Kings County — Land Use

Last reviewed: July 3, 2026

Overview

This page summarizes what the Kings County Development Code (the county zoning ordinance that applies only to unincorporated areas) says about land use: how districts are defined, which uses are permitted or require discretionary review, and the most decision-relevant dimensional or program limits. It is grounded in the county Development Code (Title 17 / Development Code, Articles 1–22) and cites the controlling sections. For procedure-level topics—permits, parking, or appeals—see the linked topic pages below as noted. See the Zoning Plan for where each district applies in the unincorporated county. Verify with the jurisdiction for parcel‑specific interpretations.

(First appearance links: the ordinance and internal topic pages are linked inline below.)

How the code organizes land use rules

• The code establishes zoning districts and overlay zones for the unincorporated areas and sets a Table(s) of Land Use Regulations showing uses as P (permitted), S (site plan review), C (conditional use permit), TUP, or “-” (not allowed) for each district (§§ 201–203; §§ 301–306).
• Use‑specific standards live in Article 11 (Standards for Specific Land Uses and Activities) and discretionary procedures are in Article 16 (Site Plan Review) and Article 17 (Conditional Use Permits). See the county Zoning and Development Standards pages for related process and dimensional checklists. §§ 1101–1118; § 1602; § 1703.

Below are district-by-district summaries built from the Development Code tables and text. Each item applies only to the county’s unincorporated areas and is cited to the controlling article/section in the Development Code.

Agricultural Districts — AL-10, AG-20, AG-40, AX

• Purpose: Preserve farming and agricultural production while allowing a limited mix of agriculture‑supporting commercial and incidental rural uses in unincorporated areas. See §§ 401–419 (Agricultural Districts) and Table 4-1.
• Typical permitted/conditional uses: field crops and typical farm operations (permitted), farm service/processing (site plan review or CUP depending on scale), fertilizer processing (C), gravel/asphalt plants (C in some AG zones), guest ranches (S/C depending on size and Williamson Act status). See Table 4-1. Agricultural processing and larger industrial‑scale activities typically require a Conditional Use Permit. §§ 401–419; Table 4‑1.
• Key dimensional & operating points: signs, fences, incidental residential uses, and livestock limits are addressed in Article 4 and cross‑referenced to sign standards in Article 14 and landscape rules in Article 15. The code also notes that some uses (e.g., golf courses, guest ranches on Williamson Act land) are restricted to non‑contracted land unless additional findings are met. §§ 401–419; § 1406; § 1501.
• Where it applies: wherever the Zoning Plan maps these agricultural districts in unincorporated Kings County (see §§ 201–203).

Residential Districts — R-1, RM, RR (and related residential zones)

• Purpose: Provide locations for single‑family and multi‑family housing in the unincorporated county. See §§ 501–508 (Residential Districts).
• Typical permitted uses: single‑family dwellings and accessory residential uses (many are permitted), small home occupations, incidental uses such as private pools (P) and household pets. Site Plan Review or CUP is required for some institutional/residential care uses. See Table 5‑x and Article 11 for use definitions. §§ 501–508; § 1101.
• Key dimensional & standards notes: Residential sign allowances, minimum pool setbacks (no less than 5 ft from a property line), limitations on temporary RV dwelling use (14 days × up to 3 times/year), and screening/landscaping expectations are specified in Article 5 and cross‑referenced to Articles 14 and 15. § 5xx; § 1406; § 1501; § 1118.
• Where it applies: mapped residential areas of the unincorporated county per the Zoning Plan (§§ 201–203).

Commercial Districts — CN, CS, CT, CH, CR (commercial subdistricts)

• Purpose: Allow retail, service, and commercial uses appropriate to unincorporated commercial corridors and community centers. See §§ 601–606 and Table 6‑1.
• Typical permitted/conditional uses: retail, restaurants (with limitations like exclusions for drive‑thru in some MU zones), personal and professional services (P/S), some entertainment uses (S/C depending on type), automotive service (often S/C), and some heavy commercial uses allowed only in certain commercial districts. See Table 6‑1. §§ 601–606; Table 6‑1.
• Key standards: Parking and loading must meet Article 13 standards (see the county Parking page). Sign rules for commercial zones are in Article 14. Many commercial uses are subject to Site Plan Review; some require CUPs. §§ 1301–1311; §§ 1401–1411; § 1602.
• Where it applies: mapped commercial areas in the unincorporated county plan.

Mixed‑Use Districts — MU, MU‑D

• Purpose: Encourage a mix of commercial and residential uses in specified unincorporated activity centers while setting limits that preserve pedestrian function. See §§ 701–705, Table 7‑1, and development standards in § 704.
• Typical permitted/conditional uses: Retail, restaurants (many types permitted but drive‑thru excluded or limited), small offices, studios, and residential units; some uses require Site Plan Review or CUP per Table 7‑1. § 701–705; Table 7‑1.
• Key dimensional & program limits (decision‑relevant highlights from § 704 / Table 7‑2):
  • The residential component of a mixed‑use building is limited to 45% of gross floor area (residential cap). § 704 / Table 7‑2.
  • Maximum heights shown: typical permitted uses 30 ft, conditional uses may go to 50 ft where allowed (see notes). § 704, Table 7‑2.
  • Accessory Dwelling Units (ADUs) (attached/detached and junior ADUs) must meet minimum 4 ft rear and side setbacks when in MU districts (Table note). See Article 7 and the county ADU guidance for statewide rules. § 704, Table 7‑2 (Note 6).
  • Additional encroachment and sidewalk rules (public right‑of‑way encroachments, outdoor seating) and parking ratios for MU‑D are in § 705; see the county Design Review and Parking pages for implementation details.
• Where it applies: mixed‑use community centers and the county’s designated MU areas in the Zoning Plan. §§ 201–203; §§ 701–705.

Industrial Districts — IL, IH

• Purpose: Accommodate light and heavy industrial, processing, and ag‑supporting industrial activities in unincorporated areas. See §§ 801–805 and Table 8‑1.
• Typical permitted/conditional uses: agricultural product processing, warehousing, repair shops, recycling centers (per Table 8‑1). Many heavier industrial operations require CUPs. § 801–805; Table 8‑1.
• Key standards & restrictions: Off‑street parking/loading and screening rules apply (Article 13 and § 805). Fire‑safety height limits are noted (e.g., Kettleman City two‑story limitation unless adequate fire equipment is provided). Surface mining always requires CUP, reclamation plan, and financial assurances (Sec. 1113). §§ 1301–1311; § 805; § 1113.
• Where it applies: mapped industrial areas in unincorporated Kings County (Zoning Plan).

Public Facilities District — PF

• Purpose: Sites for public buildings, utilities, and community infrastructure within unincorporated areas. See §§ 901–905.
• Typical permitted/conditional uses: government offices, schools, utility installations, and public works facilities; many require Site Plan Review. §§ 901–905; § 1602.

Overlay Zones (e.g., flood, historic, Williamson Act compatibility)

• Purpose: Apply additional or modified rules on top of base zoning in unincorporated areas (Article 10, §§ 1001–1010). For example, the code contains Historic Preservation and special rules affecting agricultural contract lands (Williamson Act). See the county Overlay Districts and Historic Preservation pages.

Quick reference table — selected districts and decision‑relevant rules

Note: the Development Code uses the “P / S / C / TUP / –” key in every Table of Land Use Regulations; if a use is not explicitly listed it is prohibited unless specifically allowed by Code or an interpretation is issued (see the nonconforming and interpretation rules). §§ 301–306; Article 1.

Checklist (what an applicant must satisfy for a new use in unincorporated Kings County)

• Confirm the base zoning and any overlay for the parcel in the county Zoning Plan (unincorporated areas only) and read the district Table of Land Use Regulations (§§ 201–203; §§ 301–306).
• Determine whether the use is P, S, or C in the district table. If not listed, the use is prohibited or needs interpretation/CUP. (See Article 1 general provisions).
• If SPR or CUP required, prepare site plan materials per § 1602 and the standards in Article 11 for the specific use; address required findings for a CUP (Article 17, e.g., § 1708 for conditions of approval).
• Confirm dimensional standards: height, setbacks, lot coverage and special notes (e.g., MU 45% residential cap; ADU 4‑ft setbacks) in the applicable Article (e.g., § 704 for MU).
• Provide parking and loading analysis consistent with Article 13 and county Parking rules.
• Address signage per Article 14 and landscaping/screening per Article 15 (and special screen/wall rules where industrial uses abut residential).
• If project touches state‑regulated uses (surface mining, hazardous waste, commercial wind facilities, dairies), bring extra reports and required findings per Articles 11 and 17 (e.g., § 1113, § 1114, § 1707 references).

Risks & Ambiguities

Plain‑English summary

For property in the unincorporated parts of Kings County, the Development Code lists which uses are allowed in each named zoning district (agricultural, residential, commercial, mixed‑use, industrial, public facilities) and whether a project is permitted outright, needs Site Plan Review, or requires a Conditional Use Permit; district tables and Articles 11–17 contain the specific rules and required findings you must meet. Always confirm the parcel’s mapped district and overlays and consult the County for interpretations on ambiguous uses.

Source References

• Kings County Development Code (Title 17) — Table of Contents and Articles (Development Code No. 668.20): Article list and district articles §§ 101–116; 201–203; 301–306; 401–419; 501–508; 601–606; 701–705; 801–805; 901–905; 1001–1010.
• Agricultural Zoning Districts — Table 4‑1 and Article 4 (§§ 401–419, Table 4‑1).
• Mixed‑Use standards and tables — Article 7, Development Standards § 704 and Additional Standards § 705 (Tables 7‑1 and 7‑2, including the 45% residential cap and ADU setbacks).
• Commercial and Industrial Tables — Article 6 (Table 6‑1) and Article 8 (Table 8‑1) (§§ 601–606; §§ 801–805).
• Standards for Specific Land Uses (surface mining, hazardous waste, wind) — Article 11, including § 1113 (surface mining) and § 1114 (hazardous waste).
• Conditional Use Permits and conditions — Article 17 (findings and conditions; § 1708).
• Applicability, purpose, and general provisions — Article 1 (including § 106 and § 107).
• Signs, pools and residential details — Article 14 and Article 5 references (see Tables 5‑3 and sign rules).

Retrieved passages

• Kings County Zoning Code (Article 16) High relevance show source text
• Kings County Zoning Code (Article 8.7) High relevance show source text
• Kings County Zoning Code (Section 51238.1.) High relevance show source text
• CBC § 1 (Section 107.C) High relevance show source text
• Kings County Zoning Code (Section 2.) High relevance show source text
• CFC § 34 (§34) High relevance show source text
• Kings County Zoning Code (Article 15) High relevance show source text
• Kings County Zoning Code (Section No.) High relevance show source text

Cited sections

• Kings County Development Code (Title 17) — Table of Contents and Articles (Development Code No. 668.20): Article list and district articles **§§ 101–116; 201–203; 301–306; 401–419; 501–508; 601–606; 701–705; 801–805; 901–905; 1001–1010**. (Title 17)
• Agricultural Zoning Districts — Table 4‑1 and Article 4 (**§§ 401–419**, Table 4‑1). (Article 4)
• Mixed‑Use standards and tables — Article 7, Development Standards **§ 704** and Additional Standards **§ 705** (Tables 7‑1 and 7‑2, including the **45%** residential cap and ADU setbacks). (Article 7)
• Commercial and Industrial Tables — Article 6 (Table 6‑1) and Article 8 (Table 8‑1) (**§§ 601–606; §§ 801–805**). (Article 6)
• Standards for Specific Land Uses (surface mining, hazardous waste, wind) — Article 11, including **§ 1113** (surface mining) and **§ 1114** (hazardous waste). (Article 11)
• Conditional Use Permits and conditions — Article 17 (findings and conditions; **§ 1708**). (Article 17)
• Applicability, purpose, and general provisions — Article 1 (including **§ 106** and **§ 107**). (Article 1)
• Signs, pools and residential details — Article 14 and Article 5 references (see Tables 5‑3 and sign rules). (Article 14)
• KingsCounty_ZoningCode.md

• Official Kings County code library