenic Highway Overlay (SHO) standards: Not found in retrieved materials.
AR‑5 and ARV‑20 standards beyond district names: Not found in retrieved materials.
Full “village core overlay” provisions referenced by RX/RT: Not found in retrieved materials.

Source References

Title 18 organization, compliance, and administration: § 18.02.030; § 18.02.040; § 18.02.050; § 18.06.030; § 18.06.040; § 18.06.060
Districts established/mapped and boundary interpretation: § 18.08.010; § 18.08.020; § 18.08.030; § 18.10.010
Residential districts (purposes and key minimums): § 18.11.020–.090
Agricultural districts (purposes and minimum parcel sizes): § 18.56.010; § 18.58.010; § 18.60.010; § 18.64.010
TPZ standards: § 18.75.020–.040
Overlays—general and AAO/MHA specifics: § 18.76.010–.040; § 18.78.010–.030; § 18.84.010–.040; § 18.84.060
Parking and lot-dimension defaults: § 18.102.010; § 18.100.010; § 18.81.050
Nonconforming use status and variances: § 18.86.050; § 18.106.010–.050
Special provisions (SRA defensible space, agritourism, solar farms, bulk fuel storage): § 18.94.150; § 18.94.190; § 18.94.180; § 18.94.170

Sources

Retrieved passages

Madera County Zoning Code (§ 1) High relevance
Madera County Zoning Code (Section 18.108.050) High relevance
Madera County Zoning Code (§ 20) High relevance
CBC § 1 (§ 1) High relevance
Madera County Zoning Code (Section 18.108.050) High relevance
Madera County Zoning Code (§ 1) High relevance
Madera County Zoning Code (§ 1) High relevance
Madera County Zoning Code (§ 3) High relevance

Cited sections

Official Madera County code library

Frequently asked questions

What can I build on an RRS‑5 lot in unincorporated Madera County?

The RRS zones are intended for single-dwelling units on large rural lots; in RRS‑5 the minimum lot is five acres. Accessory agricultural uses are anticipated. Specific permitted uses and setbacks for RRS were not found in the retrieved materials, but the minimum lot sizes are set in § 18.11.040(B) . Verify other standards with the zoning administrator.

What are the minimum setbacks and height limits in the TPZ zone?

In the Timber Preserve Zone, the front setback is 25 ft from the right‑of‑way, side 10 ft, and rear 20 ft. Principal buildings are limited to 35 ft in height (15 ft for accessory), with FAR caps of 2.5% for dwelling floor area and 5% for total buildings (§ 18.75.020; § 18.75.030; § 18.75.040 ).

Where do I find the official Madera County zoning map?

The official zoning maps for unincorporated areas are part of the zoning title and are kept on file by the zoning administrator. Boundary lines are interpreted by the administrator per the map and code rules (§ 18.08.020; § 18.08.030 ).

Do residential lots need sewer and water?

In urban‑oriented residential zones like RUS and RUM, lots of one acre or less (RUS) or multi‑family development (RUM) assume community sewer and water. RUM sets a 6,000 sf minimum lot with urban services, and RUS requires urban services for lots one acre or less (§ 18.11.020; § 18.11.070 ).

Are ADUs allowed in all residential zones?

State ADU laws apply countywide and can affect local zoning limits. The local ordinance sections retrieved do not list ADU standards; consult County staff and see California’s rules for context. Verify with the jurisdiction; see California ADU law.

What if my lot’s minimum size isn’t listed in its zone chapter?

If the minimum lot size is not specified in a non‑planned zone, the default is 1 acre. This backstop applies unless the zone chapter states otherwise (§ 18.100.010 ).

Do I need off‑street parking for a new home?

Yes. Two spaces are the minimum per dwelling unless a zone or use standard says otherwise, and the Parking chapter applies countywide in the unincorporated areas (§ 18.81.050; § 18.102.010 ).

How are nonconforming uses handled?

An existing nonconforming use may petition for conditional use status if findings can be made that it is not adverse to public welfare and fits the ordinance’s spirit; this requires a public hearing (§ 18.86.050 ). See Madera County Nonconforming Uses.

Can I get a variance from setbacks or other standards?

Possibly. Variances may be granted if strict application creates practical difficulties or unnecessary hardship and findings are met; some structure‑location variances can be approved by the zoning administrator (§ 18.106.010–.050 ). See Madera County Variances and Exceptions.

What extra rules apply near airports?

The Airport/Airspace Overlay restricts heights and certain uses that could interfere with aviation; for example, no residential structure is permitted within 100 ft of the projected centerline of an instrumented runway for a mile from each end (§ 18.78.010–.020 ).

Ask about any Madera County property

Get a cited, plain-English answer on Madera County zoning, setbacks, FAR, ADUs and permits — for any address.

Start Free Trial