Summary of Kuna City Code Title 5 Ch 8 mixed-use / Future Land Use Map (March 2025 update · MDR + Mixed-Use additions) as it applies in Kuna. Reference: https://library.municode.com/id/kuna.
Code evolves continuously. Verify at the official source (https://library.municode.com/id/kuna) before any development decision.
Applicable code
Code references active as of publication. Verify current standards at the official source before any development decision.
Kuna regulates infill development through base zoning districts established in Title 5 Chapter 3 (Zoning District Regulations). Primary residential districts include R-2 (Low Density Residential), R-4 (Low-Medium Density Residential), R-6 (Medium Density Residential), and R-8 (Medium-High Density Residential). Mixed-use and commercial infill is governed by C-1 (Neighborhood Commercial) and Mixed-Use districts per the Future Land Use Map.
R-2 (Low Density Residential): minimum lot size 7,500 square feet; maximum density 5.8 units per acre. R-4 (Low-Medium Density Residential): minimum lot size 6,000 square feet; maximum density 7.3 units per acre. R-6 (Medium Density Residential): minimum lot size 5,000 square feet; maximum density 8.7 units per acre. R-8 (Medium-High Density Residential): minimum lot size 4,000 square feet; maximum density 10.9 units per acre. Verify current standards at https://library.municode.com/id/kuna Title 5, Chapter 3 before acquisition.
R-2: front setback 25 feet, side setback 10 feet (corner lot 15 feet), rear setback 20 feet; maximum height 35 feet (2.5 stories). R-4: front setback 20 feet, side setback 8 feet (corner lot 12 feet), rear setback 20 feet; maximum height 35 feet (2.5 stories). R-6: front setback 15 feet, side setback 6 feet (corner lot 10 feet), rear setback 15 feet; maximum height 40 feet (3 stories). R-8: front setback 15 feet, side setback 6 feet (corner lot 10 feet), rear setback 15 feet; maximum height 45 feet (3.5 stories). Verify current standards at https://library.municode.com/id/kuna Title 5, Chapter 3 before site plan submission.
Single-family detached: 2 spaces per unit (1 covered). Duplex: 2 spaces per unit (1 covered per unit). Multifamily (3+ units): 1.5 spaces per unit for units under 800 square feet; 2 spaces per unit for units 800+ square feet. Mixed-use residential: 1.25 spaces per unit with shared parking allowed. Parking reductions may be granted for projects within 1,500 feet of transit stops or in designated mixed-use zones. Verify current standards at https://library.municode.com/id/kuna Title 5 before site plan submission.
Idaho SB 1352 requires cities over 10,000 population to allow residential development at a minimum density of 12 units per acre on tracts of 4 acres or more. Qualifying starter-home subdivisions may use lots as small as 1,400 square feet, and setback/lot-width requirements do not apply to these projects.
Idaho SB 1354 requires cities over 10,000 population to allow at least one accessory dwelling unit (ADU) per lot. Cities may not impose owner-occupancy requirements or blanket square-footage bans. HOAs cannot add new ADU restrictions without written consent of all members (existing bans remain enforceable).
Mixed-Use district: minimum 25% ground-floor commercial required; residential density up to 20 units per acre allowed on upper floors; parking ratio 1.25 spaces per residential unit with shared parking agreements permitted. C-1 (Neighborhood Commercial): allows mixed-use infill with residential on upper floors; ground-floor commercial required on primary street frontage; parking ratio 1 space per 300 square feet commercial plus 1.5 spaces per residential unit. Verify current standards at https://library.municode.com/id/kuna Title 5, Chapter 3 before site plan submission.
Renew analysis
Kuna's district structure allows density scaling from R-2 (single-family) through R-8 (multifamily), with mixed-use overlays in Old Town Kuna and along major corridors. Infill operators should target R-4 and R-6 districts for duplex/triplex/fourplex projects where lot assemblage is feasible.
Lot size minimums and density caps determine feasibility for lot splits, duplexes, and small multifamily projects. Verify district-specific standards before acquisition to confirm unit count and parking requirements align with pro forma.
Setback and height limits constrain buildable envelope on infill lots, particularly in R-2 and R-4 districts. Alley access may allow reduced rear setbacks; verify with Kuna Planning & Zoning before site plan submission.
Parking requirements can consume significant lot area on small infill parcels. Confirm whether shared parking agreements or on-street parking credits are allowed in Old Town Kuna or mixed-use zones to maximize unit count.
SB 1352 overrides local density caps for qualifying projects, enabling higher-density infill on larger assemblages (4+ acres). Kuna must comply by July 1, 2026. Operators should target parcels at or above 4 acres for maximum unit count under this state mandate.
SB 1354 guarantees ADU rights statewide, removing local owner-occupancy barriers. Kuna must align its ADU ordinance by July 1, 2026. Investors can plan for ADU income on infill acquisitions, but verify HOA covenants on a per-parcel basis.
Mixed-use infill in Old Town Kuna and along major corridors may allow higher density and reduced parking if ground-floor commercial is included. Confirm whether residential-only projects are permitted in mixed-use zones or if commercial component is mandatory.