Local zoning · King City
King City — Overlay Districts
Overlay Districts under the King City local zoning and planning code, with the controlling citations.
Last reviewed: July 2, 2026
Overview
Overlay (combining) districts in King City are special zoning layers that apply on top of the base zoning map to impose additional protections, restrictions, or development controls for constrained areas (scenic corridors, airport approaches, floodplains, special building sites, and the historic downtown). To find whether an overlay applies to a parcel, always check the official zoning/overlay map on file with the City Clerk and read the combining-district rules in Title 17. See the city's main King City Zoning page for map locations and base-zone definitions.
The ordinance treats many overlays as “combining” districts (they apply in addition to the base district and, where different, the more restrictive rule governs). Examples in the Title 17 text are the S-C (Scenic Corridor), A-P (Airport — combining), S-F (Secondary Flood Plain), B (Special Building Site), and the historic/design-review controls applied to downtown (VC/VB/FSC and related areas). See the controlling code passages cited below when you plan a project.
S‑C (Scenic Corridor) district
Purpose
- Protect scenic highways and views; prevent unsightly or distracting uses and uncontrolled grading § 17.42.010 .
Typical permitted uses
- Uses allowed by the underlying (base) zoning are allowed except expressly prohibited items like off‑premise advertising, junkyards and heavy agricultural/slaughter uses § 17.42.020 .
Key dimensional & procedural standards
- Minimum lot width: 100 ft (single family: 60 ft) § 17.42.040(1) .
- Maximum lot coverage: 50% § 17.42.040(2) .
- Minimum front yard: 30 ft; side yard: one side 10 ft, total both sides 15 ft (in commercial/industrial next to residential: 20 ft) § 17.42.040(3) .
- A project-specific development plan approved by the Planning Commission is required before building permits in this district § 17.42.030 .
- Utility lines in corridors are required undergrounding unless unreasonable; the planning commission may impose landscaping, signs, visual screens, access and parking conditions § 17.42.030–040 .
Where it applies
- The S‑C is a combining district; it is placed on top of base zones and the S‑C rules apply in addition to — and where different, govern over — the underlying district § 17.42.010(b) .
Practical guidance
- Expect mandatory site-level review (development plan and likely design conditions). Coordinate building siting, landscaping and signage with the planning commission early; consult the King City Design Review page for process expectations and the King City Development Standards page for related standards.
A‑P (Airport — Combining Airport District)
Purpose
- Regulate heights, vegetation and uses near the airport to protect air navigation and safety § 17.44.010 .
Typical permitted uses
- Any use allowed in the base district is allowed subject to the A‑P restrictions (e.g., height, glare, radio interference) § 17.44.020 .
Key dimensional & procedural standards
- The A‑P divides land into approach, transition, horizontal and conical surfaces in accordance with federal obstruction standards; height limits are shown on the airport zoning map and the ordinance prohibits structures, trees or growth above the limit for each zone § 17.44.030–040 .
- Regardless of map limits, no building may exceed two stories or 30 ft total height per the ordinance § 17.44.040 .
- Uses that create harmful interference, glare, confusing lights or hazards to pilots are restricted § 17.44.050 .
- The airport approach zoning map is incorporated by reference and is on file at the City Clerk — confirm a parcel’s A‑P status by consulting that map § 17.06.070 .
Where it applies
- The A‑P is a combining (overlay) district that is attached to base zones that lie within the airport approach geometry § 17.44.010–030 .
Practical guidance
- For projects under an A‑P overlay, get the airport map and any FAA/federal guidance early, confirm the exact height plane that applies at the parcel, and verify any required FAA coordination. Use the King City Zoning map to see base zoning and the airport overlay reference noted at the clerk's office.
S‑F (Secondary Flood Plain) district
Purpose
- Apply special regulations to land in the floodway/flood plain fringe to protect property and public safety § 17.38.010 .
Typical permitted uses
- Low‑impact agriculture, utilities, single‑family dwellings (subject to elevation/permits) and some public uses; many uses require a use permit and flood protection measures § 17.38.020–030 .
Key dimensional & procedural standards
- No residential structure may be established unless the dwelling is above the flood profile shown on the flood plain zoning map or a use permit is approved § 17.38.080(1) .
- Structures must be substantially protected from flood damage; max heights and minimum lot standards are controlled by this chapter (e.g., building height: two stories / 30 ft) § 17.38.050–060 .
- Many uses that would normally be allowed in the underlying zone require a use permit in S‑F § 17.38.030 .
Where it applies
- The floodplain overlay is shown on the flood plain zoning map referenced in the ordinance; site‑specific elevations are controlled by that map and by Planning Commission conditions § 17.38.080 .
Practical guidance
- Before preparing plans, obtain the official flood‑plain map and required elevation profile; the ordinance requires higher floor elevations and use permits for many residential and nonconforming developments. Coordinate with the city early and consult King City Development Standards and the King City Parking rules if your site needs grading or parking adjustments.
B — Special Building Site Districts (B‑1 etc.)
Purpose
- Applied where a suburban or rural atmosphere is to be maintained; B districts modify minimum building-site area and lot width requirements of the underlying zone § 17.40.010 .
Typical permitted uses
- Uses of the underlying district are retained but the B combining rules substitute different lot size/width standards and height limits § 17.40.010–030 .
Key dimensional standards
- Example: B‑1 minimum lot size 10,000 sq ft and minimum lot width 80 ft; building height limited to two stories / 30 ft where specified § 17.40.020–030 .
Where it applies
- B combining districts are placed over base zones where special building‑site controls are intended; the B rules apply in lieu of certain base‑zone lot/width requirements § 17.40.010(b) .
Practical guidance
- If your property is within a B overlay, expect different minimum lot area/width standards than the base zone; check the zoning map and the B‑district entry in Title 17 during early feasibility.
Historic / Architectural Control overlay (VC, VB, FSC and Historic Downtown)
Purpose
- Preserve historic character, manage exterior alterations, and enforce architectural review, particularly in the downtown historic area and specified commercial districts § 17.50.010 .
Typical controls
- Architectural elevations, site plans, landscaping and exterior materials must be reviewed by the Architectural Review Committee or Planning Commission for projects in affected zones § 17.50.010, § 17.50.073 .
- Specific prohibitions in the historic downtown include restrictions on outdoor storage, metal shipping containers and certain fencing § 17.50.075–076 .
Key procedural standards
- Projects in the VC, VB and FSC districts have added requirements (e.g., elevations, material samples, color approvals), and violations can be declared nuisances § 17.50.010; § 17.50.074 .
Where it applies
- The ordinance identifies the VC, VB and FSC districts and the historic downtown area in Title 17; these controls are applied in addition to base zoning in those mapped areas § 17.50.010 .
Practical guidance
- For façade, sign or exterior‑color work in the historic overlay, submit required elevations, color and material boards and a landscape permit as part of your application. See the King City Historic Preservation and King City Signage pages for related rules and expected review steps.
Key standards & permitted uses (decision-relevant snapshot)
| Overlay / Topic | Most relevant standards or permitted uses | Code Reference |
|---|---|---|
| S‑C (Scenic Corridor) | Front yard 30 ft, lot width 100 ft (60 ft SFR), max coverage 50%; development plan required; prohibits off‑site advertising/junkyards | § 17.42.030–040 |
| A‑P (Airport combining) | Height planes per airport map; no structure above zone plane; absolute cap 2 stories / 30 ft; restrictions on lights/glare/radio interference | § 17.44.030–050 |
| S‑F (Secondary Flood Plain) | Residential must be above profile on flood map; many uses require use permits; flood protection required | § 17.38.030–080 |
| B (Special Building Site) | B‑1 min lot 10,000 sq ft; min width 80 ft; height ≤ 2 stories/30 ft | § 17.40.020–030 |
| Historic/VC–VB–FSC | Architectural elevations, color/material board, landscape permit; prohibited outdoor storage rules in downtown | § 17.50.010; § 17.50.075–076 |
Notes: Parking and off‑street requirements referenced by overlays default to Chapter 17.52 (see King City Parking), and design review/architectural approvals reference Chapter 17.50 (see King City Design Review).
Checklist
- Confirm base zoning and any combining overlays on the official King City zoning/overlay map at City Hall or via the King City Zoning resource § 17.06.070 .
- For S‑C: prepare a development plan addressing landscaping, signs, visual screens, access and parking and submit to Planning Commission § 17.42.030–040 .
- For A‑P: obtain the airport approach zoning map, confirm the applicable height plane at the parcel, and document that lighting/radio/glare impacts are mitigated § 17.44.030–050 .
- For S‑F: get the flood‑plain profile for the parcel, verify required finished‑floor elevation and flood‑protection measures, and identify if a use permit is required § 17.38.080; § 17.38.030 .
- For historic areas (VC/VB/FSC/downtown): prepare elevations, materials and color boards; expect architectural review and possible planning commission review § 17.50.010 .
- Verify parking calculations under Chapter 17.52 and landscape requirements under Chapter 17.30 and the King City Landscaping and Screening expectations § 17.30.130 .
- Confirm whether overlays impose stricter standards than your base zone and which standard governs (overlay or base) § 17.42.040 .
- Verify nonconforming status and limits on expansion with Chapter 17.58 if your structure/use predates the overlay § 17.58.030 .
Risks & Ambiguities
| Issue | Why it matters | What to verify |
|---|---|---|
| Overlay boundary accuracy | Parcel-level decisions (setbacks, allowed uses, required permits) depend on whether the parcel is actually within the overlay | Check the official overlay map on file with the City Clerk and confirm by ordinance map citation § 17.06.070 |
| Which rule controls (overlay vs base) | Conflicting standards (e.g., setbacks, lot coverage) create compliance uncertainty | The ordinance directs that the more restrictive of the base or overlay governs; verify the specific subsection (e.g., S‑C) for controlling language § 17.42.040 |
| Height plane measurements in A‑P | FAA/federal versus local measurement methodologies and map accuracy can differ — impacts use and feasibility | Request the parcel’s airport approach delineation from the City and confirm any FAA coordination required § 17.44.030–040 |
| Flood map / finished‑floor elevation applicability | Flood profile lines determine whether a residence is allowed and the elevation standard to meet | Obtain the flood plain zoning map/profile referenced in the code and request the city’s elevation requirement for your parcel § 17.38.080 |
| Interpretation of historic design standards | Vague or discretionary design criteria can lead to delays or plan rework | Early pre‑app with the Community Development Department / Architectural Review Committee; confirm required submittals per § 17.50.010 |
For any item above that is parcel‑specific or uncertain, "Verify with the jurisdiction."
Plain-English Summary
King City's overlay (combining) districts add special rules to the base zoning in mapped areas — for example, the Scenic Corridor (S‑C) adds higher front setbacks and a required development plan, the Airport (A‑P) overlay limits heights and lighting to protect flights, and the Flood Plain (S‑F) requires buildings to meet flood elevation profiles. Always check the official overlay map on file, read the specific Title 17 combining‑district section that applies (citations above), and expect extra design/review steps beyond the base‑zone permits.
Source References
- King City Zoning Ordinance, Chapter 17.42 (S‑C Scenic Corridor) § 17.42.010–040
- King City Zoning Ordinance, Chapter 17.44 (A‑P Combining Airport District) § 17.44.010–060
- King City Zoning Ordinance, Chapter 17.38 (S‑F Secondary Flood Plain) § 17.38.010–090
- King City Zoning Ordinance, Chapter 17.40 (B — Special Building Site Districts) § 17.40.010–030
- King City Zoning Ordinance, Chapter 17.50 (Architectural control / historic downtown rules) § 17.50.010; § 17.50.073–077; § 17.50.075
- Official map on file reference (airport approach map incorporated by reference) § 17.06.070
- Parking, landscaping and development‑standards cross references in Title 17 (Ch. 17.30; Ch. 17.52) — see the ordinance excerpts above and the city’s King City Parking and King City Development Standards pages for practice details.
Sources
Retrieved passages
- King City Zoning Code (§ 4.35.3) High relevance
- King City Zoning Code High relevance
- CBC § 1 (§ 1) Medium relevance
- King City Zoning Code (§ 17.30.020.) Medium relevance
- King City Zoning Code (chapter shall) Medium relevance
- King City Zoning Code (§ 1) Medium relevance
- King City Zoning Code (§ 17.30.100.) Medium relevance
- King City Zoning Code (Section 5414) Medium relevance
- King City Zoning Code (Chapter 12.75) High relevance
- King City Zoning Code (§ 4.36.1) High relevance
- King City Zoning Code (§ 4.29.13) Medium relevance
- King City Zoning Code (Title 17) Medium relevance
- King City Zoning Code (§ 4.35.6) Medium relevance
Cited sections
- King City Zoning Ordinance, Chapter 17.42 (S‑C Scenic Corridor) **§ 17.42.010–040** (Chapter 17.42)
- King City Zoning Ordinance, Chapter 17.44 (A‑P Combining Airport District) **§ 17.44.010–060** (Chapter 17.44)
- King City Zoning Ordinance, Chapter 17.38 (S‑F Secondary Flood Plain) **§ 17.38.010–090** (Chapter 17.38)
- King City Zoning Ordinance, Chapter 17.40 (B — Special Building Site Districts) **§ 17.40.010–030** (Chapter 17.40)
- King City Zoning Ordinance, Chapter 17.50 (Architectural control / historic downtown rules) **§ 17.50.010; § 17.50.073–077; § 17.50.075** (Chapter 17.50)
- Official map on file reference (airport approach map incorporated by reference) **§ 17.06.070** (§ 17.06.070)
- Parking, landscaping and development‑standards cross references in Title 17 (Ch. 17.30; Ch. 17.52) — see the ordinance excerpts above and the city’s King City Parking and King City Development Standards pages for practice details. (Title 17)
- KingCity_ZoningCode.md
Frequently asked questions
What is an overlay district in King City and how does it interact with base zoning?
An overlay (combining) district is a zoning layer that sits on top of your base zone and adds rules for special areas (scenic corridors, airport approaches, floodplains, historic areas). Where overlay rules differ from the base zone, the ordinance directs that the more restrictive standard controls (example: S‑C), so you must meet both unless the overlay explicitly substitutes a requirement § 17.42.010–040 .
How do I know whether my parcel is inside the Airport (A‑P) overlay?
The airport approach boundaries and height zones are shown on the official airport approach zoning map incorporated into Title 17 and kept on file at the City Clerk; check that map and the combining district language to confirm A‑P status for your parcel § 17.06.070; § 17.44.030 .
What are typical setbacks and coverage in the Scenic Corridor (S‑C)?
The S‑C sets a 30 ft minimum front yard, side yards of one side 10 ft and both sides 15 ft, and a 50% maximum lot coverage (with a minimum lot width of 100 ft, 60 ft for single‑family) — and requires a Planning Commission‑approved development plan before permits § 17.42.040; § 17.42.030 .
Can I build a house in the Secondary Flood Plain (S‑F) overlay?
You may, but King City requires residential structures to be above the flood profile shown on the flood‑plain zoning map or to obtain a use permit and flood‑protection measures; check the flood map/profile for your parcel and expect required elevation standards § 17.38.080; § 17.38.030 .
Does an airport overlay cap building height at 30 ft?
The ordinance includes an overlay height plane shown on the airport map and also states that, notwithstanding other provisions, no building shall exceed two stories or 30 ft in height § 17.44.040 . However, the applicable A‑P plane for your parcel could be lower; verify the specific zone on the airport approach map.
Are there special submittal requirements in the historic downtown overlay?
Yes. Work in the VC/VB/FSC/historic downtown area typically requires architectural elevations, a color and materials board and a landscape permit; the Architectural Review Committee or Planning Commission reviews these submittals § 17.50.010 .
If my property sits in both a floodplain overlay and a Scenic Corridor overlay, which rules apply?
You must comply with both overlays; ordinance language for S‑C and the general combining rules indicate the applicable standard is the more restrictive of the overlay or base requirement. For floodlife‑safety issues, flood elevation requirements remain mandatory § 17.42.010(b); § 17.38.080 .
Where are parking and landscaping requirements referenced for overlay‑affected projects?
Overlay chapters reference the city’s general chapters for parking and landscaping (notably Chapter 17.52 for parking and Chapter 17.30 standards for landscaping). Always run required parking calculations per Chapter 17.52 and include landscape plans during review § 17.42.030; § 17.30.130 .
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