Calabasas — Overlay Districts

Last reviewed: July 1, 2026

Overview

Calabasas’ overlay zones are special-purpose zoning suffixes that modify the base district rules where neighborhood form, topography, scenic resources, or policy objectives require extra controls. Overlays are applied as suffixes (for example RM-AHO or RC-OT) on the official zoning map and add standards, permit triggers, and submittal requirements on top of the base district. See the city's zoning and land-use pages for where overlays appear on the map: Calabasas Zoning and Calabasas Land Use. The overlay rules are codified in Title 17, Chapter 17.18 of the Calabasas development code; the primary purpose, permit triggers, and special development standards are set out in the individual overlay sections (e.g., § 17.18.020, § 17.18.025, § 17.18.030, etc.) .

Below is a Calabasas-specific breakdown of each overlay in Chapter 17.18 with practical guidance for applicants.

How to read this page

• When you see overlay names (for example -OT, -CH, CAR, -SC, -PM, AHO, -DP) those are the actual Calabasas overlay suffixes.
• For process topics referenced (design review, parking, ADUs, Title 24 building code, signage, landscaping, nonconforming rules, variances), the first mention is linked to the corresponding Calabasas menu page: Calabasas Design Review, Calabasas Parking, Calabasas ADUs, California Building Standards Code, Calabasas Signage, Calabasas Landscaping and Screening, Calabasas Nonconforming Uses, Calabasas Variances and Exceptions.

Chapter 17.18 overlay district-by-district breakdown

Note: every requirement below is grounded in the Calabasas development code. Where a specific numeric standard appears in the code I show it and cite the controlling section.

Old Topanga overlay — -OT (Calabasas Old Topanga area)

• Purpose (bold): The Old Topanga (-OT) overlay seeks to keep building scale commensurate with small, pre-zoning parcels and protect homes in steep, fire- and flood-prone terrain; it expressly layers on-site-specific environmental and hillside performance standards. See § 17.18.020 .
• Typical permit triggers: All development is subject to site plan review and requires a public hearing before the planning commission in most cases; the code cross-references the site plan review submittal checklist in § 17.62.030 as required material (see § 17.18.020(B)) .
• Typical submittals and technical reports (code required): topographic map, conceptual grading plan, oak tree report, hydrology report, geology and soils report, and expanded on-site sewage disposal suitability reports where septic applies (listed in § 17.18.020(B)(1)(a–f)) .
• Key dimensional / design controls: The overlay imposes Old Topanga-specific floor area ratio thresholds and other limits in Table 2‑8 (Old Topanga Development Standards) and requires compliance with hillside/ridgeline standards in Article III (see § 17.18.020(C) and cross-reference § 17.20.150) .
• Where it applies: parcels identified on the official zoning map with the -OT suffix; boundaries are as mapped (verify on the zoning map) (see § 17.18.010 and § 17.10.030) .
• Practical note: additions and ADU projects in -OT must still satisfy the overlay’s special septic/soils and oak-tree rules — see the ADU table for overlay-specific ADU notes (ADU standards may defer to overlay requirements) .

Calabasas Highlands overlay — -CH (Calabasas Highlands)

• Purpose: The Calabasas Highlands (-CH) overlay is intended for mountainous neighborhoods created before modern subdivision standards; it emphasizes proportional scale, fire and slope safety, and consistency with hillside/ridgeline rules (see § 17.18.025(A)) .
• Permit triggers & process: Development in -CH requires site plan review and additional submittals (topography, grading, biology if needed, hydrology, geology/soils). A public hearing before the planning commission is required (see § 17.18.025(B)(1–2)) .
• Key numerical development standards (Table 2‑9):
  • Maximum FAR: 0.45 (includes house, garage and accessory structures)
  • Maximum building size per lot: 3,500 sq. ft. maximum regardless of lot size
  • Setbacks: Front 20 ft. (primary structure) / 10 ft. (garage/carport); Side (each) 10 ft.; Rear 15 ft.; Interior between structures 6 ft.
  • Height: 27 ft. (pitched roof) / 24 ft. (parapet); downhill walls limited to 15 ft. (see § 17.18.025(C) and Table 2‑9) .
• Other requirements: Major construction in -CH cannot receive building or grading permits until the public works director issues an encroachment permit consistent with the overlay’s encroachment rules (see § 17.18.025(E) referencing the encroachment permit limits) .
• Where it applies: mapped parcels with -CH suffix on the zoning map; overlay is applied to the Calabasas Highlands area (see § 17.18.025(A)) .

Development Plan overlay — -DP

• Purpose: The -DP overlay provides maximum flexibility to approve a site-specific development plan where site characteristics or General Plan policy justify modifying base standards (see § 17.18.030(A)) .
• Uses & flexibility: Any use allowed in the base district can be allowed under -DP unless the rezoning to -DP includes specific prohibitions; approval of a development plan may modify minimum lot area, setbacks, site coverage, FAR, height, landscaping or parking (see § 17.18.030(C–E)) .
• Permit trigger: Development plan approval per § 17.62.070 is required for projects in a -DP overlay; the -DP is applied only via rezoning (map amendment) (see § 17.18.030(B–D)) .
• Practical guidance: Expect negotiated standards; if your project asks for deviations to setbacks, parking or FAR, those will be documented in the development plan approval conditions (see § 17.18.030(E)) .

Commercial Auto Retailer overlay — CAR

• Purpose and area: The Commercial Auto Retailer (CAR) overlay targets the West Calabasas Road master-planned area to incentivize automotive sales/service consistent with the West Calabasas Road Master Plan (see § 17.18.035(A)) .
• Permitted automotive uses by right (selected): sales of new and used motor vehicles, parts/accessories (when accessory to vehicle sales), service/repair (when accessory to vehicle sales), car washes/detailing (as accessory), indoor/outdoor vehicle storage for sale, and off-site inventory lots subject to conditions (see § 17.18.035(B)(1)(a–f)) .
• Specific controls:
  • Maximum aggregated FAR for auto sales/service uses: 0.6 (net FAR) on a property within the CAR overlay (see § 17.18.035(B)(5)) .
  • Operating-hours limits: default 7:00 a.m.–10:00 p.m. Mon–Sat; 10:00 a.m.–6:00 p.m. Sun, modifiable by CUP or temporary permit (see § 17.18.035(B)(3)) .
  • Lighting: rooftop inventory lighting must be limited and shielded; glare to adjacent residences prohibited (see § 17.18.035(B)(4) and lighting chapter cross-references) .
• Where it applies: West Calabasas Road area as mapped; CAR is applied only when an automotive-related development consistent with the Master Plan is proposed (see § 17.18.035(A)(1–2)) .

Scenic Corridor overlay — -SC

• Purpose & application: The Scenic Corridor (-SC) overlay is applied along roadways identified as scenic corridors and includes properties within 500 ft. of the corridor, properties between the corridor and the ridgeline, and properties the director determines may impact the corridor (see § 17.18.040(B)(1–3)) .
• Permit requirement: All development in -SC needs a Scenic Corridor permit under § 17.62.050; even projects that are ministerial must meet the Scenic Corridor Development Guidelines on file (see § 17.18.040(C–D)) .
• Design standards: Projects must comply with the performance standards of Chapter 17.20, the Scenic Corridor Development Guidelines adopted by Council, and any applicable master plan or design guidelines; historic-property work may use the Historic Preservation rules instead of the scenic guidelines (see § 17.18.040(D–E)) .
• Practical guidance: Expect urban-design scrutiny (views, landscaping, signage) — consult the city’s Calabasas Signage and Calabasas Landscaping and Screening pages early for consistency with corridor guidelines.

Park Moderne overlay — -PM

• Purpose: The Park Moderne (-PM) overlay controls construction activity in an older neighborhood with narrow, winding streets to protect emergency access and traffic safety (see § 17.18.050(A)) .
• Permit constraint (important): No building, grading or other Title 15 or Title 17 permit for a major construction project in -PM may issue unless the public works director first issues an encroachment permit; the encroachment rules limit the number/timing of active encroachment permits in the overlay to protect access (see § 17.18.050(B) and the encroachment-permit limitations cross-reference in § 17.18.020(E)) .
• Practical guidance: For major remodel/replace work you must coordinate early with Public Works for the encroachment permit; phasing and staging constraints commonly appear as conditions.

Affordable Housing Overlay — AHO

• Purpose: The Affordable Housing Overlay (AHO) relaxes certain site development limits (height, density, FAR, open space) to encourage affordable multi-family or mixed-use housing where the project meets affordability and unit-percentage thresholds (see § 17.18.060(A–C)) .
• Applicability and conditions:
  • Applies only to identified RM or CMU properties mapped with the AHO and included in the General Plan/Housing Element eligibility list (see § 17.18.060(B)) .
  • To use AHO limits, the project must provide at least 25% new affordable units of the total project (and meet affordability rules specified at § 17.22.025) — see § 17.18.060(C) and cross-reference § 17.22.025 for density, FAR and height tables .
• Practical guidance: If you pursue the AHO incentives, recorded long-term affordability covenants are required and the project must meet the explicit findings in the code (including a 55-year recorded restriction as required by Government Code § 65915 when applicable) — see § 17.18.060 and § 17.22.025 for the site development limits and findings .

Quick reference table — decision‑relevant items

Checklist (what an applicant must satisfy for overlay projects)

• Confirm overlay suffix on the property via the official zoning map and parcel zoning label (verify mapping) (see § 17.10.030) .
• Determine permit type required (site plan review, scenic corridor permit, development plan, or other) per the overlay section (e.g., § 17.18.020, § 17.18.025, § 17.18.030, § 17.18.040) .
• Prepare required technical studies named in the overlay (topography, grading, hydrology, geology/soils, oak tree report, biology) and submit them with the site plan review package as required by the overlay section (verify which reports the director requires) (see § 17.18.020(B) and § 17.18.025(B)) .
• For property in -PM or -CH, secure an encroachment permit from Public Works before building/grading permits for major projects (see § 17.18.050(B) and § 17.18.025(E)) .
• If pursuing AHO incentives, document affordable unit mix and affordability controls; prepare the findings required in § 17.18.060 and the site development limits in § 17.22.025 .
• Coordinate early with Planning on applicable design guidelines (Scenic Corridor, West Calabasas Road Master Plan for CAR), and with Public Works for staging/encroachment logistics. Use the city's design-review process where relevant: Calabasas Design Review.
• Confirm parking calculations early (overlay modifications may affect required parking; see Calabasas Parking).
• Check whether proposed signage/lighting needs compliance with overlay-specific design constraints and the sign chapter (consult Calabasas Signage).
• Check how overlays interact with ADU rules — overlays may impose additional septic/size constraints (see Calabasas ADUs and § 17.18.020/025) .
• Verify whether the project triggers any variance, conditional use permit, or historical-preservation review; reference Calabasas Variances and Exceptions and Calabasas Historic Preservation if applicable.

Risks & Ambiguities

Plain‑English summary

If your Calabasas property carries a suffix like -OT, -CH, -SC, -PM, -DP, CAR, or AHO, the overlay changes what you must submit, what permits are required, and sometimes how big or tall you can build; most overlays require extra technical reports, site plan review or a special permit, and some (like -PM and -CH) require public‑works encroachment clearance before building permits are issued (see § 17.18.020, § 17.18.025, § 17.18.035, § 17.18.040, § 17.18.050, § 17.18.030, § 17.18.060) .

Source References

• Title 17 — Development Code, Chapter 17.18 — Overlay Zones, Calabasas Municipal Code: § 17.18.010–§ 17.18.060 (overview and individual overlays) .
• Old Topanga (-OT): § 17.18.020 — purpose, submittals and Old Topanga standards (Table 2‑8) .
• Calabasas Highlands (-CH): § 17.18.025 — purpose, required technical reports and Table 2‑9 development standards (FAR, 3,500 sq. ft. cap, setbacks, heights) .
• Development Plan (-DP): § 17.18.030 — applicability, allowed uses and development‑plan flexibility .
• Commercial Auto Retailer (CAR): § 17.18.035 — West Calabasas Road area standards, permitted auto uses, hours, lighting and 0.6 FAR cap for auto uses .
• Scenic Corridor (-SC): § 17.18.040 — 500‑ft. rule, scenic corridor permits, and guideline requirements .
• Park Moderne (-PM): § 17.18.050 — public safety purpose and encroachment permit requirement for major projects .
• Affordable Housing Overlay (AHO): § 17.18.060 and cross-reference § 17.22.025 — eligibility, affordable unit thresholds and alternative site development limits (density, FAR, height) .
• Cross-reference: Zoning districts and overlay table (Table 2‑1) and zoning map adoption § 17.10.020 / § 17.10.030 .
• Cross-reference: Site plan review and permit procedures (site plan review submittal lists and public hearing rules) § 17.62.030, § 17.62.020 (mentioned within overlay sections) — see each overlay for direct cross‑references .

Retrieved passages

• CEC § 3 (Section 17.62.020) High relevance show source text
• Calabasas Zoning Code (§ 3) High relevance show source text
• Calabasas Zoning Code (Chapter 17.76) High relevance show source text
• Calabasas Zoning Code (Section 17.10.020) High relevance show source text
• Calabasas Zoning Code (Section 17.62.030) High relevance show source text
• Calabasas Zoning Code (Article IV) High relevance show source text
• Calabasas Zoning Code (§ 3) High relevance show source text
• Calabasas Zoning Code (Section 17.62.030) High relevance show source text
• Calabasas Zoning Code (Chapter 17.74) High relevance show source text
• Calabasas Zoning Code (Section 8.20.030) High relevance show source text
• Calabasas Zoning Code (Section 17.62.020.) Medium relevance show source text
• Calabasas Zoning Code (chapter or) Medium relevance show source text
• CPC § 17.20.150 (Section 17.20.150) Medium relevance show source text

Cited sections

• **Title 17 — Development Code, Chapter 17.18 — Overlay Zones**, Calabasas Municipal Code: **§ 17.18.010–§ 17.18.060** (overview and individual overlays) . (Title 17)
• **Old Topanga (-OT)**: **§ 17.18.020** — purpose, submittals and Old Topanga standards (Table 2‑8) . (§ 17.18.020)
• **Calabasas Highlands (-CH)**: **§ 17.18.025** — purpose, required technical reports and Table 2‑9 development standards (FAR, 3,500 sq. ft. cap, setbacks, heights) . (§ 17.18.025)
• **Development Plan (-DP)**: **§ 17.18.030** — applicability, allowed uses and development‑plan flexibility . (§ 17.18.030)
• **Commercial Auto Retailer (CAR)**: **§ 17.18.035** — West Calabasas Road area standards, permitted auto uses, hours, lighting and **0.6 FAR** cap for auto uses . (§ 17.18.035)
• **Scenic Corridor (-SC)**: **§ 17.18.040** — 500‑ft. rule, scenic corridor permits, and guideline requirements . (§ 17.18.040)
• **Park Moderne (-PM)**: **§ 17.18.050** — public safety purpose and encroachment permit requirement for major projects . (§ 17.18.050)
• **Affordable Housing Overlay (AHO)**: **§ 17.18.060** and cross-reference **§ 17.22.025** — eligibility, affordable unit thresholds and alternative site development limits (density, FAR, height) . (§ 17.18.060)
• Cross-reference: Zoning districts and overlay table (Table 2‑1) and zoning map adoption **§ 17.10.020** / **§ 17.10.030** . (§ 17.10.020)
• Cross-reference: Site plan review and permit procedures (site plan review submittal lists and public hearing rules) **§ 17.62.030**, **§ 17.62.020** (mentioned within overlay sections) — see each overlay for direct cross‑references . (§ 17.62.030)
• Calabasas_ZoningCode.md

• Official Calabasas code library