Local zoning · Kern County

Kern County — Land Use

Land Use under the Kern County local zoning and planning code, with the controlling citations.

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Last reviewed: July 6, 2026

Overview

Kern County regulates what land uses are allowed on each parcel in unincorporated areas through its Title 19 — Zoning ordinance. Title 19 sets what is permitted “by-right” versus what needs a discretionary approval (e.g., conditional use permit), and it adds special rules in combining/overlay districts. Start with your parcel’s base zoning in the Kern County Zoning map, then apply any combining/overlay district and the county’s Development Standards where they apply.

For land in unincorporated areas, Title 19 applies to “all property in unincorporated Kern County,” and its rules work alongside other local and state regulations; where two ordinances conflict, the more restrictive one governs (§ 19.02.030; § 19.02.040).

How Kern County organizes land use

  • Title 19 divides unincorporated land into base districts (e.g., E, R-1, R-2, R-3, CO, C-2, CH, A, OS, NR, MP, PL), each with a purpose and lists of permitted and conditional uses. Density and dimensional rules are district-specific.
  • Many areas are also in combining/overlay districts (e.g., FP/FPS floodplain, H Airport Approach Height, KRC Kern River Corridor, SC Scenic Corridor, RL Rural Living, PE Petroleum Extraction), which add or modify use restrictions.
  • Multifamily residential, commercial, and industrial projects must also meet countywide Development Standards in Chapter 19.80, in addition to any district-specific standards (§ 19.80.010).

Base Zoning Districts — What’s allowed and key standards (unincorporated areas)

Estate Residential (E)

  • Purpose: Larger-lot residential environment; minimum lot size is generally 1/4 acre unless combined with the Lot Size (LS) combining district; CL (Cluster) can reduce lot size (§ 19.16.010).
  • Permitted: Single-family dwelling, ADU (see also California ADU law), manufactured home (per section), small-scale domestic agriculture as accessory uses (§ 19.16.020).
  • Conditional: Additional single-family dwelling (subject to density cap), various recreational and civic uses, private/public airports/heliports, certain resource extraction where allowed (§ 19.16.030).
  • Where it applies: Common in semi-rural unincorporated neighborhoods; verify parcel zoning on the county’s map.

Low-Density Residential (R-1)

  • Purpose: Single-family subdivisions up to 10 du/net acre (§ 19.18.010).
  • Permitted: Single-family dwelling, ADU by Chapter 19.90, residential accessory structures; limited domestic agriculture (§ 19.18.020).
  • Key dimensional: Minimum lot size 6,000 sq ft (§ 19.18.050); max one dwelling per legal lot (§ 19.18.060). Front setback is measured from the roadway centerline: 55 ft (local), 70 ft (secondary), 80 ft (major); and never less than 25 ft from the right-of-way (§ 19.18.070).
  • Where it applies: Established single-family tracts in unincorporated areas.

Medium-Density Residential (R-2)

  • Purpose: Single-family, duplex and medium-density multifamily up to 16 du/net acre (§ 19.20.010).
  • Permitted: Single-family, duplex, triplex, quadruplex, apartments, ADU; select community and utility uses (§ 19.20.020).
  • Conditional: Boarding/rooming house, community care facility, emergency shelter, and other listed uses (§ 19.20.030).
  • Development standards: Multifamily in R-2 must meet Chapter 19.80 Development Standards (§ 19.80.010).

High-Density Residential (R-3)

  • Purpose: Apartments/townhomes/condos, 20–29 du/net acre; applied only where urban services exist (§ 19.22.010; § 19.22.020).
  • Permitted: Apartments, townhouses, condos, single-family, ADU, residential hotel, supportive/transitional housing; select community/utility uses (§ 19.22.020).
  • Key dimensional: Minimum lot size 6,000 sq ft (§ 19.22.050); min lot area per unit 1,500 sq ft (§ 19.22.060). Front setbacks from roadway centerline: 45 ft (local), 60 ft (secondary), 70 ft (major), and never less than 15 ft from the right-of-way (§ 19.22.070).

Commercial Office (CO)

  • Permitted: Business/professional, financial, and R&D offices; a curated set of retail/services; civic/institutional uses (e.g., library, museum); schools; limited residential such as manager’s units and dwellings above the ground floor where specified (§ 19.28.020).
  • Conditional: A broader slate including apartments and other residential types; indoor recreation; restaurants; parking structures; utility substations; civic/institutional facilities (§ 19.28.030).
  • Prohibited: Any use not listed as permitted/CUP (§ 19.28.040).
  • Development standards: CO projects must meet Chapter 19.80 Development Standards (§ 19.80.010).

General Commercial (C-2)

  • Key dimensional: Minimum lot 7,500 sq ft (§ 19.32.050); for any residential allowed by CUP, 1,500 sq ft lot area per dwelling (§ 19.32.060). Setbacks from roadway centerline: 40 ft (local), 45 ft (secondary), 55 ft (major) (§ 19.32.070).
  • Development standards: C-2 projects must meet Chapter 19.80 Development Standards (§ 19.80.010).
  • Permitted/CUP use lists: Not found in retrieved materials (§ 19.32.020/030).

Highway Commercial (CH)

  • Conditional: Wide-ranging travel- and highway-oriented commercial, selected residential by CUP, RV parks, arenas, major recreation, truck fueling with repairs, airports/heliports, and certain utility/waste uses (§ 19.34.030).
  • Key dimensional: Minimum lot 7,500 sq ft (§ 19.34.050); front setbacks from roadway centerline 40/45/55 ft (§ 19.34.070). Residential lot area per unit: no minimum; residential only as accessory or CUP (§ 19.34.060).

Exclusive Agriculture (A)

  • Purpose: Keep lands in agriculture and avoid incompatible encroachment (§ 19.12.010).
  • Permitted: Extensive list of crop production; animal raising (including beekeeping, grazing, certain poultry), and accessory agricultural uses; some accessory community/utility uses (§ 19.12.020).
  • Conditional: Agricultural industries (e.g., wineries, distilleries, by‑product processing), dairies (with locational limits), additional dwellings at very low rural densities, recreational uses (e.g., RV parks), and more (§ 19.12.030).
  • Key dimensional: Minimum lot size typically 20 acres; if under Williamson Act and designated 8.2/8.3/8.5, 80 acres (§ 19.12.050).

Open Space (OS)

  • Purpose: Protect unimproved lands with scenic, habitat, geologic, resource, or passive recreation value (§ 19.44.010).
  • Permitted: Grazing; trails; certain utility corridors; preserves without structures (§ 19.44.020).
  • Conditional: Parks, auto parking, public service uses, and energy/resource extraction as allowed (§ 19.44.030).

Natural Resource (NR)

  • Purpose: Lands with productive petroleum/mineral/timber resources; limit incompatible encroachment; allow resource development and compatible activities (§ 19.46.010).
  • Permitted highlight: Resource-related yards and storage, certain utility facilities, limited commercial/industrial accessory and oilfield-related uses with conditions (§ 19.46.020 excerpts).

Mobilehome Park (MP)

  • Purpose: Areas for mobilehome parks regulated by the Mobilehome Parks Act; maximum park density is controlled by the applicable General Plan category; RV parks may be included within limits (§ 19.26.010).
  • Permitted: Mobilehome park, mobilehomes, on-site community facilities, manager/caretaker housing; limited RV park area as part of an MP (§ 19.26.020).
  • Conditional: RV park outside the by-right allowance; larger water systems and related utilities (§ 19.26.030).

Platted Lands (PL)

  • Purpose: Recognize older recorded lots that became nonconforming to resource minimum sizes; future land divisions prohibited (§ 19.53.010).
  • Permitted: One single-family dwelling per legal lot, ADU, manufactured home per standards; small‑scale domestic agriculture; day care homes; minor utilities (§ 19.53.020).

Combining/Overlay Districts that modify land use

  • FP — Floodplain: Uses follow the base district but flood-hazard-increasing uses are prohibited; specific floodproofing/encroachment standards apply (§ 19.70.020–.040).
  • FPS — Floodplain Secondary: Same concept as FP; adds explicit prohibited uses and standards (§ 19.72.020–.040).
  • KRC — Kern River Corridor: Adds strict setbacks measured from designated floodway lines (e.g., 90 ft minimum or 60% of distance rule) and height caps within 200 ft of the floodway (max 35 ft/3 stories); otherwise defaults to base district (§ 19.73.060–.070).
  • H — Airport Approach Height: Adds aviation safety controls; in Zone A, no buildings are permitted and all land uses require a CUP; in Zones B‑1/B‑2, certain high-occupancy or multi‑story buildings require a CUP; Zone C adds CUP triggers for larger child-care and taller multi‑story buildings (§ 19.76.030).
  • SC — Scenic Corridor: Focused on off‑site advertising sign control; base-district standards apply, but more restrictive sign rules may be imposed (§ 19.74.070–.080).
  • RL — Rural Living: Requires minimum 2.5‑acre context; adds location standards for animal facilities; certain equestrian-related uses may require a CUP (§ 19.61.050; § 19.61.070; § 19.61.030).
  • PE — Petroleum Extraction: Adds oil/gas rules on top of base zoning; e.g., no wells within 100 ft of any highway or street ROW; CUP may be required near dwellings; defaults for other uses to base district (§ 19.66.070; § 19.66.030).

See Kern County Overlay Districts to interpret how overlays stack with base zoning.

Oil and Gas Areas (Title 19.98)

Kern County assigns Tiered areas for oil and gas. In Tiers 1–3, many new wells and accessories are processed ministerially by the Planning Director via conformity or minor activity review if standards are met (§ 19.98.040(A), referencing § 19.98.060). Activities in Tier 5 (special plans) need the specific plan’s process or a conformity review; Tier 4 generally requires a CUP (§ 19.98.040; Tier descriptions).
Projects must also meet detailed separation standards from sensitive receptors and public ways (e.g., 210 ft to sensitive receptors, 100 ft to commercial buildings or major/secondary highways) (§ 19.98.060).

Residential districts at a glance (uses and key numbers)

District Typical by-right residential uses Key density/lot rules Example setbacks Code Reference
E Single-family, ADU, accessory agriculture Min lot size generally 1/4 acre unless combined with LS; CL may reduce (§ 19.16.010) Not found in retrieved materials § 19.16.010; § 19.16.020
R-1 Single-family, ADU 1 dwelling per legal lot; min lot 6,000 sf Front: 55/70/80 ft from centerline (local/secondary/major) and ≥ 25 ft from ROW § 19.18.020; § 19.18.050–.070
R-2 Single-family, duplex, triplex, quadruplex, apartments, ADU Max density 16 du/ac (multifamily must meet Ch. 19.80) Not found in retrieved materials § 19.20.010–.020; § 19.80.010
R-3 Apartments, townhomes/condos, single-family, ADU, res. hotel Min/Max density 20–29 du/ac; min lot 6,000 sf; 1,500 sf per unit Front: 45/60/70 ft from centerline; ≥ 15 ft from ROW § 19.22.010–.020; § 19.22.050–.070
PL One single-family per legal lot, ADU No new land divisions; legacy lot recognition Not found in retrieved materials § 19.53.010–.020
MP Mobilehome park units; manager/caretaker housing Park density set by General Plan Not found in retrieved materials § 19.26.010–.020

For parking ratios, landscaping, and frontage improvements, see Kern County Parking and Kern County Landscaping and Screening. Most CO/C‑1/C‑2/CH/M‑district projects must meet Chapter 19.80 site standards before occupancy (§ 19.80.010; plot plan review at § 19.80.040).

Practical notes and cross-cutting rules

Note: Construction and life‑safety standards are under the California Building Standards Code and are separate from land use; Title 19 does not replace those.

Checklist

  • Confirm your parcel’s base district in unincorporated areas and any combining/overlay districts.
  • Identify if your use is permitted by-right or needs a conditional use permit (CUP) in your district (e.g., R-2 uses per § 19.20.020–.030).
  • Check key dimensional rules: minimum lot size, density, and any setback measured from roadway centerlines (e.g., R-1 and R-3 front setbacks).
  • If in FP/FPS, KRC, or H overlay, apply the additional prohibitions/setbacks/CUP triggers.
  • For multifamily/commercial/industrial: meet Chapter 19.80 Development Standards and submit plot plan where required (§ 19.80.010; § 19.80.040).
  • Verify parking, landscaping and screening, and signage for your use type.
  • If seeking extra units or height through affordability or amenities, assess density bonuses (§ 19.80.020).
  • For oil/gas work or proximity to wells, confirm Tier status and § 19.98.060 separation standards.

Risks & Ambiguities

Issue Why it matters What to verify
Centerline-based setbacks Front yards in several districts are measured from roadway centerlines, not just property lines; this affects building placement The correct roadway classification and any adopted plan lines (e.g., R-1 § 19.18.070, R-3 § 19.22.070)
Overlay stacking Overlays like KRC, FP/FPS, and H can override base permissions (e.g., no buildings in H Zone A) Parcel’s overlay layers and specific overlay sections (§ 19.73.060–.070, § 19.70/.72, § 19.76.030)
Use lists vary by district A use that is permitted in one district may require a CUP or be prohibited in another The exact permitted/CUP lists for your district (e.g., R-2 § 19.20.020–.030, CO § 19.28.020–.030)
Special plan or Tier area Oil/gas Tier 4 requires CUP; Tier 5 follows its specific plan The parcel’s Tier and applicable process (§ 19.98.040)
Development Standards trigger Many projects require site improvements and a plot plan before permits Whether Chapter 19.80 applies and if plot plan review is required (§ 19.80.010; § 19.80.040)
Lot Size combining (LS) LS can raise minimum lot sizes in E and NR districts Any LS suffix and its minimum per § 19.54.050

Plain-English Summary

In unincorporated Kern County, your base zoning (like E, R‑1, R‑2, R‑3, CO, C‑2, CH, A) sets what you can do by-right and what needs a conditional use permit; overlays like floodplain, airport, or the Kern River Corridor can add extra limits. Residential districts specify densities and, often, front setbacks measured from the road’s centerline, while multifamily, commercial, and industrial projects must also meet countywide site development standards. Check your exact district sections before drawing plans.

Source References

  • Title 19 — Zoning: General applicability and relationship to other regs (§ 19.02.030; § 19.02.040).
  • Estate (E) (§ 19.16.010; § 19.16.020; § 19.16.030).
  • Low-Density Residential (R-1) (§ 19.18.010; § 19.18.020; § 19.18.050–.070).
  • Medium-Density Residential (R-2) (§ 19.20.010–.030).
  • High-Density Residential (R-3) (§ 19.22.010–.020; § 19.22.050–.070).
  • Commercial Office (CO) (§ 19.28.020–.040).
  • General Commercial (C-2) (§ 19.32.050–.070).
  • Highway Commercial (CH) (§ 19.34.030; § 19.34.050–.070).
  • Exclusive Agriculture (A) (§ 19.12.010; § 19.12.020; § 19.12.030; § 19.12.050).
  • Open Space (OS) (§ 19.44.010–.040).
  • Natural Resource (NR) (§ 19.46.010; § 19.46.020 excerpts).
  • Mobilehome Park (MP) (§ 19.26.010–.030).
  • Platted Lands (PL) (§ 19.53.010–.020).
  • Floodplain overlays (FP § 19.70.020–.040; FPS § 19.72.020–.040).
  • Kern River Corridor (KRC § 19.73.060–.070).
  • Airport Approach Height (H § 19.76.030).
  • Scenic Corridor (SC § 19.74.070–.080).
  • Rural Living (RL § 19.61.030; § 19.61.050; § 19.61.070).
  • Petroleum Extraction (PE § 19.66.030; § 19.66.070).
  • Oil & Gas Tiers and standards (§ 19.98.040; § 19.98.060).
  • Development Standards and plot plan review (§ 19.80.010; § 19.80.040).

Sources

Retrieved passages

  • Kern County Zoning Code (§ 48) High relevance
  • Kern County Zoning Code (§ 88) High relevance
  • Kern County Zoning Code (§ 71) High relevance
  • Kern County Zoning Code (title are) High relevance
  • Kern County Zoning Code (Chapter 19.80) High relevance
  • Kern County Zoning Code (§ 1) High relevance
  • Kern County Zoning Code (Section 19.98.060) High relevance
  • Kern County Zoning Code (Section 18200) Medium relevance
  • Kern County Zoning Code (§ 16) High relevance
  • Kern County Zoning Code (§ 34) Medium relevance
  • Kern County Zoning Code (title derives) Medium relevance
  • Kern County Zoning Code (§ 7120.02) Medium relevance
  • Kern County Zoning Code (Chapter 19.94) Medium relevance
  • Kern County Zoning Code (§ 52) Medium relevance
  • Kern County Zoning Code (Chapter 19.104) Medium relevance
  • Kern County Zoning Code (§ 7040.01) High relevance
  • Kern County Zoning Code (Section 19.102.110) Medium relevance
  • Kern County Zoning Code (Chapter 19.98) Medium relevance
  • Kern County Zoning Code (section of) Medium relevance
  • Kern County Zoning Code (title or) Medium relevance

Cited sections

Frequently asked questions

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

R-1 in unincorporated areas allows a single-family home, an ADU under Chapter 19.90, and typical residential accessories. Minimum lot size is 6,000 sq ft; front yard setbacks are measured from the street centerline (55/70/80 ft for local/secondary/major, and at least 25 ft from the ROW) (§ 19.18.020; § 19.18.050–.070).

Are duplexes and apartments allowed in R-2?

Yes. R-2 permits single-family, duplexes, triplexes, quadruplexes, and apartments by-right, subject to Chapter 19.80 development standards. The district caps density at 16 du/net acre; some uses require a CUP (§ 19.20.010–.030).

What are R-3 minimums for lot size and per-unit area?

R-3 lots must be at least 6,000 sq ft, and you need a minimum of 1,500 sq ft of lot area per dwelling unit. Front setbacks are 45/60/70 ft from centerline depending on roadway class, with a minimum 15 ft from right‑of‑way (§ 19.22.050–.070).

Do I need special approvals near airports?

Probably. In the Airport Approach Height (H) combining district, buildings are not allowed in Zone A and every land use needs a CUP. In Zones B‑1/B‑2/C, certain high‑occupancy or taller buildings require a CUP (§ 19.76.030). Verify your airport compatibility zone.

How do floodplain overlays affect my project?

In FP/FPS, your use must be allowed by the base district, but flood‑hazard‑increasing uses are prohibited and extra standards apply. Some utilities, storage, and septic/water sources are restricted unless protected per engineering approvals (§ 19.70.020–.040; § 19.72.020–.040).

What’s special about the Kern River Corridor (KRC)?

KRC imposes large setbacks from the designated floodway line (e.g., 90 ft minimum or 60% rule) and height limits within 200 ft of the floodway (max 35 ft/3 stories). Other yards/heights follow the base district (§ 19.73.060–.070).

Can I get a density bonus for housing?

Yes. Certain R‑1/R‑2/R‑3/MP/C‑2 housing projects may qualify for 20–25% density bonuses for childcare, infrastructure, or affordable housing commitments. See § 19.80.020 and state density bonus law (Gov. Code 65915).

Are oil and gas activities allowed on my land?

It depends on the Tier and district. Many wells/accessories in Tiers 1–3 can be approved ministerially; Tier 4 generally needs a CUP; Tier 5 follows a specific plan or conformity review. Separation distances from homes/schools/roads apply (§ 19.98.040; § 19.98.060).

Where do I find commercial setbacks?

C-1/C‑2/CH specify centerline-based front setbacks, typically 40/45/55 ft for local/secondary/major roads, plus rear yard minimums; verify your exact district section (§ 19.30.070; § 19.32.070; § 19.34.070).

Do I need design review or just a plot plan?

Most multifamily, commercial, and industrial projects require a plot plan under Chapter 19.80; some areas may also have design review layers or requirements. Check § 19.80.010 and § 19.80.040 to see if the standards and plot plan review apply.

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