Summary of Kuna City Code Title 5 Ch 8 (Zoning Code) as it applies in Kuna.
Code evolves continuously. Verify at the official source before any development decision.
Applicable code
Code references active as of publication. Verify current standards at the official source before any development decision.
R-1 (Single-Family Residential) district permits single-family detached dwellings on minimum 7,000 square foot lots with 60-foot minimum lot width. Setbacks: 25-foot front, 5-foot side, 20-foot rear.
Investor implication: R-1 is the dominant Old Town zoning. Lot-split economics depend on whether existing parcels exceed 14,000 square feet and meet width requirements for two-lot subdivision.
Verify at City of Kuna Municipal Code →R-2 (Low Density Residential) district permits single-family detached dwellings on minimum 6,000 square foot lots with 50-foot minimum lot width. Setbacks: 20-foot front, 5-foot side, 15-foot rear.
Investor implication: R-2 allows tighter lot geometry than R-1. North Kuna production-builder subdivisions concentrate in R-2 zones.
Verify at City of Kuna Municipal Code →R-4 (Medium Density Residential) district permits single-family attached, townhomes, and multifamily dwellings at maximum 12 units per acre. Minimum lot size: 5,000 square feet per unit for single-family attached; no minimum for multifamily.
Investor implication: R-4 is the target zone for small-format infill and townhome product. March 2025 Future Land Use Map update added Medium Density Residential designations across northeast and northwest growth corridors, expanding the entitlement envelope for R-4 rezones.
Verify at City of Kuna Municipal Code →C-1 (Neighborhood Commercial) district permits retail, office, and residential uses. Residential density: maximum 20 units per acre. No minimum lot size for mixed-use buildings.
Investor implication: C-1 zones along Avenue B and Main Street in Old Town are adaptive-reuse targets. Mixed-use entitlement allows residential above ground-floor commercial.
Verify at City of Kuna Municipal Code →Land in Kuna's Area of Impact but outside city limits is governed by Ada County R-RP (Rural Residential Preservation) zoning. Minimum lot size: 1 acre. Density: 1 dwelling unit per acre unless subdivided under Ada County minor subdivision provisions.
Investor implication: Pre-annexation land in the Area of Impact operates under Ada County rules until annexation completes. Density and setback standards differ materially from Kuna city code. Confirm jurisdiction before permitting.
Verify at Ada County Code →Kuna Ordinance 2026-05A permits up to one ADU per lot in R-1, R-2, and R-4 zones. Maximum size: 900 square feet or 50% of primary dwelling floor area, whichever is less. Owner-occupancy requirement removed. Parking requirement waived within 1,500 feet of transit.
Investor implication: Removal of owner-occupancy requirement opens ADU product to investor-owned rental portfolios. Parking waiver applies to Old Town parcels near future transit corridors.
Verify at City of Kuna Municipal Code →R-1 minimum lot size: 7,000 square feet. Minimum lot width: 60 feet.
Investor implication: Lot-split economics require parcel-level geometry diligence. Rules-of-thumb don't generalize.
Verify at City of Kuna Municipal Code →Land in Kuna's Area of Impact but outside city limits is governed by Ada County R-RP zoning.
Investor implication: Jurisdictional risk is the dominant Area of Impact underwriting factor.
Verify at Ada County Code →Owner-occupancy requirement removed under Ordinance 2026-05A.
Investor implication: ADU product is now open to investor-owned rental portfolios.
Verify at City of Kuna Municipal Code →Renew analysis