AGENDA
SPECIAL MEETING OF THE CITY COUNCIL
LAND USE / ECONOMIC DEVELOPMENT SUBCOMMITTEE
Agoura Hills City Hall - City Manager's Conference Room 30001 Ladyface Court, Agoura Hills, California 91301
Monday, December 15, 2025
3:00 PM
Please silence all cell phones and other electronic devices during the meeting.
NOTE: The Subcommittee and City staff will be participating in this meeting in-person in the City Manager's Conference Room. Members of the public have the opportunity to participate in-person in the conference room.
For public participation on items listed on this Agenda, refer to "Public Comments" below.
PUBLIC PARTICIPATION (PUBLIC COMMENT)
Option A: To provide public comments in-person at the meeting Members of the public have an opportunity to attend the meeting in-person and speak or submit a written comment on any item listed on this Agenda. Public testimony is limited to three (3) minutes per speaker; a speaker’s time may not be transferred to another speaker. Written public comments submitted at the meeting are not read aloud by staff.
To request to speak in-person at the meeting. The Subcommittee will open the floor for public comment and any in-person attendee who raises their hand will have the opportunity to speak. Public testimony is limited to three (3) minutes per speaker; a speaker's time may no be transferred to another speaker.
Option B: To submit written public comments by e-mail (prior to the meeting) Members of the public have an opportunity to submit email correspondence on any item listed on the Agenda by sending an email to: [email protected]. All public correspondence received by 2:00 p.m. on the meeting date will be provided to the Subcommittee prior to the meeting. Public comments are not read into the record. Any public comments received after 2:00 p.m. on the meeting day will not be considered as part of the Subcommittee’s deliberations or entered into the official record, but will be provided to the Subcommittee the next day.
CALL TO ORDER
ROLL CALL
Mayor Pro Tem Deborah Klein Lopez
Councilmember Penny Sylvester
APPROVAL OF AGENDA
PUBLIC COMMENTS
(This section is reserved for persons wishing to address items not listed on the Agenda that are under the subject matter jurisdiction of the City Council. Please refer to “Public Participation” above for full details on how to speak or submit written public comments under this category.)
DISCUSSION ITEMS
1. Draft Zoning Ordinance Amendment Related to Equipment and Synthetic Groundcover in Residential and Commercial Zones and Uses Subject to Director's Review
RECOMMENDATION: Staff recommends the LUEDC review the Zoning Ordinance Amendment and provide comments and directions to staff.
SUBCOMMITTEE OR STAFF COMMENTS
ADJOURNMENT
Date Posted: December 11, 2025
REPORT TO LAND USE / ECONOMIC DEVELOPMENT SUBCOMMITTEE
DATE: DECEMBER 15, 2025
TO: HONORABLE MEMBERS OF THE LAND USE / ECONOMIC DEVELOPMENT SUBCOMMITTEE FROM: NATHAN HAMBURGER, CITY MANAGER
BY: ROBBY NESOVIC, ASSISTANT PLANNING DIRECTOR
ERIC WANG, ASSOCIATE PLANNER
SUBJECT:
DRAFT ZONING ORDINANCE AMENDMENT RELATED TO EQUIPMENT AND SYNTHETIC
GROUNDCOVER IN RESIDENTIAL AND COMMERCIAL ZONES AND USES SUBJECT TO
DIRECTOR'S REVIEW
BACKGROUND
Over the last few years staff has noticed several provisions within the City’s zoning regulations that are either inconsistent with the City’s climate action goals or put undue burden on single-family homeowners. This fiscal year, the City Council directed staff to amend specific provisions within the Zoning Ordinance pertaining to artificial turf, water heaters, and generators to promote sustainability and to provide flexibility to property owners. The Draft Zoning Ordinance Amendment presented in this report addresses these issues and also makes other minor language amendments. The purpose of this item is to discuss and receive feedback on the language in the Draft Ordinance.
DISCUSSION
Numerous technological advances in the last few decades have made certain wall-mounted equipment more common and more efficient, such as certain types of water heaters, generators, and energy storage systems.
As currently written, AHMC § 9132.[1](G) disallows exterior wall-mounted equipment (including photovoltaic equipment) in residential zones. Further, AHMC § 9606.1, which sets standards for accessory equipment and structures, is unclear when addressing newer ground and wall-mounted equipment such as the types previously mentioned. Therefore, amendments are needed to promote more efficient equipment and to provide clarity to members of the public on what is allowed. To address this, staff is proposing to amend AHMC § 9606.1 and § 9123. [1](G) to clarify permitted types of ground mounted and wall mounted equipment.
Separately, AHMC § 9132.[1](A) disallows the usage of exterior treatments that are characterized by an artificial appearance. From 2015 to 2023 State Government Code (GOV § 53087.7) prohibited local agencies from banning artificial turf usage. However, the passage of SB 676 in 2023 now allows local agencies to prohibit artificial turf again. While the code as it is currently written allows staff to prohibit artificial turf, the code could provide clearer language that speaks directly to artificial turf. Additionally, there are some use cases that may be acceptable within the City, such as dog runs or exercise areas where repetitive activities would make the maintenance of living grass impractical. However, staff also understands the potential health and environmental issues pertaining to artificial turf, including increased PFAS exposure and contribution to the urban heat island effect. Therefore, as currently drafted, staff is proposing to allow artificial turf in the above use cases but prohibit it in all other cases as amended in AHMC § 9658.5 (Ground Cover).
With this code update, staff is also taking the opportunity to address certain allowed uses within the RV Zoning District. Currently, commercial riding academies and stables are allowed by Director’s review (AHMC § 9222.3).
This is a less restrictive permit type than a Conditional Use Permit. Given the traffic, circulation, and evacuation considerations associated with commercial riding academies and stables within a residential zone with many privately maintained streets, a Conditional Use Permit would be warranted for these types of commercial operations. This use is proposed to be moved to AHMC § 9222.4 (Conditional Uses) to require a Conditional Use Permit.
Lastly, “private recreation clubs” are also listed as an allowed use in the RV district under AHMC § 9222.3 (Director’s review). The AHMC defines private recreation club in § 9120.17 as follows:
"An association of persons who are bona fide members, paying regular dues, and organized to provide recreational facilities for members and their guests, but not including an association organized primarily to render a service customarily carried on as a commercial enterprise." In reviewing this definition, it is clear that “private recreation club” is meant to define a homeowner’s association that collects dues and provides recreational opportunities, but is not a commercial enterprise. Homeowner’s associations are allowed and exist in all zoning districts without any permit as they do not, in and of themselves, involve the use of land for a particular use or activity. For this reason, listing “private recreation club” in the RV District is not necessary and staff is proposing to remove it entirely, including the definition of “private recreation club” as provided in AHMC § 9120.17 (“R”).
NEXT STEPS
Staff will update the Ordinance based on any comments received from the LUEDC. The Ordinance will then be presented to the Planning Commission and subsequently to the full City Council.
FISCAL IMPACT
The City’s Fiscal Year 2025-26 Budget will not be impacted by the Zoning Ordinance Amendment. Staff time would be used to enforce the regulations of the Zoning Ordinance.
RECOMMENDATION
Staff recommends the LUEDC review the Zoning Ordinance Amendment and provide comments and directions to staff.
Attachments
1. Draft Ordinance.pdf
ORDINANCE NO. 26-_______
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF AGOURA
HILLS, CALIFORNIA, AMENDING THE AGOURA HILLS MUNICIPAL
CODE TO AMEND REGULATIONS RELATED TO EQUIPMENT AND
SYNTHETIC GROUNDCOVER IN RESIDENTIAL AND COMMERCIAL
ZONES AND USES SUBJECT TO DIRECTOR'S REVIEW AND
APPROVAL IN RESIDENTIAL ZONES AND MAKING A
DETERMINATION OF EXEMPTION UNDER THE CALIFORNIA
ENVIRONMENTAL QUALITY ACT
WHEREAS, in certain instances the City’s existing regulations pertaining to allowable uses and equipment in residential and commercial zones do not account for current land use practices or the most current and efficient equipment on the market.
WHEREAS, the existence of outdated regulations related to land uses and equipment is a detriment to the property owners, citizens, and businesses within the community, because the City does not allow some desirable, low impact uses and equipment commonly seen in other similarly situated communities or makes it more challenging for those uses to come into the City.
WHEREAS, it is the desire of the City Council to reduce permitting barriers for local homeowners and businesses in instances where those barriers do not serve the purpose of environmental protection or public health, safety and welfare.
NOW, THEREFORE, the City Council of the City of Agoura Hills, California, hereby ordains as follows:
Section 1. The facts set forth in the recitals of this Ordinance are true and correct.
Section 2. Consistency with the General Plan. This Ordinance is consistent with General Plan Goal LU-7 (Livable and Quality Neighborhoods), which calls for neighborhoods that provide a variety of housing types, densities, and design, and a mix of uses and services that support the needs of their residents. The proposed changes to equipment regulations will ensure that high-efficiency equipment, such as tankless water heaters and energy storage systems, are encouraged while requiring adequate sound barriers for noise-generating equipment, consistent with current requirements. The Ordinance also clarifies the City’s current practice of prohibiting artificial turf, except in specific instances. A reduction in future artificial turf usage seeks to reduce microplastic pollution and the urban heat island effect, consistent with General Plan Policies LU-5.3 (Heat Island Effect) and LU-5.4 (Sustainable Land Development Practices).
Section 3. Zoning Code Amendment. Section 9132.1 (Evaluation of design) of Part 4 (General Development Standards) of Chapter 1 (Introduction) of Article IX (Zoning) of the Agoura Hills Municipal Code is hereby amended to read as follows, with deleted language shown in strikeout and new language shown in underline:
“9132.[1] – Evaluation of design
All development shall satisfy the following design criteria:
A. Exterior materials and colors shall harmonize with and compliment the surrounding natural and man-made environment. Where appropriate, dominant exterior colors shall reflect a natural earthtone theme. More brilliant exterior colors shall not be employed in a manner which detracts from the visual continuity of a structure and its surrounding environs. Except as allowed by Section 9658.5, exterior Exterior treatments characterized by an overly bright, shiny, reflective or artificial appearance shall not be permitted.
B. The architectural expression shall be carried out throughout the project.
C. The landscaping shall compliment the proposed architecture and shall consist of native materials wherever possible.
D. The proposed traffic circulation shall be compatible with the proposed development and not adversely impact the neighborhood in which it is located.
E. All new development shall be adequately buffered from existing development.
F. Height of structures shall be in relationship to the height of the pad, size and shape of the structure and the proposed setbacks.
G. Except as allowed by Section 9606.1, no equipment in residentially zoned property shall be mounted, affixed or otherwise attached to a pitched roof, including a hip or gable roof, or to an exterior wall of a building, excluding windows. For the purpose of this section, "equipment" shall be defined as being all materials, fittings, devices, appliances and apparatus systems used for heating, air conditioning and ventilation of the residential units, excluding natural or mechanical attic ventilation systems approved by the director of planning and community development. "Equipment" shall also be defined as being all collector tanks, circulators, pump systems and apparatus other than flat-plate collectors used in connection with solar collecting systems.
Equipment may be placed on a flat roof only if the equipment is entirely screened from view from public or private right-of-way by a mansard or parapet roof element and located entirely below the top of such roof elements.
The method of screening shall be architecturally integrated and blend with the building design in terms of material, color, shape and size. If such screening is not possible due to elevation or topographic constraints, the equipment shall be placed on the ground and subject to the provisions of section 9606.1 of this article.”
Section 4. Zoning Code Amendment. Section 9658.5 (Ground Cover) of Division 8 (Guidelines for Landscaping, Planting, and Irrigation Plans) of Part 2 (Special Regulations) of Chapter 6 (Regulatory Provisions) of Article IX (Zoning) of the Agoura Hills Municipal Code is hereby amended to read as follows, with deleted language shown in strikeout and new language shown in underline:
“9658.5 – Ground Cover.
Irrigated and nonirrigated ground covers shall be as follows:
A. Irrigated ground cover. Low growing spreading shrubs that are drought tolerant re the preferred choice of ground cover planting.
B. Nonirrigated ground cover. In certain situations, temporary plantings may be required where irrigation is not economically feasible nor desirable.
Nonirrigated hydromulch seeds are acceptable for natural or undisturbed slopes. Hydromulch seeds should be applied following the first measurable rainfall in the fall of the year or a temporary irrigation method shall be provided to ensure germination and minimum growth. If the natural rainfall fails to provide adequate moisture for germination, supplemental irrigation may be required.
C. Synthetic ground cover. Ground cover that is comprised of synthetic materials shall be prohibited except in specific circumstances where the director determines that living ground cover would be impractical, such as a dog run or other areas with high foot traffic that would cause living ground cover to die. Synthetic ground cover shall not count toward a property’s required landscaping area and shall not be located in front yard areas visible from the right-of-way.”
Section 5. Zoning Code Amendment. Section 9606.1 (Accessory structures and equipment location and type permitted) of Division 6 (Accessory Structures) of Part 1 (In General) of Chapter 6 (Regulatory Provisions) of Article IX (Zoning) of the Agoura Hills Municipal Code is hereby amended to read as follows, with deleted language shown in strikeout and new language shown in underline:
“9606.1 – Accessory structures and equipment location and type permitted.
The following accessory structures and equipment may project into the required yard subject to the following limitations:
A. Ground mounted equipment such as pool equipment, air conditioners and built-in barbecues, provided that the equipment shall not be located closer than five (5) feet to the side property line and three (3) feet to the rear or street side property line. Notwithstanding any other provision in this Article, no ground mounted equipment shall be allowed within the required front yard setback. All ground mounted equipment established in the permissible portion of the front yard shall be visibly screened from the public right-of-way. Noisegenerating equipment, such as ground mounted pool and air conditioning equipment must be screened by a solid wall or sound insulated fence on all sides, except in cases where the equipment is located next to a dwelling, in which case the equipment must be screened on the three (3) sides not adjacent to the dwelling. Screening requirements for noise generating equipment may be waived if the Director determines sufficient evidence exists that typical equipment operation would not exceed exterior noise standards as set forth in Section 9656.2.
B. Rain conductors, spouts, utility service risers, and shutoff valves may project a maximum distance of one (1) foot into any required yard.
C. Awnings or canopies may project a maximum distance of three (3) feet into the required interior side yard and five (5) feet into the required front, rear and street side yard, provided:
1. That such awnings or canopies are not closer than three (3) feet into any lot line;
2. That such awnings or canopies have no vertical ground support within such yard; and
3. That such awnings or canopies extend only over the windows or doors to be protected, and for not more than one (1) foot on either side thereof.
D. Water heaters, water softeners and gas or electric meters, including service conduits and pipes, enclosed or in the open, may project a maximum distance of two and one-half (2½) feet into a required interior side or rear yard, provided that such structures or equipment are not closer than three (3) feet to any lot line. Wall mounted tankless water heaters may project into a required side, interior, or rear yard, provided that such equipment is no closer than three (3) feet to any lot line. Gas meters, if enclosed or adequately screened from view by a structure permitted in the yard, may project a maximum distance of two and one-half (2½) feet into a required front or corner side yard, provided that such equipment is not closer than three (3) feet to any lot or highway line.
E. Wall and window mounted air conditioners, coolers, and fans may be used in any required yard, provided that such equipment is not closer than three (3) feet to any lot line.
F. Guard railings or fences for safety protection around depressed ramps may be placed in any yard provided such railing or fence does not exceed a height of three and one-half (3½) feet.
G. Driveways, walkways, patio slabs and other areas constructed of concrete, asphalt or similar materials and wooden decks may be used in any required yard provided that such structures do not exceed one (1) foot above ground level. Decks over one (1) foot high shall be regulated by section 9605.6. This provision shall not exclude the use of the steps providing access between areas of different elevation on the same property.
H. Storage sheds, including pre-fabricated units, that are used solely for the lawful and safe storage of personal property and which have less than one hundred twenty (120) square feet of projected roof area, are permissible in side or rear yards only, provided that a minimum unobstructed access of three (3) feet is provided between the shed and the property lines, have no foundation or plumbing or electrical service of any kind and do not exceed seven and one-half (7.5) feet in exterior height as measured from the ground to the top of the roof. Such sheds shall be placed behind any fence in the side yard setback area to minimize their visibility from the sidewalk or public rightof-way. If no fence exists in the side yard setback area, then the shed shall be located so as to minimize the visibility of the shed from the public right-ofway and must be at least fifteen (15) feet behind the front of the building. A maximum of three (3) such sheds shall be allowed on any one lot.
I. Wall and ground mounted energy generation and storage systems, including batteries and generators, may be placed in any side or rear yard, provided that such facilities are no closer than three (3) feet to any property line. Any proposed generator over five (5) feet in height, placed within a required side yard, and utilizing an internal combustion engine (ICE) shall be screened by a solid wall or sound insulating fence to mitigate noise impacts to adjacent properties.
J. All other ground mounted equipment may be placed in any rear yard, provided such equipment is no closer than five (5) feet to any lot line and would not create a public nuisance.”
Section 6. Zoning Code Amendment. Section 9222.3 (Uses subject to director’s review and approval) of Chapter 2 (Residential Land Use Districts) of Article IX (Zoning) of the Agoura Hills Municipal Code is hereby amended to read as follows, with deleted language shown in strikeout and new language shown in underline:
“9222.3 - Uses subject to director's review and approval.
Subject to the provisions of chapter 6, the following uses may be permitted subject to the approval of the director:
A. Access to a lawfully permitted use in another land use district; B. Stands for the display and sale of any agricultural products lawfully produced on said lot;
C. Private equestrian and hiking trails;
D. Private recreation clubs;
E. Riding academies and stables;
D. F. Temporary structures such as model homes, real estate sales offices, construction trailers and mobile homes used as residence during construction of a project when a valid building permit is in force;
E. G. Temporary storage of materials and construction equipment related to a city public works project;
F. H. Retaining walls two (2) feet or higher in height containing fill located within a required setback or within fifty (50) feet of an existing residence subject to the issuance of a site plan architectural review permit. This section shall apply only to retaining walls that face an abutting property; G. I. Day care for children, large family day care home, subject to the issuance of a large family day care permit pursuant to the provisions of section 9285; H. J. Motion picture filming not exceeding seven (7) consecutive days.” Section 7. Zoning Code Amendment. Section 9222.4 (Conditional uses) of Chapter 2 (Residential Land Use Districts) of Article IX (Zoning) of the Agoura Hills Municipal Code is hereby amended to read as follows, with deleted language shown in strikeout and new language shown in underline:
“9222.4 – Conditional Uses.
The following uses may be permitted subject to a conditional use permit:
A. Arboretum and horticultural gardens;
B. Campgrounds, picnic areas, trails with overnight camping; C. Churches, temples or other places used exclusively for religious worship, including related incidental educational and social activities; D. Community care facilities, large.
E. D. Convents and monasteries;
F. E. Reserved;
G. F. Day nursery, children;
H. G. Development of property with an average slope of ten (10) percent or greater, subject to the provisions of section 9652 et seq.; I. H. Grange halls;
J. I. Guest ranches;
K. J. Health retreats;
L. K. Homes for aged person, small group care;
M. L. Homes for children, special boarding;
N. M. Institutions for aged persons, private;
O. N. Institutions for children, private;
P. O. Lighted tennis courts;
Q. P. Manufactured homes (mobile homes) on a permanent foundation, as a single-family dwelling, subject to the provisions of section 9675, if more than ten (10) years have elapsed between the date of manufacture of the manufactured home and the date of the application for the issuance of a permit to install the manufactured home;
R. Riding academies and stables.
Q. Community care facilities, large.”
Section 8. Zoning Code Amendment. Section 9120.17 (“R”) of Part 3 (Definitions) of Chapter 1 (Introduction) of Article IX (Zoning) of the Agoura Hills Municipal Code is hereby amended to delete the definition of “recreation club, private.” Section 9. California Environmental Quality Act (CEQA). This Ordinance is exempt pursuant to section 15061(b)(3) of the CEQA Guidelines (Common Sense Exemption) because it can be seen with certainty that the Ordinance will not have a significant effect on the environment. The Ordinance will make several clarifications in regard to equipment and artificial turf to reflect current Planning policies. Additionally, the removal of an allowable use from a residential zoning district has no possibility of having a physical impact on the environment.
Section 10. Severability Clause. If any section, subsection, subdivision, paragraph, sentence, clause or phrase of this Ordinance or its application to any person or circumstances, is for any reason held to be invalid or unenforceable by a court of competent jurisdiction, such invalidity or unenforceability shall not affect the validity or enforceability of the remaining sections, subsections, subdivisions, paragraphs, sentences, clauses or phrases of this Ordinance, or its application to any other person or circumstance. The City Council declares that it would have adopted each section, subsection, subdivision, paragraph, sentence, clause, phrase hereof, irrespective of the fact that any one or more sections, subsections, subdivisions, paragraphs, sentences, clauses or phrases hereof be declared invalid or unenforceable.
Section 11. Effective Date. This Ordinance shall take effect thirty (30) days after passage.
Section 12. Certification. The Mayor shall sign and the City Clerk shall certify to the passage and adoption of this Ordinance and shall cause the same or a summary thereof to be published and posted in the manner required by law.
PASSED, APPROVED, AND ADOPTED this __ day of __________, 2026, by the following vote to wit.
AYES: ( )
NOES: ( )
ABSENT: ( )
ABSTAIN: ( )
_____________________________________
XX, Mayor
ATTEST:
___________________________________
Kimberly M. Rodrigues, MMC, City Clerk
APPROVED AS TO FORM:
_________________________________
Candice K. Lee, City Attorney