Bolthole Index

Graham County, Kansas

Zoning, building permits and septic rules in Hill City, Kansas

Hill City, Kansas administers its own zoning ordinance for land inside city limits1, and its city code includes building, electrical and plumbing articles2. Residence-district lots must provide at least 5,625 square feet per family3. Septic systems fall under the Graham County sanitary code, not the city4. Land outside city limits is covered on the Graham County page.

At a glance

Zoning
Hill City administers its own zoning ordinance (Chapter XVI)1
Building code
City code has building, electrical and plumbing articles; adopted editions unconfirmed2
Minimum lot (residence)
5,625 sq ft per family3
Residence setbacks
Front 20 ft, side 6 ft, rear 20 ft5
Building height
35 feet or two and one-half stories in the residence district6
Mobile homes
Only on listed blocks and lots; owner must own the land7
Septic
Graham County sanitary code, administered locally4

Who to call

Also useful

City of Hill City, City Clerk

City Hall; first call for city zoning and building questions

(785) 421-3438

thecityofhillcity@gmail.com

205 N Pomeroy Ave, Hill City, KS 67642

Septic permits

Graham County Health Department

First county contact for the Graham County sanitary code and onsite-wastewater process

(785) 421-3326

225 N. Pomeroy Hill City, KS 67642

Contact details are copied from each office’s official page and were checked against it on October 24, 2026.

Off-grid gear

Going off-grid in Hill City means bringing your own water and power. The kit we’d start with:

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Does Hill City, Kansas have zoning, and what does it mean for lot size and setbacks?

Yes. Hill City administers its own zoning ordinance for land inside city limits, with residence, business, industrial and industrial park districts18.

In the residence height and area district, every building must provide a lot area of at least 5,625 square feet3. Principal buildings need a front yard of 20 feet, side yards of 6 feet on each side (4 feet for narrow lots of record), and a rear yard of 20 feet5. Buildings in that district may not exceed 35 feet or two and one-half stories6.

A detached accessory building such as a garage on an interior lot must sit at least 60 feet from the front lot line, unless the garage is built as part of the main house9.

We could not confirm the full residence-district use list, so ask the City Clerk before relying on these figures for a specific lot10.

Do you need a building permit in Hill City, and who issues it?

Hill City's city code includes building, electrical and plumbing articles, so building work inside city limits is regulated by the city, not Graham County2. We could not confirm which model code editions the city adopted, the permit application steps, or the fee schedule.

The City Clerk at City Hall is the right first call to find out who takes permit applications and what they cost10. Kansas is a home rule state, so local governments decide on building codes11. Subdividing a lot is also regulated under the city's Chapter XVI12.

How do septic permits work for a home in Hill City?

Septic systems for domestic wastewater in Graham County are permitted by county authorities under a county sanitary code4. Under Kansas law, the local health department administers county sanitary codes unless the commissioners name another agency13. Start with the14 to learn who handles septic plans.

We could not confirm whether the city requires a septic permit or sewer connection for a lot inside city limits. Ask the City Clerk whether public sewer reaches the address10. State rules allow a private system only where public sewers are not available and local requirements are met15. Seepage pits, cesspools and dry wells are not permitted16.

Can you put a mobile home or RV on a lot in Hill City?

Mobile homes may be permanently located in Hill City only on the blocks and lots listed in the city code. The owner of the home must also own the land, the lot must be at least 50 feet wide with at least 3,750 square feet per trailer, and the home must meet the code's space and setback rules7. That rule uses the code's term "mobile home"; we could not confirm how it applies to modern manufactured homes.

Kansas does not let a city exclude manufactured homes from its entire zoning jurisdiction17.

We could not confirm any Hill City rule on living in an RV or tiny home, or on accessory dwellings. Ask the City Clerk before buying with that plan10.

Building a home in Hill City: the steps, in order

  1. Call the City Clerk to confirm your lot's zoning district, setbacks and who accepts building permit applications10.
  2. Check the lot against the residence-district minimums for lot area and yards35.
  3. If the lot is being split or replatted, expect subdivision review under city code12.
  4. Ask the City Clerk whether public sewer serves the lot; if not, contact the14 about a septic permit4.
  5. Ask the City Clerk whether the address lies in a mapped floodplain; we could not confirm a city floodplain ordinance.

Watch-outs

  • Hill City's code is published as current through an ordinance passed 11-3-2025 and the publisher says it may not reflect the latest legislation, so confirm current rules with the City Clerk1.
  • Everything above applies inside Hill City limits only; land outside the city is covered on the Graham County page, and Graham County does not appear to have county zoning18.
  • We could not confirm fees, the permit application process, minimum dwelling size or RV and tiny-home rules for Hill City; ask the City Clerk10.

Sources

  1. Hill City, Kansas Code of Ordinances, Chapter XVI Zoning and Planning (sections 16-305 to 16-311, via American Legal Publishing) (Hill City), quoted and re-checked
  2. Hill City, Kansas Code of Ordinances, Chapter IV Buildings and Construction (via American Legal Publishing) (Hill City), quoted and re-checked
  3. Hill City, Kansas Code of Ordinances, Chapter XVI Zoning and Planning (sections 16-305 to 16-311, via American Legal Publishing) (Hill City), quoted and re-checked
  4. County Environmental / Sanitary Codes, quoted and re-checked
  5. Hill City, Kansas Code of Ordinances, Chapter XVI Zoning and Planning (sections 16-305 to 16-311, via American Legal Publishing) (Hill City), quoted and re-checked
  6. Hill City, Kansas Code of Ordinances, Chapter XVI Zoning and Planning (sections 16-305 to 16-311, via American Legal Publishing) (Hill City), quoted and re-checked
  7. Hill City, Kansas Code of Ordinances, § 4-907 Occupancy; location; parking construction; use of mobile homes (via American Legal Publishing) (Hill City), quoted and re-checked
  8. Hill City, Kansas Code of Ordinances, Chapter XVI Zoning and Planning (sections 16-305 to 16-311, via American Legal Publishing) (Hill City), quoted and re-checked
  9. Hill City, Kansas Code of Ordinances, Chapter XVI Zoning and Planning (sections 16-305 to 16-311, via American Legal Publishing) (Hill City), quoted and re-checked
  10. City of Hill City, City Clerk (cityofhillcityks.gov)
  11. Kansas Building Energy Codes (Kansas statewide rule), quoted and re-checked
  12. Hill City, Kansas Code of Ordinances, Chapter XVI Zoning and Planning (sections 16-305 to 16-311, via American Legal Publishing) (Hill City), quoted and re-checked
  13. Local Environmental Protection Program (Kansas statewide rule), quoted and re-checked
  14. Graham County Health Department (grahamcountyks.com)
  15. MF2214 Minimum Standards for Design and Construction of Onsite Wastewater Systems (Kansas statewide rule), quoted and re-checked
  16. MF2214 Minimum Standards for Design and Construction of Onsite Wastewater Systems (Kansas statewide rule), quoted and re-checked
  17. K.S.A. 75-1218 — Exemption from construction codes; zoning (Kansas statewide rule), quoted and re-checked
  18. Graham County - FAQ: Do we have county zoning? (2026 county census)

Written October 24, 2026 from the rules quoted below, each taken from an official source and re-checked by an independent reviewer. This is research, not legal advice: rules change, so confirm with the office before you buy or build.

Answers from the rulebook for Hill City

Hill City’s own rules

  • Building code adoptedPartial

    Construction inside Hill City city limits under the city's building, electrical and plumbing articles

    • The chapter lists a city building code, electrical code and plumbing and gasfitting code as articles, but the model code editions they adopt were not retrieved.
    • Chapter IV also lists article 1 fire limits, article 5 moving buildings, article 6 dangerous and unfit structures, article 8 heat loss standards and article 9 mobile homes.
    “article 2: building code article 3: electrical code article 4: plumbing and gasfitting code”
  • Local zoningPresent (with conditions)

    Land inside Hill City city limits. The city administers its own zoning ordinance, Chapter XVI article 3 zoning regulations.

    • The code is labeled current through Ordinance 2025-11, passed 11-3-2025, and the publisher states it may not reflect the most current legislation.
    • Only the section titles of §§ 16-301 to 16-315 and the text of §§ 16-305 to 16-311 were retrieved; the residence district use provisions in § 16-302 were not.
    “article 1: city planning commission article 2: board of zoning appeals article 3: zoning regulations § 16-301 districts.”
  • Zoning districtsPartial

    Zoning districts inside Hill City city limits: residence, business, industrial, and industrial park districts

    • Section titles for the residence, business, industrial and industrial park districts are in the code; the § 16-302 residence district text, the business and industrial district text, and the zoning map (§ 16-313 boundaries) were not retrieved.
    • No agricultural or rural-residential district was identified in the code's article 3 table of sections.
    “§ 16-301 districts. § 16-302 residence district. § 16-303 business districts. § 16-304 industrial districts. § 16-305 industrial park district.”
  • Minimum lot sizeSpecified

    Each building in the residence height and area district (§ 16-309) inside Hill City city limits

    • The retrieved text names the residence height and area district for § 16-309. The use and lot provisions of § 16-302 residence district were not retrieved, so it is not confirmed that § 16-309 governs every residence-district lot.
    • A mobile home sited under § 4-907 has a separate minimum of 3,750 square feet per trailer (see the manufactured home claim).

    lot area per family: >= 5625 square feet

    “(d) lot area per family. every building hereafter erected or structurally changed shall provide a lot area of not less than 5,625 square feet.”
  • SetbacksSpecified

    Principal buildings in the residence height and area district (§ 16-309) inside Hill City city limits

    • Front yard depth is measured from the property line; where 30% or more of the frontage on one side of a block is built up with buildings at a different front yard depth, a new building may not project beyond the average front yard line.
    • Corner lots must conform to the established front yard depths on the side of the block where interior lots are platted, but the buildable width of a corner lot of record may not be reduced below 28 feet nor buildable depth below 50 feet.
    • The § 16-302 residence district text was not retrieved.

    front yard depth: >= 20 feet (subject to the average front yard line rule where 30% or more of the block frontage is built up) · side yard: >= 6 feet (4 feet on each side for a lot less than 40 feet wide as shown by a conveyance of record at the time of ord. r69) · rear yard: >= 20 feet

    “(c) side yard. there shall be a side yard of not less than six feet in width on each side of a building; provided, that a lot having a width of less than 40 feet, as shown by the last conveyance of record at the time of the passage of ord. r69, there shall be a side yard on each side of the building of not less than four feet, and a rear or back yard not less than 20 feet.”
    One more reviewed finding on this topic
  • Building heightSpecified

    Buildings in the residence height and area district (§ 16-309) inside Hill City city limits

    • The minimum is one story above ground.
    • The industrial park district (§ 16-305(f)) has a separate 45-foot limit within 150 feet of a residence district and is not covered by this claim.

    building height: <= 35 feet (or two and one-half stories)

    “(a) height. no building hereafter erected or altered shall exceed 35 feet or two and one-half stories, or less than one story above ground.”
  • Manufactured homesLimited

    Mobile homes permanently located inside Hill City city limits (the code's term; the rule is not confirmed for modern manufactured homes)

    • A mobile home may be permanently located only on the blocks, lots and legal descriptions listed in § 4-907(a)(1) and (b).
    • The owner of the mobile home must also own the land where it is permanently located.
    • The home must comply with the space and setback requirements of the code.
    • Recreational vehicles and manufactured homes outside the mobile home rule were not addressed in the retrieved text.

    lot or tract width: >= 50 feet · lot or tract area per trailer: >= 3750 square feet

    “(2) when parking a mobile home within the city in compliance with this section, the owner of the mobile home must be the owner of the tract of land where such home is permanently located; and the lot or tract width cannot be less than 50 feet and of sufficient depth to provide a minimum area of 3,750 square feet per trailer and the location of the mobile home on the lot or tract shall comply with the space and setback requirements of this code of ordinances.”
  • Subdividing landRegulated (with conditions)

    Subdivision of land inside Hill City city limits under Chapter XVI article 4

    • The article's contents were not opened; the rule is shown only by its title in the table of contents.
    “article 4: subdivision regulations table of special ordinances”

Still unanswered

We looked and could not find an official answer yet. Silence is not permission; ask Hill City or Graham County directly.

  • Owner-builder exemption — Owner-builders doing their own construction inside Hill City city limits
  • Inspections — Building inspections inside Hill City city limits
  • Certificate of occupancy — Certificates of occupancy for new homes inside Hill City city limits
  • Minimum dwelling size — Dwellings inside Hill City city limits
  • Lot coverage — Residence district lots inside Hill City city limits
16 more unanswered
  • Living in an RV
  • Camping on your land
  • Tiny homes
  • Accessory dwellings
  • Who permits septic
  • Septic permit
  • Septic inspection
  • Off-grid sanitation
  • Well permit
  • Mandatory utility hookup
  • Agricultural exemption
  • Driveway access
  • Building in a floodplain
  • Short-term rentals
  • Permit fees
  • Permit process

Each answer was extracted from an official source and independently re-checked against that source by a second reviewer. That is an evidence check, not legal advice. Rules change; confirm with the authority before you buy or build.

Unanswered questions are usually a sign that Hill City publishes no rule on the point, not that none exists. Graham County’s page lists the county offices to call.

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