Local zoning · Rolling Hills

Rolling Hills — Overlay Districts

Overlay Districts under the Rolling Hills local zoning and planning code, with the controlling citations.

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Last reviewed: July 2, 2026

Overview

Rolling Hills maintains two distinct overlay zoning chapters in Title 17 that modify base-zone rules where local conditions or policy objectives require special standards: the Overlay Zoning District‑1 (OZD‑1) for small/steep lots and redevelopment challenges, and the Rancho Del Mar Housing Opportunity Overlay (RDMO) to enable targeted housing and mixed‑use development at a single site. The overlays explicitly overlie parts of the RA‑S base zones and replace or add targeted rules (setbacks, permitted uses, applicability) rather than re‑writing the entire zoning chapter. See the city's zoning overview for where overlays fit into the code.

How Rolling Hills organizes overlays (high level)

  • The code identifies overlays as map‑based districts that "overlie" specific RA‑S subzones: OZD‑1 over RA‑S‑1 and RDMO over RA‑S‑2. The overlay boundaries are shown on the adopted zoning map and can only be changed by ordinance. § 17.08.010.
  • Where a provision in an overlay conflicts with the base zone or other general standards, the overlay rule controls for the parcels it names. § 17.17.030(A) (OZD‑1).

District-by-district breakdown

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

  • Purpose: The OZD‑1 is intended to allow "modernization, reconstruction and enlargement of homes on smaller lots" and to respond to "steep terrain, smaller than typical lots, lots divided by a road, and lots where redevelopment is difficult due to current setback requirements." § 17.17.010.
  • Where it applies: The ordinance lists specific lots by tract and street (e.g., Middleridge Lane North lots 1–11, specified lots along Williamsburg Lane, certain Chuckwagon Road/Chesterfield Road lots, and other enumerated lots). The overlay is parcel‑specific — check the list in § 17.17.020 to confirm whether a given parcel is included. § 17.17.020.
  • Typical permitted uses: The overlay does not create new use categories; it modifies development standards for single‑family dwellings consistent with the RA‑S‑1 base zone. For accessory uses and other uses, the base RA‑S standards continue to apply unless explicitly superseded. § 17.17.030(A).
  • Key dimensional / development standards (decision‑relevant):
    • Reduced front yard setback: 30 ft measured from the front roadway easement line. § 17.17.030(B)(1).
    • Interior side yard setback: 20 ft minimum, but if an existing legally permitted residence is closer than 20 ft, the setback may follow the existing footprint; in no case shall it be less than 10 ft. § 17.17.030(B)(2).
    • Street side yard setback: 10 ft from the street side roadway easement line. § 17.17.030(B)(3).
    • The overlay standards explicitly "replace all inconsistent provisions of the RAS‑1 zoning district and other general development standards" for lots within OZD‑1; provisions that do not conflict remain in effect. § 17.17.030(A).
  • Applicability limits and conditions:
    • The reduced setback allowances apply only to single‑family dwellings (attached garages are considered part of the dwelling) and not to accessory structures. § 17.17.030(C)(1).
    • Other conditions tied to the reduced setbacks are set out in the chapter (review the full § 17.17.030 text for specifics). § 17.17.030(C).

Practical guidance: If your lot is on the OZD‑1 list in § 17.17.020, you may be able to shift a proposed dwelling footprint closer to the front or side lines than the RA‑S‑1 default. Verify parcel inclusion against the statutory list before relying on reduced setbacks. § 17.17.020.

RDMO — Rancho Del Mar Housing Opportunity Overlay (RDMO)

  • Purpose: The RDMO is designed as a narrowly targeted overlay to implement General Plan housing goals and create by‑right opportunities for housing and mixed uses; it intends to help the city meet housing element/state law objectives and encourage well‑designed mixed‑use development. § 17.19.010.
  • Where it applies: The RDMO is site‑specific — it applies to 38 Crest Road West, Rolling Hills only. § 17.19.020.
  • Permitted uses (decision‑relevant table below summarizes scope):
    • Affordable multi‑family housing, affordable senior housing, emergency shelter, single room occupancy, daycare, school facilities, transit facilities. Several of these uses require either a Conditional Use Permit or Zone Clearance under the code; see the Code Reference column. § 17.19.030.
  • Development standards: The RDMO contains development standards for particular uses (for example, single room occupancy has a dedicated subsection). For full dimensional standards and design rules, consult the RDMO chapter text. § 17.19.040 (and following).

Practical guidance: Because the RDMO is limited to a single address, its policy effect is to create specific by‑right housing opportunities at that site. Applicants must check whether a proposed use is allowed outright, requires a Zone Clearance (Chapter 17.44) or a Conditional Use Permit (Chapter 17.42) per the RDMO use list. § 17.19.030.

Quick reference table — most decision‑relevant overlay provisions

Subject What the overlay allows / requires Code reference
Overlay over base zones OZD‑1 overlies RA‑S‑1; RDMO overlies RA‑S‑2; maps control boundaries § 17.08.010
OZD‑1 Applicability (parcels) Parcel list — Middleridge Ln N lots, parts of Williamsburg Ln, Chuckwagon Rd/Chesterfield Rd lots, etc. — check the statutory list § 17.17.020
OZD‑1 Front setback 30 ft from front roadway easement § 17.17.030(B)(1)
OZD‑1 Interior side setback 20 ft minimum, but may follow existing footprint; no < 10 ft § 17.17.030(B)(2)
OZD‑1 Street side setback 10 ft from street side roadway easement § 17.17.030(B)(3)
OZD‑1 scope limitation Reduced setbacks apply only to single‑family dwellings; accessory structures not eligible § 17.17.030(C)(1)
RDMO permitted uses Affordable multi‑family; affordable senior; emergency shelter; SRO; daycare; schools; transit facilities (some require CUP or Zone Clearance) § 17.19.030
Site plan / reconstruction tie‑ins Reconstruction within existing footprint in OZD‑1 may be exempted from some site plan triggers; see site plan review rules § 17.46.020(A)(2)(f)

How overlays interact with other processes and standards

  • Design review / site plan review: Projects subject to the overlay remain subject to the city's design review and site plan processes where those chapters apply; the site plan review chapter contains express references to reconstruction and OZD‑1 exceptions. For example, reconstruction within an existing footprint in the overlay may be exempt from certain site plan triggers. § 17.46.020(A)(2)(f).
  • Development standards and setbacks: The overlay supersedes conflicting RA‑S or general development standards for included parcels — see § 17.17.030(A) for OZD‑1. Check the city's development standards for related rules (lot coverage, height) that still apply unless explicitly superseded. § 17.17.030(A).
  • Parking and accessory uses: The overlay chapters do not rewrite the city's parking chapter; parking requirements remain governed by the applicable base‑zone/parking standards unless the overlay explicitly provides otherwise. Not found in the overlay text: a general blanket parking reduction for overlay parcels — verify with the jurisdiction if you plan to request relief. (See "Information Gaps" below.) Not found in retrieved materials.
  • ADUs and guest houses: The OZD‑1 expressly treats accessory structures differently (reduced setbacks apply only to the single‑family dwelling); ADU/guest house rules are handled elsewhere (see the ADU chapter) and the overlay does not broadly rewrite ADU entitlements. Always check the ADU page and the code. § 17.17.030(C)(1).
  • State building code: Overlay provisions do not change obligations under the California Building Standards Code; structural, grading and Title 24 requirements still apply. Not a substitute for building permits. Not found in retrieved materials for any overlay exemption to Title 24.

Checklist — what an applicant for an overlay‑area project should prepare

  • Confirm parcel inclusion on the overlay parcel list in § 17.17.020 (OZD‑1) or § 17.19.020 (RDMO) as applicable.
  • Document whether the project is a single‑family dwelling (OZD‑1 reduced setbacks apply only to SFDs). § 17.17.030(C)(1).
  • Dimension plan showing proposed setbacks measured to the roadway easement (front, interior side, street side) with the overlay minima annotated (30 ft front; 20/10 ft interior; 10 ft street side for OZD‑1). § 17.17.030(B).
  • If in RDMO, indicate proposed use and identify whether the use requires Zone Clearance or a Conditional Use Permit per § 17.19.030.
  • Site plan and documentation for any requests that invoke site plan review exemptions (see § 17.46.020).
  • Grading, geology, soils and drainage reports if the project includes grading — required for development approvals. § 17.16.220.
  • Parking plan consistent with base parking standards unless the overlay explicitly modifies parking (verify). Not found in retrieved materials; consult the city.

Risks & Ambiguities

Issue Why it matters What to verify
Overlay parcel lists are very specific The overlays apply only to enumerated lots (OZD‑1 lists lots by tract and lot numbers; RDMO is one address). Applying reductions to a non‑listed parcel could be illegal. Confirm parcel inclusion against § 17.17.020 (OZD‑1) or § 17.19.020 (RDMO).
Exact limits of “reconstructed” or “existing footprint” exceptions Code permits reconstruction within existing footprint to avoid some site plan triggers, but the scope is narrow and tied to other chapters. Misreading may lead to denials or re‑submittals. Review § 17.46.020(A)(2)(f) and associated definitions; get a pre‑application check with planning staff.
Interaction with accessory structures (ADUs/guest houses) OZD‑1 reduced setbacks apply only to primary dwellings; accessory building rules differ. Misclassification can trigger code violation. Confirm how accessory buildings/ADUs are treated: see § 17.17.030(C)(1) and the ADU chapter; if unclear, verify with planning staff.
Missing or partial development standard text for RDMO The RDMO chapter lists uses and mentions development standards for SRO; full dimensional rules are in the chapter but may be partial in the available excerpt. Read complete Chapter 17.19 in the official code or ask staff for the RDMO standards.
Parking and other cross‑chapter rules Overlays typically do not rewrite parking, sign, or historic rules; assuming such reductions without code text risks denial. Verify applicable parking, signage, and historic preservation rules. Not found in overlay text for special parking relief.

Plain‑English Summary

Rolling Hills has two overlay chapters in Title 17: OZD‑1 (a small‑lot/steep‑terrain overlay that relaxes certain setbacks for listed single‑family parcels — front 30 ft; interior side normally 20 ft but can follow an existing footprint not below 10 ft; street side 10 ft) and RDMO (a site‑specific housing overlay at 38 Crest Road West that allows targeted housing/mixed uses). Overlays change only the rules identified for the parcels named; confirm parcel inclusion and consult planning staff for how overlays interact with site plan review, parking, and accessory unit rules. § 17.17.010–030, § 17.19.010–040, § 17.08.010, § 17.46.020.

Source References

  • § 17.17.010–17.17.030 (Overlay Zoning District‑1 (OZD‑1)) — intent, applicability, development standards (setbacks).
  • § 17.19.010–17.19.040 (Rancho Del Mar Housing Opportunity Overlay (RDMO)) — intent, site applicability (38 Crest Road West), permitted uses.
  • § 17.08.010 — Zones established; notes that overlays overlie RA‑S subzones and that map controls.
  • § 17.46.020(A)(2)(f) — Site Plan Review applicability and OZD‑1 reconstruction references.
  • § 17.16.220 — Reports required (grading, geology, soils) for development.
  • Rolling Hills zoning & planning overview: /us/california/rolling-hills (city landing page for zoning).
  • Rolling Hills Zoning: /us/california/rolling-hills/zoning
  • Rolling Hills Development Standards: /us/california/rolling-hills/development-standards
  • Rolling Hills Design Review: /us/california/rolling-hills/design-review
  • Rolling Hills Parking: /us/california/rolling-hills/parking
  • Rolling Hills ADUs: /us/california/rolling-hills/adu
  • California Building Standards Code (Title 24): /us/california/building-codes

Sources

Retrieved passages

  • Rolling Hills Zoning Code (Section 17007) High relevance
  • Rolling Hills Zoning Code (§ 9) High relevance
  • Rolling Hills Zoning Code (§11) High relevance
  • Rolling Hills Zoning Code (Chapter 17.17) Medium relevance
  • Rolling Hills Zoning Code (Chapter 17.46) Medium relevance
  • Rolling Hills Zoning Code (§ 22) Medium relevance
  • Rolling Hills Zoning Code (title occurs) Medium relevance
  • CBC § 6 (§ 6) Medium relevance

Cited sections

Frequently asked questions

What parcels are covered by the OZD‑1 overlay in Rolling Hills?

Parcels covered are listed explicitly in § 17.17.020 (Middleridge Lane North lots 1–11 except 12–17; selected Williamsburg Lane lots; listed Chuckwagon/Chesterfield lots; other enumerated tract lots). The overlay applies only to the parcels named in that statutory list — verify your parcel against that list.

What reduced setback dimensions does OZD‑1 allow?

For parcels in OZD‑1 the ordinance permits a 30 ft front yard setback (from the roadway easement), an interior side yard of 20 ft as a general rule (but it can follow an existing legally permitted footprint not less than 10 ft), and a 10 ft street side yard. These rules are in § 17.17.030(B).

Do OZD‑1 reduced setbacks apply to accessory buildings or ADUs?

No — the overlay’s reduced setbacks are limited to single‑family dwellings; accessory structures (including detached accessory buildings) are not eligible for the reduced‑setback allowances. For accessory dwelling units, consult the ADU chapter — the overlay does not automatically change ADU entitlements. § 17.17.030(C)(1).

What uses are allowed under the Rancho Del Mar overlay (RDMO)?

The RDMO permits affordable multi‑family housing, affordable senior housing, emergency shelter, single room occupancy (SRO), daycare, school facilities, and transit facilities. Several of these uses require either a Conditional Use Permit or Zone Clearance as noted in § 17.19.030. The RDMO applies to 38 Crest Road West only.

If my project reconstructs within an existing footprint in OZD‑1, do I still need site plan review?

The site plan review chapter contains a narrow statement that reconstruction within the existing footprint of a single‑family dwelling (including attached garage) located in the OZD‑1 is covered by a specific exception in the site plan review applicability list (see § 17.46.020(A)(2)(f)). However, other triggers (grading, size increases, discretionary elements) may still require review — confirm with planning staff.

Does the overlay change parking requirements?

The overlay chapters do not explicitly rewrite the city's parking standards in the excerpts available. Parking remains governed by the city’s parking standards unless an overlay paragraph explicitly modifies them; no general parking reduction for overlays was found in the retrieved overlay text. Verify parking requirements with the city’s parking chapter. Not found in retrieved materials.

How do I confirm whether a proposed project should follow the overlay or base‑zone rules?

Start by checking whether the parcel is listed in the overlay chapter (§ 17.17.020 for OZD‑1, § 17.19.020 for RDMO). If it is, review the overlay chapter for explicit superseding language (e.g., § 17.17.030(A) says the overlay replaces inconsistent RAS‑1 provisions). For design review/site plan triggers also consult § 17.46.020. If unclear, get a pre‑application meeting with planning staff.

Are there blanket height or coverage changes inside OZD‑1?

The OZD‑1 chapter explicitly addresses setbacks and states it replaces inconsistent RAS‑1 provisions; it does not in the retrieved excerpts create a blanket new height or lot‑coverage regime. General development standards (height, coverage) remain in force unless the overlay explicitly replaces them — check § 17.17.030(A) and the city's development standards.

If my lot is not on the OZD‑1 list, can I ask to be added?

Overlay boundaries are set by ordinance and the zoning map; changes require a map amendment or new ordinance. The code notes that changes in zone boundaries are made by ordinance. § 17.08.030. This is a legislative process (not an administrative waiver) — verify procedural steps with the City.

Where do reconstruction grading and soil reports fit into overlay applications?

All development approvals that include grading require the usual technical submittals (grading, geology, soils, drainage) prior to final grading plan submittal; see § 17.16.220. Overlays do not eliminate these report requirements.

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