Local zoning · Kern County

Kern County — Zoning

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

Ask a question free See coverage

Last reviewed: July 6, 2026

Overview

This page explains how zoning works in the unincorporated areas of Kern County under the County’s Zoning Ordinance (Title 19). The ordinance divides all unincorporated land into base zoning districts and, where applicable, “combining” (overlay) districts that add extra rules. The official zoning map maintained by the Planning Department controls district boundaries and any combining overlays shown for a parcel.

Your zoning “on paper” is whatever the County’s official zoning map shows for your parcel, including any combining overlays; text summaries don’t change mapped designations (see § 19.10.040).

Before you dig in here, see the Kern County zoning & planning overview for context, and cross-check related standards like development standards, parking, landscaping and screening, signage, and design review. For use allowances, also check the County’s Land Use page.

Zoning districts established (unincorporated areas)

  • Base districts: A, A-1, E, R-1, R-2, R-3, MP, CO, C-1, C-2, CH, M-1, M-2, M-3, RF, OS, NR, DI, FPP, SP, PL (§ 19.10.010).
  • Combining (overlay) districts include: Lot Size, PD, CL, RS, Rural Living, MH, WE, PE, Geologic Hazard, FP, FPS, H (§ 19.10.020).

The official zoning map governs which base and combining districts apply to a parcel, and it is part of the ordinance (§ 19.10.040).

Base districts — district-by-district

Each subsection gives the purpose, typical permitted uses, key dimensional standards, and where it tends to be applied in unincorporated areas. Always verify parcel-specific rules on the official map and in district chapters.

A — Exclusive Agriculture

  • Purpose: keep land in commercial agriculture and prevent premature conversion.
  • Typical permitted uses: growing and harvesting crops; breeding/raising animals (broad list).
  • Key standards: the minimum lot size is 20 acres, or 80 acres if under certain Williamson Act designations (§ 19.12.050). Setbacks and heights not found in retrieved materials.
  • Where applied: agricultural production areas in unincorporated Kern County.

A-1 — Limited Agriculture

  • Purpose: large-lot “estate-ag” and compatible uses (no final map subdivisions).
  • Typical permitted uses: many crop types; small-scale animal keeping per district rules; ADUs allowed per County ADU chapter (§ 19.14.020).
  • Key standards: min lot 2.5 acres (§ 19.14.050); one principal dwelling per lot (§ 19.14.060); front setbacks from centerlines: 55/70/80 ft (local/secondary/major), never < 25 ft from ROW; side 5 ft (corner side 10 ft; special reversed corner rule); rear 5 ft; residential height 35 ft (§§ 19.14.070–.080).
  • Where applied: rural edge and small agricultural holdings.

E — Estate

  • Purpose: larger-lot single-family neighborhoods; min lot ¼ acre unless combined with Lot Size overlay (§§ 19.16.010, 19.16.050).
  • Typical permitted uses: single-family homes, ADUs, limited home agriculture and accessory structures (§ 19.16.020).
  • Key standards: one dwelling per minimum lot size (per Lot Size overlay, if any) (§ 19.16.060); front setbacks from centerlines 55/70/80 ft, min 25 ft from ROW; side 5 ft (corner side 10 ft; reversed corner special rule); rear 5 ft (§ 19.16.070).
  • Where applied: rural/suburban single-family areas in unincorporated communities.

R-1 — Low-Density Residential

  • Purpose: traditional small-lot single-family; max density 10 du/net ac (§ 19.18.010).
  • Typical permitted uses: single-family dwelling, ADU, small/large family daycare (by chapter), limited ag for domestic use (§ 19.18.020).
  • Key standards: min lot 6,000 sf (§ 19.18.050); one dwelling per lot (§ 19.18.060); front setbacks 55/70/80 ft from centerlines, min 25 ft from ROW (§ 19.18.070).
  • Where applied: platted residential tracts in unincorporated areas.

R-2 — Medium-Density Residential

  • Purpose: single-family, duplex, and multifamily; max 16 du/net ac (§ 19.20.010).
  • Typical permitted uses: apartments, duplex, triplex, ADU; small on-site sales office during tract buildout (§ 19.20.020).
  • Key standards: multifamily subject to Special Development Standards in Chapter 19.80; setbacks table not found in retrieved materials (§ 19.80.010).
  • Where applied: moderate-density neighborhoods in unincorporated communities.

R-3 — High-Density Residential

  • Purpose: medium-to-high density apartments/townhouses; 20–29 du/net ac (§ 19.22.010).
  • Typical permitted uses: apartments, townhouses, residential hotels, ADUs (§ 19.22.020).
  • Key standards: min lot 6,000 sf; min 1,500 sf/unit; front setbacks from centerlines 45/60/70 ft, min 15 ft from ROW; max height 45 ft (§§ 19.22.050–.080).
  • Where applied: higher-intensity residential areas with adequate utilities in unincorporated urban settings.

MP — Mobilehome Park

  • Purpose: mobilehome parks per County standards (project- rather than per-lot density).
  • Typical permitted uses: mobilehome parks; limited accessory services (§§ 19.26.020–.030).
  • Key standards: front setbacks from exterior boundary 35/50/60 ft (local/secondary/major); height up to 25 ft for units, certain rec buildings 35 ft (§§ 19.26.070–.080).
  • Where applied: purpose-zoned park sites in unincorporated areas.

CO — Commercial Office

  • Purpose: low-intensity office and institutional uses (with specific standards in 19.80).
  • Typical permitted uses: office and compatible institutional; signs limited per CO chapter (§§ 19.28.110–.120).
  • Key standards: min lot 7,500 sf; front setbacks 40/45/55 ft; max height 45 ft; residential dev follows § 19.22.070; off-street parking per Ch. 19.82 (§§ 19.28.050, 19.28.070–.080, 19.28.100).
  • Where applied: office corridors or nodes in unincorporated communities.

C-1 — Neighborhood Commercial

  • Purpose: convenience-serving retail and services.
  • Key standards: min lot 7,500 sf; front setbacks 40/45/55 ft; residential components (if allowed) use R‑3 yard rules; rear yard typically 20 ft; parking per Ch. 19.82 (§§ 19.30.050, 19.30.070, 19.30.100).
  • Where applied: local commercial clusters in unincorporated areas.

C-2 — General Commercial

  • Purpose: community commercial with a broader retail/service range.
  • Key standards: min lot 7,500 sf; front setbacks 40/45/55 ft; side yard none; rear 20 ft unless alley; residential portions follow § 19.22.070; parking per Ch. 19.82 (§ 19.32.050–.080).
  • Where applied: community-scale commercial areas along arterials.

CH — Highway Commercial

  • Purpose: highway-oriented services, lodging, auto‑related.
  • Key standards: min lot 7,500 sf; front setbacks 40/45/55 ft; dwellings not permitted except as accessory or by CUP; parking per Ch. 19.82 (§§ 19.34.050–.070).
  • Where applied: highway frontages in unincorporated areas.

M-1 — Light Industrial

  • Purpose: enclosed assembly, warehousing, and light manufacturing.
  • Key standards: no min lot; front setbacks 40/45/55 ft; no side/rear yards; max height 75 ft (up to 135 ft with stepbacks) (§§ 19.36.050–.080).
  • Where applied: light industrial corridors.

M-2 — Medium Industrial

  • Purpose: broader industrial and processing uses.
  • Key standards: no min lot; front setbacks 40/45/55 ft; no side/rear yards; max height 100 ft (overall cap 135 ft) (§§ 19.38.050–.080).
  • Where applied: heavier industrial districts.

M-3 — Heavy Industrial

  • Purpose: heavy industry and intensive processing.
  • Key standards: no min lot; front setbacks 40/45/55 ft; dwellings not permitted (except accessory); other standards as chapter provides (§§ 19.40.050–.070).
  • Where applied: heavy industrial enclaves.

RF — Recreation–Forestry

  • Purpose: conserve natural resources and allow compatible recreation.
  • Typical permitted uses: limited residential and recreation, small-scale ag; utility lines (§ 19.42.020).
  • Key standards: min lot 5 acres; front setbacks 55/70/80 ft; side 10 ft (§§ 19.42.050, 19.42.070).
  • Where applied: resource lands and recreation areas.

OS — Open Space

  • Purpose: preserve open space and scenic/natural values.
  • Typical permitted uses: grazing, trails, limited utilities; dwellings not permitted (§§ 19.44.020, 19.44.060).
  • Key standards: no min lot (but OS-zoned lots generally may not be further divided); no yard/height requirements (§§ 19.44.050, 19.44.070–.080).
  • Where applied: preserves and open lands.

NR — Natural Resource

  • Purpose: resource-oriented lands with limited residential.
  • Key standards: min lot 5 acres; one single-family dwelling per legal lot (with exceptions); front 55/70/80 ft, side 5/10 ft (corner), rear 5 ft; height up to 75 ft subject to contexts (§§ 19.46.050–.080).
  • Where applied: resource extraction and rural resource protection areas.

DI — Drilling Island

  • Purpose: concentrated oil/gas operations under strict standards.
  • Key standards: min lot 2.5 acres; no dwellings; no well within 100 ft of any highway/street/plan line; derricks no height limit during drilling; pump units ≤80 ft (§§ 19.48.050–.080).
  • Where applied: oilfield “islands” established to manage impacts.

FPP — Floodplain Primary

  • Purpose: floodway protection; very limited low-intensity uses. Buildings/structures generally not permitted (§§ 19.50.010, 19.50.040, 19.50.070–.080).
  • Key standards: no min lot; no yards or height limits because buildings are not allowed (§§ 19.50.050–.090).
  • Where applied: mapped floodways on the official zoning map and flood studies.

SP — Special Planning

  • Purpose: enable creative, master-planned development with custom standards, consistent with the General Plan (§ 19.52.010).
  • Key notes: SPs must be “demonstratively superior” to conventional zoning; generally 5 acres+; standards adopted by ordinance and shown on the zoning map (§ 19.52.150).
  • Where applied: specific plan areas in unincorporated Kern.

PL — Platted Lands

  • Purpose: recognize older recorded subdivisions that don’t meet current minimum lot sizes; future land divisions are prohibited (§ 19.53.010).
  • Typical permitted uses: single-family with tailored accessory allowances (§§ 19.53.020–.030).
  • Key standards: see chapter; consult map to confirm PL designation.

Combining (overlay) districts — highlights

  • Lot Size: sets a specific minimum (e.g., E(½), NR(10 ac)); available designations include ¼, ½, 1, 2½, 5, 10, 20, 40, 80 acres (§ 19.54.050).
  • CL — Cluster: allows flexible site planning and up to a 10% density bonus with a cluster plan (§§ 19.58.010, 19.58.060).
  • PE — Petroleum Extraction: sets oil/gas rules and setbacks in addition to base zoning (§§ 19.66.070–.080).
  • FP and FPS: Floodplain overlays with added setbacks and development standards; e.g., sewage systems ≥100 ft from watercourses in FPS; minimum setbacks from banks apply (§§ 19.70.070, 19.72.070).
  • KRC — Kern River Corridor: special scenic/floodway protections; keep 90 ft from designated floodway; height ≤35 ft within 200 ft of floodway; consistency with the Kern River Plan Element (§§ 19.73.060–.070, 19.73.120(L)).
  • SC — Scenic Corridor: adds case-by-case review for off-site signs along scenic approaches (§§ 19.74.010–.030).
  • H — Airport Approach Height: caps heights (generally ≤35 ft) near protected airspace, with design standards (§ 19.76.080).

Decision‑relevant standards at a glance

District Typical Density/Min Lot Front Setback (from centerline) Height (max) Dwellings? Code Reference
A 20 ac min (80 ac in some Williamson Act areas) Not found in retrieved materials Not found in retrieved materials Yes (per chapter) § 19.12.050
A-1 2.5 ac min 55/70/80 ft; ≥25 ft from ROW 35 ft (residential) Yes (1 per lot) §§ 19.14.050–.080
E ¼ ac min (or per Lot Size overlay) 55/70/80 ft; ≥25 ft from ROW Not found in retrieved materials Yes §§ 19.16.050–.070
R-1 6,000 sf min 55/70/80 ft; ≥25 ft from ROW Not found in retrieved materials Yes (1 per lot) §§ 19.18.050–.070
R-3 1,500 sf per unit (lot ≥6,000 sf) 45/60/70 ft; ≥15 ft from ROW 45 ft Yes §§ 19.22.050–.080
C-2 7,500 sf min 40/45/55 ft Not found in retrieved materials Mixed with CUP § 19.32.050–.070
CH 7,500 sf min 40/45/55 ft 35 ft Generally no (accessory/CUP only) §§ 19.34.050–.090
M-1 none 40/45/55 ft 75 ft (up to 135 ft with stepbacks) Accessory only §§ 19.36.070–.080
M-2 none 40/45/55 ft 100 ft (cap 135 ft) Accessory only §§ 19.38.070–.080
FPP none (no buildings) n/a n/a No §§ 19.50.040–.080

Notes

  • Setbacks shown as local/secondary/major highway distances from the legal centerline; many districts also require a minimum distance from the right‑of‑way (often 25 ft). See each district’s yard section.
  • Multifamily, commercial, and industrial projects must meet the County’s development standards and often require plot plan approval (§§ 19.80.010, 19.80.040).
  • Residential fence heights, accessory buildings, and certain equipment have countywide rules in Chapter 19.08 (e.g., fences in E/R districts typically ≤6 ft in rear/side yards) (§ 19.08.210).

What combining overlays can change

  • A parcel can have both a base district and one (or more) combining overlays; the overlay adds rules on top of the base zone (§ 19.10.020(B)).
  • Flood overlays (FP, FPS) add watercourse/waterway setbacks and other flood controls in addition to base-zone yards (§§ 19.70.070; 19.72.070).
  • KRC (Kern River Corridor) can reduce heights and push development back from designated floodways (§ 19.73.060–.070).
  • PE and DI constrain oil/gas activities, set extra setbacks, and tie projects to § 19.98 standards (§§ 19.66.070; 19.48.070; 19.98.040).

Cross-cutting special provisions to know

  • Zoning boundaries and interpretation rules are in Chapter 19.08; the map is controlling (§ 19.10.040).
  • Density bonuses may be available for qualifying projects (affordable housing; infrastructure; cluster) (§§ 19.92.020–.040). See also California housing laws.
  • Hillside Development standards apply where average natural slope exceeds 30% (Ch. 19.88).
  • Signs must follow the district sign rules and the County sign chapter; start with your district’s “Signs” section and the County’s signage page (e.g., CO § 19.28.110; M-2 § 19.38.110).
  • Parking is set by Ch. 19.82; many districts point to it (e.g., CO § 19.28.100; M-2 § 19.38.100). Coordinate with parking.
  • ADUs are listed as permitted in several residential districts; confirm against County ADU rules and California ADU law (e.g., R‑1 § 19.18.020; R‑2 § 19.20.020; R‑3 § 19.22.020).

Checklist

  • Confirm your parcel’s base district(s) and any combining overlays on the County’s official zoning map (§ 19.10.040).
  • Verify your proposed use is permitted or conditionally permitted in the district chapter (e.g., R‑1 § 19.18.020; C‑2 § 19.32.020).
  • Check dimensional standards: minimum lot size, yards, height, and any special yard rules (e.g., A‑1 § 19.14.070; R‑3 § 19.22.070).
  • If in FP/FPP/FPS/KRC or other overlays, layer those standards on top of base‑zone rules (e.g., KRC § 19.73.060).
  • Confirm if your project triggers plot plan/design review under the development standards (e.g., § 19.80.040) and coordinate parking, landscaping, and signage.
  • If your site has slopes >30%, apply Hillside standards (Ch. 19.88).
  • For unusual situations, consider variances and exceptions; confirm any nonconforming status on nonconforming uses.

Risks & Ambiguities

Issue Why it matters What to verify
Centerline-based setbacks Kern uses roadway centerline distances plus minimums from the ROW; planning lines can shift numbers Get current centerline and plan-line data; confirm your category (local/secondary/major) in the yard section for your district (e.g., R‑1 § 19.18.070).
Overlays stacking on base zones FP/FPS/KRC/PE/H can override or add to base standards Pull every overlay from the map; read each overlay’s yard/height clause (e.g., KRC § 19.73.060; FPS § 19.72.070).
Oil & gas near sensitive uses Oil/gas tiers and PE/DI controls change permitting pathways Check § 19.98 tier maps and whether PE or DI apply; note DI’s 100‑ft road setback (§ 19.48.070).
Floodway vs. floodplain FPP often prohibits structures entirely If any FP/FPP/FPS/KRC label is present, confirm which map governs and apply correct setbacks/allowances (e.g., FPP § 19.50.040).
Multifamily/commercial standards Separate improvement, parking, and landscape standards apply Confirm Chapter 19.80 applicability (CO/C‑1/C‑2/CH; R‑2/R‑3; M‑districts) and submittals (§§ 19.80.010, 19.80.050).
Hillside or geologic hazards Extra submittals and siting limits apply If slopes >30%: Chapter 19.88; if Geologic Hazard overlay applies: Chapter 19.68 (§ 19.68.150 setbacks to faults).

Plain-English Summary

In unincorporated Kern County, the zoning you see on the County’s official map controls what you can build and where. Each base district (like R‑1 for single-family or M‑1 for light industry) has its own minimum lots, setbacks, and heights, and some areas have extra “combining” overlays (like FP floodplain or KRC Kern River Corridor) that add stricter rules. Most commercial, industrial, and multifamily projects must also meet Countywide development, parking, and landscaping standards—and some locations (floodways, drilling islands) have special limits that can trump everything else.

Source References

  • Zoning ordinance scope and map: §§ 19.02.020, 19.10.010–.050; official map governs.
  • Base districts: A (§§ 19.12.020, 19.12.050); A‑1 (§§ 19.14.010, .020, .050–.080); E (§§ 19.16.010, .020, .050–.070); R‑1 (§§ 19.18.010, .020, .050–.070); R‑2 (§§ 19.20.010–.020); R‑3 (§§ 19.22.010, .050–.080); MP (§§ 19.26.020, .070–.080); CO (§§ 19.28.070–.080, .100–.110); C‑1 (§§ 19.30.050, .070); C‑2 (§§ 19.32.050, .070); CH (§§ 19.34.050–.070); M‑1 (§§ 19.36.070–.080); M‑2 (§§ 19.38.050–.080); M‑3 (§§ 19.40.050–.070); RF (§§ 19.42.020, .050, .070); OS (§§ 19.44.010, .020, .050, .060–.080); NR (§§ 19.46.050–.080); DI (§§ 19.48.050–.080); FPP (§§ 19.50.010, .040–.080); SP (§ 19.52.010, § 19.52.150); PL (§ 19.53.010–.030).
  • Combining/overlays: Lot Size (§ 19.54.050); CL (§ 19.58.010, .060); PE (§ 19.66.070–.080); FP/FPS (§§ 19.70.070; 19.72.070); KRC (§ 19.73.060–.070); SC (§ 19.74.010–.030); H (§ 19.76.080).
  • Development standards and plot plan: §§ 19.80.010, 19.80.040–.050.
  • Hillside Development: Ch. 19.88.

Sources

Retrieved passages

  • Kern County Zoning Code (Title 19) High relevance
  • Kern County Zoning Code (§ 28) High relevance
  • Kern County Zoning Code (§ 94) High relevance
  • Kern County Zoning Code (§ 28) High relevance
  • Kern County Zoning Code (§ 80) High relevance
  • Kern County Zoning Code (title derives) High relevance
  • Kern County Zoning Code (Chapter 19.102) Medium relevance
  • Kern County Zoning Code (Chapter 19.110) Medium relevance
  • Kern County Zoning Code (chapter or) High relevance
  • Kern County Zoning Code (§ 18) Medium relevance
  • Kern County Zoning Code (Chapter 19.08) Medium relevance
  • CFC § 34 (chapter or) Medium relevance
  • Kern County Zoning Code (Chapter 19.08) Medium relevance
  • Kern County Zoning Code (Section 19.22.070) Medium relevance
  • CFC § 52 (§ 52) Medium relevance
  • CFC § 44 (§ 44) High relevance
  • Kern County Zoning Code (Section 51.2) Medium relevance
  • Kern County Zoning Code (§ 54) Medium relevance
  • Kern County Zoning Code (§ 17) Medium relevance
  • Kern County Zoning Code (Chapter 19.54) High relevance
  • Kern County Zoning Code (§ 45) Medium relevance
  • Kern County Zoning Code (chapter or) Medium relevance
  • Kern County Zoning Code (Chapter 19.58) Medium relevance
  • Kern County Zoning Code (§ 34) High relevance
  • Kern County Zoning Code (section of) High relevance
  • CFC § 32 (§ 32) High relevance
  • Kern County Zoning Code (§ 71) High relevance
  • Kern County Zoning Code (§ 141) High relevance
  • Kern County Zoning Code (§ 47) High relevance
  • Kern County Zoning Code (title or) High relevance
  • Kern County Zoning Code (Section 19.102.110) High relevance
  • Kern County Zoning Code (§ 33) High relevance
  • Kern County Zoning Code (Section 19.72.130) Medium relevance
  • Kern County Zoning Code (chapter or) High relevance
  • Kern County Zoning Code (§ 10) High relevance
  • CFC § 7060.06 (§ 7060.06) High relevance
  • Kern County Zoning Code (section of) Medium relevance
  • Kern County Zoning Code (section may) Medium relevance
  • Kern County Zoning Code (§ 194) Medium relevance
  • Kern County Zoning Code (§ 54) Medium relevance

Cited sections

Frequently asked questions

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

In unincorporated areas, R-1 typically allows one single-family home per lot, plus an ADU, small/large family daycare, and residential accessories. Minimum lot size is 6,000 sf, and front setbacks are based on street type (55/70/80 ft from centerline, at least 25 ft from ROW) (§§ 19.18.020, 19.18.050–.070).

What are Kern County’s basic residential setbacks?

They depend on the district and the road classification. For example, E and R‑1 both show 55/70/80 ft front setbacks from centerlines (local/secondary/major) with a minimum 25 ft from the ROW; standard side yards are 5 ft (corner side 10 ft) and rear 5 ft (§§ 19.16.070; 19.18.070). Always check your exact district text.

Where do I find my zoning and overlays?

Use the County’s official zoning map; it is part of the ordinance. That map shows your base district and any combining overlays that add rules (e.g., FP, FPS, KRC). The map controls (§ 19.10.040).

Do I need design review or a plot plan for commercial or multifamily?

Most commercial, industrial, and multifamily projects must meet Countywide Special Development Standards and usually require plot plan review before permits (see Ch. 19.80; e.g., § 19.80.040). Coordinate with parking and landscaping and screening requirements.

Can I build in a floodway along the Kern River?

In the Floodplain Primary (FPP) district, buildings/structures are generally not permitted; only specific low-intensity uses are allowed. The KRC overlay also imposes a 90‑ft minimum setback from the designated floodway and height limits near it (§§ 19.50.040–.080; 19.73.060–.070).

Are ADUs allowed in Kern County’s residential zones?

Yes—ADUs are listed as permitted in E, R‑1, R‑2, R‑3 (and others), subject to County ADU rules in Chapter 19.90 and state law. Check your base-zone setbacks and any overlay that might affect placement (§§ 19.16.020; 19.18.020; 19.20.020; 19.22.020). See also California ADU law.

What if my parcel has both a base zone and a flood overlay?

Overlays apply in addition to the base zone. For example, in FPS you must meet base-zone setbacks plus added streambank/setback rules (e.g., distances from watercourses and septic placement) (§ 19.72.070).

How are industrial building heights handled?

Heights vary: M‑1 up to 75 ft (with potential increases using stepbacks), M‑2 up to 100 ft (cap 135 ft), and M‑3 chapter applies similar large-scale standards. Always confirm the district’s height table (§§ 19.36.080; 19.38.080; 19.40.070).

More in Kern County code

Ask about any Kern County property

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

Start Free Trial

More Kern County zoning topics

Kern County Land Use

Kern County Development Standards

Kern County Parking

Kern County Design Review

Kern County Overlay Districts

Kern County Historic Preservation

Kern County Signage

Kern County Nonconforming Uses

Kern County Variances and Exceptions

Kern County Landscaping and Screening

Kern County overview