Kings County — Zoning

Last reviewed: July 3, 2026

Overview

This page summarizes how the Kings County Development Code regulates zoning in the unincorporated areas of Kings County. It explains the Official Zoning District Map, the set of zoning districts (with the actual local district names), where those districts apply, the decision‑relevant dimensional and use standards, and how to read and act on the rules. All rules cited below come from the Kings County Development Code: the Zoning Plan and district Articles.

How the system is organized (fast facts)

• The County maintains an Official Zoning District Map for unincorporated areas and keeps it as GIS shapefiles in the Community Development Agency office; requests for the map or questions about boundaries are handled there. § 201–§ 203.
• The Development Code establishes district symbols and names in Table 3‑1 (Article 3); the district list is the source of the exact district labels used countywide. § 301.
• District boundary rules (how to resolve map ambiguities) are in § 302; the Zoning Administrator may locate an unclear boundary and the decision may be appealed. § 302–§ 303.

You can also cross‑check county land use policy in the Kings County Land Use overview.

District-by-district summary (unincorporated areas only)

The Development Code lists districts in Table 3‑1 and then sets specific rules (uses, setbacks, heights, site area) inside the Articles for each district type. Always verify the zoning on the Official Zoning District Map before assuming a district. § 301; § 201–§ 202.

Below are the districts actually used in Kings County and the most decision‑relevant standards and uses drawn from the Development Code. For full use tables and the complete dimensional matrices see the cited Article range for each district.

Agricultural districts — AL‑10, AG‑20, AG‑40, AX

• Purpose: Preserve and support agricultural production and associated rural uses in unincorporated areas. § 401–§ 419.
• Typical permitted uses: farming, grazing, crop production, support buildings, agricultural processing accessory to on‑site production (specific allowances and limits are listed in Article 4). § 401–§ 419.
• Key dimensional standards: minimum site areas are explicit in Table 3‑1: AL‑10 = 10 acre minimum, AG‑20 = 20 acre, AG‑40 = 40 acre, AX = 40 acre (exclusive). See Table 3‑1 in Article 3 and the Agricultural Article for accessory and setback rules. § 301; § 401–§ 419.
• Where it applies: broad rural areas and lands designated agricultural in the 2035 General Plan; the map and the community plans (Armona, Home Garden, Kettleman City, Stratford, Jackson Ranch) show exact locations. § 201; § 301.

Residential districts — RR, R‑1‑20, R‑1‑12, R‑1‑8, R‑1‑6, RM

• Purpose: Provide for single‑family and multi‑family residential neighborhoods in unincorporated areas. § 501–§ 508.
• Typical permitted uses: single‑family homes, accessory structures, accessory dwelling units (ADUs subject to both local rules and state ADU law), select home‑based uses; multi‑family allowed in RM. § 501–§ 508.
• Key dimensional standards:
  • Minimum site areas follow the district label: R‑1‑20 = 20,000 sq ft, R‑1‑12 = 12,000 sq ft, R‑1‑8 = 8,000 sq ft, R‑1‑6 = 6,000 sq ft, RR = 30,000 sq ft (rural residential); these are from Table 3‑1. § 301.
  • Typical maximum building height for permitted residential uses is 30 ft; a conditional use process can allow up to 50 ft for conditional uses where noted by the district tables. These height figures are the general limits shown in the residential development standards tables. §§ 501–508.
  • Specific ADU setback minima (local) include a 4 ft rear and side setback for attached/detached ADUs per the Development Code notes; ADUs are also governed by state ADU law. Verify both local and state rules. § 701–§ 705 and California ADU law.
• Where it applies: residential areas shown on the Official Zoning District Map and community plans. § 201; § 301.

Commercial districts — CN, CT, CS, CH, CR

• Purpose: Provide for neighborhood, thoroughfare, service, highway, and rural commercial activity in unincorporated areas. § 601–§ 606.
• Typical permitted uses: retail stores, restaurants, service businesses, limited office uses; certain commercial uses near residences have additional setback and screening rules. § 601–§ 606.
• Key dimensional standards (examples): rear/side setbacks are often “No Limitation” except where commercial abuts residential (10 ft where abutting RR, R‑1, RM), and maximum heights vary by commercial subtype (tables show 50–75 ft in some commercial zones or as limited by notes). § 601–§ 606.
• Where it applies: commercial corridors, downtown areas and rural commercial nodes identified on the Official Zoning District Map and community plans. § 301; § 201.

Mixed‑use districts — MU, MU‑D (Downtown MU)

• Purpose: Allow coordinated combinations of residential and commercial uses with pedestrian orientation in appropriate unincorporated areas. § 701–§ 705.
• Typical permitted uses: ground‑floor retail/service with residences above or nearby; residential component limits may apply (e.g., residential not to exceed a stated share of gross floor area per table notes). § 701–§ 705.
• Key dimensional standards: mixed‑use tables include sidewalk/streetscape expectations (refer to the community plans) and building height/coverage limits; note in the table that residential elements in mixed use shall not exceed 45% of building gross floor area in certain mixed use developments. § 701–§ 705.
• Where it applies: downtown or main‑street areas shown in community plans and on the Official Zoning District Map. § 201; § 301.

Industrial districts — IL, IH

• Purpose: Provide for light and heavy industrial uses, processing, warehousing, and related services in appropriately zoned unincorporated locations. § 801–§ 805.
• Typical permitted uses: manufacturing, assembly, distribution, repair, and industrial support services; heavy industrial uses may require conditional use permits and specific findings (environmental/fiscal). § 801–§ 805.
• Key dimensional standards: development standards include parking and loading requirements, equipment screening, and fence/wall heights; maximum heights and special safety separation requirements may differ by site and can be increased via CUP. § 805; Article 13.
• Where it applies: industrial areas shown on the Official Zoning District Map. § 201; § 301.

Public Facilities district — PF

• Purpose: Sites owned or used by public agencies, schools, utilities, and public service facilities in unincorporated areas. § 901–§ 905.
• Typical permitted uses: government buildings, public schools, utility substations, cemeteries, parks (subject to special provisions). § 901–§ 905.
• Key dimensional standards: site‑specific and often tied to the facility’s functional footprint; consult Article 9. § 901–§ 905.

Overlay zones

• The Code includes multiple overlays (Agriculture Overlay, Open Space Overlay, Natural Resources Conservation Overlay, Flood Hazard Overlay, etc.) that add standards on top of base zoning. Article 10: § 1001–§ 1010.
• Overlays can change permitted uses, add setbacks, or impose site‑specific environmental protections; check overlay maps and figures (Article 10 figures) on file with the Community Development Agency. § 1001–§ 1010.

Quick standards table (decision‑relevant snapshot)

Note: the Code publishes more detailed numeric tables for setbacks, lot coverage, parking, and other development standards inside the Articles listed above. See the Kings County Development Standards page and Article ranges for the precise table cells.

How uses, permits and changes work (process highlights)

• If a use is listed as “Permitted (P)” in a district’s use table, you can apply to establish it subject to building permits and any required ministerial approvals. If a use requires Site Plan Review (SPR) or a Conditional Use Permit (CUP), apply under Article 16 § 1602 (SPR) or Article 17 § 1703 (CUP).
• Any use not specifically listed in a district’s Table of Land Use Regulations is prohibited unless a finding is made via CUP, variance, or code amendment. The Zoning Administrator’s interpretation controls unless changed by the Planning Commission or Board. § 107; § 1703.
• Boundary disputes are resolved by the map rules in § 302; contact the Community Development Agency for an official determination (the Zoning Administrator can act or make findings). § 302.

You will also need to confirm off‑street parking requirements (Article 13) and any required design review (Article 16 / Design Review procedures). For parking, consult the Kings County Parking page. For design procedures, see the Kings County Design Review page.

Checklist — What an applicant must generally satisfy (unincorporated areas)

• Confirm the parcel’s current base zoning on the Official Zoning District Map and note any overlay zones. § 201–§ 203.
• Confirm the proposed use is listed as Permitted, Allowed with SPR, or Conditional in the district’s land‑use table. § 301; Article 4–9.
• Prepare a Site Plan Review application if the use or project triggers SPR per § 1602.
• If required, prepare a Conditional Use Permit application with all technical exhibits and findings (noise, traffic, emissions, public safety). § 1703.
• Provide parking, loading, landscaping and screening plans consistent with Article 13 and the Kings County Parking standards.
• Confirm compliance with overlays (flood, resource protection, agriculture) and special community plan standards. Article 10; community plans.
• Check ADU local rules and state ADU law for accessory units. See the California ADU law reference and ADU notes in the Code.
• Expect building permits and code enforcement under the California Building Standards Code. (Building permits are separate from zoning approvals.)

Risks & Ambiguities

Plain‑English summary

Kings County’s Development Code divides the unincorporated county into named zoning districts (the actual labels like R‑1‑8, AG‑20, MU, IL, PF, etc.), publishes the Official Zoning District Map, and attaches district‑specific permitted uses, heights, setbacks, and site area rules; special overlay zones add extra limits. Confirm the map, check the district’s use table, and then follow the SPR/CUP/variance procedures in the Code. § 201; § 301; Article 16–18.

Source References

• Kings County Development Code, Article 2 (Zoning Plan): § 201 Adoption of Zoning Plan; § 202 Official Zoning District Maps; § 203 Same – Map Added.
• Kings County Development Code, Article 3 (Establishment & Designation of Zoning Districts): § 301–§ 306 and Table 3‑1 (Zoning Districts).
• Kings County Development Code, Article 4 (Agricultural districts): §§ 401–419.
• Kings County Development Code, Article 5 (Residential districts): §§ 501–508 (includes residential use table and development standards).
• Kings County Development Code, Article 6 (Commercial districts): §§ 601–606.
• Kings County Development Code, Article 7 (Mixed Use): §§ 701–705 (mixed use rules and ADU notes).
• Kings County Development Code, Article 8 (Industrial districts): §§ 801–805.
• Kings County Development Code, Article 9 (PF district): §§ 901–905.
• Kings County Development Code, Article 10 (Overlay Zones): §§ 1001–1010 and overlay maps/figures.
• Kings County Development Code, Article 13 (Off‑street parking and loading) and Article 16 (Site Plan Review).
• Kings County Development Code, Article 17 (Conditional Use Permits) and Article 18 (Variances).

(If you need the exact table cell for a specific lot, setback or parking ratio, say which parcel or district and I’ll pull the precise table entry and section for you — Verify with the jurisdiction for parcel‑specific interpretations.)

Retrieved passages

• Kings County Zoning Code (Section No.) High relevance show source text
• Kings County Zoning Code (Article 21) High relevance show source text
• Kings County Zoning Code (§23) High relevance show source text
• Kings County Zoning Code (Article 3) High relevance show source text
• California Fire Code Medium relevance show source text
• Kings County Zoning Code (Article 16) Medium relevance show source text
• CBC § 1 (Section 107.C) Medium relevance show source text
• Kings County Zoning Code (§23) Medium relevance show source text

Cited sections

• Kings County Development Code, Article 2 (Zoning Plan): **§ 201 Adoption of Zoning Plan; § 202 Official Zoning District Maps; § 203 Same – Map Added**. (Article 2)
• Kings County Development Code, Article 3 (Establishment & Designation of Zoning Districts): **§ 301–§ 306** and **Table 3‑1 (Zoning Districts)**. (Article 3)
• Kings County Development Code, Article 4 (Agricultural districts): **§§ 401–419**. (Article 4)
• Kings County Development Code, Article 5 (Residential districts): **§§ 501–508** (includes residential use table and development standards). (Article 5)
• Kings County Development Code, Article 6 (Commercial districts): **§§ 601–606**. (Article 6)
• Kings County Development Code, Article 7 (Mixed Use): **§§ 701–705** (mixed use rules and ADU notes). (Article 7)
• Kings County Development Code, Article 8 (Industrial districts): **§§ 801–805**. (Article 8)
• Kings County Development Code, Article 9 (PF district): **§§ 901–905**. (Article 9)
• Kings County Development Code, Article 10 (Overlay Zones): **§§ 1001–1010** and overlay maps/figures. (Article 10)
• Kings County Development Code, Article 13 (Off‑street parking and loading) and Article 16 (Site Plan Review). (Article 13)
• Kings County Development Code, Article 17 (Conditional Use Permits) and Article 18 (Variances). (Article 17)
• KingsCounty_ZoningCode.md

• Official Kings County code library