Oakland Hillside Residential (RH) Zone Regulations

The Hillside Residential (RH) Zones are established to create, maintain, and enhance residential areas characterized primarily by detached structures on hillside lots, specifically within the Oakland Hills [Article 17.13.010].

Descriptions of RH Zones

The city categorizes hillside residential land into four distinct zones based on lot size and development patterns:

• RH-1 (Hillside Residential - 1): Intended for single-family living on large lots of one acre (43,560 square feet) or more [Article 17.13.010.B.1].
• RH-2 (Hillside Residential - 2): Intended for single-family living on lots of at least 25,000 square feet [Article 17.13.010.B.2].
• RH-3 (Hillside Residential - 3): Intended for single-family dwellings on lots of at least 12,000 square feet [Article 17.13.010.B.3].
• RH-4 (Hillside Residential - 4): Typically appropriate for already developed areas of the Oakland Hills, with lot sizes ranging from 6,500 to 8,000 square feet [Article 17.13.010.B.4].

Permitted and Conditionally Permitted Uses

Land use in RH zones is divided into "Activities" and "Facilities."

Residential and Non-Residential Activities

• Permitted Activities: Permanent residential activities, supportive housing, and transitional housing are permitted in all RH zones. Limited agriculture is permitted if it occupies less than 20,000 square feet [Table 17.13.01].
• Conditional Activities: Community assembly, community education, and non-assembly cultural activities require a Conditional Use Permit (CUP). Extensive agriculture also requires a CUP [Table 17.13.01].

Facilities

• One-Family Dwellings: Permitted in all RH zones [Table 17.13.02].
• Two- to Four-Family Dwellings: Prohibited in RH-1, RH-2, and RH-3, but permitted in RH-4 [Table 17.13.02].
• Telecommunications: Micro, mini, and macro telecommunications facilities require a CUP. Monopoles also require a CUP and a demonstration that no existing structure can accommodate the antenna [Table 17.13.02].

Property Development Standards

Development in RH zones is governed by strict standards regarding lot dimensions, density, and setbacks.

Minimum Lot Dimensions and Density

Standard	RH-1	RH-2	RH-3	RH-4
Minimum Lot Area	43,560 sf	25,000 sf	12,000 sf	6,500 or 8,000 sf
Minimum Lot Width (Mean)	100 ft	100 ft	90 ft	45 ft
Maximum Density	1 primary unit/lot	1 primary unit/lot	1 primary unit/lot	2 units on lots ≥8,000 sf*

*Note: A second primary unit in RH-4 is only allowed if the project is not in an S-9 Fire Safety zone and the adjoining street width is at least 26 feet [Table 17.13.03, Additional Regulation 18].

Setbacks

Setbacks vary based on the "street-to-setback" gradient. For lots with a gradient of less than 20%, front setbacks range from 20 feet (RH-3, RH-4) to 25 feet (RH-1, RH-2). If the gradient exceeds 20%, the minimum front setback is reduced to 5 feet for all RH zones [Table 17.13.03].

Floor Area Ratio (FAR) and Lot Coverage

The maximum FAR and lot coverage are determined by the total size of the lot rather than the specific RH designation:

• Lots <5,000 sf: 0.55 FAR; 40% Coverage.
• Lots 12,000 – 25,000 sf: 0.45 FAR; 30% Coverage.
• Lots >43,560 sf: 0.20 FAR; 15% Coverage [Table 17.13.04].

Building Height Regulations

Height limits depend on whether the lot is relatively flat or steeply sloped.

• Flat Lots (<20% footprint slope): The maximum wall height for the primary building is 25 feet, and the maximum pitched roof height is 30 feet [Table 17.13.03].
• Sloped Lots (>20% footprint slope): Height limits increase to accommodate the terrain. For example, on a downslope lot with a gradient over 60%, the maximum wall height can reach 36 feet, or 40 feet with a CUP [Table 17.13.05].

Design Review and Special Regulations

• Design Review: Most construction, establishment, or exterior alteration of facilities in RH zones requires approval through the design review procedure [Article 17.13.020].
• S-11 Combining Zone: Properties within the North Oakland Hill Area Specific Plan may be subject to the S-11 Site Development and Design Review Combining Zone, which adds supplementary regulations to ensure development integrates with landforms and view corridors [Article 17.92.010].
• Planned Unit Developments (PUD): Large integrated developments may be subject to PUD regulations, which allow for the modification of certain standard zone regulations [Article 17.13.060].
• Other Provisions: RH zones are subject to specific regulations regarding home occupations, nonconforming uses, recycling space allocation, and landscaping/screening [Article 17.13.070].