Local zoning · Santa Clarita

Santa Clarita — Land Use

Land Use under the Santa Clarita local zoning and planning code, with the controlling citations.

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Last reviewed: July 2, 2026

Overview

This page summarizes how the City of Santa Clarita's zoning ordinance (Title 17) controls what may be built and operated on a parcel — which uses are allowed, which require discretionary permits, and the headline dimensional and intensity rules that apply in each zone. Title 17 is the controlling text; where the code defers details it points to the Use Classifications and Required Parking in Division 5 and to the city's Development Standards. See Title 17 for the ordinance text. § 17.01.010 .

Note: this page stays strictly within the land-use/zoning provisions of Title 17 (not building code, permitting timelines, or tenant law).

How Title 17 organizes land use

  • Uses are grouped by zone (e.g., NU1, CN, CR, BP, I, MXUV) and by use-classification tables found in Division 5. For most zones the code says “Land use descriptions, permitted uses and parking requirements are contained in Division 5” — so the use-table in Division 5 is the definitive list for what is permitted, conditional, or prohibited in a zone (§ 17.34.020.B; § 17.32.040.B).
  • Basic administration: every property in the city is subject to Title 17 and nothing may be used except as permitted by the code; accessory uses are treated as part of the primary use (§ 17.01.040; § 17.01.050).
  • Where the code delegates review to the Director (administrative permit) or to the Commission/Council (conditional use, zone change), the applicable review chapters set the process and findings (§ 17.23.100; § 17.23.050).

(When the page mentions requirements such as development setbacks and parking, follow those local rules and consult the linked background pages: the city's Santa Clarita Development Standards, and the Santa Clarita Parking rules as they interact with the land‑use permissions.)

District-by-district breakdown

Each subsection below summarizes the zone purpose, typical permitted uses (by type — always confirm with Division 5 use tables), key dimensional/intensity limits called out in Title 17, and where the zone is typically applied.

NOTE: the ordinance repeatedly points you to Division 5 for the definitive permitted/conditional/prohibited listings; the excerpts below summarize the code language and the numeric standards directly stated in each zone's section.

NU1 — Non‑Urban 1

Purpose: preservation of lands with significant environmental constraints (steep slopes, remote areas) and very low density residential, agriculture, equestrian, limited filming and public uses. § 17.32.010.

Typical permitted uses: single‑family homes (very low density), agriculture, equestrian, private recreation, filming and public/institutional uses (see Division 5 for exact use entries). § 17.32.010.

Key dimensional/intensity standards:

  • Maximum density: 0.05 units/acre (≈ 1 unit / 20 acres)
  • Minimum lot area: 20 acres
  • Front yard setback: 20 ft
  • Side yard: 5/5 ft
  • Rear yard: 15 ft
  • Max building height (without CUP): 35 ft — all from § 17.32.010.

Where applied: steep, undeveloped hillside and remote parcels identified by the zoning map. § 17.31.020.

NU4 / NU5 — Non‑Urban 4 and 5

Purpose: large‑lot rural/residential communities oriented to agriculture/equestrian character, where “activity areas” of supportive commercial may be allowed under constraints. § 17.32.040–.050.

Typical permitted uses: single‑family homes at low density, agriculture, equestrian, limited local commercial in designated activity centers (subject to size/location limits). § 17.32.040; § 17.32.050.

Key dimensional/intensity standards (NU4 example):

  • Minimum net lot area: 2 acres
  • Front yard setback: 20 ft; Side yards: 5/5 ft; Rear: 15 ft; Max height: 35 ft (§ 17.32.040.B).

Specific rules for activity centers: must be at least 1 mile from other commercial land use designations and not exceed 5 acres (§ 17.32.040 text).

CN — Neighborhood Commercial

Purpose: small neighborhood-serving commercial districts (convenience retail, supermarkets, drugstores, restaurants, personal services; multifamily may be allowed). § 17.34.020.

Typical permitted uses: supermarket, drug store, restaurants, personal services, day care; check Division 5 for exact P/C designations. § 17.34.020.B.

Key dimensional/intensity standards:

  • Maximum FAR (nonresidential): 0.5
  • Maximum lot coverage: 75%
  • Setback (major/secondary highway): 10 ft; otherwise 5 ft
  • Max height (without CUP): 35 ft
  • Setback from residential property lines: 25 ft (§ 17.34.020.A).

Where applied: small commercial nodes serving immediate neighborhoods; refer to zoning map for parcel‑level designation. § 17.31.020.

CR — Regional Commercial

Purpose: regional focal points for commercial, entertainment and business uses (Valencia Town Center and similar); can allow multifamily/live‑work. § 17.34.030.

Typical permitted uses: larger retail, entertainment, offices, service uses consistent with Division 5 (see § 17.34.030.B).

Key dimensional/intensity standards:

  • Maximum FAR (nonresidential): 2.0
  • Maximum lot coverage (without CUP): 90%
  • Maximum residential density: up to 50 units/acre (min 18 units/acre in mixed developments)
  • Setbacks: 10 ft from major/secondary rights‑of‑way; 5 ft otherwise; 25 ft from residential property lines; Max height w/o CUP: 35 ft (§ 17.34.030.A).

BP — Business Park

Purpose: master‑planned employment districts, high design standards, oriented to transportation access. § 17.34.040.

Key numbers:

  • FAR: 2.0
  • Max lot coverage: 90%
  • Setbacks: 10 ft (major/secondary ROW), 5 ft otherwise; 25 ft from residential property lines; Max height (w/o CUP): 35 ft (§ 17.34.040.A).

Permitted uses: see Division 5; uses not listed are prohibited (§ 17.34.040.B).

I — Industrial

Purpose: accommodate intensive industrial uses where appropriate, excluding heavy uses that create excessive nuisances. § 17.34.050.

Key numbers:

  • FAR: 1.0
  • Max lot coverage: 90%
  • Setbacks: 10 ft (major/secondary ROW), 5 ft otherwise; Max height w/o CUP: 35 ft; 25 ft setback from residential. § 17.34.050.A.

MXUV — Mixed Use Urban Village

Purpose: transit‑oriented urban villages close to commuter rail/bus; allows vertical or horizontal mixed use and nonresidential uses similar to CN, CC, CR; single‑use projects only when they integrate and are compatible with mixed-use neighborhood form. § 17.35.030.

Typical uses and process: mixed housing, retail, offices; site‑specific development standards and design guidance apply. See Division 5 and mixed‑use sections for permitted uses and density ranges. § 17.35.030.

Overlay zones (modifiers)

Santa Clarita applies overlay zones that modify underlying zone permissions and add special rules. Two examples:

  • MR — Movie Ranch Overlay: Allows film production and related facilities by right in eligible large parcels and otherwise modifies underlying uses; when applied it permits film production subject to Film Office review (§ 17.38.040).
  • PD — Planned Development Overlay: Adds discretion for master planning, and triggers CUP review for significant redevelopment (see § 17.38.060).
  • SMHP — Senior Mobilehome Park Overlay: Special land‑use and occupancy rules for designated mobilehome parks (§ 17.38.085).

For other overlays and their effects see Santa Clarita Overlay Districts and Title 17 overlay chapters. Verify overlay layers on the zoning map before assuming a use is permitted. § 17.31.020.

Quick reference table — common decision-relevant standards

Zone Most-likely permitted/typical uses (summary) Key numeric limits (headline) Code Reference
NU1 Very low‑density SF, agriculture, equestrian, filming Min lot 20 ac; front 20 ft; side 5/5 ft; max height 35 ft § 17.32.010
NU4 Large‑lot SF, ag, equestrian, limited activity centers Min lot 2 ac; front 20 ft; side 5/5 ft; max height 35 ft; activity area ≤5 ac & ≥1 mile from other commercial § 17.32.040
CN Neighborhood retail, services, day care, small offices, some multifamily FAR 0.5; lot cov. 75%; setbk 5–10 ft; height 35 ft; 25 ft from residential § 17.34.020
CR Regional retail, entertainment, offices, mixed use FAR 2.0; lot cov. 90%; density up to 50 du/acre; height 35 ft; 25 ft to residential § 17.34.030
BP Business park / employment uses FAR 2.0; lot cov. 90%; setbacks 5–10 ft; height 35 ft § 17.34.040
I Industrial (limited heavy industrial) FAR 1.0; lot cov. 90%; setbacks 5–10 ft; height 35 ft § 17.34.050

Always check Division 5 (Use Classifications and Required Parking) for the precise classification of a use and its P/C/X status. Multiple zone sections explicitly state that uses and parking are in Division 5. § 17.34.020.B; § 17.32.040.B.

Practical guidance & interpretation tips

  • Start by confirming the zoning on your parcel — the zoning map and § 17.31.020 guidance determines which of the above districts applies.
  • Once you have the zone, consult the Division 5 Use Table (the code repeatedly points there) to see whether your specific use is P (permitted), C (conditional/use permit required), M/AP (may require administrative permit), or X (prohibited). If the use is not listed, it is prohibited by Title 17 (§ 17.32.040.B and parallel zone text).
  • If the use is listed as C, review the Conditional Use Permit rules and findings (referenced in Title 17 — see the CUP citation referenced in the code at § 17.68.040 and related chapters). Verify the required findings and environmental review level. § 17.68.040 references § 17.25.100 (Conditional Use Permit).
  • Check overlay zones (e.g., MR, PD, SMHP) — overlays modify the underlying zone; they can add permitted uses or new constraints (see § 17.38.* overlay chapters).
  • Expect design/character review in mixed‑use and overlay areas and for larger projects — see the City's Community Character and Design Guidelines and the Santa Clarita Design Review process. Title 17 ties site and architectural design expectations into overlay rules and mixed‑use sections.
  • Verify parking obligations in Division 5 and with the City’s Santa Clarita Parking rules; parking ratios can change with density bonuses, affordable housing concessions, and State ADU law interactions. § 17.68.030 references parking reductions tied to density bonuses.

Also consult Santa Clarita Development Standards for lot‑level rules that interact with land‑use permissions (landscaping, setbacks, lot coverage, etc.), and remember that Title 17 defers to the California Building Standards Code for construction/safety standards — those are separate. § 17.01.010.

Checklist

  • Confirm parcel zone from the City zoning map (§ 17.31.020).
  • Look up the exact use entry in Division 5 (Use Classifications and Required Parking) to see P/C/X status and required parking. § 17.34.020.B; § 17.32.040.B.
  • Verify whether any overlay (MR, PD, SMHP, RP, MU, etc.) modifies the underlying zone for the parcel (§ 17.38.*).
  • Check dimensional/intensity limits (FAR, lot coverage, setbacks, height) in the zone section (e.g., § 17.34.020; § 17.32.010).
  • Confirm required parking and any parking reductions (Division 5; § 17.68.030 if density bonus tied to parking reduction).
  • If use is conditional (C) or requires discretionary review, review the applicable permit chapter (administrative permit § 17.23.100; CUP chapters referenced in Title 17).
  • Check for design review or community character guidelines applicability in overlays or mixed‑use zones (Santa Clarita Design Review).
  • Verify whether the parcel has legal nonconforming uses/structures before assuming eligibility for new permits (Santa Clarita Nonconforming Uses). § 17.01.060.

Risks & Ambiguities

Issue Why it matters What to verify
Use not listed in Division 5 Title 17 treats any unlisted use as prohibited — you can’t assume similarity to other uses (§ 17.32.040.B). Check the exact Division 5 classification and, if ambiguous, request a Director interpretation (§ 17.01.050).
Overlay modifiers (MR, PD, SMHP, etc.) Overlays can add permitted activities (e.g., film production in MR) or restrictive occupancy rules (SMHP) — they supersede or modify the base zone (§ 17.38.*). Confirm whether overlays apply to your parcel on the zoning map and read the overlay § (e.g., § 17.38.040, § 17.38.060).
Conditional uses and CUP findings A C designation triggers discretionary findings and possible conditions and CEQA review. The code references CUP rules (e.g., § 17.25.100) and transfer programs (TDR) that require CUPs (§ 17.68.040). Verify exact permit type, decision authority, required findings and applicable environmental review. See CUP chapter referenced by Title 17.
Parcel‑specific standards (e.g., setbacks, oak tree rules) Local site constraints (oak preservation, ridgeline rules, slope review) can add conditions or change allowable footprint (§ 17.62.020; § 17.51.040 references). Verify tree protection, hillside development requirements, and any special standards in Chapter 17 (e.g., oak preservation, hillside review). Confirm with Planning.
Parking and density bonuses Parking obligations are tied to Division 5 entries and can be modified by density bonus or state ADU rules; conflicts between local parking requirements and State ADU law may arise (§ 17.68.030; State ADU law referenced by Title 17). Confirm parking required in Division 5 and whether a density bonus or ADU is changing required ratios. Consult Santa Clarita Parking and California ADU law.

Plain‑English summary

Santa Clarita's Title 17 uses zone labels (NU1–NU5, CN, CR, BP, I, MXUV, etc.) to define what uses are allowed on a parcel, and each zone section provides headline numeric limits (lot size, setbacks, height, FAR). The definitive permitted/conditional/prohibited answers come from the Division 5 Use Table; overlays and discretionary permits (administrative permits, CUPs) can modify those answers. Always confirm your parcel's zone and overlays, then read the Division 5 entry and the zone's § for exact numeric standards. § 17.01.040; § 17.34.020.B; § 17.32.040.B.

Source References

  • Title 17 (Zoning), City of Santa Clarita — municipal code header and applicability: § 17.01.010, § 17.01.040.
  • Administration of use classifications and nonconforming applications: § 17.01.050, § 17.01.060.
  • NU1 zone: § 17.32.010.
  • NU4 zone: § 17.32.040.
  • NU5 zone: § 17.32.050.
  • CN (Neighborhood Commercial): § 17.34.020.
  • CR (Regional Commercial): § 17.34.030.
  • BP and I zones: § 17.34.040, § 17.34.050.
  • MXUV (Mixed Use Urban Village): § 17.35.030.
  • Overlay examples: § 17.38.040 (MR Movie Ranch overlay), § 17.38.060 (PD overlay), § 17.38.085 (SMHP overlay).
  • Administrative permit & decision criteria: § 17.23.100, § 17.23.050.
  • Density bonus and related parking references: § 17.68.030, § 17.68.040 (TDR references CUP § 17.25.100).

Also consult the related site pages referenced above for process and technical standards:

Information Gaps

  • The complete Division 5 Use Table (full P/C/X per every discrete use) was not fully reproduced in the retrieved excerpts here; Title 17 repeatedly points to Division 5 as definitive. Confirm the specific Division 5 rows for any detailed use classification. Not found in retrieved materials (full Division 5 table).
  • Full Conditional Use Permit procedure text (§ 17.25.100 referenced by other sections) is mentioned but the full CUP chapter language was not included in the snippets above. Verify CUP findings and process in the local code. Not fully reproduced in retrieved materials.

Sources

Retrieved passages

  • Santa Clarita Zoning Code (§ 4) High relevance
  • Santa Clarita Zoning Code (§ 5) High relevance
  • Santa Clarita Zoning Code (§ 4) High relevance
  • Santa Clarita Zoning Code High relevance
  • Santa Clarita Zoning Code (§ 4) High relevance
  • Santa Clarita Zoning Code (§ 4) High relevance
  • Santa Clarita Zoning Code (chapter and) High relevance
  • CBC § 66321 (§ 66321) High relevance

Cited sections

Frequently asked questions

What specific uses are permitted in the CN (Neighborhood Commercial) zone in Santa Clarita?

Typical neighborhood‑serving uses such as supermarkets, drug stores, restaurants, personal services, repair services and day care are allowed in the CN zone; the code directs you to the Division 5 Use Classifications for each use’s P/C/X status and parking requirements (§ 17.34.020.B). Always check the Division 5 entry for that specific use. § 17.34.020

What are the headline setback and height rules for large‑lot non‑urban lots (NU4/NU5)?

For NU4 the ordinance lists a 20 ft front setback, 5/5 ft side yards, 15 ft rear setback, and 35 ft max height (without a CUP); NU5 has similar large‑lot minimums and low densities. Confirm the parcel’s exact zone section for any local variations (§ 17.32.040; § 17.32.050).

Where do I find whether a use is permitted, conditional, or prohibited in Santa Clarita?

Title 17 says the definitive list is in Division 5 (Use Classifications and Required Parking); most zone sections repeat this and instruct you to consult Division 5 for the exact P/C/X designation and required parking. If a use is not listed there it is treated as prohibited in that zone (§ 17.34.020.B; § 17.32.040.B).

Do overlays change permitted uses?

Yes — overlay zones like MR (Movie Ranch), PD (Planned Development), and SMHP (Senior Mobilehome Park) modify the underlying zone’s rules and may add or restrict uses. Always check the specific overlay § for special permissions or restrictions and confirm overlay application on the zoning map (§ 17.38.040; § 17.38.060; § 17.38.085).

Does Santa Clarita treat any use not listed as prohibited?

Yes. Multiple zone sections explicitly state that “Any use not listed is considered a prohibited use in this zone.” Always confirm with the Division 5 table; if your proposed use is not listed there you will need a zone change or code interpretation (§ 17.32.040.B; § 17.34.040.B).

When is an administrative permit used instead of a CUP in Santa Clarita?

An administrative permit (Director review) is available to ensure projects comply with code for certain permitted structures or uses; Title 17 establishes administrative permit procedures and when they apply. More onerous or conditional uses will require a Class II/III review or a CUP. See § 17.23.100 for the administrative permit purpose and applicability.

What about parking requirements and reductions for housing projects?

Parking standards and required spaces are in Division 5 and are the starting point; the city allows parking reductions in certain density bonus requests when consistent with § 17.68.030 and State law considerations. Also consult the city's Santa Clarita Parking page for implementation details. § 17.68.030.

If a use is allowed in my zone but my lot is irregular or has oak trees, what happens?

Title 17 includes oak tree preservation and slope/hillside standards that can impose additional conditions (for example, oak preservation requirements in the code and specific landscape/tree requirements for residential development). Check the relevant code chapters (oak tree preservation, hillside rules) and expect site‑specific conditions (§ 17.62.020; § 17.51.040 referenced in Title 17).

Can I rely on the numeric standards in the zone headers (FAR, lot coverage, setbacks) as final?

Yes for headline planning, but many development standards are also located in Division 6 (Property Development Standards) and overlay/mixed‑use provisions may change numeric limits; always cross‑check the zone section, Division 6, and any overlay language. Examples of the zone header numbers are in § 17.34.020 (CN) and § 17.34.030 (CR). ---

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