Local zoning · Agoura Hills

Agoura Hills — Land Use

Land Use under the Agoura Hills local zoning and planning code, with the controlling citations.

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Last reviewed: July 3, 2026

Overview

This page summarizes what the City of Agoura Hills Zoning Ordinance (Article IX — Zoning / commonly Title 17 in many cities) actually says about permitted uses, conditional uses, and district-specific development rules. It focuses only on land-use rules in the local zoning ordinance (use tables, district purposes, conditional-use triggers, and key dimensional/development limits) and cites the controlling code sections. For related topics you will see links to the city's pages for parking, development standards, design review, overlay districts, ADUs, the California Building Standards Code, landscaping and screening, and variances and exceptions where the ordinance points you to additional requirements.

How this ordinance is organized (quick)

  • The commercial “use table” that indicates permitted and conditional commercial uses is established at § 9312.
  • Districts and overlays each state a purpose, permitted uses, uses subject to director review, conditional uses, and development standards in discrete code sections (examples below). See the ordinance preface and district listings at § 9101—9142.3 for context.

District-by-district breakdown (what matters for land use)

Notes on styling: each district name below is bolded and I cite the controlling code paragraph(s). Where the ordinance gives a use table or lists uses, I summarize the typical permitted/conditional uses; for dimensional standards I cite the specific §.

RL (Rural/Large-Lot Residential)

  • Purpose & where it applies: large-lot suburban/rural residential areas — see § 9233 for full scope.
  • Typical permitted uses: One-family dwellings and accessory structures permitted; other uses are strictly limited to those listed in § 9232 et seq. (uses not listed are prohibited). § 9233.
  • Key dimensional standards: Minimum lot area 20,000 sq ft, minimum lot depth 200 ft, minimum lot width 75 ft, maximum building height 30 ft (2 stories), and maximum site coverage 35% for main + accessory structures — see § 9233.1–9233.4.
  • Review triggers: Site plan review required per the district; parking must comply with the municipal parking chapter (see parking).

OS-R (Open Space – Restricted)

  • Purpose: preserve natural habitat/visual value and restrict development consistent with the General Plan. § 9481.
  • Permitted uses: No use is permitted without a conditional use permit — see § 9482 (i.e., baseline: conditional use required).
  • Conditional uses (examples): one single-family dwelling, light agriculture, parks & trails, wildlife preserves, and other low‑intensity recreational uses (e.g., golf) subject to § 9483. Accessory uses allowed by § 9484 after a CUP (including ADUs per the ADU section).
  • Density & alternatives: Transfer of development rights, maximum densities, and special deed restrictions are established at § 9486—9487.

OS-DR (Open Space – Deed-Restricted)

  • Purpose & effect: similar to OS-R but implemented via deed restriction; no use is permitted unless granted by conditional use per § 9490.1–9490.3. Development beyond those uses requires voter approval in some cases.

PD (Planned Development / Specific Plan areas)

  • Purpose & application: properties subject to a specific plan or similar regulatory document. § 9497—9499 cover PD rules.
  • Permitted & conditional uses: Uses are governed primarily by the applicable specific plan; conditional uses in PD are allowed as the specific plan or regulatory document prescribes (§ 9497.1). Retail size caps and other PD-specific rules may apply (e.g., 60,000 sq ft cap for individual retail stores unless the specific plan says otherwise § 9497.3).
  • Development standards: the specific plan supersedes conflicting provisions of the zoning chapter (§ 9498).

Commercial districts (Table I: CS, CRS, CR, CN, CS‑MU, POM, BP‑OR, BP‑M)

  • Use regulation: The commercial use table is established at § 9312 and lists dozens of commercial uses, showing for each district whether a use is permitted (•), allowed with special conditions (letter codes), or prohibited. See § 9312.2 and Table I for the full grid.
  • Example: small retail, appliance stores, galleries, and many service uses appear with permitted marks in specific commercial columns; alcoholic beverage sales may be conditional/limited (letter W entries). § 9312 / Table I.

Sample decision-relevant extract (condensed):

Use category Typical permissive districts (examples) Code Reference
Retail & service (small shops) CS, CRS, CR depending on use § 9312 (Table I)
Alcoholic beverage on-sale / off-sale Allowed with conditions or prohibited in some overlays § 9312 + letters in Table I
Business parks / offices BP‑OR, BP‑M, POM per Table I § 9312

(Always check the specific Table I column for the district where the parcel sits; if a letter appears, the special condition is cross‑referenced in the code.)

CD (Cluster Development) Overlay — e.g., RS‑CD, RM‑CD, RH‑CD

  • Purpose: encourage clustering, mix of housing types and open space. § 9571—9574 describe applicability and permitted uses. Overlay allows cluster developments, townhouses, condos, mobile home parks, multifamily, and single-family on smaller lots than underlying zones in some cases.
  • Density rules & bonus steps: The overlay ties into General Plan density ranges and includes multi‑step density increases if the developer provides additional amenities (see § 9574 and subsections). § 9573—9574.2.

OA (Old Agoura Design Overlay District)

  • Purpose: preserve rural/equestrian character of Old Agoura; special designs, materials, and sign standards apply. § 9551—9553 summarize permitted/prohibited uses and special development standards (building coverage, height limits, yards are discretionary in many cases under design review).

FC (Freeway Corridor) Overlay

  • Purpose and limits: applied within 660 ft of the Ventura (101) Freeway; prohibits certain uses (adult businesses, certain outdoor storage) and sets freeway-facing setback, screening, and landscaping standards (§ 9541—9545). Setback requirement example: setback from freeway right-of-way is 1 ft per 2 ft of building height with minimums; decorative wall/landscaping also required.

IH (Indian Hills Design Overlay)

  • Purpose: special public-improvement and architectural controls for the Indian Hills area; overlays require review of architectural treatment, underground utilities, and forbid private sewer systems for development (§ 9561—9562).

Important development requirements that affect "uses"

  • Conditional Use Permits (CUPs): Many sensitive districts (OS‑R, OS‑DR, hillside/SEA areas) require CUPs for uses even if the use would be otherwise typical in another zone; see § 9482—9483, § 9490.1—9490.2, and the CUP findings and conditions in § 9652.19 and related sections.
  • Hillside / Significant Ecological Areas: Additional overlay-level rules require CUP or architectural review and allow the Planning Commission to modify development standards (see § 9652.5, § 9652.10). These are major land‑use triggers in Agoura Hills.
  • Use table similarity rule: If a use is not listed in Table I and is not interpreted as similar to a listed use, it is prohibited (§ 9312.1).
  • ADUs: Accessory dwelling units are allowed subject to the ADU rules (setbacks, heights, parking exemptions). See the ADU provision (commonly codified as § 9283 et seq.) for specific ADU setbacks (e.g., 4 ft side/rear minimum in many cases), height caps (detached peak 16 ft) and parking rules (1 space typically required with exemptions). See § 9283 for full ADU rules.

When your proposal touches site-planning items (setbacks, lot coverage, height), also consult the city's development standards and parking pages because the zoning text cross‑references Chapter 6 (off‑street parking, utilities, signs).

Quick reference table — common decisions at a glance

Question Where the code points you Key code cite
Where is the commercial use list? Commercial Use Table I in the zoning article § 9312
Are open‑space lots buildable? Only by CUP in OS‑R / OS‑DR; accessory uses allowed after CUP § 9482—9484, § 9490—9490.3
Do I need a CUP for hillside development? Often yes; hillside & SEA have explicit CUP/architectural review triggers § 9652.5, § 9652.10
ADU permitted? Yes — subject to ADU section (setbacks/parking/height) § 9283 et seq.
Overlay rules (Old Agoura, FC, IH, CD)? Check overlay section text; overlays may prohibit uses allowed elsewhere Overlay parts: §§ 9551—9560, §§ 9541—9545, §§ 9561—9562, §§ 9571—9574

Checklist (what an applicant must satisfy to demonstrate a land‑use is allowed)

  • Confirm the parcel’s exact zoning district and any overlay(s) on the zoning map (verify whether OS‑R, OS‑DR, OA, FC, IH, CD, or PD overlays apply). Verify with the jurisdiction.
  • Check the appropriate use column in Table I for commercial uses or the district’s permitted/conditional lists for residential/open space (§ 9312, district §§).
  • If the use is marked with a letter (special condition) in Table I, read that specific condition and comply (see § 9312.3).
  • Determine whether a Conditional Use Permit (CUP) or Director’s Review is required (OS‑R/OS‑DR, hillside, some overlays). See § 9652.10 and CUP procedures.
  • Confirm dimensional standards (minimum lot size, setbacks, lot coverage, height) in the district code (e.g., § 9233 for RL). Also consult the city’s development standards.
  • Prepare required materials for any design review (architectural elevations, landscaping plans — see design review), and confirm parking plans per the parking rules.
  • If proposing an ADU, confirm ADU-specific setbacks, height, and parking exemptions per § 9283.

Risks & Ambiguities

Issue Why it matters What to verify
Overlay controls override or add limits Overlays (OA, FC, IH, CD, OS‑R/OS‑DR) may prohibit or require CUPs even where an underlying district would allow the use Confirm all overlays on the parcel and read their specific §§ (e.g., §§ 9551—9560, §§ 9541—9545).
Letter-coded entries in Table I A letter means a special condition — compliance is mandatory in addition to other code rules Check the Table I legend and cross‑reference the lettered condition in § 9312.3.
Uses not listed in Table I Unlisted uses are prohibited unless the commission determines them “similar” The “similar and like use” rule § 9312.1 applies — verify whether the Planning Commission has issued an interpretation or seek one.
Hillside / SEA thresholds Some hillside parcels trigger mandatory CUPs or architectural review based on acreage or slope Check § 9652.10 and the specific hillside rules; if parcel‑specific, write “Verify with the jurisdiction.”
ADU parking & setbacks interplay ADU provisions may exempt parking but local overlays or historic districts may impose design constraints Review § 9283 for ADU rules and check overlay rules (OA/Old Agoura) for exceptions.

Plain-English Summary

Agoura Hills’ zoning code controls what you can put on a parcel primarily by the parcel’s underlying district and any overlays; many open‑space and hillside parcels require conditional use permits, and commercial activity is regulated by a detailed Table I that shows which specific commercial uses are allowed where. Confirm district, overlays, and Table I before planning; if in doubt, expect to need a CUP or design review. See the cited code sections for the precise legal triggers.

Source References

  • City of Agoura Hills Zoning Ordinance (Article IX — Zoning), commercial use table and Table I — § 9312.
  • Open Space – Restricted (OS‑R) provisions — § 9481—9487.
  • Open Space – Deed‑Restricted (OS‑DR) provisions — § 9490—9490.3.
  • RL district development standards (lot area, setbacks, height, coverage) — § 9233.1—9233.4.
  • Planned Development (PD) rules and retail caps — § 9497—9499, § 9497.3 (retail limitations).
  • Cluster Development (CD overlay) — § 9571—9574.
  • Freeway Corridor (FC) overlay — § 9541—9545.
  • Old Agoura (OA) overlay special standards — § 9551—9553.
  • Hillside and Significant Ecological Area (SEA) review triggers, CUP requirements and conditions — § 9652.5, § 9652.10, § 9652.19.
  • Accessory Dwelling Unit rules (setbacks, height, parking exemptions) — § 9283 et seq..
  • Article and code introduction and district establishment context — § 9101—9142.3.

(These citations reference the Agoura Hills zoning code material supplied in the retrieved ordinance export. For parcel‑specific confirmation, verify with the city planning department and the official zoning map.)

Sources

Retrieved passages

  • Agoura Hills Zoning Code (section 9652.5) High relevance
  • Agoura Hills Zoning Code (§ 42) High relevance
  • Agoura Hills Zoning Code (section 9283) High relevance
  • Agoura Hills Zoning Code (§ 48) High relevance
  • Agoura Hills Zoning Code (section 9652) High relevance
  • CBC § 52 (§ 52) Medium relevance
  • Agoura Hills Zoning Code (section 9653) Medium relevance
  • Agoura Hills Zoning Code (Chapter 4) Medium relevance

Cited sections

Frequently asked questions

What can I build on an RL lot in Agoura Hills?

You may build the uses specifically allowed by the RL district; the code lists residential uses and accessory structures as permitted and otherwise prohibits unlisted uses. Key dimensional rules include minimum lot area 20,000 sq ft, minimum lot depth 200 ft, minimum lot width 75 ft, maximum height 30 ft, and maximum site coverage 35%. See § 9233.1–9233.4 for the full standards.

What are the Agoura Hills requirements for open‑space lots (OS‑R / OS‑DR)?

Both OS‑R and OS‑DR are highly restrictive: no use is permitted without a conditional use permit; conditional uses are limited to low‑intensity activities such as one single‑family dwelling (subject to density rules), light agriculture, parks, and wildlife preserves. See § 9482—9484 and § 9490—9490.3.

Do I need design review or a conditional use permit?

Possibly. Hillside and significant ecological area parcels often require either a conditional use permit or architectural (design) review before building permits are issued; see § 9652.5 and § 9652.10 for the triggers and § 9652.19 for CUP conditions. If your parcel sits in an overlay (Old Agoura, FC, IH, etc.) additional design review rules may apply.

Where do I find whether a commercial use is allowed on a property?

Check the Commercial Use Table I established at § 9312; the table shows which commercial uses are permitted (•), allowed with special conditions (letter), or prohibited in each commercial district column. If a use is not listed, it is generally prohibited unless the Planning Commission deems it similar to a listed use (§ 9312.1).

Can I build an ADU on my Agoura Hills lot, and what setbacks/parking apply?

ADUs are allowed under the ADU provisions (commonly § 9283 et seq.). Typical rules in the code include a 16‑ft peak height limit for new detached ADUs, minimum 4‑ft side/rear setbacks for new ADUs (with some exceptions), and one off‑street parking space required with multiple statutory exemptions. Consult § 9283 for the full list of ADU standards and parking exemptions.

What does a letter code in Table I mean?

A letter in Table I indicates a special condition applies to that use in that district; the letter references text in the code that explains the required condition (see § 9312.3). Always cross‑reference the letter to the condition before assuming the use is allowed.

Are there special limits for properties near the 101 Freeway?

Yes — the FC (Freeway Corridor) overlay applies within 660 ft of the Ventura (101) Freeway and adds special prohibitions (certain adult uses, outdoor storage, etc.), landscaping/screening, and a freeway‑facing setback formula (e.g., 1 ft per 2 ft of building height, minimums). See § 9541—9545.

If a use is not listed in Table I, can I get it approved?

Unlisted uses are generally prohibited unless the Planning Commission interprets the proposed use as similar to a listed use under the “similar and like use” rule in § 9312.1; alternatively, you may apply for a rezoning or seek a CUP only if the code specifically allows the use by CUP in the district.

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