Rolling Hills — Land Use

Last reviewed: July 2, 2026

Overview

This reference summarizes what the City of Rolling Hills zoning/planning ordinance says about permitted uses, conditional uses, and where different land‑use rules apply in the city. It is grounded to the local municipal code: the city’s zone map and the rules for the RA‑S family of zones, the PF zone, the local overlays OZD‑1 and RDMO, the Appendix A land‑use index and the development standards and procedures that control how uses are reviewed. See the Rolling Hills zoning & planning overview and the Rolling Hills Zoning pages for general navigation and maps.

District-by-district breakdown

Notes on how to read cited code: I use the municipal code section numbers exactly as written in the retrieved ordinance (preceded by the § glyph) and point to the relevant excerpt for each rule. Verify with the jurisdiction for parcel‑specific interpretation.

RA‑S (Residential Agriculture‑Suburban — RA‑S, including RA‑S‑1 and RA‑S‑2)

• Purpose: The RA‑S zone preserves the City’s single‑family, equestrian/rural character and sets standards for large‑lot residential development. See § 17.16.010 for intent.
• Typical permitted uses: Single‑family residences and limited agriculture (tree/bush/field crops with no on‑site retail). See § 17.16.020.
• Conditional/accessory uses: Guest houses, detached garages, cabanas/pool houses, stables, and some accessory equestrian structures are allowed as accessory or conditional uses with specific limitations (size, location, no rental, occupancy limits). The conditional use criteria and special conditions are laid out at § 17.16.210.
• Key dimensional standards (typical): Minimum net lot area differs by subdistrict, and lot coverage, setbacks and height limits are applied; for many numeric standards see the consolidated development table (summary) that accompanies the RA‑S chapters. Representative standards include 50 ft front setback, 20 ft side (RA‑S‑1) or 35 ft side (RA‑S‑2), maximum structure coverage 20% and overall lot coverage 35%, and a general limit of one story / 21 ft height; full references are § 17.16.040–17.16.130 and the summary table in the development standards.
• Where it applies: The zones are described in § 17.08.010 and mapped on the zoning map. The RA‑S suffix indicates lot size minimums (see § 17.08.010).

Practical guidance: In Rolling Hills most residential projects on RA‑S lots proceed through zone‑clearance or site‑plan review depending on the scale; many accessory features require zone clearance (see § 17.44.020).

(See the Rolling Hills Development Standards page for the numeric table and the Rolling Hills Parking and Rolling Hills Design Review pages for related procedures.)

PF (Public Facilities — PF)

• Purpose and uses: The PF zone is intended for public facility uses and support services (the code establishes the PF zone in § 17.08.010). The specific permitted PF uses are identified on the zoning map and in Appendix A (index of uses).
• Development rules: PF properties are typically subject to site plan review and the general development standards unless exempted. Specific PF numeric standards are not reproduced in the retrieved extracts; verify with the jurisdiction. Not found in retrieved materials.

Practical guidance: If your project is a public or quasi‑public facility, start by confirming the PF designation on the zoning map and checking Appendix A for whether the use is P, C, or X.

OZD‑1 (Overlay Zoning District‑1 — OZD‑1)

• Purpose: The OZD‑1 overlay recognizes small lots and steep terrain in certain neighborhoods and allows reduced setbacks and tailored development rules to enable compatible modernization/reconstruction. See § 17.17.010.
• Applicability: The overlay applies to specific lots identified by tract and lot numbers (see § 17.17.020 for the lot list).
• Key deviations from RA‑S: Reduced front yard and side yard setbacks are allowed for single‑family dwellings (e.g., 30 ft front instead of 50 ft is permitted in some cases; interior side yard may be allowed down to 10 ft in limited situations), subject to the conditions in § 17.17.030. These reduced setbacks apply to primary dwellings, not to accessory structures, and include rules about existing footprints.
• Where it matters: Use OZD‑1 when a lot is in the enumerated list — do not assume it applies elsewhere. Verify with the zoning map.

(See the Rolling Hills Overlay Districts page for more context.)

RDMO (Rancho Del Mar Housing Opportunity Overlay — RDMO)

• Purpose: The RDMO overlay creates by‑right opportunities and specific standards to implement housing‑related general plan goals at a single site (Rancho Del Mar). See § 17.19.010–020.
• Applicability: The RDMO applies to a single property at 38 Crest Road West (the code limits applicability geographically). See § 17.19.020.
• Permitted uses: The overlay lists site‑specific permitted uses such as Affordable multi‑family, Affordable senior housing, Emergency shelter, Single Room Occupancy, Daycare, certain school and transit facilities; some of these require Conditional Use Permits or Zone Clearance per the RDMO text. See § 17.19.030.
• Development & parking standards: The RDMO establishes a tailored set of multifamily development standards (density, unit sizes, building height 2 stories / 28 ft, setbacks as low as 5 ft for some facades) and a parking table that specifies ratios by unit type; these are in Table 17.19.050A and Table 17.19.070A. See § 17.19.050 and § 17.19.070.

Practical guidance: Because RDMO is site‑specific and includes alternative parking and density rules, treat RDMO projects as their own design review/entitlement track.

Key permitted/conditional use reference table

Also: Appendix A contains the city’s land‑use matrix (symbols P, C, CP, A, X, etc.), which tells you at a glance whether a use is permitted, accessory, conditional, temporary or prohibited in each zone. See Appendix A – Index of Permitted Uses.

How uses are reviewed (procedures that affect land use decisions)

• Zone Clearance (non‑discretionary administrative review) is required for small accessory structures, ADUs/JADUs, and certain accessory agricultural/equestrian structures; see § 17.44.010–020. ADU creation is expressly covered in Chapter 17.28 and falls under zone clearance when objective criteria are met. See the Rolling Hills ADUs page and § 17.44.020.
• Site Plan Review (discretionary) is required for most new buildings, grading, or expansions over defined sizes; see § 17.46.010–020. Design review and compatibility with surrounding scale are core objectives. See the Rolling Hills Design Review page and § 17.46.010–020.
• Conditional Use Permits are used where a listed use requires discretionary review (certain accessory/residential‑related uses in RA‑S and primary uses in other zones); conditions and time limits are governed by § 17.16.210 and Chapter 17.42.

For parking standards on site‑specific overlays (example: RDMO), the code provides numeric ratios and allows reductions with justification; see § 17.19.070 and Table 17.19.070A. See Rolling Hills Parking for broader rules.

Checklist

• Confirm zoning designation for parcel on the City zoning map (is it RA‑S‑1, RA‑S‑2, PF, or overlay OZD‑1 / RDMO) (§ 17.08.010).
• Consult Appendix A — Index of Permitted Uses to determine if the proposed use is P, A, C, CP, T, or X.
• If accessory or conditional, review the special conditions listed for that use (e.g., guest house limits, cabana, detached garage rules) at § 17.16.210.
• Determine whether project needs Zone Clearance, Site Plan Review, or a Conditional Use Permit and assemble required reports (geology, grading, etc.) per § 17.44.020 and § 17.46.020.
• Verify applicable development standards (setbacks, coverage, height, minimum lot size) for the district or overlay; where a buildable slope/graded pad or OZD‑1 exceptions apply, follow the overlay rules (§ 17.17.030 and § 17.16.040–130).
• Check parking requirements and any EV charging requirements if the project is in RDMO or requires parking standards (§ 17.19.070). See Rolling Hills Parking.
• Confirm whether ADU rules or Zone Clearance exemptions apply (Chapter 17.28; § 17.44.020.F). See Rolling Hills ADUs.
• For discretionary projects, prepare for design/site plan review with neighborhood compatibility materials and landscaping plans per § 17.46.010. See Rolling Hills Design Review and Rolling Hills Landscaping and Screening.
• For anything tied to building methods, confirm applicable California Building Standards Code (Title 24) requirements; site entitlements do not substitute for building code compliance. See the California Building Standards Code link.

Risks & Ambiguities

Plain‑English Summary

Rolling Hills’ land‑use ordinance overwhelmingly preserves single‑family, large‑lot, equestrian residential uses in the RA‑S zones, treats many accessory uses (guest houses, detached garages, stables) as allowed only with conditions, and controls changes through zone clearance, site plan review or conditional use permits; two overlays (OZD‑1, RDMO) provide site‑specific alternative rules that can change setbacks, density and parking. Confirm the parcel’s zone and overlay status, then use Appendix A to read whether a proposed use is permitted, accessory, conditional or prohibited.

Source References

• Zones established — § 17.08.010 (RA‑S, PF and overlays).
• RA‑S intent and permitted uses — § 17.16.010, § 17.16.020 (uses permitted in RA‑S) and index note § 17.16.015.
• Conditional use permit conditions (guest house, detached garage, cabana, etc.) — § 17.16.210.
• Development standards summary (lot sizes, setbacks, coverage, height) — development table referencing § 17.16.040–17.16.130 and the consolidated summary table.
• General development and numerical rules (lot coverage, setbacks, height) — § 17.20.070–130 (excerpted numeric rules and coverage/height limits).
• Overlay Zoning District OZD‑1 (intent, applicability, reduced setbacks) — § 17.17.010–030.
• Rancho Del Mar Housing Opportunity Overlay (RDMO) uses and standards — § 17.19.010–080, including § 17.19.030 (uses permitted) and Table 17.19.050A / 17.19.070A (development & parking standards).
• Appendix A — Index of Permitted Uses (use matrix and P/C/A/CP symbols).
• Zone clearance (non‑discretionary review) and ADU mention — Chapter 17.44 (esp. § 17.44.010–020 and § 17.44.020.F).
• Site Plan Review (discretionary review rules and applicability) — Chapter 17.46 (esp. § 17.46.010–020).
• Nonconforming uses/structures — Chapter 17.24.
• California Building Standards Code (for building code compliance, not land use): California Building Standards Code (Title 24). See California Building Standards Code link.

Retrieved passages

• Rolling Hills Zoning Code (title must) High relevance show source text
• Rolling Hills Zoning Code (§ 22) Medium relevance show source text
• Rolling Hills Zoning Code (§ 22) Medium relevance show source text
• Rolling Hills Zoning Code (§7) Medium relevance show source text
• Rolling Hills Zoning Code (§7) Medium relevance show source text
• Rolling Hills Zoning Code (§11) Medium relevance show source text
• Rolling Hills Zoning Code (Section 17007) Medium relevance show source text
• CBC § 11 (§11) Medium relevance show source text

Cited sections

• Zones established — **§ 17.08.010** (RA‑S, PF and overlays). (§ 17.08.010)
• RA‑S intent and permitted uses — **§ 17.16.010**, **§ 17.16.020** (uses permitted in RA‑S) and index note **§ 17.16.015**. (§ 17.16.010)
• Conditional use permit conditions (guest house, detached garage, cabana, etc.) — **§ 17.16.210**. (§ 17.16.210)
• Development standards summary (lot sizes, setbacks, coverage, height) — development table referencing **§ 17.16.040–17.16.130** and the consolidated summary table. (§ 17.16.040)
• General development and numerical rules (lot coverage, setbacks, height) — **§ 17.20.070–130** (excerpted numeric rules and coverage/height limits). (§ 17.20.070)
• Overlay Zoning District OZD‑1 (intent, applicability, reduced setbacks) — **§ 17.17.010–030**. (§ 17.17.010)
• Rancho Del Mar Housing Opportunity Overlay (RDMO) uses and standards — **§ 17.19.010–080**, including **§ 17.19.030** (uses permitted) and Table 17.19.050A / 17.19.070A (development & parking standards). (§ 17.19.010)
• Appendix A — Index of Permitted Uses (use matrix and P/C/A/CP symbols).
• Zone clearance (non‑discretionary review) and ADU mention — **Chapter 17.44** (esp. § 17.44.010–020 and § 17.44.020.F). (Chapter 17.44)
• Site Plan Review (discretionary review rules and applicability) — **Chapter 17.46** (esp. § 17.46.010–020). (Chapter 17.46)
• Nonconforming uses/structures — **Chapter 17.24**. (Chapter 17.24)
• California Building Standards Code (for building code compliance, not land use): California Building Standards Code (Title 24). See California Building Standards Code link. (Title 24)
• RollingHills_ZoningCode.md

• Official Rolling Hills code library