Local zoning · Santa Clarita

Santa Clarita — Zoning

Zoning 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 Santa Clarita's zoning (Title 17) classifies land, what each district is for, and the development limits you will see on a parcel-level review. For background on the City's overall planning program see the Santa Clarita zoning & planning overview. Title 17 makes the zoning map the controlling diagram for district boundaries and ties all permits to the General Plan and to Division-specific rules for uses and parking. See § 17.01.010, § 17.01.030, and § 17.31.020 for the code foundations.

Below you will find a district-by-district breakdown of the most-used districts in Santa Clarita, with the purpose, typical permitted uses (high-level), and the key dimensional/intensity standards you must check on every project. Where the code points you to a separate division for permitted-use lists or parking, I note that direction so you can pull the exact use table in Division 5 and parking rules. When the code says “development standards” are in Division 6, review that chapter for setbacks, screening, and other site controls; a quick reference to the City's rules for site controls is in the Santa Clarita Development Standards page.

Note: all district names and numerical standards below are shown in bold for fast scanning; each numeric requirement is grounded in the City code and cited with the controlling §.

Non‑Urban Zones

  • NU4 — Non‑Urban 4
    Purpose: Rural, large‑lot residential and equestrian/agricultural character with limited local commercial in defined activity areas. (§ 17.32.040)
    Typical uses: single‑family homes, agriculture, equestrian uses, rural retail in “activity centers” (small local-serving commercial) — permitted uses are listed in Division 5 (see the code cross‑reference in § 17.32.040).
    Key standards (examples): max density 0.5 units/acre; minimum lot area 2 acres; lot width 100 ft; front setback 20 ft; side setbacks 5/5 ft; rear setback 15 ft; max height 35 ft (without CUP). (§ 17.32.040)

  • NU5 — Non‑Urban 5
    Purpose: Rural/residential at roughly 1‑acre minimum lots with allowance for limited supportive commercial in activity areas. (§ 17.32.050)
    Typical uses: single‑family homes, agriculture, equestrian uses, small local commercial in activity centers. (§ 17.32.050)
    Key standards: max density 1.0 units/acre; minimum lot area 43,560 sq ft (1 ac); lot width 100 ft; front setback 20 ft; side 5/5 ft; rear 15 ft; max height 35 ft. (§ 17.32.050)

Urban Residential Zones (multi‑density family housing)

  • UR5 — Urban Residential 5
    Purpose: Medium‑high density apartments/condos near transit and services. (§ 17.33.050)
    Typical uses: multifamily dwellings, live/work units where allowed (see Division 5). (§ 17.33.050)
    Key standards: max density 30 du/ac; min density 18 du/ac; min net lot area 4,500 sq ft; lot width 40 ft; front setback 20 ft; side 5/5 ft; rear 15 ft; max height 35 ft (without CUP). (§ 17.33.050)

(UR1–UR4 follow the same structure in Title 17 with progressively lower densities and larger lot standards; see Division 4 residential zone chapters for each zone’s table).

Commercial & Mixed‑Use Zones

  • CN — Neighborhood Commercial (CN)
    Purpose: Small neighborhood centers serving local daily needs. (§ 17.34.020)
    Typical uses: supermarkets, drug stores, restaurants, personal services, day cares, certain light automotive and repair; multifamily allowed where listed. (§ 17.34.020)
    Key standards: FAR 0.5 (nonresidential); max lot coverage 75%; max density 18 du/ac; setbacks from ROW 10 ft (major) / 5 ft (other); max height 35 ft; setback from residential property lines 25 ft. (§ 17.34.020)

  • CR — Regional Commercial (CR)
    Purpose: Regional shopping/entertainment centers (Valencia Town Center and similar). (§ 17.34.030)
    Typical uses: large retail, entertainment, office, restaurants; multifamily possible. (§ 17.34.030)
    Key standards: FAR 2.0; max lot coverage without CUP 90%; max density 50 du/ac (min 18); ROW setbacks 10/5 ft; max height 35 ft; residential setbacks 25 ft. (§ 17.34.030)

  • BP — Business Park (BP)
    Purpose: Master‑planned employment campuses near freeways/major arterials. (§ 17.34.040)
    Typical uses: offices, light industrial/service uses, research and development, campus‑style employment uses. (§ 17.34.040)
    Key standards: FAR 2.0; max lot coverage 90%; ROW setbacks 10/5 ft; max height 35 ft; residential setbacks 25 ft. (§ 17.34.040)

  • I — Industrial (I)
    Purpose: General and light industrial districts; heavy polluting industry generally excluded. (§ 17.34.050)
    Typical uses: manufacturing, warehousing, distribution, contractor yards (subject to specific use lists in Division 5). (§ 17.34.050)
    Key standards: FAR 1.0; max lot coverage 90%; ROW setbacks 10/5 ft; max height 35 ft; setbacks from residential 25 ft. (§ 17.34.050)

Mixed‑Use and Transit‑Oriented Zones

  • MXC — Mixed Use Corridor (MXC)
    Purpose: Encourage horizontal or vertical mixed‑use along commercial corridors. (§ 17.35.010)
    Typical uses: Nonresidential uses consistent with CN/CC; residential permitted with design protections from major arterials. (§ 17.35.010)
    Key standards: density range 11–30 du/ac; nonresidential FAR 1.0 (max) with min 0.25; ROW setbacks 5/0 ft; surface parking setbacks 10/5 ft; max height without CUP 50 ft. (§ 17.35.010)

  • MXUV — Mixed Use Urban Village (MXUV)
    Purpose: Transit‑oriented urban villages near commuter rail and major transit hubs. (§ 17.35.030)
    Typical uses: integrated residential + neighborhood/commercial uses; pedestrian‑oriented retail, services, and limited office. (§ 17.35.030)

Public, Open Space, Corridor, and Special Districts

  • PI — Public/Institutional (PI)
    Purpose: Public and community facilities (schools, libraries, hospitals, government facilities). (§ 17.37.020)
    Typical uses: civic offices, public works, schools, day care centers, hospitals, airports. (§ 17.37.020)
    Key standards: FAR up to 0.50; max building height w/o CUP 35 ft (but lead agency may set heights case‑by‑case); ROW setbacks 10/5 ft; residential setback 25 ft. (§ 17.37.020)

  • CP — Corridor Plan (CP)
    Purpose: Areas governed by an adopted corridor plan; specific standards are in the adopted corridor plan for each CP area. (§ 17.37.010)
    Practical note: if a parcel is zoned CP, the corridor plan document (adopted by ordinance) controls allowable uses and intensity; properties rezoned CP before final plan adoption revert to the underlying zone standards until the plan is adopted. (§ 17.37.010)

  • OS‑BLM — Open Space (Federal lands)
    Purpose: Large open space parcels owned by federal agencies; development standards reflect very low density. (§ 17.36.040)

Overlay & Special‑Standards Districts

  • SMHP — Senior Mobilehome Park Overlay
    Purpose and rules: Preserves and controls conversion of identified senior mobilehome parks; places occupancy and lease requirements on designated parks. (§ 17.38.085)

  • Happy Valley Special Standards District
    Purpose and rules: Special design standards and oak tree preservation rules that apply to the area identified on the zoning map as Happy Valley. The district applies the standards regardless of the underlying zone and includes oak preservation, street standards, and unique lot/character rules. (§ 17.39.010)

Quick reference table — most decision‑relevant standards

District Key decision standards (high‑level) Typical permitted (high‑level) Code Reference
NU4 0.5 du/ac; min lot 2 ac; lot width 100 ft; front 20 ft; side 5/5 ft; rear 15 ft; max height 35 ft Rural single‑family, equestrian, small activity‑area retail (limited) § 17.32.040
NU5 1.0 du/ac; min lot 1 ac; lot width 100 ft; front 20 ft; side 5/5 ft; rear 15 ft; max height 35 ft 1‑acre single family, agriculture, limited local commercial § 17.32.050
UR5 max 30 du/ac; min 18 du/ac; min lot 4,500 sq ft; front 20 ft; side 5/5 ft; rear 15 ft; height 35 ft Multifamily housing § 17.33.050
CN FAR 0.5; lot coverage 75%; max density 18 du/ac; ROW setbacks 10/5 ft; height 35 ft; residential setback 25 ft Neighborhood retail, restaurants, services § 17.34.020
CR FAR 2.0; lot coverage 90%; max density 50 du/ac; ROW setbacks 10/5 ft; height 35 ft; residential setback 25 ft Regional malls, entertainment, large retail § 17.34.030
BP FAR 2.0; lot coverage 90%; ROW setbacks 10/5 ft; height 35 ft; residential setback 25 ft Office parks, campus employment § 17.34.040
I FAR 1.0; coverage 90%; ROW setbacks 10/5 ft; height 35 ft; residential setback 25 ft Industrial & warehousing (non‑noxious) § 17.34.050
MXC 11–30 du/ac; nonresidential FAR 1.0 (max); ROW setbacks 5/0 ft; max height 50 ft (w/o CUP) Corridor mixed use (residential + small commercial) § 17.35.010

Reminder: Division 5 contains the specific permitted‑use table and parking requirements referenced throughout the zone chapters; review Division 5 for exact use classifications and the Santa Clarita Parking rules when calculating parking. (§ 17.34.020 notes Division 5 for permitted uses)

Checklist

  • Confirm parcel zoning on the City zoning map (the zoning map controls per § 17.31.020).
  • Look up the zone’s permitted uses and permit type in Division 5 (P, M, C, AP, T, H). (Zone chapters point to Division 5 for permitted uses; e.g., § 17.34.020).
  • Verify dimensional/intensity standards in the zone chapter (density, FAR, lot coverage, setbacks, height) — the tables in each zone chapter list those (examples cited above: § 17.32.040, § 17.32.050, § 17.33.050, § 17.34.020).
  • Check Division 6 and the Santa Clarita Development Standards for front‑yard tree, landscaping, setbacks, driveway, and lot coverage rules.
  • Review off‑street parking ratios in Division 5 / Parking rules and the Santa Clarita Parking page; commercial, residential and special uses have different formulas.
  • Identify overlays/special standards that apply (e.g., SMHP overlay § 17.38.085, Happy Valley special standards § 17.39.010).
  • If project needs design guidance or discretionary review, check the Santa Clarita Design Review rules and the code’s review authority tables.
  • For accessory dwelling units, consult the City ADU rules and state minimums on the Santa Clarita ADUs and California ADU law pages; zoning may restrict location and lot coverage but state law also limits what the City can require. Not all ADU specifics are repeated in the zone chapters — verify both City zone rules and state ADU law.

Note: zoning regulates land use and intensity — the California Building Standards Code (Title 24) governs construction, not zoning. Always coordinate both reviews.

Risks & Ambiguities

Issue Why it matters What to verify
Overlay or special standards (SMHP, Happy Valley) Overlays can impose additional occupancy, preservation, or design rules that override or layer on top of the base zone. (§ 17.38.085, § 17.39.010) Check the zoning map for overlays and read the overlay § text; verify with Planning staff.
Corridor Plan (CP) zoning CP parcels are controlled by adopted corridor plans — the zone chapter punts specifics to the adopted plan. (§ 17.37.010) Confirm whether a corridor plan exists for the parcel and read the plan’s ordinance.
Conflicts with General Plan All zoning permits must be consistent with the General Plan; the code defers to the General Plan when inconsistent. (§ 17.01.030) Verify General Plan land‑use designation and any plan amendments.
Nonconforming uses/violations If a use or structure currently exists in violation, applications may be rejected until code compliance is resolved. (§ 17.01.060) Determine whether the site contains legal nonconforming uses or violations (Chapter 17.05 referenced). Verify with City records.
Permit type ambiguity (P, M, C, AP, H) Many uses require different review levels; the zone chapter often says “permitted uses are in Division 5” but the permit type determines review and noticing. (Examples: § 17.34.020 B and others) Pull the Division 5 use chart and Table 17.06‑1 (review authority) for the correct application type.

Plain‑English Summary

Santa Clarita’s Title 17 divides the city into named zones (for example NU4/NU5, UR1–UR5, CN, CR, BP, I, MXC, MXUV, PI, and CP), each with a purpose statement, a short list of typical allowed uses, and a table of the key development standards — density, FAR, setbacks, lot sizes, and height — that determine what you can build on a given parcel; those tables are the authoritative starting point for any project. See the zone chapter for your parcel, check Division 5 for the exact use classification and parking requirement, and verify overlays or corridor plans that can change requirements.

Source References

  • Title 17 (Zoning Code) — Title statement and purpose: § 17.01.010, § 17.01.020, § 17.01.030.
  • Applicability and use administration: § 17.01.040, § 17.01.050, § 17.01.060.
  • Zoning designation purpose and map consistency: § 17.31.010, § 17.31.020.
  • NU4: § 17.32.040.
  • NU5: § 17.32.050.
  • CN: § 17.34.020.
  • CR: § 17.34.030.
  • BP: § 17.34.040.
  • I: § 17.34.050.
  • UR5: § 17.33.050.
  • MXC and MXUV: § 17.35.010, § 17.35.030.
  • Corridor Plan and Public/Institutional: § 17.37.010, § 17.37.020.
  • SMHP Overlay: § 17.38.085.
  • Happy Valley Special Standards District: § 17.39.010.
  • Zone change and amendment procedures: § 17.28.120 (zone change findings and process).

Also consult these site pages for related implementation topics:

Sources

Retrieved passages

  • Santa Clarita Zoning Code (§ 4) High relevance
  • Santa Clarita Zoning Code (§ 4) High relevance
  • Santa Clarita Zoning Code (§ 17.34.020.) High relevance
  • Santa Clarita Zoning Code (§ 17.34.030.) High relevance
  • 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 (§ 4) High relevance

Cited sections

Frequently asked questions

What can I build on an NU5 lot in Santa Clarita?

You can generally build single‑family residences, agricultural and equestrian uses, and supportive local commercial in activity areas (where allowed) on an NU5 lot; the zone sets max density 1.0 du/acre, min lot area 43,560 sq ft, lot width 100 ft, front setback 20 ft, side 5/5 ft, rear 15 ft, max height 35 ft. For exact permitted use types and permit levels consult Division 5; see § 17.32.050.

What are Santa Clarita setback requirements for UR5 parcels?

The UR5 chapter lists standard setbacks of 20 ft front, 5 ft side (each), 15 ft rear and a typical max building height 35 ft without a CUP; minimum lot and density rules (min net lot area 4,500 sq ft; max density 30 du/ac; min 18 du/ac) also apply. See § 17.33.050 for the UR5 standards and cross‑references to Division 6 for additional development standards.

Do I need a Conditional Use Permit (CUP) for a new restaurant in a CN zone?

The CN zone lists neighborhood‑serving restaurants as allowable uses, but the permit type (P, M, C) is determined by the Division 5 use chart and any modifiers in the CN chapter; the CN chapter directs you to Division 5 for permitted‑use designations. Check § 17.34.020 and the Division 5 use table to see whether a CUP or other permit is required for your proposed restaurant.

How does a Corridor Plan (CP) zone affect what I can build?

When a parcel is zoned CP, the adopted corridor plan ordinance controls allowable uses, intensity, and development standards; if a CP has not yet been adopted for a parcel that was rezoned CP before plan adoption, the property is governed by the underlying General Plan land use and the underlying zone standards until the plan is adopted. See § 17.37.010.

Are there special rules for mobilehome parks in Santa Clarita?

Yes — the Senior Mobilehome Park Overlay (SMHP) applies to certain identified parks and imposes occupancy and lease requirements to preserve senior park status; see the SMHP provisions at § 17.38.085 for the full rules and the list of designated parks.

Where do I find the exact permitted‑use lists and parking numbers?

Each zone chapter points to Division 5 for the detailed permitted‑use table and to Division 6 for development standards; off‑street parking ratios are in Division 5 and summarized for different use types — consult Division 5 and the City’s parking guidance. The CN and CR chapters explicitly state that permitted uses and parking requirements are in Division 5 (for example § 17.34.020 B).

Can the City change my parcel’s zone, and what is the standard process?

Yes. Zone changes and zoning map amendments are legislative actions adopted by ordinance. The Council must make the zone‑change findings listed in § 17.28.120, and the process includes application completeness, public notice, Commission hearing, and Council adoption; the Director may expand the study area and permits may be held in abeyance during pending zone changes. See § 17.28.120.

If my property is in Happy Valley, how does that change design expectations?

Properties identified in the Happy Valley Special Standards District must follow community character and design guidelines, oak preservation rules, and special street/lot standards that apply on top of the underlying zone; see § 17.39.010 for the property development standards and required design guidelines.

Does zoning control construction standards like fire or structural details?

No — zoning (Title 17) controls land use, density, setbacks, and similar requirements. Construction details (e.g., framing, fire protection, mechanical, electrical) are governed by the California Building Standards Code (Title 24). Always coordinate zoning approval with building‑code review.

How are ADUs handled under Santa Clarita zoning?

ADU rules are implemented through a mix of City zoning standards and state ADU law; the zoning code may limit location and coverage but cannot conflict with state ADU preemptions, so review both the City ADU guidance and state ADU law. See Title 17 for accessory‑use references and the City ADU page for implementation details. (§ 17.01.050 discusses accessory uses administration). ---

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