Rolling Hills — Development Standards

Last reviewed: July 2, 2026

Overview

This page explains the City of Rolling Hills' zoning development standards — setbacks, height, lot coverage, density/FAR and related rules — as they appear in the city zoning ordinance (Title 17). It is focused on the actual Rolling Hills districts and overlays that control development: RA‑S‑1, RA‑S‑2, the Overlay Zoning District (OZD‑1) and the Rancho Del Mar overlay (RDMO) where applicable. Where the municipal code specifies ADU rules, height, or site review requirements I cite the controlling code section(s) so you can verify details.

Note: this page covers only local zoning development standards in Title 17 (setbacks, lot coverage, height, FAR/density rules and district limits). For building code (Title 24) requirements, see the California Building Standards Code link below.

District-by-district development standards

RA‑S‑1 (Rural/Agricultural Single‑Family, small lot variant)

• Purpose / where it applies: Intended for large single‑family lots with rural character; lots in this base zone are described in the development standards tables in Chapter 17.16. See the summary table and minimum lot area rules in § 17.16.040–17.16.130.
• Typical permitted uses: Single‑family residences and accessory uses (stables, accessory structures) consistent with Chapter 17.16; some animal‑keeping and accessory structures governed by Chapter 17.18.
• Key dimensional standards (most decision‑relevant):
  • Minimum net lot area: 43,560 sf (one acre) — see § 17.16.040.
  • Minimum lot width: 150 ft at any point; front width generally at least lot depth ÷ 2.5 (never less than 150 ft) — see § 17.16.060 and the summary table.
  • Maximum lot coverage (structures): 20%; structures + impervious surfaces: 35% — see § 17.16.060 summary.
  • Setbacks: Front 50 ft, Side 20 ft (with exceptions noted below), Rear 50 ft — see the summary table in § 17.16.060.
  • Height: generally one story, max 21 ft peak; stables/barns up to 23 ft; measurement and one‑story exceptions per § 17.16.080.
  • Minimum dwelling size: 1,300 sf and 20 ft minimum width for a primary dwelling — § 17.16.090.
• Special notes: Side‑yard setback exceptions for lots adjacent to association easements or for lots in certain overlay conditions are spelled out in the notes to the development table and in § 17.24.045 (see table notes). Verify if your lot lies in an overlay area (OZD‑1) before assuming the standard setbacks.

RA‑S‑2 (Rural/Agricultural Single‑Family, larger‑lot variant)

• Purpose / where it applies: Same use intent as RA‑S‑1 but for larger minimum lot sizes; see the development standards table in Chapter 17.16.
• Typical permitted uses: Single‑family residences, stables, accessory uses consistent with Chapters 17.16 and 17.18.
• Key dimensional standards:
  • Minimum net lot area: 87,120 sf (two acres) — see § 17.16.040.
  • Lot width / depth rules: mirror RA‑S‑1 (minimums and depth rules) — § 17.16.060.
  • Maximum lot coverage (structures): 20%; structures + impervious surfaces: 35% — § 17.16.060.
  • Setbacks: Front 50 ft, Side 35 ft, Rear 50 ft (with the noted easement exceptions) — § 17.16.060.
  • Height: same one‑story / 21 ft peak maximum except for certain accessory buildings — see § 17.16.080.

Overlay Zoning District — OZD‑1

• Purpose / where it applies: OZD‑1 modifies the RA‑S‑1 standards for specific neighborhoods with steep terrain and smaller lots to allow modernization and enlargement consistent with neighborhood character; the district map and parcel list are in § 17.17.020.
• Typical permitted uses: Same residential uses as underlying RA‑S‑1, but with special development rules for single‑family dwellings (not accessory structures).
• Key dimensional standards / deviations from base zone:
  • Reduced front yard setback: permitted down to 30 ft from the front roadway easement (instead of the base 50 ft) — § 17.17.030(B)(1).
  • Interior side yard: may be reduced to 20 ft, and in some cases to 10 ft where the existing legally permitted residence footprint is closer — § 17.17.030(B)(2).
  • Street side yard: may be reduced to 10 ft — § 17.17.030(B)(3).
  • Reduced setback rules only apply to single‑family dwellings (attached garages count as part of the dwelling) and are subject to conditions listed in § 17.17.030(C).

Rancho Del Mar Housing Opportunity Overlay — RDMO

• Purpose / where it applies: A narrowly tailored overlay allowing multifamily development in the Rancho Del Mar area with specific density and form controls; see Chapter 17.19 (Table 17.19.050A).
• Typical permitted uses: Multifamily residential under the overlay; supportive housing is also recognized where multifamily is allowed (consistent with state law).
• Key dimensional standards (summary from Table 17.19.050A):
  • Minimum density: 20 du/acre (1 du/2,178 sf); Maximum density: 24 du/acre (1 du/1,815 sf).
  • Maximum building height: 2 stories / 28 ft (table row).
  • Front/street side setbacks: min 5 ft / preferred max 15 ft; side setbacks: 5 ft min; rear: 10 ft min. See Table 17.19.050A in § 17.19.060.

Commercial / Institutional standards (summary)

• Several provisions that apply to non‑residential uses (lot coverage, setbacks, height limits, signage, parking) are set out in Chapter 17.20; many of those standards are set on a project / site‑specific basis via site plan review instead of rigid numerical limits. For example, Chapter 17.20 states lot coverage limits and that setbacks may be established through site plan review; see § 17.20.070–17.20.080.

Decision‑relevant quick table

How the code is applied (process highlights)

• Most construction on residential lots larger than the thresholds or that alters the building footprint triggers site plan review; the site plan review purpose and applicability are in § 17.46.010–17.46.020.
• The Planning Commission makes discretionary findings when site plan review is required and can impose conditions to meet Title 17 standards. See § 17.46.040–17.46.050.
• Reduced setbacks for specific lots in the OZD‑1 are allowed but only for single‑family dwellings and subject to the conditions in § 17.17.030(C). Confirm whether your parcel is listed in § 17.17.020.

Practical cross‑references (first mention links): be sure to check local rules for parking when adding units or ADUs, and the City’s rules on design review, overlay districts, landscaping and screening, nonconforming uses, variances, and ADUs when you plan work:

• Rolling Hills Parking (/us/california/rolling-hills/parking)
• Rolling Hills Design Review (/us/california/rolling-hills/design-review)
• Rolling Hills Overlay Districts (/us/california/rolling-hills/overlay-districts)
• Rolling Hills Landscaping and Screening (/us/california/rolling-hills/landscaping-and-screening)
• Rolling Hills Nonconforming Uses (/us/california/rolling-hills/nonconforming-uses)
• Rolling Hills Variances and Exceptions (/us/california/rolling-hills/variances-and-exceptions)
• Rolling Hills ADUs (/us/california/rolling-hills/adu)
  Also check Title 24: California Building Standards Code (/us/california/building-codes) for building‑code matters (out of scope here).

Checklist — what an applicant must satisfy (zoning/development standards scope)

• Confirm zoning of the parcel (is it RA‑S‑1, RA‑S‑2, in OZD‑1, or within RDMO?) — see § 17.16.040 and § 17.17.020.
• Calculate net lot area, lot width, and building pad to confirm minimums and slope limits — § 17.16.040, § 17.16.095–.100.
• Calculate existing and proposed lot coverage and building pad coverage against 20% / 35% benchmarks and the Planning Commission guidance in § 17.16.097.
• Confirm setback lines (front, side, rear) including any OZD‑1 reductions or easement exceptions — § 17.16.060, § 17.17.030, § 17.24.045.
• Verify height (max 21 ft, one story rule) and measurement method — § 17.16.080.
• For ADUs: verify ADU size, four‑foot side/rear setbacks, FAR and lot coverage caps (ADU limits in § 17.28.050–17.28.060). See the City ADU page and state ADU law link if questions arise.
• Determine whether site plan review or a variance is required and prepare materials; site plan review procedure in § 17.46.010–.050.

Risks & Ambiguities

Plain‑English summary

In Rolling Hills the big development controls are simple to remember: most single‑family lots in RA‑S‑1 must be at least 1 acre with 50‑ft front and rear setbacks, 20‑ft side setbacks, low lot coverage (20% structures; 35% total impervious), and a one‑story / 21‑ft peak height limit; RA‑S‑2 is the larger‑lot variant with larger side setbacks. Overlay areas (OZD‑1) and the RDMO overlay change those numbers for specific parcels; always confirm the parcel’s zoning and applicable overlay and run the coverage/setback/height math against the cited code sections before submitting.

Source References

• Rolling Hills zoning development standards summary table and RA‑S‑1 / RA‑S‑2 metrics, § 17.16.040–17.16.130.
• One‑story / height measurement and exceptions, § 17.16.080.
• Building pad size and building‑pad coverage guideline, § 17.16.095–17.16.097.
• Overlay Zoning District (OZD‑1) applicability and reduced setback rules, § 17.17.010–17.17.030 (including § 17.17.020 parcel list).
• ADU standards (height, set‑backs, FAR limit, lot coverage caps), § 17.28.050–17.28.060.
• Rancho Del Mar overlay multifamily standards (Table 17.19.050A), § 17.19.060.
• Commercial/non‑residential baseline rules (site‑specific setbacks/coverage), § 17.20.070–17.20.090.
• Site plan review applicability and process, § 17.46.010–17.46.050.
• Nonconforming uses and exceptions, Chapter 17.24 (see § 17.24.010–.050).
• For building code (out of scope here): California Building Standards Code (Title 24) — see the California Building Standards Code page (/us/california/building-codes).

Retrieved passages

• Rolling Hills Zoning Code (Chapter 17.17) High relevance show source text
• Rolling Hills Zoning Code (Section 17.28.050) High relevance show source text
• CBC § 11 (§11) High relevance show source text
• Rolling Hills Zoning Code (Section 17.12.160.) High relevance show source text
• Rolling Hills Zoning Code High relevance show source text
• Rolling Hills Zoning Code (§ 9) High relevance show source text
• Rolling Hills Zoning Code (Chapter 17.16.) High relevance show source text
• Rolling Hills Zoning Code (§11) High relevance show source text

Cited sections

• Rolling Hills zoning development standards summary table and RA‑S‑1 / RA‑S‑2 metrics, **§ 17.16.040–17.16.130**. (§ 17.16.040)
• One‑story / height measurement and exceptions, **§ 17.16.080**. (§ 17.16.080)
• Building pad size and building‑pad coverage guideline, **§ 17.16.095–17.16.097**. (§ 17.16.095)
• Overlay Zoning District (OZD‑1) applicability and reduced setback rules, **§ 17.17.010–17.17.030** (including **§ 17.17.020** parcel list). (§ 17.17.010)
• ADU standards (height, set‑backs, FAR limit, lot coverage caps), **§ 17.28.050–17.28.060**. (§ 17.28.050)
• Rancho Del Mar overlay multifamily standards (Table 17.19.050A), **§ 17.19.060**. (§ 17.19.060)
• Commercial/non‑residential baseline rules (site‑specific setbacks/coverage), **§ 17.20.070–17.20.090**. (§ 17.20.070)
• Site plan review applicability and process, **§ 17.46.010–17.46.050**. (§ 17.46.010)
• Nonconforming uses and exceptions, Chapter 17.24 (see **§ 17.24.010–.050**). (Chapter 17.24)
• For building code (out of scope here): California Building Standards Code (Title 24) — see the California Building Standards Code page (/us/california/building-codes). (Title 24)
• RollingHills_ZoningCode.md

• Official Rolling Hills code library