Local zoning · Agoura Hills

Agoura Hills — Zoning

Zoning 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 explains how the City of Agoura Hills organizes land use through its Zoning Ordinance (Article IX, commonly shown as "Title 17 / Article IX - Zoning") and the city's zoning map. It focuses strictly on zoning (districts, overlays, development standards that the zoning code controls) and interprets key rules that affect what can be built where in Agoura Hills. For broader topics that interact with zoning, see the city's zoning & planning overview and the separate pages on development standards, parking, design review, overlay districts, and ADUs.

Baselines you should know: the ordinance establishes base districts (residential, commercial, business park, etc.), special districts (park, school, open space, PD, S), and combining overlay districts (for examples: -OA Old Agoura, -FC Freeway Corridor, -EQ Equestrian) that layer additional rules on top of base zones. The list of base and overlay designations appears in the code that creates the zoning map and map legend (§ 9142 et seq.; § 9832—9834).

How the ordinance is organized (quick orientation)

  • The zoning ordinance is codified as Article IX of the Agoura Hills Municipal Code; its purpose and scope are stated in § 9101—9103.
  • The zoning map is adopted by reference; districts and overlays are shown on that map and become the legal classification for each parcel (§ 9831—9835). Verify parcel zoning with the official map and the Planning Department; the map graphic itself is not reproduced here (§ 9831).

District-by-district breakdown

Below are the principal base zoning districts most applicants and homeowners encounter. Each subsection includes the ordinance's stated purpose, typical permitted uses, and the most decision‑relevant dimensional standards (setbacks, coverage, height, minimum lot where the code gives one). All quoted numeric standards are sourced to the ordinance section cited.

RV — Residential, very low density

  • Purpose: Very low density, rural-style residential lots; specific standards for unique hillside / low-density patterns appear in the ordinance (see RV development standards). See § 9293.7 for current RV site/development standards.
  • Typical permitted uses: One single-family dwelling per lot, accessory uses as allowed in the residential accessory rules (see § 9293.7 and § 9281 et seq.). Verify permitted accessory uses with § 9281 et seq.
  • Key dimensional standards (highlights): minimum front yard: 25 ft, max building height: 35 ft (or 2 stories), max impermeable surface/site coverage: 25% (surface driveways for fire turnaround excluded) — see § 9293.7 A–C.
  • Where it applies: Shown on the zoning map by the RV label; check parcel-specific designation on the official zoning map (§ 9831—9834).

RL — Residential, low density

  • Purpose: Large lots that can accommodate equestrian uses and low‑density residential development (§ 9231).
  • Typical permitted uses: One single-family dwelling per lot, barns/stables where lot size allows, accessory dwelling units subject to § 9283, and some small community uses (community care, employee housing). See § 9232.1—9232.3.
  • Key dimensional standards:
    • Minimum lot area: 20,000 sq ft (as shown on zoning map) (§ 9233.1).
    • Front yard: 1.25 ft per vertical foot of building height but not less than 25 ft (i.e., variable formula), side yards: min 12 ft each or a formula tied to building height, rear yard: 25 ft (§ 9233.2).
    • Max combined impermeable coverage: 35% for main+accessory structures (§ 9233.3).
  • Where it applies: Parcels labelled RL (and sometimes with a minimum-lot suffix, e.g., RL-20,000) on the zoning map (§ 9834).

RS — Residential, single‑family

  • Purpose: Encourage conventional single‑family detached residential development while protecting neighborhood character (§ 9241).
  • Typical permitted uses: One single‑family dwelling per lot; small family day care; accessory dwelling units per § 9283; limited community care and employee housing (see § 9242).
  • Key dimensional standards (different rules depending on the lot size designation that appears on the map):
    • If the map shows an RS designation with a lot‑size suffix (for example RS-6-6,000), the ordinance sets the minimum lot sizes (RS‑2 = 15,000 sq ft; RS‑3 = 10,000; RS‑4 = 8,000; RS‑5 = 7,000; RS‑6 = 6,000) and corresponding development rules (§ 9243.2).
    • For lots ≥ 10,000 sq ft: front yard 25 ft; rear yard 25 ft; combined side yards 22 ft (with at least 10 ft on one side); max building coverage 35%; max height 35 ft (or 2 stories) (§ 9243.3—9243.5).
    • For lots < 10,000 sq ft: front yard 20 ft; rear yard 20 ft; combined side yards 18 ft (min 8 ft on one side); max building coverage 50%; max height 35 ft (or 2 stories) (§ 9243.4—9243.5).
  • Where it applies: Parcels labelled RS with optional density and minimum-lot suffixes on the zoning map (§ 9834—9835).

RM — Residential, medium density

  • Purpose: Medium-range density for small‑lot single-family, duplexes, townhomes and apartments (§ 9251).
  • Typical permitted uses: Single- and multi‑family dwellings including duplexes, townhomes, congregate housing, small day care, community care facilities, etc. Accessory uses per § 9252.1—9252.2.
  • Key dimensional standards:
    • Max building coverage: 60%; max height: 35 ft (or 2 stories) (§ 9253.5—9253.6).
    • Minimum on‑site recreational open space: 250 sq ft per dwelling unit (§ 9253.10).
    • Design and site plan review standards reference the design rules at § 9663 et seq. for RM projects; expect site plan / architectural review in most RM cases (§ 9254.1—9254.2).
  • Where it applies: Parcels labelled RM on zoning map; density designation may be affixed as a units-per-acre number (§ 9835).

RH — Residential, high density

  • Purpose: For higher‑density apartments, condominiums, and related uses in appropriate locations (§ 9271).
  • Typical permitted uses: Multifamily dwellings, townhouses, condominiums, supportive/transitional housing where code allows, and accessory uses (§ 9272.1).
  • Key standards: Density and lot-specific standards are as shown on the zoning map and within the RH development sections; maximum per‑acre densities may be affixed to the map (§ 9272; § 9835). Verify the applicable density and standards for a parcel on the map.

CS / CS-MU / CRS / CN — Commercial districts

  • Purpose: Different commercial districts serve different scales:
    • CS (Commercial Shopping Center): larger, neighborhood/regional shopping centers; CS-MU allows mixed-use; CRS (Commercial Retail/Service) and CN (Commercial Neighborhood) serve smaller retail/service needs (§ 9320 et seq.; § 9331 et seq.).
  • Typical permitted uses: Retail, service, restaurants, offices, recreation — specific permitted uses for each commercial district are enumerated in the commercial use tables in the code (see the commercial use tables referenced in the CS/CRS parts) (§ 9322.1; § 9311 et seq.).
  • Key dimensional standards for CS (example):
    • Minimum project size: 5 acres; min lot area 20,000 sq ft; min lot width 200 ft; max building coverage 50%; max building height 35 ft (§ 9323.1—9323.4).
    • Setbacks: front yard 20 ft; side yard none except 20 ft where adjacent to a residential district; rear yard equal to the height of tallest building in the project (§ 9323.5).
  • Where it applies: Parcels labelled CS, CRS, CN, CS‑MU on the zoning map (§ 9832—9834).

BP‑OR, BP‑M — Business park (office/retail and manufacturing)

  • Purpose: Office/retail/business park and light manufacturing uses designed for campus-style development (see BP sections). Development standards and permitted uses are spelled out in the Business Park chapters; parking and screening expectations are strictly controlled in chapter 6 and project-specific sections. Check the BP sections for project-scale requirements. Not all BP standards are summarized here — see cited code. Not found in retrieved materials: a single-line summary of all BP numeric standards; see individual BP sections in the code.

PD — Planned Development & S — Study district

  • PD zones are governed by a specific plan or regulatory document; the specific plan’s rules supersede conflicting sections of Article IX (§ 9496—9499). Any project in a PD must follow the PD-specific rules (§ 9497—9499).
  • S (Study) is a temporary district used while the city studies a property; it prohibits new uses and alterations for the study period and expires per the rezoning ordinance (§ 9491—9495).

Overlay districts (combining districts)

  • Overlay or combining districts such as -D Drainageway/Floodplain/Watercourse, -GH Geologic Hazard, -FC Freeway Corridor, -OA Old Agoura Design, -IH Indian Hills, -CD Cluster Development, and -EQ Equestrian add site-specific rules and design guidelines that modify base district standards (§ 9142.3; § 9833; OA/FC parts). Projects in overlay areas must meet both the base district standards and the overlay requirements; where the overlay and base conflict, the overlay or specific provision may govern as stated in the overlay sections. See the OA and FC overlay rules (for example OA permitted uses and FC corridor design standards) for examples of overlay controls (§ 9551—9552; § 9541—9541.1).

Link to the overlay summary page: the city's overlay districts. (first natural inline link to overlays)

Table — Snapshot of common, decision‑relevant rules

District Typical permitted uses (short) Key numeric standards (front/rear/side, height, coverage) Code reference
RS (single-family) Single-family dwellings; accessory uses; ADUs per ADU rules Front: 20–25 ft (20 ft for <10k lots; 25 ft for ≥10k); Rear: 20–25 ft; Side combined: 18–22 ft; Max height: 35 ft (2 stories); Coverage: 35–50% § 9242—9243
RL (low density) Large‑lot SF, equestrian, accessory uses Min lot: 20,000 sq ft; Front yard min 25 ft (height formula applies); Max coverage: 35%; Max height: 30 ft § 9231—9233
RM (medium) Townhomes, duplexes, small apartments Max coverage: 60%; Max height: 35 ft (2 stories); Rec open space: 250 sq ft/unit; design standards reference § 9663 § 9251—9254; § 9253.5—9253.10
RH (high) Multi‑family apartments, condos Density shown on map; standards and permitted multifamily uses listed in RH part; confirm page for parcel § 9271—9272; § 9835 (density designations)
CS (shopping center) Retail, anchor stores, services Min project size: 5 acres; min lot area 20,000 sq ft; max building coverage 50%; front setback 20 ft; max height 35 ft; landscaping 15% § 9323.1—9323.6

(For full permitted‑use lists, consult the code’s use tables referenced in the commercial chapters; for parcel-level rules, verify the specific zoning designation on the official zoning map — § 9831.)

How overlays, PDs, hillside rules and special areas change the math

  • Planned development (PD) zones are governed by a specific plan that may override Article IX where it conflicts — PD plan rules supersede the code (§ 9498). Always read the PD-specific plan for a PD parcel.
  • Hillside and Significant Ecological Area (SEA) rules require architectural review or a conditional use permit before permits in many cases, and may modify setbacks, heights and lot standards (§ 9652.5; § 9652.10). If your parcel sits in a hillside/SEA, plan on additional review and potentially modified standards.
  • Overlay districts like -OA Old Agoura or -FC Freeway Corridor impose design, permitted‑use limits, or special front‑facing rules (examples: OA limits certain commercial uses in Old Agoura, FC sets landscaping and gateway design expectations) (§ 9551—9552; § 9541.1).

ADUs and accessory rules (short, zoning-specific)

Accessory dwelling units are permitted consistent with the state ADU law and the city's ADU rules. Key local numeric limits in the zoning code:

  • Maximum detached ADU size: generally 850 sq ft (studio/1‑BR) or 1,000 sq ft (>1 BR) in many cases; height for detached ADU: 16 ft roof peak (see detailed ADU rules) (§ 9283.5.3—9283.5.5).
  • Setbacks: ADUs must follow the primary residence front yard requirement and typically 4‑ft side and rear setbacks for new ADUs; exceptions in Old Agoura (-OA) allow limited front‑yard placement (§ 9283.5.5).
  • Parking: one off‑street parking space required except when exemptions apply (e.g., within 1/2 mile of public transit, part of existing structures, historic district, etc.) (§ 9283.5.7). For parking standards see the city's parking page and § 9283.5.7.

(Also see the state ADU law summary for limits; city ADU rules implement that state framework. Link to the state's code: California Building Standards Code and California ADU law.)

Checklist — what an applicant must satisfy (quick actionable list)

  • Confirm parcel zoning and any overlays on the official zoning map (§ 9831—9835).
  • Confirm base district permitted uses and accessory rules (use the relevant district part: RS §§ 9241—9243; RL §§ 9231—9233; RM §§ 9251—9254; CS §§ 9320—9323).
  • Check overlay district rules that apply to the parcel (e.g., -OA, -FC, -D) and apply required design standards or use limits (§ 9551—9552; § 9541.1; § 9833).
  • For residential additions/new dwellings, confirm yard/setback, coverage, and height limits for the district and lot-size suffix if present (§ 9243; § 9233; § 9253).
  • If building in a hillside or SEA, prepare for architectural review or conditional use permit and follow the hillside standards (§ 9652.5—9652.10).
  • If proposing an ADU, follow § 9283 et seq. (size, height, setbacks, parking exemptions) and the administrative ADU checklist (§ 9283.5). See also the city's ADU page: ADUs.
  • Determine whether the project requires site plan and architectural review (many RM, RH, commercial and hillside projects do) and consult the design review page for process steps; cite § 9663 et seq.

Risks & Ambiguities

Issue Why it matters What to verify
Overlay controls (OA, FC, IH, D, EQ) Overlays can change permitted uses, special setbacks or design requirements and may supersede base rules in practice Confirm overlay presence on the zoning map and read the overlay § (e.g., § 9551—9552 for OA, § 9541 for FC).
PD zones A PD’s specific plan may supersede Article IX; the PD plan may impose very different standards Obtain and read the PD-specific plan/regulatory document for the parcel; PD rules govern per § 9498.
Parcel-specific suffixes (RS‑6, RS‑(6)‑5,000 or RS‑10,000) Map suffixes change minimum lot size and density limits for a parcel Verify the exact map label and consult § 9834—9835 and the RS/RM/RH district sections for the applicable numeric standards.
Hillside / SEA designations May require additional permits (CUP or architectural review) and modified setbacks/heights Confirm whether the property lies in a hillside/SEA and follow § 9652.5—9652.10; "Verify with the jurisdiction" for parcel-specific slope calculation.
ADU exceptions vs. local standards State ADU law limits some local controls; local ADU rules are present but must comply with state law Use § 9283 for the local ADU rules and cross‑check state ADU requirements; see the city's ADU page and state summaries.
Zoning map graphic (exact parcel lines) The ordinance adopts the zoning map by reference but the code file here does not contain the map image The zoning map itself is not included in the retrieved materials — Not found in retrieved materials. Verify parcel zoning with the Planning Department or official city map.

Plain-English Summary

Agoura Hills' zoning code (Article IX / "Zoning Ordinance") divides the city into named districts like RS (single‑family), RL (low‑density), RM (medium), RH (high), and commercial/business park districts; each district lists permitted uses and concrete numeric standards for setbacks, heights, coverage and (where applicable) minimum lot sizes, and additional design/permit requirements may apply if the parcel sits in a hill area, an overlay district (Old Agoura, Freeway Corridor, etc.), or a Planned Development. Always check the official zoning map to see which district(s) and overlays apply to your parcel and read the specific district and overlay sections cited here. (§ 9142; § 9831—9835; district parts).

Information Gaps (what I could not confirm from the retrieved materials)

  • The official zoning map image (parcel‑level boundaries and labels) is referenced and adopted by the code but the graphic and parcel indexing were not included in the retrieved materials — Not found in retrieved materials (§ 9831).
  • Some district chapters contain cross-references to commercial use tables and detailed BP district numeric values that were not fully extracted into the retrieved text snippets here; for full permitted‑use tables check the ordinance's commercial parts and the official code pages — Verify with the jurisdiction.
  • For project‑level determinations (variances, exact measurement of slopes, ridgeline setbacks, tree/landscaping mitigation, or whether a PD-specific plan modifies the rules), the code directs applicants to the Planning Department processes — Verify with the jurisdiction (e.g., site plan review, CUP requirements, and PD documents).

Source References

  • Article IX — Zoning (Agoura Hills Municipal Code), introduction and ordinance title: § 9101—9103.
  • District establishment and base/overlay lists: § 9142.1—9142.3; § 9832—9835 (District classification & overlay designations).
  • RS (Residential Single‑Family) — purposes, uses, development standards: § 9241—9243 (minimum lot sizes, setbacks, coverage, height).
  • RL (Residential Low Density) — uses and standards: § 9231—9233 (lot area, setbacks, building coverage, height).
  • RM (Residential Medium) and RM standards: § 9251—9254; § 9253.5—9253.10 (coverage, height, open space).
  • CS (Commercial Shopping Center) standards: § 9323.1—9323.6 (project size, setbacks, landscaping, walls).
  • Planned Development (PD) district rules and supremacy of specific plan: § 9496—9499.
  • Study (S) district: § 9491—9495.
  • Overlay districts (OA / FC examples): § 9551—9552 (OA), § 9541 (FC).
  • Hillside / Significant Ecological Area rules: § 9652.5—9652.10.
  • ADU development standards: § 9283.5 (size, setbacks, height, parking exemptions).
  • Zoning map adoption and district labels: § 9831—9835.

Sources

Retrieved passages

  • Agoura Hills Zoning Code (§ 47) High relevance
  • Agoura Hills Zoning Code (§ 9130) High relevance
  • Agoura Hills Zoning Code (§ 2) High relevance
  • Agoura Hills Zoning Code (section 9652.5) High relevance
  • Agoura Hills Zoning Code (§ 58) High relevance
  • Agoura Hills Zoning Code (article and) Medium relevance
  • Agoura Hills Zoning Code (Chapter 4) Medium relevance
  • Agoura Hills Zoning Code (chapter 4) Medium relevance
  • Agoura Hills Zoning Code (section 9605.1) High relevance
  • Agoura Hills Zoning Code (§ 3) High relevance
  • Agoura Hills Zoning Code (section 9675) High relevance
  • Agoura Hills Zoning Code (section 9232) High relevance
  • Agoura Hills Zoning Code (§ 1) High relevance
  • Agoura Hills Zoning Code (section 9301) High relevance
  • Agoura Hills Zoning Code (§ 46) High relevance

Cited sections

Frequently asked questions

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

In the RS district you may build one single‑family dwelling and accessory uses permitted by the code (including ADUs subject to § 9283). Setbacks, lot coverage and height depend on the lot‑size designation shown on the zoning map: see § 9242—9243 for permitted uses and the numeric standards (front yard 20–25 ft, side yards combined 18–22 ft, height max 35 ft).

What are Agoura Hills setback requirements for single‑family lots?

Setbacks are district‑ and often lot‑size specific. For RS lots the code sets different standards for lots under and over 10,000 sq ft: 20 ft front / 20 ft rear / 18 ft combined side for <10,000; 25 ft front / 25 ft rear / 22 ft combined side for ≥10,000 (with at least 10 ft on one side). See § 9243.3—9243.4.

Do overlays change what I can build?

Yes — combining overlay districts such as -OA (Old Agoura) or -FC (Freeway Corridor) impose additional design or use restrictions and may limit where or how structures are placed. Always read the overlay section that applies to your parcel (for example § 9551—9552 for OA and § 9541 for FC).

Do I need design review in Agoura Hills?

Many projects, especially in RM, RH, commercial districts, hillside/SEA areas, or overlay zones, require site plan and architectural review. The code references design standards at § 9663 et seq. and identifies when planning commission or architectural review is required for hillside and other sensitive areas (§ 9652.5—9652.10). See the city's design review page for process steps.

What are the ADU size and setback rules here?

Agoura Hills allows ADUs consistent with state law; local numeric rules include 850 sq ft (studio/1BR) or 1,000 sq ft (>1BR) for many detached ADUs and a 16 ft peak height limit for detached ADUs; minimum 4‑ft side and rear setbacks for new ADUs unless exceptions apply (e.g., conversions of existing space or the Old Agoura overlay) — see § 9283.5.

Where do I find the official zoning map and my parcel's zoning?

The ordinance adopts the zoning map by reference (§ 9831), but the map graphic and parcel labels must be obtained from the city's Planning Department or the official city zoning map resource — the image itself is Not found in retrieved materials here. Verify parcel zoning with the city.

If my property is in a PD zone, which rules control?

A PD is governed by its specific plan or regulatory document; PD rules generally control over Article IX where conflicts exist (§ 9498—9499). You must obtain and follow the PD-specific regulations for the site.

Are there special rules for building near ridgelines or open space?

Yes. New development shall not be constructed within 300 ft of the top of a primary or secondary ridgeline identified in the General Plan, and projects adjacent to open space resources must maintain a minimum 100‑ft transition zone between a proposed dwelling and the open space area. See the open space/ridgeline protection rules in the zoning code and General Plan references. § 9663 and related hillside/open space provisions apply.

Can a commercial project abutting homes reduce setbacks?

Commercial projects adjacent to residential districts must provide buffering (landscaping, walls, low‑glare lighting) and, in many cases, 20‑ft side yards where adjacent to residential zones (§ 9323.5). Compatibility measures are required and discretionary review may impose additional conditions.

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